Light Gauge Steel
Light gauge steel framing in Southern California.
What it is, why it is used here, and where it fits, from the platform that designs, fabricates, and builds it. Light gauge steel (LGS), also called cold-formed steel (CFS) or simply steel framing, is the non-combustible, prefabricated structural system behind our ADUs, fire rebuilds, hotels, senior living, and multifamily housing.
What is light gauge steel?
Light gauge steel, also called cold-formed steel (CFS) and commonly referred to as steel framing or cold-formed steel framing, is structural framing made from thin sheets of galvanized steel roll-formed into studs, tracks, and joists. It is the structural skeleton of a building, the same role wood framing plays, but non-combustible, dimensionally stable, and built to be prefabricated into panels and complete modules.
TESH Group designs, engineers, fabricates, and installs LGS across Southern California, from our own steel factory through five operating companies, covering the chain from master steel coil to a finished panel or a finished modular box.
Licensed and built to standard
CSLB licensed
TESH Incorporated, licensed California contractor (License # 310779).
Built to AISI S240 / S100
Engineered and fabricated to the cold-formed steel structural framing standards.
ICC-ES listed components
Code-recognized cold-formed steel products, built to the California Building Code.
Track record across the platform: 100+ ADUs, 500+ multifamily compliance projects, and 700+ seismic retrofits delivered in Southern California.
Why light gauge steel here
Built for California's fire, seismic, and speed demands.
Non-combustible
Steel does not ignite, burn, or feed a fire, and it is unaffected by the wind-driven embers that destroy most homes in California wildfires.
Seismic performance
A high strength-to-weight ratio and ductility suit California seismic demands; lighter structures attract lower seismic forces.
Speed at scale
Panelized and modular LGS is built off-site in parallel with site work, compressing schedules dramatically on repetitive buildings.
Durable and stable
Steel does not warp, shrink, rot, or fall to termites, so the structure stays true and lasts the life of the building.
Where it fits
From a single ADU to a 700-unit mid-rise.
ADUs
Single-family backyard ADUs and multifamily ADU programs, built panelized for fast, low-disruption installation.
Fire rebuilds
Non-combustible framing for rebuilding in the Eaton, Palisades, and other Southern California burn zones.
Hotels & senior living
Repeatable panelized LGS for hospitality and senior-living buildings, from Holiday Inn to Merrill Gardens.
Multifamily mid-rise
Load-bearing LGS over concrete podium (Type III), adding density and storeys versus wood.
The proof
We have measured the difference on real buildings.
156 → 85 days
Harvard Yard: framing schedule, wood vs. LGS, identical 273,000 SF phases
85 → 25 crew
Harvard Yard: field framing crew, wood vs. LGS
500 → 700 units
8th & Grand: density gained redesigning wood to load-bearing LGS
Go deeper
Light gauge steel, question by question.
- ComparisonLight Gauge Steel vs. Wood Framing: Cost, Speed, Fire, and DurabilityLight gauge steel (LGS) framing is non-combustible, dimensionally stable, and well suited to prefabrication, which can cut framing schedules and field crews dramatically versus wood. Wood is often cheaper in raw material and labor for small, simple builds, but LGS pulls ahead on fire safety, speed at scale, consistency, and durability, especially for multifamily, hotels, and California fire rebuilds.
- Fire & resilienceIs Light Gauge Steel Fire-Resistant? LGS for California Fire RebuildsLight gauge steel is non-combustible: it does not ignite, burn, or feed a fire, and it is unaffected by the wind-driven embers that destroy most homes in California wildfires. That makes load-bearing LGS framing one of the strongest structural choices for rebuilding in fire-prone areas like the Eaton and Palisades burn zones.
- Case studyHow Fast Is Light Gauge Steel Construction? The Harvard Yard CaseLight gauge steel construction is fast because the framing is prefabricated off-site and assembled in panels. On our Harvard Yard project in Los Angeles, switching an identical building phase from wood to load-bearing LGS cut the framing schedule from 156 days to 85 days and the field crew from 85 to 25, with about 60 percent of the framing built in the factory.
- ADUsLight Gauge Steel for ADUs in Los Angeles and Southern CaliforniaLight gauge steel is an excellent framing system for accessory dwelling units (ADUs) in Los Angeles and Southern California: it is non-combustible, dimensionally stable, and ideal for the panelized, factory-built approach that lets an ADU go up fast on a tight residential lot. It suits both single-family backyard ADUs and multifamily ADU programs on apartment properties.
- Hotels & senior livingLight Gauge Steel for Hotels and Senior Living in CaliforniaLight gauge steel is a strong fit for hotels and senior-living buildings: their repeatable room layouts are ideal for panelized prefabrication, which compresses the schedule and shrinks field crews while delivering a non-combustible, durable, quiet structure. We have built hotels and senior communities across California in panelized LGS, including the Hilton Garden Inn, Marriott Springhill Suites, and two Merrill Gardens communities.
- Methods explainedPanelized vs. Volumetric Modular vs. Site Framing: What's the Difference?Site framing builds the structure piece by piece on site. Panelized construction builds wall, floor, and roof panels in a factory and assembles them on site. Volumetric modular builds complete three-dimensional room modules in the factory and sets them on the foundation. Panelized and volumetric both move work off the jobsite into a controlled factory, which speeds delivery and improves consistency, most of all when the design repeats.
