Remodeling & ADU Contractor in Manhattan Beach

Many Manhattan Beach homes sit on small lots, especially near the beach, and the city regulates both how big a house can be and how it fits the coast. IA Builders plans remodels, additions and ADUs here around those limits, so the design you approve is one the city can approve too.

Permits in Manhattan Beach

Manhattan Beach is its own city, and its Community Development Department handles planning review and building permits. The Planning Division checks projects against the General Plan, the zoning code and the city's Local Coastal Program (LCP), which the California Coastal Commission certified in the 1990s and the city has amended since.

The Coastal Zone

Part of the city lies inside the Coastal Zone, and the city's rule is straightforward: projects within the Coastal Zone must obtain a coastal permit unless they are specifically exempt or excluded. The coastal permit application must be filed before or together with any other city permit. Whether a given remodel or addition is exempt depends on the scope and the property, so we check your parcel against the city's zoning map, which shows the coastal boundary, before we design. Planning for coastal review early is the difference between a smooth approval and months of delay.

Bulk and mansionization standards

The city has its own residential bulk and volume standards, adopted to keep new homes and large additions in scale with their neighborhoods. On small lots, those limits on floor area and massing often decide whether an addition goes up, out the back or not at all. We run the numbers for your lot before you commit to a design.

Sand, Tree and Hill sections

Locals divide the residential city into rough areas, and each tends to bring different projects:

• The Sand Section near the beach has the smallest lots and many narrow, multi-level homes. Here the work is often a full home remodel that makes better use of limited square footage, plus coastal permit questions.
• The Tree Section east of the Sand Section has more traditional single-family lots with some backyard, where rear room additions and ADUs are common.
• The Hill Section has larger lots and many view homes, where projects often focus on kitchens, primary suites and outdoor connections.

Wherever you are in the city, construction on small lots means planning for staging, parking and neighbors from day one. The city has a code enforcement and residential construction officer who handles construction impacts on neighbors, so a clear site plan matters.

ADUs in Manhattan Beach

Manhattan Beach updated its ADU rules in 2025, and the same ordinance proposed new ADU rules for the Coastal Zone through an LCP amendment that required Coastal Commission certification. Until those coastal rules are certified, ADUs in the Coastal Zone follow state ADU law, and a coastal permit may still be needed. Outside the Coastal Zone, the city's own ADU chapter applies. Because these rules have been in motion, we confirm the current status for your lot before you invest in plans for an ADU or junior ADU.

When you are ready to talk about your project, call (213) 816-6465 or use the form on this page.

Frequently asked questions

Do I need a coastal permit to remodel my Manhattan Beach home?

If your property is in the Coastal Zone, the city requires a coastal permit for projects unless they are exempt or excluded. Many interior remodels raise fewer questions than additions, but we confirm the requirement for your address and scope.

Can I add a second story on a small lot?

Sometimes. The answer depends on your zone, height limits and the city's bulk and floor-area standards. We check those limits before any design work.

Which ADU rules apply in the Coastal Zone?

The city adopted coastal ADU rules that needed Coastal Commission certification. Until certification, state ADU law applies in the Coastal Zone. We confirm the current status when we review your lot.

Who issues building permits in Manhattan Beach?

The City of Manhattan Beach Community Development Department, not Los Angeles County. Planning review and building plan check both happen there.

Last reviewed October 2026