Painting, drywall and remodeling in Seal Beach
Accessible bathrooms, lath-and-plaster repair and interiors for Seal Beach, from Old Town cottages to Leisure World.
What building in Seal Beach actually involves
Seal Beach is really three places with very different houses. Old Town, between Pacific Coast Highway and the sand, is beach cottages and rebuilds on narrow lots reached from alleys. College Park East went up from the mid-1960s as one large tract finished in lath and plaster rather than drywall. And Leisure World, opened in 1962, is a gated retirement community of more than six thousand co-op and condominium units with post-and-beam framing on slab floors.
Each of those needs its own plan. Old Town work is shaped by alley deliveries and salt air; College Park East calls for plaster repair rather than drywall patching; and Leisure World adds the community's own permit process on top of the city's, usually for remodels that make a compact unit easier to live in over the long term.
Seal Beach has no certified Local Coastal Program, so coastal development permits in its Coastal Zone come straight from the California Coastal Commission rather than from the city. That mostly affects additions and new construction in Old Town and near the water; we check the address before quoting.
All services
Everything we do in Seal Beach
Eight services under one contract, so a job that touches three of them still runs on one schedule.
Interior Painting
If you are staying in your Leisure World unit during the work, we paint one room at a time, move and cover the furniture ourselves, and use low-odor paint. In pre-1978 homes, older layers on doors and trim are handled lead-safe.
from $3.25 / sq ft
Exterior Painting
Old Town houses near the pier take the most salt. Corroded nails and flashing are treated before painting and joints are recaulked, and because many lots are reached by alley, access for ladders and material is settled before the quote.
from $2.75 / sq ft
Drywall & Plastering
College Park East plaster is repaired with plaster-compatible materials and skimmed to the original surface. In Old Town rebuilds finished in drywall, patches are textured to match whatever finish the house already has.
from $275
Flat Roof Coating
Seamless elastomeric coatings that stop leaks at the seams, cut the heat coming through your ceiling, and add years to the roof you already have – for a fraction of a tear-off.
from $4.25 / sq ft
Bathroom Remodel
Leisure World units are compact, so a bathroom rebuild is planned to the inch: a low-curb or curbless shower in place of the tub, backing in the walls for grab bars, and enough floor to turn around with a walker. The GRF permit and the Mutual's inspection are built into the schedule.
from $15,000
Kitchen Remodel
Full kitchen remodels under one contract – demolition, plumbing, electrical, cabinetry, countertops, backsplash and appliances – with cabinets ordered before demo so the room is never sitting gutted.
from $32,000
Flooring
Leisure World units sit on concrete slabs, and the slab is moisture-tested before any wood or vinyl goes down. Thresholds between rooms are kept as flush as the materials allow, so a walker or wheelchair can cross them.
from $5.75 / sq ft
Fencing
New wood and vinyl fencing, repairs to leaning and rotted sections, and staining or painting that actually survives an LA summer.
from $45 / linear ft
Also working across the Coastal Orange County
FAQ
Working with us in Seal Beach
If yours is not here, call us. We would rather answer it before you book than after.
Usually two. Leisure World requires a GRF permit, prepared by its Physical Property department and approved by the Mutual's inspector and a Mutual director, and the contractor has to be approved by Physical Property beforehand. If the work also needs a City of Seal Beach building permit, a copy of it goes to Physical Property before work begins. We handle both and check your Mutual's own rules before quoting.
Free estimate
Get a fixed price for your Seal Beach project
Free walkthrough, written quote the same day in most cases, and no follow-up sales calls.
(213) 375-0868