Custom House Engineering Design in Long Beach: Complete Guide for 2025

• **High seismic zone:** Long Beach sits on multiple fault lines requiring rigorous seismic design
• **Varied soil conditions:** From harbor clay to sandy soils, foundations must be site-specific
• **Strict building codes:** Long Beach Building Department enforces California Building Code with local amendments
• **Architectural diversity:** From Mediterranean villas to ultra-modern designs, each requires tailored engineering
• **Property premiums:** High land values justify investing in excellent engineering for maximum home value

**1. Foundation Engineering**

• Soil investigation review and foundation recommendations
• Foundation type selection (slab, raised foundation, basement)
• Foundation depth, width, and reinforcement design
• Post-tensioned slab design (if applicable)
• Pier and grade beam systems for challenging soils

**2. Structural Framing System**

• Wall framing plans (wood, steel, concrete, or hybrid)
• Floor framing design (joists, beams, girders)
• Roof framing system (trusses, rafters, structural ridge beams)
• Shear wall and hold-down locations
• Beam sizing and span calculations

**3. Lateral Force Resisting System (LFRS)**

• Seismic design to California Building Code
• Wind load analysis (especially important for coastal Long Beach)
• Shear wall layout and design
• Moment frame design (if applicable)
• Foundation anchorage and overturning resistance

**4. Connection Details**

• Foundation-to-wall connections
• Beam-to-column connections
• Roof-to-wall connections
• Hold-down and shear transfer details
• Ledger connections for decks and balconies

**5. Specialty Structures**

• Cantilevers and overhangs
• Large window and door headers
• Roof decks and balconies
• Garages and carports
• Basement retaining walls
• Swimming pools and spas

**6. Special Design Elements**

• Vaulted ceilings and exposed beams
• Open floor plans with minimal walls
• Large glass walls and sliding doors
• Rooftop decks
• Cantilev ered second stories
• Heavy roof materials (tile, slate, concrete)

**Salt air and moisture:**

• **Corrosion protection:** Stainless steel or hot-dip galvanized connectors required
• **Concrete additives:** Higher cement content, sealed concrete to resist salt penetration
• **Wood treatment:** Pressure-treated or naturally resistant species (redwood, cedar) for exterior
• **Metal flashing:** Stainless steel or copper for long-term durability
• **Paint systems:** High-performance coatings for all exposed metal

**Wind loads:**

• Long Beach coastal areas subject to higher wind pressures
• Design wind speed: 85-100 mph depending on proximity to ocean
• Enhanced roof-to-wall connections required
• Impact-resistant windows in some coastal zones
• Proper window and door flashing details critical

**Flood zones:**

• Parts of Long Beach are in FEMA flood zones (check flood maps)
• Elevated foundations may be required
• Flood vents in foundation walls
• Electrical and mechanical equipment above base flood elevation
• Flood-resistant materials below base flood elevation

**High seismic risk:**

• Long Beach sits near Newport-Inglewood Fault and Palos Verdes Fault
• Seismic Design Category D (high seismic risk) applies to most of Long Beach
• Rigorous seismic design required per ASCE 7 and CBC Chapter 16

**Seismic design elements:**

• **Continuous load path:** From roof to foundation without weak links
• **Shear walls:** Properly distributed and designed for seismic forces
• **Hold-downs:** High-capacity anchors to resist overturning
• **Flexible vs rigid diaphragms:** Design considerations for roof and floor systems
• **Foundation anchorage:** Bolts and straps to prevent sliding and overturning
• **Soft story prevention:** Proper design for garages and open ground floors

**Soil liquefaction:**

• Some Long Beach areas have liquefiable soils (sandy soils with high groundwater)
• Geotechnical investigation required to assess risk
• Deep foundations (piles) may be required in high-risk areas
• Structural design must account for soil movement and settlement

**Varied Long Beach soils:**

• **Harbor area:** Very soft clays, poor bearing capacity, high settlement potential
• **Coastal areas:** Sandy soils, potential liquefaction, moderate bearing capacity
• **Inland areas:** Mixed soils, generally better bearing capacity
• **El Dorado Park area:** Varied conditions, geotechnical report essential

