City and County of Los Angeles Fire Rebuild Process
Dear Friends,
We have received countless calls and emails from clients and friends wanting to know, “How do I get back into my home and/or business?” Both heartbreaking and heartening, these questions are a powerful reminder that our city is not going anywhere. Los Angeles will rise again, stronger, smarter, and better prepared for the future.
The governor and mayor have issued executive orders aimed at streamlining the rebuilding process, and we are monitoring state and local updates for actionable next steps. Additionally, we are working directly with LADBS, the City Council and state agencies to develop strategies for accelerating the permitting process. The task at hand is monumental, and meeting the moment will require radical, out-of-the-box thinking. KW&A is actively engaged in finding creative policy solutions to remove barriers to rebuilding.
While many questions persist, let me share what is clear at this time. Below we have mapped out the current rebuilding process. Please see below for a brief summary of rebuild options, main processes and useful resources for City of Los Angeles and Los Angeles County.
Kimberlina Whettam
Principal
kimberlina@kwhettam.com
213-228-5303
CITY OF LOS ANGELES
If you’re looking to rebuild after a loss, there are a few different pathways available. A “Like for Like” rebuild lets you replace your previous home in the same size and location, with the option to add up to 10% more square footage, while still preserving your non-conforming rights (except for Fire Life Safety setbacks). These projects will still go through a simpler ministerial Planning review. All projects will need a full set of plans—Architectural, Structural, Survey, Civil, plus a Soils Report. The City’s initial review is taking about 30 days, but with corrections and clearances the overall process usually takes 2–3 months. If your home was built within the last 5 years, LADBS will accept your previous set of plans, and this will further expedite the process, we had a project approved in 30 days. The City is continuing to streamline the permit process, so it’s worth checking for updates often.
If you’d like to go bigger than 110% but stay within Executive Order 8 guidelines, which means that you comply with all zoning standards, meet the bluff setback and do not combine or divide lots, you can still qualify for expedited processing and skip Coastal review. However, if your design exceeds 110% and doesn’t comply with EO8, LADBS and Planning will give it priority over standard plan check, but the Coastal Commission does not currently offer expedited review for these projects.
A comparison table summarizing the rebuild options:
| Rebuild Pathway | What It Covers | Review Process | Plans / Reports Needed | Timing |
| EO-1 “Like for Like” (≤110%) | Single Family and Commercial: Rebuild in substantially the same location and size as the prior home, with up to 110% increase in footprint/height and within 20% of existing footprint. Preserves existing non-conforming rights (yards, setbacks). | Requires LADBS review and ministerial Planning Clearance. | Full set: Architectural, Structural, Survey, Civil, Soils Report. If the home was built in the last 5 years, LADBS will accept resubmittal of prior plans. | Initial City response within ~30 days; overall 1–2 months including corrections and clearances. |
| EO-8 Eligible (Coastal Zone, zoning-compliant) | Single-family homes in the Coastal Zone (plus accessory structures/ADUs) that meet all objective zoning standards, height limits (28–33 ft), bluff setbacks (≥10 ft canyon, ≥25 ft coastal), and do not consolidate/split lots. | Expedited LADBS review and avoids Coastal Commission discretionary review. Limited City Planning administrative clearances only. | Same plan requirements as EO-1. Bluff analysis or biological review may be required if property conditions trigger them. | Streamlined under EO-1/EO-8 timelines — 2-4 months. |
| Non-EO-1 & Non- EO-8 (above 110% or not zoning-compliant) | Commercial and Single Family in Coastal Zone Rebuilds that exceed EO-1 limits (110% footprint/height) and do not qualify under EO-8 (e.g., fail zoning or bluff setback criteria, lot consolidation). | Expedited LADBS/Planning plan check under EO-1 rules, City Coastal for single jurisdiction projects and State Coastal for dual jurisdiction: review likely required, no expediting for State Coastal. | Full set of plans/reports, plus Coastal Development Permit (CDP) if in Coastal Zone. | LADBS/Planning/Coastal Commission will take months due to environmental review, hearings & potential appeals. 9-18 months. |
- Demo permits will not be required, unless the structures designated as a historic resource and which will require Office of Historic Resources and City Planning Review. Coordination & notification via the Department of Building and Safety online portal will be required. Note, deep foundations, piles, grade beams, stepped footings and retaining walls shall not be removed unless a permit has been issued to ensure stability of the site. See the Demolition of Structures Destroyed or Damaged by the 2025 Fires bulletin below.
