Big Sur, CA 93920 • Unincorporated Monterey County • Family-Owned Since 1970 • CSLB #265709
Steel / Metal Stud Framing in Big Sur, CA
Light-gauge steel and metal stud framing in Big Sur — interior partitions, tenant-improvement walls, soffits, and fire-rated assemblies. We frame the wall so the drywall stays flat: Highway 1 lodge interiors, inn and restaurant TIs, and house remodels in 93920.
Big Sur Framing From the Fairfield Shop
Ron Hogan Drywall has been family-owned since 1970. We are based in Fairfield, not a Highway 1 storefront. Big Sur is an unincorporated region in Monterey County — Big Sur Village plus the coast from the Carmel Highlands approach south through Lucia, Gorda, and Pacific Valley. It is not the City of Carmel-by-the-Sea and it is not the City of Monterey. This page is steel / metal stud framing at Big Sur addresses — with 93920 as the ZIP on this page — Highway 1 lodges, Sycamore Canyon interiors, and house walls. It is not Carmel, Carmel Valley, Monterey, or Pacific Grove.
Text “Big Sur” with the plans or a photo of the room. If the scope is interior metal studs — or frame-and-hang on the same trip — we schedule it. The street, the mile marker, and Highway 1 access decide the bid.
Metal Stud Work We Do in Big Sur
Interior partition walls
Track, studs, and bracing for new rooms, office layouts, and non-load-bearing walls in 93920 Big Sur addresses. This is the skeleton the board hangs on.
Highway 1 lodge and inn TIs
Lodge, inn, restaurant, gallery, and shop build-outs on Highway 1 when the drawing says steel studs. If the plan names metal, that is the bid. Commercial framing →
Village, Sycamore Canyon, Lucia, and Gorda interiors
Shop partitions, lodge interiors, and house walls in Big Sur Village, on Sycamore Canyon Road, Old Coast Road, Coast Ridge Road, and at Lucia, Gorda, and Pacific Valley addresses.
Soffits, bulkheads, and chases
Dropped ceilings, kitchen hood wraps, and framed openings so boxes, ducts, and lights have a home before drywall.
Fire-rated and heavier-gauge walls
Listed assemblies, Type X board later, and heavier studs when the plan or the engineer calls for them. The rating is the whole wall — not the stud alone.
House remodel and ADU partitions
New interior steel walls inside an existing Big Sur house when the finish needs a straighter plane than bowed lumber. Wood structure stays wood unless the plan says otherwise. Metal vs wood →
Frame and hang together
One crew frames the metal, hangs the board, and can finish it. Split bids leave missing backing and wavy walls. Services →
Which Stud Belongs on a Big Sur Job
| Stud | Use it when | Skip it when |
|---|---|---|
| Light-gauge metal (what we frame) | Highway 1 lodge TI, inn or restaurant wall, rated walls, or a remodel that needs a flat plane for Level 4 / Level 5 | You need beams, columns, or structure that hold the building up — that is a different contractor |
| 25-ga interior studs | Short, non-load-bearing partitions with a normal finish | Tall walls, high-abuse corridors, or a spec that names 20-ga or heavier |
| 20-ga / heavier track and studs | Taller commercial walls, lodge TIs, or engineer notes | A simple closet that never needed the extra gauge |
| Wood studs | Most Big Sur house walls with no commercial spec | The plan already says steel, or the finish will show every bow |
| Furring / hat channel on masonry | Concrete or masonry walls that need a cavity for boxes before drywall | Glue-only board on a finished living space |
Compare studs: Metal vs wood → · Cost: Is steel expensive? → · Why it stays flat: Steel benefits →
Big Sur Streets, ZIP, and Permits
Big Sur is not an incorporated city. It is an unincorporated region in Monterey County. This page uses ZIP 93920. That ZIP also lists Gorda, Lucia, and Pacific Valley as aliases. Area code is 831. Permits for Big Sur / unincorporated Monterey County addresses run through Monterey County Housing and Community Development, Building Services, at 1441 Schilling Place, South 2nd Floor, Salinas, CA 93901. Call (831) 755-5025. Building permits: (831) 755-5027. Apply and track work through Accela Citizen Access / the County permit portal. City of Carmel-by-the-Sea Building, City of Monterey Building, and City of Pacific Grove Building are different offices.
Much of the coast sits in the Coastal Zone. That can add a planning or coastal development review on top of the building permit. We frame the interior walls after the owner and designer have the approvals. We do not issue coastal permits.
Carmel-by-the-Sea sits north on 93921. Carmel and Carmel Highlands sit on 93923. Carmel Valley sits inland on 93924. Monterey sits on 93940. Pacific Grove sits on 93950. Text the street or mile marker so the bid matches unincorporated Big Sur — not Carmel City Hall, not Monterey, not Pacific Grove.
Highway 1 — the Big Sur Coast Highway — is the main corridor. Sycamore Canyon Road, Old Coast Road, Coast Ridge Road, and addresses in Big Sur Village, Lucia, Gorda, and Pacific Valley show up on a lot of plans. Occupied lodges and inns change the layout — not the stud spec. Highway 1 slides and closures change the schedule. Text access before we load the truck.
