Full Rehab

Complete renovation — structural, electrical, plumbing, and finish work. Includes full permitting and inspection process.

How to run a full home rehab in Long Beach, step by step. This free checklist breaks the entire renovation into 45 steps — from due diligence and city permits through demolition, construction, inspections, and final sign-off — each with typical durations, costs, and who to call.

45 steps

~253 days

8 phases

This playbook is a starting point — add, remove, or reorder any step when you start your project.

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Planning

4 steps~25 days

Title Search & Preliminary Report

Order title search to identify liens, easements, and encumbrances.

Order through your title company as soon as you have the property under contract. Look for any recorded easements that could affect your build plans.

Property Inspection

Full property inspection — structural, electrical, plumbing, roof, foundation.

Use an inspector experienced with older Long Beach homes (many are pre-1950). Check for knob-and-tube wiring, cast iron sewer lines, and foundation issues common in LB.

Develop Scope of Work

Create detailed scope of work based on inspection findings and your renovation plan.

Be specific — line-item every room and system. This becomes the basis for contractor bids and your budget. Include allowances for unknowns (10-15% contingency).

Obtain Contractor Bids

10d

Get 2-3 bids from licensed GCs based on your scope of work.

Verify California CSLB license for every contractor. Check for active workers comp and liability insurance. Get references from recent Long Beach projects.

Design

5 steps~61 days

Show steps ▾

Hire Architect & Start Plans

21d

Engage architect to draft architectural plans for the renovation.

Use an architect familiar with Long Beach zoning and building codes. They should know LB Development Services requirements to minimize plan check corrections.

Structural Engineering

14d

Structural engineer to provide calcs and details for any structural modifications.

Required for any wall removal, foundation work, or roof modifications. Can often run in parallel with architectural plans if coordinated early.

Title 24 Energy Compliance

Energy calculations and compliance documentation required by California Title 24.

Required for any permit involving changes to the building envelope, HVAC, or lighting. Your architect may include this or recommend a specialist.

Soils Report (if required)

14d

Geotechnical investigation for foundation work or hillside properties.

Not always required. LB Development Services will tell you at pre-submittal if needed. More common for additions, new foundations, or properties near the bluff.

Finalize Plan Set for Submittal

Compile complete plan set: architectural, structural, Title 24, and any required reports.

Ensure all sheets are properly stamped by the architect and engineer. Check LB submittal requirements — they want specific sheet sizes and number of copies.

Permitting

4 steps~83 days

Show steps ▾

Submit Plans to LB Development Services

Submit complete plan set for plan check review.

Long Beach Development Services - Plan Check · (562) 570-6651 (Counter 1 at Permit Center, 411 W Ocean Blvd, 2nd Floor. Arrive early — long waits after 10am.)

Submit digitally via the online portal if possible. Pay plan check fees at submittal (approximately 65% of building permit fee). Ask for a plan check engineer assignment to avoid reassignment delays.

Plan Check Review

63d

City reviews plans for code compliance. Currently averaging 9-10 weeks.

Long Beach Development Services - Plan Check · (562) 570-6651

Use this waiting period to coordinate utility meter requests, finalize contractor contracts, and order long-lead materials. Check status online or call every 2-3 weeks.

Address Plan Check Corrections

14d

Review corrections from plan check, have architect/engineer revise plans, resubmit.

First review almost always has corrections. Request the same plan check engineer for resubmittal for consistency. Recheck is typically 2-3 weeks.

Permit Issuance & Fee Payment

Once plans are approved, pay remaining permit fees and pick up the permit.

Long Beach Development Services - Permit Center · (562) 570-6651

Bring your approved plans, contractor license info, and payment. Permit must be posted visibly on the job site before any work begins.

Pre-Build

5 steps~114 days

Show steps ▾

Request Water Meter Set (LBWD)

35d

Apply for new water meter or service upgrade with Long Beach Water Department.

Long Beach Water Department (LBWD) · (562) 570-2300 (1800 E Wardlow Rd, Long Beach, CA 90807)

Submit as early as possible — ideally during plan check. Meter sets currently averaging 4-6 weeks after approval. Coordinate with your plumber for the tap connection.

