Service Area
General Contractor Serving Orange County and Riverside County
Otto & Sons Construction (Tangitau Corp, CSLB #1104751) takes on residential remodels and commercial tenant improvements throughout Orange County and the Inland Empire. You deal with Alani directly, and the work gets done right the first time.
Orange County runs from Anaheim and Santa Ana in the north through Irvine's dense corporate corridor, west to Huntington Beach, and south to the coastal cities of Dana Point and San Clemente. Riverside County picks up inland, running through Corona and Riverside city, south through Temecula's fast-growing wine country corridor, and east through Moreno Valley and Lake Elsinore. Both counties are active construction markets right now. OC office parks in Irvine are seeing steady tenant turnover and build-out demand, and Temecula and Menifee are adding residents faster than most California cities. Whether the job is a kitchen remodel in Huntington Beach or a retail tenant improvement in Corona, we understand the permit process and the local conditions specific to each jurisdiction.
What We Build in Orange County & Riverside County
Kitchen and Bath Remodels
Full gut-and-rebuild kitchen and bathroom remodels in Orange County and Riverside County homes. We handle demo, framing, rough plumbing and electrical, tile, cabinetry, and finish work. One crew, one contract, one point of contact.
Room Additions and ADUs
Room additions and accessory dwelling units across both counties. We navigate the permit process with each city's building department, including Coastal Development Permit requirements in Huntington Beach's coastal zone and the Temecula Permit Center for inland projects. Foundations, framing, mechanical, and finish to match your existing structure.
Commercial Tenant Improvements
Office build-outs, retail remodels, and shell-to-finish tenant improvements in Irvine, Santa Ana, Anaheim, and Corona. We work directly with landlords and tenants, pull the permits, and deliver spaces ready for occupancy. ADA compliance and Title 24 energy documentation included.
Full Home Remodels
Whole-house remodels for the older housing stock common in Santa Ana, Anaheim, and Riverside city. That includes handling galvanized pipe replacement, panel upgrades, and proper abatement coordination when materials from earlier decades are present. We set a realistic schedule before we start and stick to it.
Concrete and Flatwork
Driveways, patios, retaining walls, and slabs for residential and small commercial projects. Riverside County's expansive clay soils and thermal cycling make proper sub-base prep and control joint placement non-negotiable. We do it right rather than cutting corners that crack inside two years.
Building in Orange County & Riverside County
Both counties carry high seismic risk. Under the 2025 California Building Standards Code (effective January 1, 2026, and based on ASCE 7-22), most of Orange and Riverside County falls in Seismic Design Category D or higher. That means engineered seismic bracing, updated shear wall requirements, and in many areas a soils report before permits are issued. Coastal cities like Huntington Beach add another layer: properties inside California's Coastal Zone require a Coastal Development Permit in addition to a standard city building permit, which can add weeks to months to the timeline depending on project scope and whether the California Coastal Commission retains appellate jurisdiction. Planning for that review from day one prevents it from becoming a mid-project surprise. In Riverside County, Title 24 Climate Zone 10 covers the inland heat. The 2025 energy code, now in effect for permits submitted on or after January 1, 2026, sets minimum wall cavity insulation at R-15 for 2x4 framing and R-21 for 2x6 framing, along with tighter window U-factors and R-38 cathedral ceilings. These are necessary to keep homes livable in a region that regularly sees triple-digit summer temperatures. Permit authority varies by city: every incorporated city runs its own department. In Orange County, the City of Irvine Building Division (949-724-6313), the City of Anaheim Building Division (714-765-5153), and the City of Huntington Beach Building and Safety Division (714-536-5271) each have distinct submittal requirements. In Riverside County, the Temecula Permit Center (951-694-6444 at 41000 Main Street), Moreno Valley's SimpliCITY online portal (951-413-3350), and the City of Riverside Building and Safety Division (951-826-5800) handle incorporated areas, while unincorporated parcels fall under the Riverside County Department of Building and Safety (building.rctlma.org, 951-955-1800). The housing stock in older Orange County cities like Santa Ana and Anaheim includes substantial 1950s to 1980s construction that routinely surfaces galvanized plumbing, outdated electrical panels, and asbestos-containing materials during remodel tearouts, all of which require a licensed contractor to handle correctly and disclose properly.
Cities We Serve
Orange County & Riverside County Construction FAQ
Do I need a permit for a kitchen remodel in Irvine or Huntington Beach?
Almost certainly yes if the work touches plumbing, electrical, or structural elements. Both cities run their own building departments. The City of Irvine Building Division and the City of Huntington Beach Building and Safety Division each require permits for that scope of work. We pull the permits as part of the job, so you are not chasing paperwork yourself.
My Huntington Beach property is near the beach. Does that change anything for a remodel or addition?
It can. Properties inside California's Coastal Zone require a Coastal Development Permit on top of a standard city building permit. Depending on the project scope and whether the California Coastal Commission retains appellate jurisdiction, that extra review can add weeks to several months to the approval timeline, and may include design requirements around height and materials. We factor that into the schedule from day one so it does not become a surprise mid-project.
How does the Riverside County heat affect how you build or remodel?
Riverside County falls under California Title 24 Climate Zone 10, which is one of the stricter inland thermal zones. The 2025 energy code, now in effect, sets higher insulation minimums for walls, ceilings, and windows than most people expect. We spec the right materials up front rather than doing the minimum and leaving you with a house that runs its AC non-stop.
Who issues building permits in Temecula versus the unincorporated wine country areas?
Temecula is an incorporated city, so permits go through the Temecula Permit Center at 41000 Main Street (951-694-6444). Properties in unincorporated Riverside County, including much of the wine country corridor, fall under the Riverside County Department of Building and Safety (building.rctlma.org, 951-955-1800). We verify jurisdiction before we submit anything, because submitting to the wrong authority loses weeks.
We have a 1960s house in Santa Ana. What hidden issues should we expect during a remodel?
Homes built before 1978 commonly have lead paint; homes built before the late 1980s may have asbestos in floor tiles, popcorn ceilings, or pipe insulation. Galvanized steel water supply pipes and Federal Pacific or Zinsco electrical panels show up regularly in that era of OC construction. We do a thorough pre-demo assessment, identify what needs to be handled by a licensed abatement firm before we frame anything new, and document it properly so your permit inspection goes cleanly.
Can you do commercial tenant improvements in Irvine's office parks or in a Corona retail center?
Yes. We carry $1M general liability and full workers' comp, which most commercial landlords require before you can pull a TI permit. Our BuildZoom score of 114 puts us in the top 2% of California contractors. We work from shell space or existing build-out, handle the City of Irvine Building Division or City of Riverside Building and Safety Division permit submittal depending on project location, and deliver a code-compliant, inspection-passed space.
Serving Orange County & Riverside County
Call (925) 435-4516 or email alani@ottoandsonsco.com to talk through your Orange County or Riverside County project. No sales pitch, just a straight conversation about what the work involves and what it will cost.