Room Additions in Brentwood
Brentwood room additions with glass-mat gypsum sheathing, rated finishes and corrosion-resistant fasteners, drawn for LADBS and any fire rules on the lot.
Fiberglass-faced gypsum sheathing goes behind the siding on a Brentwood addition, and it answers two conditions at once. Its glass mat face holds up to damp air without feeding mold the way paper-faced board can, and a Type X core helps the wall meet ember and flame rules. A lot inside one of the fire hazard zones mapped over parts of Brentwood may have to follow them. Over the sheathing go a water-resistive barrier, flashing and an ignition-resistant finish.
The wall from stud to finish
Studs and plates are framed to the engineer's plans, with any sill that rests on concrete in pressure-treated lumber. Where a wall also resists sideways force, structural plywood goes on the studs first and the gypsum layer covers it, fastened at the spacing its listing requires. The water-resistive barrier laps shingle fashion, and each window and door opening is flashed before the unit is set. Stucco or fiber cement finishes the outside, both ignition resistant, held with stainless or hot-dip galvanized fasteners that stand up to moist air near the coast.
Review, fire rules and the coastal question
LADBS handles plan review and inspection for Brentwood, which lies within the City of Los Angeles. On a lot in a mapped fire area, the plans list the rated wall assembly, a Class A roof covering, ember-resistant vents and tempered glazing. Coastal zone status gets checked for the address too, and a lot inside that zone may need a coastal permit before building. Santa Monica, a separate city, has its own building department, so the permit path there differs while the wall assembly can stay the same.
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Our test hole beside the old footing shows its width, depth and steel, and the engineer compares those with the weight of a full upper floor plus its rated walls. Where the concrete falls short, added footing sections or posts on pads go in under the walls that will carry the new level, before framing begins.
Studs of the new wall are fastened to the old frame, a ledger bolted through the old rim carries the new floor at matching height, and straps tie the top plates across the joint. The rated sheathing continues over the seam so the fire-resistant wall has no gap, then flashing and finish close it.
With the crawlspace already open for footings, the old sill can take new anchors and the cripple walls new plywood, all on the same LADBS permit. Rusted old bolts get replaced at the same time with galvanized or stainless ones, and foundation vents can be swapped for ember-resistant models while that work is underway.
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Describe the house and what it needs. We look at the structure first and send the quote in writing.