Request Electrical Service (SCE)

42d

Apply for new electrical service or panel upgrade with Southern California Edison.

Southern California Edison (SCE) · (800) 655-4555 (Apply online at SCE.com for fastest processing.)

Panel upgrades (100A to 200A) are common in older LB homes. SCE needs to approve and schedule the meter set. Currently averaging 4-8 weeks. Submit during plan check to run in parallel.

Request Gas Service (SoCalGas)

28d

Apply for gas meter set or service connection with SoCalGas.

Southern California Gas Company (SoCalGas) · (800) 427-2200 (Schedule through SoCalGas.com.)

Gas service is typically the fastest utility to coordinate. 3-5 weeks average. If reconnecting existing service, it may be faster.

Order Long-Lead Materials

Order windows, cabinets, specialty items, and any materials with long delivery times.

Windows and custom cabinets can take 4-8 weeks for delivery. Order during plan check or immediately after permit issuance. Have a staging area planned.

Set Up Dumpster & Job Site

Order dumpster, set up temporary fencing, porta-potty, and job site signage.

Check LB requirements for dumpster placement on the street (may need a street use permit from Public Works). Post building permit in a visible location.

Demolition

3 steps~15 days

Show steps ▾

Hazardous Material Testing

Test for asbestos and lead paint (required for pre-1978 homes).

Required by law for homes built before 1978. If asbestos is found, licensed abatement is required before demolition. Budget $3,000-10,000 for abatement if needed.

Interior Demolition

Selective or full interior demolition per scope of work.

Protect anything being kept (floors, fixtures). Disconnect all utilities before demo. Separate recyclable materials to reduce dump fees.

Debris Hauling & Cleanup

Remove demolition debris and prepare for construction.

Multiple dumpster loads may be needed for a full gut. Ensure the site is broom-clean before framing begins.

Construction

14 steps~94 days

Show steps ▾

Foundation Work

10d

Foundation repairs, new footings, or slab work as specified in structural plans.

Schedule foundation inspection BEFORE pouring concrete. Inspector must see rebar placement and formwork. Cure time for concrete is typically 7 days before loading.

Framing

14d

Structural framing — walls, headers, roof structure per plans.

Framing inspection is critical — must pass before any rough work can be covered. Have structural plans on site for inspector reference. Check all hold-down and strap placement.

Windows & Exterior Doors

Install new windows and exterior doors.

Install after framing is complete and inspected. Ensure proper flashing and weatherproofing. Energy-efficient windows required by Title 24.

Rough Plumbing

Rough-in all plumbing supply and drain lines.

Many older LB homes have galvanized or cast iron pipes that should be replaced. Sewer lateral inspection/replacement may be required by LB for permits involving plumbing.

Rough Electrical

Rough-in all electrical wiring, boxes, and panel.

Panel upgrade to 200A is common for older LB homes. Coordinate with SCE for meter and service drop. Ensure GFCI/AFCI protection per current code.

Rough HVAC

Install HVAC ductwork, equipment rough-in, and refrigerant lines.

Many older LB homes have no central HVAC — adding it requires Title 24 compliance and duct design. Mini-splits are a popular alternative that avoids ductwork.

Insulation

Install wall and ceiling insulation per Title 24 requirements.

Insulation inspection required BEFORE drywall. R-values must match Title 24 calcs. Batts, blown-in, or spray foam — spray foam is more expensive but better performance.

Drywall

10d

Hang, tape, and finish drywall throughout.

Texture matching for partial rehabs is important. Full skim coat for a clean modern look. Allow proper dry time between coats — rushing causes cracking.

Interior Paint

Prime and paint all interior walls, ceilings, and trim.

Paint before flooring and cabinet installation to avoid damage. Use low-VOC paint. Two coats minimum on fresh drywall.

Flooring Installation

Install all flooring — hardwood, tile, LVP, or carpet.

LVP (luxury vinyl plank) is the most popular for flips — durable, waterproof, and cost-effective. Tile for bathrooms and kitchen backsplash. Protect finished floors during remaining work.

Cabinet & Countertop Installation

Install kitchen and bathroom cabinets and countertops.

