New Construction in San Marino
A window is a hole in the weather barrier. See how flashing sequence and grade decide whether a San Marino wall stays dry.
A window is a hole in the weather barrier, and the way it is flashed decides whether a San Marino wall stays dry for the life of the house. Moisture that creeps behind siding does its damage out of sight. The remedy is sequence: sill pan first, side flashing next, head flashing last, each lapped over the one below.
Flashing in sequence
Water sheds downhill, so every layer laps over the layer beneath it. The sill pan goes in first and tilts outward. Self-adhering tape follows up the jambs, and the head flashing tucks beneath the weather barrier above. Skipping a step or reversing the order sends water behind the membrane. Photos are taken before siding covers it, and the inspector can see the layers. Each lap is a one-way path for water, and the layers stay in view until the inspector has seen them.
Grade and the lowest sill
On a flat lot, the finished grade slopes away from the house at a set minimum, and paving is kept below the sill. If the lot slopes, a drain and a swale carry runoff past the wall. Patio doors need a sill that drains. Planting beds are held back from the foundation so irrigation and rain do not saturate the soil there. Gutters and downspouts finish the system by sending roof water well beyond the foundation. Landscape contractors are told where the drains and the cleanouts sit, so a shovel does not find them later.
New Construction in San Marino: common questions
If the lot qualifies, a second unit is reviewed in the same submittal as the house, with its own flashing and drainage detail. State ADU law and city standards decide its dimensions. Neither building skips the flashing details.
Expect a survey, soils investigation, structural and energy drawings and the city building permit. An older house needs demolition approval and utility disconnects. Weather barrier and flashing details go into the set before pricing is final.
The state codes for building, energy and green construction apply, and the code requires flashing at every wall opening. City zoning sets height, setbacks and coverage. ADU law applies to a second unit. Plan check confirms those details.
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