- Temporary dwellings onsite. Once cleared of hazardous materials, the use of temporary recreational vehicles, tiny homes, modular structures, mobile homes and storage units will be allowed on the property. Permits will be required and can be processed through the LADBS portal.
- The mayor’s executive order established the One-Stop Rebuilding Center, now open, — dedicated to help consult about the process and to swiftly issuing permits for all fire rebuild projects. This in-person center is located at 1828 Sawtelle Blvd, LA, CA 90025 and open Monday-Friday 10am-8pm and Saturday & Sunday 10-4pm.
- Plans can be filed electronically through the LADBS portal or as hard copy plans submitted to the One-Stop Rebuilding Center or any LADBS plan check office.
- For most projects Architectural, structural, civil, soils and geology and survey plans will be required for permitting. Architects have the option to self-certify for the zoning review portion of the plans. Some projects may be eligible to waive soils and geology studies.
- No haul route hearings will be required for the import or export of >1000 cubic yards of soil. Approval is ministerial and the LADBS is quoting a 15-day approval that can be processed concurrent with Plan Check.
- LAFD/Fire Life Safety and current building code requirements will be required for the rebuild and may impact the location and building type of the replacement structure.
- All outside agency clearances are still required as of now and are supposed to be returned within five days of requesting the clearance. Depending on the location of a property you can receive clearances with the Bureau of Sanitations for Stormwater, Bureau of Engineering, Department of City Planning, Fire Department, Department of Transportation, Department of Water & Power, Urban Forestry, Regional Water Quality Control Board, Flood Division, etc. The City agencies are currently reviewing the clearance process and are working to reduce the number of clearances and agencies that will be required to review, very promising news.
- All Electric Building provisions have been waived.
- You will need issued building permits and the completion of Phase 1 & 2 debris removal.
- LADBS Construction-related inspections are expected to be provided within 48 hours of any request.
- Utility connections: Regional utility damage may impact utility connections, the timing is unknown, and may cause delays.
- Certificate of Occupancy (COO) to be allowed to move in: The executive order calls for expedited processing of the COO. Temporary Certificates of Occupancy (TCO) may be needed to support areas that are still impacted by utility delays.
LOS ANGELES COUNTY
For un-incorporated areas affected by the Palisades and Altadena Wildfires, LA County has provided two options to move forward through the permitting process. A like-for-like rebuild design allows for an expedient review process through the County’s permitting agencies for an accelerated path forward. Through the like-for-like option, the proposed replacement structure does not need to comply with Zoning code requirements and can exceed existing height, size, bulk, footprint and square footage by an additional 10%. The like-for-like review process is streamlined across multiple agencies including Regional Planning, Public Works, and County Fire.
Rebuild projects that are not eligible for LA County’s like-for-like review guidelines will also undergo expedited review. However, additional discretionary review and extended review timelines will apply across all permitting agencies. Additionally, replacement structures not eligible for like-for-like review will be subject to all Zoning code requirements.
- LA County has established One-Stop Rebuilding Centers, now open – dedicated to help consult about the process and assist with issuing permits for Fire Rebuild Projects. The Calabasas One-Stop Permit Center location is 26600 Agoura Rd #110 Calabasas CA 91302 with walk-in hours from Monday to Friday – 7:00AM to 11:00AM. The Altadena One-Stop Permit Center location is 464 W Woodbury Rd Suite 210 Altadena CA 91001 with walk-in hours from 8:00AM to 4:30PM.
