Permitting

How do I start the rebuilding process?

Most residents apply online. To begin your application and access rebuilding resources, visit LADBS' Wildfire Rebuilding & Recovery page. 

To apply in person, visit the One-Stop Rebuilding Center located at 1828 Sawtelle Blvd, West Los Angeles, CA 90025, open Monday-Friday 9am-5pm. 

Do I qualify for expedited permit review?

All reconstruction projects that are on a site with a structure substantially damaged or destroyed by the Palisades fire will receive expedited initial permit review thanks to the Mayor’s Executive Order #1. These reviews will be completed by City departments within 30 days. 

Will expedited processes be available for residential and commercial properties?

Yes, DBS will expedite all building permits related to the Palisades, under the Mayor's Emergency Executive Orders (EO). All residential and commercial projects will receive permit expediting. Like-for-like rebuilds under EO1 and zoning compliant single-family rebuilds under EO8 both require a reduced number of plan check clearances from other departments. 

How long does a building permit last? 

Once a building permit has been issued for a rebuild project, work is to be completed within three years. This three-year period is subject to extension by a subsequent Order or Council resolution.

Does the permit applicant need to be a fire victim to have permit fees suspended for their Palisades Fire rebuild or do those who purchased lots after the fire also have permit fees suspended? 

Plan check and permit fees are currently suspended only for those who owned the property in question as of the date of the fire. 

What are the permitting requirements for rebuilding mobile home parks?

Mobile Home Parks are regulated by California Department of Housing and Community Development (HCD). HCD will be responsible for enforcing building code related requirements. The City of LA will be issuing a use of land permits to verify zoning related items and eligibility of EO1 and EO8. 

Will condos, townhomes, and multi‑family projects be treated differently than single‑family rebuilds? 

Condos, townhomes, multi-family projects, and single family homes are eligible to utilize Emergency Executive Order 1 or the like-for-like option. Only single-family houses in the Coastal Zone are eligible for Emergency Executive Order 8. 

How will homeowners be supported if building codes change mid‑rebuild? 

Building code changes during mid-rebuild will not require the structure to meet current code unless the building permit expires. 

Will digital permitting platforms be expanded to speed up processing? 

Yes, the Archistar AI pre-plan check tool, called E-Check, is currently available to all homeowners and rebuild applicants with an address in the Palisades.  

How can I submit plans via the AI portal? 

The main page for the Archistar AI portal has simple instructions here for how to sign-up and submit your plans. However, staff is available to help residents/contractors with this process and can be reached at compliance.support@archistar.ai 

For an AI pre‑check submittal, can the project be in a preliminary state without too many dimensions nor structural plans or calculations? 

Yes, however, it may limit the number of compliance checks that the system is able to complete. The more information shared, the more complete the analysis will be. Since it is free of charge to Palisades residents, it can still help in the plan development phase with the knowledge that it has limitations depending on information shared. 

Is the ArchiStar portal for AI plan review only for preliminary plan review or, can we submit completed plan packages including soil reports and structural calculations at one time to begin LADBS formal plan check process via the portal? 

The ArchiStar portal is for preliminary AI plan review only. It helps identify issues before submitting to LADBS, but complete plan packages, including soils reports and structural calculations, must still be submitted through LADBS’s formal ePlanLA system, as ArchiStar does not replace or initiate the official LADBS plan check process. 

Who can stamp and sign architectural and structural plans?

Architectural plans are required to be stamped and signed by the licensed architect who prepared or reviewed the plan as the Self-Certified Architect responsible.  

The structural plans are to be signed and stamped by a structural engineer with a valid license from the State of California. 

Can licensed architects and engineers self-certify their own plans?

Yes, licensed architects and engineers are eligible for the Self-Certification program, see the Self-Certification Guidelines on the LADBS website for full eligibility criteria here.  

Do self-certified projects require LADBS Plan Check?

The Mayor's Emergency Executive Order 6 establishes a Self-Certification Pilot Program for certain types of rebuild projects within the Palisades.  

The complete Self-Certification guidelines, requirements, and responsibilities are listed in the Implementation Guidelines available here. 

The Pilot Program will allow California-licensed architects (referred to in this Guideline as a Self-Certified Architect) to assume responsibility to verify compliance for construction projects with the California Residential Code as adopted by the City of Los Angeles and the California Energy Code. LADBS will not review or approve the plans for compliance with applicable codes, relying solely on the self-certified plans by the architect. All applicable reviews and approvals by City departments other than LADBS shall continue to be required. 

Will grading review occur during plan check?

Grading review will be done in building plan check. 

Must a civil engineer prepare grading plans?

A registered civil engineer in the state of California will need to stamp and sign the plans. Architects can prepare, but a civil engineer will need to stamp and sign. 

Is permission required from the architect for LADBS to release home plans/blueprints?

Palisades residents can now obtain the original building plans for their lost homes at the LA One-Stop Rebuilding Center. At the request of the Mayor’s Office, Governor Gavin Newsom recently issued an Executive Order that suspended the state law that required City of Los Angeles officials to seek the consent of the person who designed a building, or their heirs, before releasing plans to the building owner. Additionally, Mayor Bass said, the City will make plans available electronically. 

Homeowners can request their plans via email at records.ladbs@lacity.org and at the One-Stop Rebuilding Center in person. Government issued ID, a copy of the property’s recorded deed, and completion of this form are required to obtain plans. 

Can the encroachment fee be waived if approved?