- MultifamilyDoes Light Gauge Steel Work for Mid-Rise Multifamily? Type III and PodiumYes. Load-bearing light gauge steel is well suited to mid-rise multifamily over a concrete podium (Type III construction), and switching from wood to LGS can add density. On the 8th & Grand project in Los Angeles, redesigning a wood scheme to load-bearing light gauge steel took the building from five to six storeys and from 500 to 700 units.
- EngineeringSeismic Performance of Light Gauge Steel in CaliforniaLight gauge steel performs well under California's seismic demands for two main reasons: steel is strong and ductile relative to its weight, and a lighter building attracts lower seismic forces in an earthquake. Combined with engineered connections designed to code, that makes load-bearing light gauge steel a sound structural choice in seismic zones.
- The factoryFrom Master Coil to Finished Module: How the Owned Steel Factory WorksTESH Group owns its off-site steel factory through Cal Steel Modular. The production chain runs from master steel coil, to slitting, to roll-forming into studs and tracks, to panelizing into wall, floor, and roof systems, which either ship flat for on-site assembly or are built up into complete volumetric modules. Owning that chain controls lead time, quality, and cost.
- Fire & resilienceChapter 7A and California WUI Code, Explained for Fire RebuildsChapter 7A is the section of the California Building Code that governs how homes are built in wildland-urban interface (WUI) fire areas. It sets ignition-resistant requirements for roofs, vents, eaves, exterior walls, windows, and decks so a home can withstand wind-driven embers. A non-combustible light gauge steel frame is the natural structural partner to a Chapter 7A-compliant assembly.
- Fire & resilienceDoes Insurance Cover Rebuilding with Steel After a Fire?In most cases homeowners can rebuild with light gauge steel using their fire insurance proceeds, because policies generally pay to rebuild a comparable home to current code rather than dictating the framing material. Replacement cost and code-upgrade (ordinance or law) coverage often help close the gap between an older home and today's requirements. Every policy is different, so confirm the specifics with your carrier.
- Fire & resilienceThe California Fire Rebuild Timeline, Step by StepA California fire rebuild generally moves through debris removal, site and soils assessment, design and engineering, permitting, and then construction. Building with prefabricated light gauge steel can compress the overall timeline, because panels and modules are fabricated in the factory in parallel with site and permitting work rather than after it.
- Fire rebuildEaton Fire Rebuild in Altadena: Building Back with Light Gauge SteelHomeowners rebuilding in Altadena and the Eaton fire burn area can build back with non-combustible light gauge steel, a structural system that directly addresses the wind-driven embers behind the January 2025 losses. LGS pairs with Chapter 7A wildfire-hardening and can shorten the rebuild through factory prefabrication, which matters when an entire community is rebuilding at once.
- Fire rebuildPacific Palisades Fire Rebuild with Light Gauge SteelHomeowners rebuilding after the January 2025 Palisades fire can build back with non-combustible light gauge steel, a structural system suited to the area's combined wildfire, hillside, and coastal exposure. LGS pairs with Chapter 7A wildfire-hardening and, where sites are steep, works alongside structural steel for hillside foundations and frames.
- Fire rebuildMalibu Fire Rebuild: Non-Combustible Steel for Coast and HillsideMalibu has faced repeated wildfires, and homeowners rebuilding along its coast and hillsides can build back with non-combustible light gauge steel. LGS resists ember ignition, stands up to the coastal environment, and works with structural steel on steep lots, all within Chapter 7A wildfire-hardened assemblies.
Light gauge steel: frequently asked questions
- What is light gauge steel framing?
- Light gauge steel (LGS), also called cold-formed steel (CFS), is structural framing made from thin sheets of galvanized steel roll-formed into studs, tracks, and joists. It replaces dimensional lumber as the structural skeleton of a building and is well suited to panelized and modular prefabrication.
- Why is light gauge steel used in Southern California?
- It is non-combustible for wildfire resilience, performs well under seismic loads, resists pests and rot, and prefabricates for speed, all of which matter in California's fire-prone, earthquake-prone, fast-moving housing market.
- Is light gauge steel good for ADUs and fire rebuilds?
- Yes. Its non-combustible, panelized nature makes it an excellent fit for both backyard and multifamily ADUs and for rebuilding homes lost to wildfire with a hardened, code-compliant structure.
- How much faster is light gauge steel than wood?
- On the TESH Group Harvard Yard project, an identical building phase in light gauge steel topped out in 85 days versus 156 days in wood, with a field crew of 25 instead of 85.
- Is cold-formed steel the same as light gauge steel?
- Yes. Light gauge steel (LGS) and cold-formed steel (CFS) are the same material, and the framing is commonly called steel framing, cold-formed steel framing, or light gauge steel framing. CFS is the formal engineering term used in the AISI standards; LGS is the more common construction term. Whichever name you use, it refers to the same thin-gauge, roll-formed galvanized steel structural framing.
- Is TESH a licensed contractor in California?
- Yes. The contracting entity, TESH Incorporated, is a licensed California contractor (CSLB License # 310779, California State License Board). TESH Group designs, fabricates, and builds in light gauge steel across Southern California through its licensed operating companies.
- What standards is light gauge steel framing built to?
- Our cold-formed steel framing is engineered and fabricated to the AISI S240 and S100 standards for cold-formed steel structural framing, uses ICC-ES listed components, and is built to the California Building Code, including the Chapter 7A wildfire-hardening requirements where they apply.
Engage TESH