- Plans can be filed electronically through the EPIC LA portal or as hard copy plans submitted to the One-Stop Rebuilding Center.
- Minimum submittal requirements include: a Fire Rebuild application, architectural plans (i.e., site plans, floor plans, and elevations), and property ownership documentation. The initial review period will confirm the project’s like-4-like eligibility, identify additional application requirements and confirm any additional materials needed based on proposed project scope and site conditions. Once staff approves the initial zoning review, the application will move forward with the building permit review process. LA County will require structural plans, structural calculations by a licensed architect or engineer and energy plans. For most projects Architectural, structural, civil, soils and geology and survey plans will be required for permitting.
- Grading permit are required when grading more than 50 cubic yards of soil.
- Soils reports will be required for proposed foundation designs that include caissons or deep piles, site conditions with geotechnical hazards, basement walls as well as other items that may impact the project design. Public Works Geotechnical and Materials Engineering approval will be required prior to permit issuance.
- LA County Regional Planning will allow an early Zoning review to confirm like-for-like status. The initial intake review by Regional Planning will occur within 10 business days and any additional rechecks will occur within 5 business days.
- Once like-for-like is established, a full set of building plans (architectural, civil, structural, geotechnical, survey, etc.) can be submitted. Building plans will be routed across all applicable permitting agencies for initial review within 10 business days with rechecks occurring within 5 business days of the resubmittal date. Additional agency approvals such as County Fire, Sanitation, may be required all while maintaining expedited review timelines.
- All Electric Building provisions have been waived.
- You will need issued building permits and the completion of Phase 1 & 2 debris removal.
- LA County Construction-related inspections are expected to be provided within 48 hours of any request.
- Utility connections: Regional utility damage may impact utility connections, the timing is unknown, and may cause delays.
- Certificate of Occupancy (COO) to be allowed to move in: The executive order calls for expedited processing of the COO. Temporary Certificates of Occupancy (TCO) may be needed to support areas that are still impacted by utility delays.
USEFUL LINKS & RESOURCES
CITY OF LOS ANGELES RESOURCES
- EPA Fact sheet
- AQMD:
- Certified Asbestos Consultants
- USACE
- LADBS
- LAFD Hydrants & Access Plan Check
- LA CITY GENERAL WILDFIRE INFORMATION & RESOURCES
- Malibu Fire Rebuild
- Altadena Fire Rebuild
LOS ANGELES COUNTY RESOURCES
- LA County Resources
- AQMD:
Disclaimer: While the information in the above findings is accurate and comprehensive based upon professional experience and knowledge, the City of Los Angeles and Los Angeles County regulatory environment is complicated and nuanced. Regulations and procedures for the fire rebuild process in the City of Los Angeles and Los Angeles County are frequently changed or updated. For these reasons, KWA cannot guarantee the accuracy of the findings and cannot guarantee that there are not errors or omissions in the findings. We will do our best to update our website, for accurate information please verify everything with the City and County resources.
What to expect for the Fire Rebuild Process, City of Los Angeles affected Properties
What is happening now and what are the next steps for site access, hazardous waste and debris removal?
- Utility Agencies (LADWP, SoCal Gas, Cellular etc), Public Works, LAFD & LADBS continue to assess roads, utilities, and structures for safe access. These surveys include power, potable water, flushing hydrants, fiber optics, sewer, trees, roads and structures. Work is underway and we expect many regional utility systems will need repair and potential replacement. Potable water continues to be tested and AQMD is expanding their Air Quality testing, including adding more sensors.
Debris removal: All sites are considered hazardous. Separate testing is not necessarily required as it is assumed that all sites are contaminated. Exceptions for sites at higher risk of contamination, such as petrol stations and dry cleaners.
