The short answer: The canals around Naples Island in Long Beach are lined with a public seawall that is nearly 100 years old. The City of Long Beach is replacing it in six phases, and as of October 2026 two phases are done, with funding for the rest uncertain. During high and king tides, water can spill over older sections and flood sidewalks. Homeowners can’t fix the public seawall themselves, but they can learn their flood zone, keep sandbags ready, protect openings and utilities, and plan remodels around Long Beach’s flood and coastal permit rules.
Every December, people drive in from all over Southern California to walk the Naples canals. The homes go all out with lights, the water reflects every color, and the holiday boat parade has been a local tradition for decades. It’s one of the prettiest places in Long Beach to spend a winter evening.
It’s also one of the most water-exposed neighborhoods in the city. Ask anyone who lives on a canal, and they’ll tell you the conversation doesn’t stop at lights. It turns to the seawall, the tides, and what happens when the water doesn’t stay where it belongs.
Here’s what’s going on with the Naples seawall, why water comes over it, and what canal homeowners can actually do about it.
Who owns the Naples seawall, and who fixes it?
The seawalls around Naples Island are public infrastructure, maintained by the City of Long Beach. In a 2024 community meeting reported by the Long Beach Post, the area’s councilmember described them as the city’s responsibility for almost a century.
That matters if you own a canal home. You generally can’t repair or rebuild the public seawall yourself, and any work near it involves the city and, in the coastal zone, coastal regulators.
What’s happening with the seawall replacement?
The city started a phased replacement after a 2009 evaluation found the seawall in significant disrepair. Here’s a quick timeline based on city records and local news reports:
| When | What happened |
|---|---|
| 2009 | City engineering study finds erosion gaps, cracks, and corroded steel reinforcement |
| 2015 | Phase one finished: about 1,900 feet of new steel seawall along the Rivo Alto Canal |
| By 2024 | Two of six phases complete, paid for by the city’s Tidelands fund (about $32 million) |
| November 2024 | City memo estimates about $125 million to finish the remaining sections |
| July 2025 | City files an environmental exemption for tieback and cap repairs along Vista Del Golfo |
| October 2026 | Two phases still complete; funding for the rest uncertain |
Funding is the sticking point. According to CBS Los Angeles in October 2026, the earlier phases were paid for largely with oil revenue, and a 2022 state law limiting oil drilling has reduced that money. The councilmember also said the California Coastal Commission wants the planned Sorrento Trail public walkway finished before the next seawall phase moves forward.
In late 2024, the city also floated paying for the work with a bond repaid by property owners, which would need a two-thirds vote of affected owners. We didn’t find any report that such an assessment has been approved. If you own on the canals, it’s worth following city council and Naples Improvement Association updates.
Why does water come over the seawall at high tide?
Mostly because the older sections are low and worn. During high tides and especially king tides (the highest tides of the year, often in winter), seawater can spill over the top or push through gaps.
In October 2026, CBS Los Angeles reported that water could come over the seawall nearly two feet deep in some spots during high and king tides, damaging sidewalks and threatening homes. The president of the Naples Improvement Association said affected residents “have to replace things after every flood.” The city installed seawall plugs in September 2026 ahead of storm swells from Hurricane Marie.
Storm season adds to it. When swells from Rachel arrived in October 2026, the National Weather Service issued a coastal flood advisory, high tides were forecast at about 6.5 to 7.5 feet, and Long Beach opened extra sandbag sites.
Is my canal home in a flood zone?
Don’t guess. Check. The City of Long Beach Public Works flood zone page points owners to FEMA’s Flood Insurance Rate Maps and the FEMA Flood Map Service Center, and offers a flood map questions line at 562-570-6784.
Two things the city makes clear:
- Standard homeowners policies don’t cover flood losses. Long Beach participates in the National Flood Insurance Program, so flood insurance is available. Whether it’s required depends on your flood zone and your lender.
- Elevation certificates may already exist. Development Services (562-570-6651) can provide copies of recorded elevation certificates for some properties.
Keep in mind that a flood map shows mapped risk, not every high-tide event. A home outside a mapped zone can still see water at the curb on a king tide.
How can I protect my home from water coming in?
You can’t fix the seawall, but you can lower the risk to your house. A practical checklist for canal homes:
- Know the king tide dates. Watch tide tables and National Weather Service coastal flood advisories, especially in winter.
