Fire Rebuild & Reconstruction in Manhattan Beach
Could a rebuilt Manhattan Beach house carry a roof deck? Height limits, structure and waterproofing, with permit help and every part priced.
Could the new roof carry a deck? That is a fair question to put at the first visit to a burned Manhattan Beach house, and the answer starts with the height limit and ends with structure and waterproofing. A deck on top is a floor on a roof, and it has to be framed, flashed and guarded like one.
Height, stairs and the rules
The first limit is how tall the house may be, measured to the rules that apply to the parcel. A stair to the roof usually needs a housing, and that housing counts toward the height. Guardrails have a required height and strength, and the deck surface can be chosen for fire resistance. Should the lot fall in the coastal zone, the deck may also need coastal review. We check these items against the parcel before a deck is shown on the drawings.
Framing and waterproofing
The roof structure is designed for people and furniture, which is more load than a roof alone carries. Posts and beams are sized by the engineer, and the waterproofing membrane runs up the walls and under the deck supports. Pedestals lift the surface so water drains beneath. Drains and overflow scuppers are placed so a clogged drain cannot flood the room below. Done properly, the deck sits above a dry house, and every penetration through the roof is flashed with care.
About fire rebuild & reconstructionEverything we do in Manhattan Beach
Fire Rebuild & Reconstruction in Manhattan Beach: what families ask
Yes, depending on setbacks, height and floor area limits. Space within the old walls and new floor area are reviewed on different tracks, and a deck above counts toward the height picture. We draw the options together so you can see what each does to the plan.
Survey and cleanup come first, then a read of the plans you saved. We look up the parcel's coastal zone status and the height rules, then draw the house, deck included if you want one. The building department receives the set and we deal with its review comments.
A roof deck, if you choose one, is priced as its own block for structure, waterproofing and finish, apart from the house. The remaining lines follow the build from foundation to finishes. Your adjuster can compare all of it with the insurance claim. Your policy and your insurer set what gets paid.
Fire Rebuild & Reconstruction in other cities
Other projects we take on in Manhattan Beach
Your Manhattan Beach project, start to finish
Tell us about the house and the space you need. We reply by phone or email to plan a visit.