- Phase 1, underway, Hazardous Waste Removal, has begun for each property by the Environmental Protection Agency (EPA). The EPA is actively analyzing and removing hazardous waste from each parcel at no cost to the property owners. Once complete they will post a clearance sign and update their website certifying hazardous materials have been removed. If they cannot complete the work, they will defer the removal to Phase II. Specific Property Look-up Tool: 2025 Southern California Wildfire Response and additional links below for additional information. This process is estimated to take up to 6 months to complete for the Palisades area, current and ongoing.
- Phase II, Debris Removal will follow the completion of Phase I, on an ongoing basis, once properties are certified to have no hazardous materials. Each property owner has the option to either Opt-In and allow the Army Corps of Engineers to remove fire debris, including damaged buildings, foundations, ash etc at no cost to the owner. OR, Opt-Out and hire private certified debris removal companies at your expense.
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- Opt-In Government Provided Service: Requires each owner to complete a Right of Entry (ROE) form and submit it to the US Army Corps of Engineers (USACE) by March 31, 2025. Right of Entry Forms – LA County Recovers The quickly as possible. This process is expected to take upwards of 6 months to complete and they have already begun removing debris from some properties. They are approaching this work on a block-by-block basis. The amount of time to complete the debris removal depends on where they ultimately start the work and the complexity of each parcel. It may take anywhere from a few days to a week depending on access, size, level of debris etc. They will remove chimneys, hazardous trees, fire ash and debris, foundations with some exceptions, up to 6” of soils in the ash footprint and household hazardous materials not removed in Phase 1 by the EPA. This Opt-In process does require minor coordination with your insurance company to let them know that you have selected the Opt-In debris removal process. The Government will process reimbursement directly.
- The USACE will not provide post removal soil contamination testing commonly known as “confirmatory testing.” This additional testing would need to be provided at the owner’s expense. Additional soil removal may still be required post USACE debris removal.
- Opt-Out Privately Funded Process: Private Debris Removal is at the owner’s expense and requires owner’s direct coordination with your respective insurance companies. You will be required to complete the Opt-Out form, hire a certified waste hauler and a Certified Asbestos Consultant (CAC) to survey for asbestos debris, list of certified CACs in links below. If asbestos is found, then a certified abatement contractor must abate the work and coordinate with South Coast AQMD for review and final clearance approval. You will need to obtain a permit with LA County Public Works at www.PW.LACOUNTY.GOV and the Waste Hauler must be certified to haul with both the County and City of LA. They must process these approvals on their own. The application portal is open for applications but as of now, 2/14/25, no one has been issued a permit for private debris removal.
- If you Opt-In and then want to Opt-Out, you must withdraw your Opt-In application with the Army Corps and then follow the procedures to Opt Out. If you Opted out and want to opt back-in, you would need to do this prior to March 31st and prior to any work commencing on your property. Otherwise, this change to opt back in would not be possible per current policy.
- LA County Fire Debris Hotline 626-979-5370
- Opt-In Government Provided Service: Requires each owner to complete a Right of Entry (ROE) form and submit it to the US Army Corps of Engineers (USACE) by March 31, 2025. Right of Entry Forms – LA County Recovers The quickly as possible. This process is expected to take upwards of 6 months to complete and they have already begun removing debris from some properties. They are approaching this work on a block-by-block basis. The amount of time to complete the debris removal depends on where they ultimately start the work and the complexity of each parcel. It may take anywhere from a few days to a week depending on access, size, level of debris etc. They will remove chimneys, hazardous trees, fire ash and debris, foundations with some exceptions, up to 6” of soils in the ash footprint and household hazardous materials not removed in Phase 1 by the EPA. This Opt-In process does require minor coordination with your insurance company to let them know that you have selected the Opt-In debris removal process. The Government will process reimbursement directly.
- Demo permits will not be required for the removal of the debris or for the majority of buildings. Coordination & notification via the Department of Building and Safety online portal will be required. Note, deep foundations, piles, grade beams, stepped footings and retaining walls shall not be removed unless a permit has been issued to ensure stability of the site. See the Demolition of Structures Destroyed or Damaged by the 2025 Fires bulletin below.