Cabinets go in before countertops. Countertop templating happens after cabinets are set — granite/quartz fabrication takes 1-2 weeks after template.

Finish Plumbing

Install fixtures — sinks, faucets, toilets, shower valves, water heater.

Install after countertops and cabinets. Test all fixtures for leaks before final inspection. Tankless water heaters are popular in LB for space savings.

Finish Electrical

Install outlets, switches, light fixtures, and cover plates.

Install after paint is complete. Recessed lighting is standard in modern flips. Smart switches and USB outlets add value for minimal cost.

Exterior Work & Landscaping

10d

Exterior paint, siding repair, hardscaping, and basic landscaping.

Curb appeal matters. Fresh exterior paint, clean driveway, drought-tolerant landscaping (water-wise is expected in LB). Repair any damaged stucco.

Inspections

6 steps~17 days

Show steps ▾

Foundation Inspection

City inspection of foundation work before concrete pour.

LB Development Services - Inspections · (562) 570-7648 (Schedule by phone or online portal. Request AM or PM window.)

Inspector checks rebar placement, footing dimensions, and form alignment per structural plans. Have plans on site. Do NOT pour until you have approval.

Framing Inspection

City inspection of framing, shear walls, hold-downs, and structural connections.

LB Development Services - Inspections · (562) 570-7648

Critical inspection. Do not cover any framing before this passes. Inspector checks nailing patterns, hold-down bolts, strap connections, and header sizes.

Rough Inspections (Plumbing, Electrical, Mechanical)

City inspection of all rough-in work before walls are closed.

LB Development Services - Inspections · (562) 570-7648

Can sometimes be combined into one inspection visit if all trades are complete. Pressure test plumbing before inspection. All junction boxes must be accessible.

Insulation Inspection

City inspection of insulation installation per Title 24 requirements.

LB Development Services - Inspections · (562) 570-7648

Must pass before drywall. Inspector checks R-values against Title 24 calcs. All vapor barriers and air sealing must be in place.

Final Inspection

Comprehensive final inspection of all completed work.

LB Development Services - Inspections · (562) 570-7648

Everything must be 100% complete — all fixtures installed, HVAC operational, smoke/CO detectors in place, address numbers visible. Corrections mean re-inspection (1-2 weeks).

Certificate of Occupancy

Receive Certificate of Occupancy (CO) after final inspection passes.

LB Development Services - Permit Center · (562) 570-6651

CO is issued after all inspections pass and fees are paid. Required before the property can be legally occupied or sold as renovated. Keep a copy for your records.

Completion

4 steps~12 days

Show steps ▾

Final Cleaning

Professional deep clean of the entire property.

Hire a post-construction cleaning crew — they know how to handle dust, adhesive residue, and construction debris that regular cleaners miss.

Punch List Walkthrough

Walk the property and document any remaining items needing attention.

Check every outlet, faucet, door, and window. Look for paint touch-ups, caulking gaps, and hardware issues. Take photos of anything that needs fixing.

Final Documentation & Photos

Take final photos, compile all permits/inspections, and organize project documentation.

Professional photos are worth it for listing or refinance. Keep all permits, inspection records, and warranty info organized. You will need these for sale or insurance claims.

Project Closeout

Final contractor payments, lien releases, and project financial reconciliation.

Get unconditional lien releases from all contractors and suppliers before final payment. Reconcile all expenses against budget. Record total project cost for future reference.

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Phases

Planning

4 steps · ~25d

Design

5 steps · ~61d

Permitting

4 steps · ~83d

Pre-Build

5 steps · ~114d

Demolition

3 steps · ~15d

Construction

14 steps · ~94d

Inspections

6 steps · ~17d

Completion

4 steps · ~12d

Quick Stats

Total Steps45

Duration~253 days

Phases8

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Sayank Track This Build

All Templates

Full Rehab

Complete renovation — structural, electrical, plumbing, and finish work. Includes full permitting and inspection process.

45 steps

~253 days

8 phases

This playbook is a starting point — add, remove, or reorder any step when you start your project.