The usual mismatch is treating a Highway 1 lodge tenant wall like a bedroom 2×4 — or hanging a Level 5 commercial finish on house framing that only needed wood hang-only. Interior metal studs do not hold the building up. Occupied inns and open restaurants need a clean layout, backing for cabinets and TVs, and a stud plane the finish can live with. Matching the spec still beats guessing the gauge. Send the plan sheet or a wide shot of the room. That photo decides wood hang-only vs new metal studs faster than a ZIP code.
How a Big Sur Metal-Stud Job Runs
1. Photos + place
Text (925) 791-9099 Big Sur, the street or mile marker, Highway 1 access, and the plans or a photo of the wall.
2. Name the wall
Partition, lodge TI, soffit, rated assembly, house remodel, or frame-and-hang. We will say if the existing framing can take the finish.
3. We frame it
Protect the space. Track, studs, backing, hang if scoped. Ready for inspection and board. 12-month warranty on our work.
Big Sur, CA
This page is steel and metal stud framing in Big Sur — 93920 ZIP, unincorporated Monterey County — from our Fairfield shop. County Building Services is at 1441 Schilling Place in Salinas. Need the board hung and finished on the same job? Services → · Commercial framing: Commercial → · Contact: Contact →
Office: 2380 Palmer Circle, Fairfield, CA · CSLB #265709 · Check the number on cslb.ca.gov.
Not on This Page
No claim that Big Sur is the City of Carmel-by-the-Sea or the City of Monterey. No Carmel City Hall for Big Sur addresses. No storefront on Highway 1. No structural steel building. No promise that metal studs hold the building up. No claim that we issue coastal development permits. We frame interior light-gauge walls and hang drywall on wood or steel. A closet does not need a shaft-wall spec. Carmel, Carmel Highlands, Carmel Valley, Monterey, and Pacific Grove are different places. This page is Big Sur, CA, ZIP 93920, unincorporated Monterey County — text the street or mile marker so the permit office matches the address.
Big Sur Metal Stud FAQs
Do you do steel / metal stud framing in Big Sur?
Yes. Interior light-gauge metal stud framing in Big Sur, CA from our Fairfield shop — partitions, Highway 1 lodge and inn TIs, Sycamore Canyon interiors, house walls, soffits, heavier-gauge spec walls, and frame-and-hang.
Is Big Sur a city like Carmel or Monterey?
No. Big Sur is unincorporated Monterey County. It does not have a city building department. Building permits for this page run through Monterey County Housing and Community Development in Salinas — not Carmel-by-the-Sea City Hall, and not City of Monterey Building.
Is this structural steel?
No. We frame interior light-gauge studs, track, headers, and soffits. Beams, columns, and structure that hold the building up are a different contractor.
Do Big Sur houses use metal studs or wood?
Most house walls here are still wood. Metal wins on Highway 1 lodge TIs, inn and restaurant partitions, rated walls, and remodels that need a straighter plane for a smooth finish. If the drawing names the stud, that wins.
Can you frame a lodge or restaurant on Highway 1?
Yes. Occupied lodge, inn, restaurant, gallery, and shop tenant improvements on Highway 1 are a usual request — new partitions, soffits, and backing, then hang if the scope includes board. Highway 1 access and occupied rooms change the schedule.
Do you work occupied Big Sur buildings?
Yes. Floors are protected and the layout is planned around an occupied house, lodge, or open restaurant. A full TI is still a construction job — plan rooms.
Is Big Sur the same as Carmel Highlands or Carmel Valley?
No. Carmel Highlands sits north on the 93923 Carmel ZIP and is the northern gateway to the coast. Carmel Valley sits inland on 93924. This page is Big Sur, ZIP 93920.
Do you work Highway 1, Sycamore Canyon, Lucia, and Gorda?
Yes. Highway 1, Sycamore Canyon Road, Old Coast Road, Coast Ridge Road, Big Sur Village, Lucia, Gorda, Pacific Valley, and other 93920 Big Sur addresses are on this framing page. Text the street or mile marker with the photos.
What ZIP does this Big Sur page cover?
This page covers 93920, the Big Sur ZIP. USPS also lists Gorda, Lucia, and Pacific Valley on that ZIP. Text the street with the photos so the bid matches unincorporated Big Sur — not Carmel 93921 / 93923 and not Monterey 93940.
Who issues the permit in Big Sur?
Monterey County Housing and Community Development, Building Services, 1441 Schilling Place, South 2nd Floor, Salinas, CA 93901. Call (831) 755-5025. Building permits: (831) 755-5027. Apply through Accela Citizen Access. Carmel-by-the-Sea Building is a different office. Monterey Building is a different office. Coastal Zone work can also need a planning or coastal development review.
How much does metal stud framing cost in Big Sur?
It follows the gauge, wall height, how cut-up the layout is, fire rating, Highway 1 access, and whether we only frame or also hang and finish. Photos or plans first. Written scope — no hidden fees.
Are you licensed in California?
Yes. CSLB #265709. Look it up before you book us or anyone else. Work in unincorporated Big Sur uses Monterey County permits — not a Carmel, Monterey, or Pacific Grove permit.
Need Big Sur Walls Framed Straight — Then Hung?
Call the family-owned crew that has been framing interiors and hanging board since 1970.
Call / Text (925) 791-9099