- Temporary dwellings onsite. Once cleared of hazardous materials, the use of temporary recreational vehicles, tiny homes, modular structures, mobile homes and storage units will be allowed on the property. Permits will be required and can be processed through the LADBS portal.
What are my options to rebuild my property?
- You can initiate the process to rebuild your home, commercial or multi-family property concurrently with the above-required debris removal.
- You have options with your rebuild: “Like for Like” Rebuild up to 110% per the state and local emergency orders. This process allows an owner to replace the previous home with respect to size and location with an allowance to add an additional 10% of your previous homes size, preserving existing non-conforming rights, with an exception for Fire Life Safety setbacks. As of now, with current policies you will need a complete set of plans, Architectural, Structural, Survey, Civil and a Soils Report for the rebuild. The timing for the City response time is expected to be 30-days, however, this does not include the time to respond to corrections and clearances. We expect the process to take 2-4 months. Note, if the previous home was built within the last 5 years the LADBS will accept a submittal of the previous set of plans. The LADBS is actively developing guidelines that will continue to improve the efficiency of permit approval processing. We recommend frequently checking in on process improvements.
- Design and rebuild up to existing code allowances which will require full plan check and if applicable California Coastal Development Permits or other specific plan or entitlements. The plan check timing for exceeding 110% has not been established but based on current timelines and depending on the type of approvals needed the process could take 4 months to 1.5 years to obtain necessary approvals from the City once a completed package is filed with the necessary approving agencies.
Plan check to permit process summary:
- The mayor’s executive order established the One-Stop Rebuilding Center, now open, — dedicated to help consult about the process and to swiftly issuing permits for eligible projects. This in-person center is located at 1828 Sawtelle Blvd, LA, CA 90025 and open Monday-Friday 10am-8pm and Saturday & Sunday 10-4pm. To note, the LADBS is currently reviewing plans that have been submitted for plan check for fire some rebuild projects.
- Plans can be filed electronically through the LADBS portal or as hard copy plans submitted to the One-Stop Rebuilding Center or any LADBS plan check office.
- For most projects Architectural, structural, civil, soils and geology and survey plans will be required for permitting. The mayor’s order does detail an option being explored for architects to self-certify their work to assist with the processing but the policy has not been approved and is not yet effective. This process may be expanded to include Structural Engineers as well. Some projects may be eligible to waive soils and geology studies.
- Discretionary review will be waived for “like to like” replacement projects not exceeding the 110%. Anything over 110% in the coastal zone will trigger Coastal review and/or Specific Plan and any other typical entitlements.
- No haul route hearings will be required for the import or export of >1000 cubic yards of soil. Approval is ministerial and the LADBS is quoting a 15-day approval that can be processed concurrent with Plan Check.
- LAFD/Fire Life Safety and current building code requirements will be required for the rebuild and may impact the location and building type of the replacement structure.
- All outside agency clearances are still required as of now and are supposed to be returned within five days of requesting the clearance. Depending on the location of a property you can receive clearances with the Bureau of Sanitations for Stormwater, Bureau of Engineering, Department of City Planning, Fire Department, Department of Transportation, Department of Water & Power, Urban Forestry, Regional Water Quality Control Board, Flood Division, etc. The City agencies are currently reviewing the clearance process and are working to reduce the number of clearances and agencies that will be required to review, very promising news.
- All Electric Building provisions have been waived.
- The Department of Building & Safety’s dedicated portal is open and plans have already been submitted.
- Requirements for properties with historic designations remains unclear, to be defined by the Office of Historic Resources shortly.
- These same accommodations are applicable to commercial and multi-family projects as well.
When can I begin construction?
- You will need issued building permits and the completion of Phase 1 & 2 debris removal.
- LADBS Construction-related inspections are expected to be provided within 48 hours of any request.
- Utility connections: Regional utility damage may impact utility connections, the timing is unknown, and may cause delays.