**Harbor/coastal (soft soils):**

• Deep foundations (driven piles or helical piers) often required
• Post-tensioned slabs not recommended
• Raised foundations on piles or piers
• Significant cost premium ($15,000-$40,000+)

**Inland (good soils):**

• Conventional shallow foundations acceptable
• Post-tensioned slabs work well
• Standard footing and foundation wall systems
• Cost-effective foundation solutions

**What to bring:**

• Architectural plans (conceptual or schematic design)
• Site survey or plot plan
• Geotechnical report (if available)
• Any existing site information (photos, previous reports)
• Your budget and timeline expectations

**What you'll discuss:**

• Architectural vision and structural implications
• Site challenges and opportunities
• Foundation options based on soils
• Framing system options (wood, steel, concrete)
• Special structural features (cantilevers, large openings, roof decks)
• Seismic and coastal design strategies
• Preliminary cost estimate and timeline

**Engineer deliverables:**

• Preliminary assessment of structural feasibility
• Foundation recommendation (may require geotechnical report first)
• Framing system recommendation
• List of any additional information needed
• Proposal with scope, fee, and timeline

**Foundation plan:**

• Foundation layout matching architectural floor plan
• Footing sizes and reinforcement
• Slab thickness and reinforcement
• Post-tension design (if applicable)
• Foundation notes and specifications

**Framing plans:**

• Floor framing plan (if raised foundation or second story)
• Roof framing plan showing all framing members
• Beam and girder sizes and locations
• Bearing walls and point loads
• Connection details for special conditions

**Structural details:**

• Foundation details (footings, stem walls, slabs)
• Framing connections (beam-to-column, joist-to-beam)
• Shear wall details and hold-down locations
• Roof-to-wall connections
• Special details for unique features

**Structural calculations:**

• Load calculations (dead load, live load, seismic, wind)
• Beam and column design calculations
• Shear wall design and analysis
• Foundation design calculations
• Seismic design documentation per ASCE 7

**Engineer review meetings:**

• Mid-design check-in to review progress and address questions
• Final review before submittal to discuss any last adjustments

**Common corrections:**

• Missing details or notes
• Clarifications on connections
• Additional analysis documentation requested
• Fire-rated assembly details
• Accessibility compliance

**Engineer responsibilities:**

• Respond to all plan check corrections promptly
• Coordinate with architect on any architectural impacts
• Provide calculations or clarifications as requested
• Attend plan check meetings if needed

**Slab-on-grade (post-tensioned or conventional):**

• Slab thickness: 4"-6" typical for residential
• Reinforcement: Post-tensioned tendons or conventional rebar
• Perimeter footings: Sized per soil bearing capacity
• Interior footings: Under point loads (columns, beams)
• Vapor barrier and insulation details
• Control joints and construction joints

**Raised wood floor system:**

• Stem walls: Height, width, reinforcement
• Floor joists: Size, spacing, species
• Girder beams: Size and bearing requirements
• Pier foundations: Depth and reinforcement
• Crawl space ventilation requirements
• Foundation anchor bolts and hold-downs

**Basement (less common in Long Beach):**

• Retaining walls: Design for soil pressure
• Waterproofing requirements
• Basement slab design
• Drain tile system
• Structural floor above basement

**Wall framing:**

• Stud sizes: 2x4, 2x6, or engineered lumber
• Stud spacing: 16" or 24" on center
• Headers over openings: Sized for span and load
• Shear walls: Location, length, nailing schedule
• Hold-downs: Type and location
• King studs, trimmer studs, cripple studs

**Floor framing (second story or raised first floor):**

• Floor joists: Size, spacing, species, span
• Joist hangers and connections
• Beams and girders: Size and bearing length
• Cantilevers: Design and limits
• Floor sheathing: Thickness and fastening
• Blocking and bridging requirements