Track this project

Start Free

Planning

4 steps~25 days

Title Search & Preliminary Report

Order title search to identify liens, easements, and encumbrances.

Order through your title company as soon as you have the property under contract. Look for any recorded easements that could affect your build plans.

Property Inspection

Full property inspection — structural, electrical, plumbing, roof, foundation.

Use an inspector experienced with older Long Beach homes (many are pre-1950). Check for knob-and-tube wiring, cast iron sewer lines, and foundation issues common in LB.

Develop Scope of Work

Create detailed scope of work based on inspection findings and your renovation plan.

Be specific — line-item every room and system. This becomes the basis for contractor bids and your budget. Include allowances for unknowns (10-15% contingency).

Obtain Contractor Bids

10d

Get 2-3 bids from licensed GCs based on your scope of work.

Verify California CSLB license for every contractor. Check for active workers comp and liability insurance. Get references from recent Long Beach projects.

Design

5 steps~61 days

Show steps ▾

Hire Architect & Start Plans

21d

Engage architect to draft architectural plans for the renovation.

Use an architect familiar with Long Beach zoning and building codes. They should know LB Development Services requirements to minimize plan check corrections.

Structural Engineering

14d

Structural engineer to provide calcs and details for any structural modifications.

Required for any wall removal, foundation work, or roof modifications. Can often run in parallel with architectural plans if coordinated early.

Title 24 Energy Compliance

Energy calculations and compliance documentation required by California Title 24.

Required for any permit involving changes to the building envelope, HVAC, or lighting. Your architect may include this or recommend a specialist.

Soils Report (if required)

14d

Geotechnical investigation for foundation work or hillside properties.

Not always required. LB Development Services will tell you at pre-submittal if needed. More common for additions, new foundations, or properties near the bluff.

Finalize Plan Set for Submittal

Compile complete plan set: architectural, structural, Title 24, and any required reports.

Ensure all sheets are properly stamped by the architect and engineer. Check LB submittal requirements — they want specific sheet sizes and number of copies.

Permitting

4 steps~83 days

Show steps ▾

Submit Plans to LB Development Services

Submit complete plan set for plan check review.

Long Beach Development Services - Plan Check · (562) 570-6651 (Counter 1 at Permit Center, 411 W Ocean Blvd, 2nd Floor. Arrive early — long waits after 10am.)

Submit digitally via the online portal if possible. Pay plan check fees at submittal (approximately 65% of building permit fee). Ask for a plan check engineer assignment to avoid reassignment delays.

Plan Check Review

63d

City reviews plans for code compliance. Currently averaging 9-10 weeks.

Long Beach Development Services - Plan Check · (562) 570-6651

Use this waiting period to coordinate utility meter requests, finalize contractor contracts, and order long-lead materials. Check status online or call every 2-3 weeks.

Address Plan Check Corrections

14d

Review corrections from plan check, have architect/engineer revise plans, resubmit.

First review almost always has corrections. Request the same plan check engineer for resubmittal for consistency. Recheck is typically 2-3 weeks.

Permit Issuance & Fee Payment

Once plans are approved, pay remaining permit fees and pick up the permit.

Long Beach Development Services - Permit Center · (562) 570-6651

Bring your approved plans, contractor license info, and payment. Permit must be posted visibly on the job site before any work begins.

Pre-Build

5 steps~114 days

Show steps ▾

Request Water Meter Set (LBWD)

35d

Apply for new water meter or service upgrade with Long Beach Water Department.

Long Beach Water Department (LBWD) · (562) 570-2300 (1800 E Wardlow Rd, Long Beach, CA 90807)

Submit as early as possible — ideally during plan check. Meter sets currently averaging 4-6 weeks after approval. Coordinate with your plumber for the tap connection.

Request Electrical Service (SCE)

42d

Apply for new electrical service or panel upgrade with Southern California Edison.

Southern California Edison (SCE) · (800) 655-4555 (Apply online at SCE.com for fastest processing.)

Panel upgrades (100A to 200A) are common in older LB homes. SCE needs to approve and schedule the meter set. Currently averaging 4-8 weeks. Submit during plan check to run in parallel.