- Keep filled sandbags on hand. During the October 2026 storm, Long Beach residents with ID could self-fill up to 10 bags, and empty bags were available at Long Beach Fire Department neighborhood stations. The Emergency Preparedness Hotline (562-570-2525) lists sandbag locations.
- Protect low openings. Garage doors, door thresholds, and low vents are common entry points for shallow water.
- Raise what you can. Move valuables, electronics, and stored items off garage and ground floors.
- Ask a plumber about backflow. Have a licensed plumber check whether your sewer line has a working backwater valve, so tide or storm water doesn’t push sewage back into the house.
- Watch for hidden water damage. After a flood event, look for damp drywall, swollen baseboards, and stains. (Our guide to what a water stain on the ceiling can mean covers safe first checks.)
- Document everything. Photos and dates help with insurance claims and with conversations with the city.
None of this replaces a professional assessment of your specific home. If water is getting in, a licensed contractor or engineer should look at where and how.
What should I know before remodeling a canal home?
Remodeling near the water in Long Beach comes with two extra layers of rules: flood rules and coastal rules.
The 50 percent rule. Long Beach’s flood zone guidance says that if reconstruction, additions, or other improvements to a building in a flood zone cost 50 percent or more of its market value, the building must meet the standards for new buildings. For substantially damaged homes, that can mean raising the home above the base flood elevation. This can change the scope and budget of a big remodel, so check before you design.
Coastal permits. Naples is in Long Beach’s coastal zone. Under the city’s coastal rules, minor additions to an existing single-family home on the first lot along the beach, bay, ocean, or tidelands may qualify for a coastal permit categorical exemption if the addition is less than 10 percent of the existing floor area and doesn’t add a story or loft. Other development on those lots generally needs a local coastal development permit. Even exemptions can be appealed to the California Coastal Commission, and the city’s form says work can’t start until the appeal period closes.
Every lot is different, so confirm your path with the Long Beach planning counter before you commit to a design. Our post on whether a kitchen remodel needs a permit in California covers the building permit side.
Design choices worth discussing. On a flood-prone lot, talk with your designer about water-resistant materials on lower floors, raising electrical outlets and equipment, and how the garage and entries handle shallow water.
When to handle it yourself, and when to call a pro
You can do this yourself:
- Look up your flood zone and ask about your elevation certificate
- Keep sandbags ready before king tides and storms
- Move valuables up and document conditions
- Follow city and neighborhood seawall updates
Call a pro when:
- Water is getting into the house, garage, or crawl space
- You see recurring dampness, mold, or damage after high tides
- You’re planning an addition or major remodel on a canal lot
- You’re unsure whether your project triggers the 50 percent rule or a coastal permit
Frequently asked questions
Who is responsible for the Naples seawall in Long Beach? The City of Long Beach. The seawalls around Naples Island are public infrastructure, and the city is replacing them in phases.
Why does water come over the Naples seawall? Older sections are low and worn. During high and king tides, water can spill over or push through gaps and flood sidewalks.
How much of the Naples seawall has been replaced? As of October 2026, two of six planned phases are complete, and funding for the rest is uncertain.
Do I need flood insurance for a Naples canal home? It depends on your flood zone and lender. Standard homeowners policies don’t cover flood, and flood insurance is available through the National Flood Insurance Program.
Do I need a coastal permit to remodel in Naples? Often, yes. Naples is in Long Beach’s coastal zone. Small additions may qualify for an exemption, but other development on waterfront lots generally needs a local coastal development permit. Confirm with the city’s planning counter.
When is the best time to see the Naples Christmas lights? December evenings, especially around the annual Naples Island holiday boat parade. Check local event listings for this year’s date.
Own a canal home? Let’s plan around the water.
Whether you’re fixing water damage after a king tide or planning a bigger remodel, the first step is understanding your lot: flood zone, coastal permit path, and how water reaches the house.
De Sisto Construction, Inc. is a California licensed general contractor (CSLB License #803545), based just up the road in Signal Hill and in business since 2001. We guide permitting, inspections, and code-compliance coordination, with line-item costing so you can see where every dollar goes. Learn more about our residential remodeling services.
Give us a call at 562-425-1050 or email us at info@desistogc.com (dcidirect.net)