**Roof framing:**

• Rafters vs trusses: Recommendation and design
• Rafter sizes: Based on span, spacing, and loads
• Ridge beams: Sizing for loads and span
• Hip and valley framing
• Roof sheathing: Thickness and fastening
• Roof diaphragm for seismic resistance

**Seismic design** (resists earthquake forces):

• Shear wall layout: Distribution throughout house
• Shear wall design: Length, nailing, hold-downs
• Diaphragm design: Roof and floor for force transfer
• Foundation anchorage: Bolts, straps, hold-downs
• Collectors and drag struts: Transfer forces to shear walls

**Wind design** (resists wind pressure):

• Roof-to-wall connections: Capacity and spacing
• Wall-to-foundation connections
• Roof sheathing attachment: Enhanced nailing pattern
• Opening protection: Impact-resistant glazing if coastal
• Roof edge and overhang attachments

**Large openings:**

• Headers over wide windows and doors
• Point loads at header bearing points
• Post and beam systems for open layouts
• Transfer beams above garage doors

**Cantilevers:**

• Joist or beam sizing for cantilever span
• Connection details at interior support
• Continuous load path requirements
• Lateral force considerations

**Decks and balconies:**

• Ledger connection to house structure
• Deck framing: Joists, beams, posts
• Guardrail posts: Structural design for life safety loads
• Flashing details to prevent water intrusion

**Heavy roof materials:**

• Tile, slate, concrete tile, green roofs
• Enhanced framing to support weight
• Structural ridge beams if required
• Foundation sizing for increased loads

**Percentage of construction cost:**

• Common range: 1%-2% of structural construction cost (not total home cost)
• Structural cost typically 15%-25% of total home cost
• Example: $1M custom home, $200K structural cost, 1.5% fee = $3,000 engineering
• Works well for large, straightforward projects

**Square footage fee:**

• Common range: $2-$4 per square foot
• Example: 3,500 sq ft custom home × $3/sq ft = $10,500
• Simpler to understand and predict
• May not account for complexity differences

**Fixed fee:**

• Engineer provides detailed scope and fixed price
• Best for well-defined projects
• Protects both parties from scope creep
• Requires clear scope definition up front

**Hourly rate:**

• Less common for residential custom homes
• Typical rates: $150-$250/hour for PE
• Used for unusual projects or open-ended scope
• Can be difficult to budget

**Size:**

• Smaller homes (under 2,000 sq ft): $4,000-$8,000
• Medium homes (2,000-4,000 sq ft): $8,000-$15,000
• Large homes (4,000-6,000 sq ft): $15,000-$25,000
• Estates (over 6,000 sq ft): $25,000-$50,000+

**Complexity:**

• Simple rectangular homes with conventional framing: Lower fees
• Complex shapes, multiple levels, vaulted ceilings: Higher fees
• Extensive cantilevers, long spans, heavy materials: Higher fees
• Open floor plans requiring engineered solutions: Higher fees

**Site challenges:**

• Good soils, flat lot: Baseline pricing
• Poor soils requiring special foundations: Add $2,000-$5,000
• Steep slopes requiring retaining walls: Add $3,000-$10,000+
• Flood zones requiring elevated design: Add $1,500-$4,000
• Coastal high wind zones: Add $1,000-$3,000

**Timeline:**

• Standard turnaround (6-8 weeks): Baseline pricing
• Expedited service (3-4 weeks): Add 20%-30%
• Rush service (1-2 weeks): Add 50%-100%

**Additional services:**

• Construction administration (site visits during construction): $150-$250/visit
• Design revisions after initial plans: $150-$250/hour
• Shop drawing review: $500-$2,000
• Consultation during construction: Hourly rates

**California PE license:**

• Must be licensed as Professional Engineer in California
• Verify license at bpelsg.ca.gov
• Structural or Civil discipline (both can design residential structures)
• Active license with no disciplinary actions

**Long Beach experience:**

• Familiarity with Long Beach Building Department requirements and staff
• Experience with local soil conditions and foundation challenges
• Knowledge of coastal design requirements
• Understanding of local architectural styles and construction practices

