ADDITION BUILDING & DESIGN

STRUCTURAL BUILDING

Wood, steel, concrete and ICF: the four structural systems we build with in Los Angeles, and how we choose between them for your home.

STRUCTURAL SYSTEMS

WOOD, STEEL, CONCRETE & ICF

There is no single right way to build a luxury home in Los Angeles. The right structure depends on your lot, your fire zone, your design and your budget. We explain the trade-offs plainly during pre-construction, and most of our homes use more than one of these systems.

Wood framing of a custom home under construction

01

WOOD FRAME

The most common residential system in Southern California. Douglas fir and engineered lumber, with plywood shear walls and steel hold-downs for seismic strength. Flexible, fast and easy to modify, which is why it remains the standard for additions and remodels.

FIRE RESISTANCE ◆◆ ◆◆◆ Combustible; relies on Class A roofing, ignition-resistant siding and ember-resistant vents to meet Chapter 7A in fire zones
SEISMIC ◆◆◆◆ ◆ Light and flexible; performs well with engineered shear walls
RELATIVE COST ◆ ◆◆◆◆ Baseline; the most cost-efficient structure
SCHEDULE ◆◆◆◆◆ Fastest to frame; materials readily available

Best for: additions, whole-house remodels, spec homes and custom homes outside the highest fire-hazard zones, or combined with steel and concrete where the design calls for it.

Structural steel moment frame on a hillside residence

02

STRUCTURAL STEEL

Moment frames and wide-flange beams make the long spans, cantilevers and walls of glass that define modern architecture possible. Steel does not shrink, warp or burn, and it lets us open a hillside home to the view without giving up strength.

FIRE RESISTANCE ◆◆◆◆ ◆ Non-combustible; loses strength at very high temperatures, so it is protected or paired with non-combustible cladding
SEISMIC ◆◆◆◆◆ Ductile moment frames are the go-to solution for large openings
RELATIVE COST ◆◆◆ ◆◆ Higher material and fabrication cost; usually used selectively within a wood or concrete home
SCHEDULE ◆◆◆ ◆◆ Shop drawings and fabrication add lead time; erection itself is quick

Best for: contemporary custom homes, hillside lots, large glass openings, cantilevered decks and seismic retrofits of existing homes.

Board-formed concrete retaining wall and foundation

03

CONCRETE

Caissons, grade beams and retaining walls are how a hillside home holds its ground, and board-formed architectural concrete has become a finish in its own right. Concrete brings thermal mass, quiet, and a level of permanence nothing else matches.

FIRE RESISTANCE ◆◆◆◆◆ Non-combustible; does not contribute fuel and shields what is behind it
SEISMIC ◆◆◆◆ ◆ Very strong when properly reinforced and detailed
RELATIVE COST ◆◆◆◆ ◆ Highest structural cost; formwork, reinforcing and pumping are labor-intensive
SCHEDULE ◆◆ ◆◆◆ Cure times and sequencing extend the structural phase

Best for: hillside foundations and retaining walls, below-grade levels, pool structures, and homes where exposed concrete is part of the architecture.

Insulated concrete form walls stacked and ready for pour

04

ICF — INSULATED CONCRETE FORMS

Interlocking foam blocks are stacked, reinforced and filled with concrete, leaving a solid wall wrapped in continuous insulation. ICF has become one of the most requested systems for fire rebuilds because it combines the fire and seismic performance of concrete with a quiet, highly efficient envelope.

FIRE RESISTANCE ◆◆◆◆◆ Reinforced concrete core; ICF wall assemblies commonly carry fire-resistance ratings of several hours
SEISMIC ◆◆◆◆◆ Monolithic reinforced walls resist earthquake and high-wind loads
RELATIVE COST ◆◆ ◆◆◆ Modest premium over wood framing for the walls, partly offset by fewer trades and lower energy costs
SCHEDULE ◆◆◆◆ ◆ Walls, insulation and furring go up in one step; penetrations must be planned early

Best for: fire rebuilds in the Palisades, Malibu and the hillside communities, energy-efficient custom homes, and anyone who wants a quieter, more resilient house.

Ratings are relative comparisons for a typical Los Angeles luxury residence and are meant as a starting point for conversation. Cost and schedule vary with the site, the design and the market; we price the actual structure for your project during pre-construction.

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Whether you are rebuilding after the fires, planning a custom home or reimagining the one you have, the best time to bring us in is now.

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