Request Gas Service (SoCalGas)

28d

Apply for gas meter set or service connection with SoCalGas.

Southern California Gas Company (SoCalGas) · (800) 427-2200 (Schedule through SoCalGas.com.)

Gas service is typically the fastest utility to coordinate. 3-5 weeks average. If reconnecting existing service, it may be faster.

Order Long-Lead Materials

Order windows, cabinets, specialty items, and any materials with long delivery times.

Windows and custom cabinets can take 4-8 weeks for delivery. Order during plan check or immediately after permit issuance. Have a staging area planned.

Set Up Dumpster & Job Site

Order dumpster, set up temporary fencing, porta-potty, and job site signage.

Check LB requirements for dumpster placement on the street (may need a street use permit from Public Works). Post building permit in a visible location.

Demolition

3 steps~15 days

Show steps ▾

Hazardous Material Testing

Test for asbestos and lead paint (required for pre-1978 homes).

Required by law for homes built before 1978. If asbestos is found, licensed abatement is required before demolition. Budget $3,000-10,000 for abatement if needed.

Interior Demolition

Selective or full interior demolition per scope of work.

Protect anything being kept (floors, fixtures). Disconnect all utilities before demo. Separate recyclable materials to reduce dump fees.

Debris Hauling & Cleanup

Remove demolition debris and prepare for construction.

Multiple dumpster loads may be needed for a full gut. Ensure the site is broom-clean before framing begins.

Construction

14 steps~94 days

Show steps ▾

Foundation Work

10d

Foundation repairs, new footings, or slab work as specified in structural plans.

Schedule foundation inspection BEFORE pouring concrete. Inspector must see rebar placement and formwork. Cure time for concrete is typically 7 days before loading.

Framing

14d

Structural framing — walls, headers, roof structure per plans.

Framing inspection is critical — must pass before any rough work can be covered. Have structural plans on site for inspector reference. Check all hold-down and strap placement.

Windows & Exterior Doors

Install new windows and exterior doors.

Install after framing is complete and inspected. Ensure proper flashing and weatherproofing. Energy-efficient windows required by Title 24.

Rough Plumbing

Rough-in all plumbing supply and drain lines.

Many older LB homes have galvanized or cast iron pipes that should be replaced. Sewer lateral inspection/replacement may be required by LB for permits involving plumbing.

Rough Electrical

Rough-in all electrical wiring, boxes, and panel.

Panel upgrade to 200A is common for older LB homes. Coordinate with SCE for meter and service drop. Ensure GFCI/AFCI protection per current code.

Rough HVAC

Install HVAC ductwork, equipment rough-in, and refrigerant lines.

Many older LB homes have no central HVAC — adding it requires Title 24 compliance and duct design. Mini-splits are a popular alternative that avoids ductwork.

Insulation

Install wall and ceiling insulation per Title 24 requirements.

Insulation inspection required BEFORE drywall. R-values must match Title 24 calcs. Batts, blown-in, or spray foam — spray foam is more expensive but better performance.

Drywall

10d

Hang, tape, and finish drywall throughout.

Texture matching for partial rehabs is important. Full skim coat for a clean modern look. Allow proper dry time between coats — rushing causes cracking.

Interior Paint

Prime and paint all interior walls, ceilings, and trim.

Paint before flooring and cabinet installation to avoid damage. Use low-VOC paint. Two coats minimum on fresh drywall.

Flooring Installation

Install all flooring — hardwood, tile, LVP, or carpet.

LVP (luxury vinyl plank) is the most popular for flips — durable, waterproof, and cost-effective. Tile for bathrooms and kitchen backsplash. Protect finished floors during remaining work.

Cabinet & Countertop Installation

Install kitchen and bathroom cabinets and countertops.

Cabinets go in before countertops. Countertop templating happens after cabinets are set — granite/quartz fabrication takes 1-2 weeks after template.

Finish Plumbing

Install fixtures — sinks, faucets, toilets, shower valves, water heater.

Install after countertops and cabinets. Test all fixtures for leaks before final inspection. Tankless water heaters are popular in LB for space savings.

Finish Electrical

Install outlets, switches, light fixtures, and cover plates.