**Custom home expertise:**

• Portfolio of completed custom homes (ask to see examples)
• 5-10+ custom home projects minimum
• Variety of styles and sizes
• References from past clients and architects

**Professional liability insurance:**

• Minimum $1,000,000 coverage
• Errors & omissions insurance
• Request certificate of insurance

**Red flags:**

• Unlicensed or out-of-state engineers
• No custom home experience
• Vague or evasive answers to questions
• Significantly lower fees than market rate (may indicate inexperience)
• Poor communication or responsiveness
• No references or portfolio to share
• Reluctance to put scope and fees in writing

**Green flags:**

• Active PE license in good standing
• 10+ years of custom home experience
• Specific Long Beach project examples
• Clear, detailed proposal
• Good rapport and communication
• Responsive to emails and calls
• Proactive recommendations
• References rave about their work

**1. Architect develops conceptual design**

• Client works with architect on layout, aesthetics, features
• Architect creates preliminary floor plans and elevations
• Architect consults with engineer on major structural decisions

**2. Engineer reviews architectural design**

• Identifies structural implications of architectural features
• Recommends framing strategies
• Advises on any architectural changes for structural efficiency
• Provides preliminary foundation recommendation

**3. Architect completes schematic design**

• Incorporates engineer's feedback
• Refines floor plans, elevations, site plan
• Establishes design direction

**4. Engineer performs structural design**

• Develops foundation plan based on geotechnical report
• Designs floor and roof framing systems
• Creates lateral force resisting system
• Prepares structural details and calculations

**5. Architect and engineer coordinate drawings**

• Ensure architectural and structural plans align
• Resolve any conflicts between disciplines
• Finalize plans for permit submittal

**6. Joint plan check review**

• Architect addresses architectural corrections
• Engineer addresses structural corrections
• Coordinate any corrections affecting both disciplines

**7. Construction support**

• Architect and engineer available for contractor questions
• Site visits to observe construction
• Review any field changes for structural impacts

**For clients:**

• Introduce architect and engineer early in process
• Encourage direct communication between professionals
• Don't play intermediary - let them work together
• Attend meetings when major decisions are being made
• Approve design direction before engineer starts detailed design

**For architects and engineers:**

• Start collaboration early (conceptual design phase)
• Discuss major structural decisions before architectural plans are far along
• Maintain open communication throughout design
• Coordinate drawing sets before submittal
• Support each other during plan check process
• Present unified front to client

**Plan check process:**

• Online submittal through Accela Citizen Access portal
• Structural review performed by building department plan checkers
• Expect 1-3 rounds of corrections for custom homes
• Total plan check time: 6-12 weeks typical

**Common correction categories:**

• Incomplete details or notes on plans
• Missing structural calculations
• Clarifications on connection details
• Fire-rated assemblies in multi-family or townhomes
• Special inspection requirements
• Geotechnical report requirements
• Foundation design verification

**Seismic design:**

• Seismic Design Category D applies to most of Long Beach
• Requires rigorous seismic detailing per CBC Chapter 16
• Shear wall and hold-down calculations required
• Continuous load path verification

**Coastal zone:**

• Some areas subject to California Coastal Commission review
• Additional permitting for properties within Coastal Zone
• May require coastal development permit in addition to building permit
• Work with architect and planner familiar with CCC requirements

**Historic districts:**

• Properties in historic districts may have additional requirements
• Exterior alterations subject to Historic Preservation review
• Structural changes generally allowed if exterior appearance preserved
• Cultural Heritage Commission approval may be required

**Flood zones:**

• Check FEMA flood maps for your property
• Properties in flood zones require special foundation design
• Lowest floor elevation requirements
• Flood vents in foundation walls
• Certificate of elevation may be required

• Structural Engineer Cost Guide for Orange County
• Ultimate Guide to Structural Engineering Design in California
• Engineering Design Principles for Southern California
• Residential Structural Engineering Services
• ADU Design & Engineering Services
• Seismic Retrofitting Services