- Certificate of Occupancy (COO) to be allowed to move in: The executive order calls for expedited processing of the COO. Temporary Certificates of Occupancy (TCO) may be needed to support areas that are still impacted by utility delays.
USEFUL & REFERENCED LINKS:
EPA
- Fact sheet: Los Angeles Wildfires Fact Sheet: Phase 1 Hazardous Material Removal
- Detailed EPA presentation: 2025 Southern California Wildfires – Household Materials Removal Presentation
AQMD:
- Air quality Accessible AQI Colors | Air Quality Index App
- Opt-Out Debris Removal AQMD requirements & process: https://www.aqmd.gov/home/rules-compliance/compliance/asbestos-demolition-removal
Certified Asbestos Consultants: https://www.dir.ca.gov/databases/doshcaccsst/caccsst_Query_1.HTML
LA County Recovers Website: https://recovery.lacounty.gov/
LADBS: https://dbs.lacity.gov/
- Demolition Bulletin: https://dbs.lacity.gov/sites/default/files/efs/forms/pc17/P-BC-2025-155-Demolition-Final.pdf
LAFD Hydrants & Access Plan Check: https://issuu.com/lafd/docs/h_a_plan_check_instructions_-_11-24?fr=xKAE9_zU1NQ
LA CITY GENERAL WWILFIRE INFORMATION & RESOURCES LINK: https://lacity.gov/
Malibu Fire Rebuild: https://malibucity.org/901/Malibu-Rebuilds
Altadena Fire Rebuild: https://pw.lacounty.gov/rebuild/woolsey/obtainpermit.shtml
Our hearts go out to everybody impacted and we are here to help anyone along the way to the rebuild and rehome. Interested in learning more, please contact our office.
IMPORTANT LINKS
LA Wildfire Recovery Resources 2025 | Emergency Management Department
Palisades Fire Re-Entry Information | Emergency Management Department
Recovery Guide to Wildfire Debris Removal
LA Wildfire Recovery Resources 2025 | Emergency Management Department
Palisades Fire | Los Angeles Fire Department
Damage Inspectors Bring Urgently Needed Info to Public – YouTube
HELPING YOU GET THINGS DONE IN LOS ANGELES
KW&A provides comprehensive development consulting for projects ranging from single family dwellings to commercial, including apartment buildings, affordable housing, mixed-use, adaptive reuse, ground-up, municipal and institutional buildings, sports facilities, and overall permit expediting in the City of Los Angeles and neighboring areas.
We have intimate knowledge of permit and entitlement processes and we maintain relationships with key decision makers, reducing average time frames, resolving problems, and avoiding pitfalls to ensure your project meets its deadline and stays on course.
Building in LA and need permits?
Our team specializes in development consulting, permit expediting, and discretionary approvals to ensure our projects meet deadlines and stay on course.
Does your project need a variance?
Through our team’s relationships with key decision makers, we efficiently guide our clients through the municipal entitlement approval process.
We find solutions to problems!
With our intimate knowledge of the building and zoning code, we can ensure projects obtain permits, pass inspections, and get certificates of occupancy.
HELPING YOU GET THINGS DONE IN LOS ANGELES
KW&A provides comprehensive development consulting for projects ranging from single family dwellings to commercial, including apartment buildings, affordable housing, mixed-use, adaptive reuse, ground-up, municipal and institutional buildings, sports facilities, and overall permit expediting in the City of Los Angeles and neighboring areas.
We have intimate knowledge of permit and entitlement processes and we maintain relationships with key decision makers, reducing average time frames, resolving problems, and avoiding pitfalls to ensure your project meets its deadline and stays on course.
Building in LA and need permits?
Our team specializes in development consulting, permit expediting, and discretionary approvals to ensure our projects meet deadlines and stay on course.
Does your project need a variance?
Through our team’s relationships with key decision makers, we efficiently guide our clients through the municipal entitlement approval process.
We find solutions to problems!
With our intimate knowledge of the building and zoning code, we can ensure projects obtain permits, pass inspections, and get certificates of occupancy.