Install after paint is complete. Recessed lighting is standard in modern flips. Smart switches and USB outlets add value for minimal cost.

Exterior Work & Landscaping

10d

Exterior paint, siding repair, hardscaping, and basic landscaping.

Curb appeal matters. Fresh exterior paint, clean driveway, drought-tolerant landscaping (water-wise is expected in LB). Repair any damaged stucco.

Inspections

6 steps~17 days

Show steps ▾

Foundation Inspection

City inspection of foundation work before concrete pour.

LB Development Services - Inspections · (562) 570-7648 (Schedule by phone or online portal. Request AM or PM window.)

Inspector checks rebar placement, footing dimensions, and form alignment per structural plans. Have plans on site. Do NOT pour until you have approval.

Framing Inspection

City inspection of framing, shear walls, hold-downs, and structural connections.

LB Development Services - Inspections · (562) 570-7648

Critical inspection. Do not cover any framing before this passes. Inspector checks nailing patterns, hold-down bolts, strap connections, and header sizes.

Rough Inspections (Plumbing, Electrical, Mechanical)

City inspection of all rough-in work before walls are closed.

LB Development Services - Inspections · (562) 570-7648

Can sometimes be combined into one inspection visit if all trades are complete. Pressure test plumbing before inspection. All junction boxes must be accessible.

Insulation Inspection

City inspection of insulation installation per Title 24 requirements.

LB Development Services - Inspections · (562) 570-7648

Must pass before drywall. Inspector checks R-values against Title 24 calcs. All vapor barriers and air sealing must be in place.

Final Inspection

Comprehensive final inspection of all completed work.

LB Development Services - Inspections · (562) 570-7648

Everything must be 100% complete — all fixtures installed, HVAC operational, smoke/CO detectors in place, address numbers visible. Corrections mean re-inspection (1-2 weeks).

Certificate of Occupancy

Receive Certificate of Occupancy (CO) after final inspection passes.

LB Development Services - Permit Center · (562) 570-6651

CO is issued after all inspections pass and fees are paid. Required before the property can be legally occupied or sold as renovated. Keep a copy for your records.

Completion

4 steps~12 days

Show steps ▾

Final Cleaning

Professional deep clean of the entire property.

Hire a post-construction cleaning crew — they know how to handle dust, adhesive residue, and construction debris that regular cleaners miss.

Punch List Walkthrough

Walk the property and document any remaining items needing attention.

Check every outlet, faucet, door, and window. Look for paint touch-ups, caulking gaps, and hardware issues. Take photos of anything that needs fixing.

Final Documentation & Photos

Take final photos, compile all permits/inspections, and organize project documentation.

Professional photos are worth it for listing or refinance. Keep all permits, inspection records, and warranty info organized. You will need these for sale or insurance claims.

Project Closeout

Final contractor payments, lien releases, and project financial reconciliation.

Get unconditional lien releases from all contractors and suppliers before final payment. Reconcile all expenses against budget. Record total project cost for future reference.

Track this project

Start Free

Phases

Planning

4 steps · ~25d

Design

5 steps · ~61d

Permitting

4 steps · ~83d

Pre-Build

5 steps · ~114d

Demolition

3 steps · ~15d

Construction

14 steps · ~94d

Inspections

6 steps · ~17d

Completion

4 steps · ~12d

Quick Stats

Total Steps45

Duration~253 days

Phases8

More Long Beach build playbooks

Every template is a free step-by-step checklist with typical durations, costs, and Long Beach city contacts. Sign up free to turn any of them into a live build tracker.

ADU Build

How to build an ADU in Long Beach: a free 49-step playbook covering city permitting, utility connections, construction, and inspections — with typical costs and a ~173-day timeline.

SB-9 Lot Split

The California SB-9 lot split process in 32 steps: entitlement, survey, design, permitting, and dual-unit construction — with typical costs and a ~271-day timeline for Long Beach lots.

Cosmetic Flip

Fast 17-step cosmetic flip checklist — paint, flooring, kitchen, and bathroom refresh — optimized for 30-day turnarounds in Long Beach, with typical costs and a ~32-day timeline.