The Department of Water and Power does not charge any fee for the Encroachment process. The $6,420 fee applies to quitclaims only. For quitclaim inquiries please make an appointment with LADWP's Real Estate Services office to discuss details by emailing us at Encroachments@ladwp.com. 

For reference please refer to the encroachment application/handout here. 

How is it determined that a structure’s foundation is compromised? Can I reuse my foundation?

The structural integrity of concrete and masonry can be impacted in fire situations, especially when the structure is completely consumed by fire. The materials’ properties may be irreversibly altered, deeming it unsatisfactory for reuse in supporting a rebuilt structure. Therefore, existing footings and slabs in fire-damaged buildings and structures are not typically permitted to be reused. Foundations may also be damaged during debris removal activities, which may require the use of heavy equipment. 
 
If you would like a structural assessment of your foundation, you must work with your own private engineer to evaluate your foundation. If foundations remain in place, approval will be required prior to reusing the foundation as part of the building permit for new structures. The building official may require foundations to be removed at the property owners’ expense prior to issuing a building permit. 

What new building codes will new homes be required to meet?

New buildings must be built to the current building code unless using a plan that was approved under the 2019 building code or later. 

Are new buildings required to be all-electric?

The all-electric ordinance has been repealed citywide. Buildings are no longer required to be all-electric, regardless of whether they are eligible under Emergency Executive Order 1. 

How are setbacks handled for wildfire rebuilding?

The Mayor's Emergency Executive Orders provide a range of flexible options in relation to setbacks to support different rebuilding situations.  

1. If your block has what is called a prevailing front yard setback, you can rebuild to that setback under either Emergency Executive Order 1 (Like for Like) or also under Emergency Executive Order 8 (zoning-compliant single family). Please see the EO1 or EO8 implementation guidelines for more detail. 

2. If your home had a setback that does not comply with the current zoning code, known as a non-conforming setback, you can rebuild to that same setback only as part of a like for like rebuild. 

3. You can always build to the setbacks required under the zoning code. 

Is there a list of minor projects that require permits?

Some repairs require a permit. Los Angeles Municipal Code Section 91.105 covers when a permit is not required. The LADBS Information Bulletin on Express Permits lists minor work that requires a permit, but no plan would be required. For example, a kitchen remodel (without any structural changes) would qualify for an express permit and can be pulled online. For more information on what types of minor projects can use Express Permits, click here.   

Can a house built in 1976 be rebuilt under the 1976 code?

A rebuild for a 1976 home will need to be built to the current building code. However, if the rebuilt house had been designed and approved under the 2019 building code, state and local emergency orders allow for the plans to be resubmitted without further plan check, provided they are re-stamped by the original architect of record.   

Are there design standards for rebuilds?

There were no mandated design standards for single-family houses prior to the fire, and there are no design standards that have been adopted since the fire. That said, there are existing zoning code regulations that regulate massing through height, residential floor area, and setback requirements. There are also many homeowner associations that may regulate certain aspects of design. 

What is the difference between required building code standards and optional upgrades?

If voluntary upgrades are proposed, they would be subject to the same required code of compliance in terms of plan preparation, the approval process, and obtaining the necessary clearance of approvals. 

How many active permits do we have now? Have you analyzed the length of time to complete a home?

 You can find the latest number of permits issued here: https://recovery.lacity.gov/. LADBS will conduct inspections the day after the inspection is requested.

Like for Like (110% Rebuild)

What qualifies as an eligible project under the rule, and why is this standard used for like-for-like rebuilding?

Like-for-like +10% Eligible Projects are those where new structures and facilities are in substantially the same location as and do not exceed 110% of their previous footprint and height of the primary structures and facilities that existed immediately before the wildfires. 
 
One of the main purposes and important benefits of like-for-like eligible projects is also to enable homes and businesses to be rebuilt as they were before the fire even if they did not comply with current zoning requirements (i.e. nonconforming setbacks, etc.). 

110% is the standard set in existing state and local regulations for like-for-like rebuilding and is the most efficient way to expedite fire rebuild projects across City, County, and State jurisdictions. 

In EO 1, is it 110% of footprint, or 110% of square footage? 

The new structure cannot exceed 110% of the footprint or height of the structure existing immediately before the Wildfire. Square footage is not factored into the 110% allowance. 

If one wall of a home was on fire and burned and now that home has to be taken down to the studs - does it qualify for the Emergency Executive Order 1? 

What has been described here would be considered "significant damage" and it would qualify as an Eligible Project per Emergency Executive Order 1. 

What is the guidance on rebuilding a residence greater than the original house's square footage under the rule?

EO1 like-for-like projects are reviewed based on 110% of previously existing height and footprint, as well as being in substantially the same location. EO8, in contrast, provides for zoning compliant single-family projects within the Coastal Zone. Please see the EO1 and EO8 implementation guidelines for more detailed information.

Can a house be built across two lots if I own both? Can it be built “Like for Like”? 

To qualify for Emergency Executive Order 1 or Emergency Executive Order 8, there must be no lot ties, lot consolidations, or subdivisions. Building one house over two lots that previously contained two houses does not qualify as a like for like rebuild.  

Additionally, under Emergency Executive Order 9, SB 9 lot splits or two-unit developments are prohibited within a Very High Fire Hazard Severity Zone in the boundaries of the Palisades Fire area. 

If I did not have a basement prior to the fire, can I build a full basement and it does not count towards the 110%?

Adding a new basement or enlarging an existing basement level is allowed and qualifies as an Emergency Executive Order 1 Eligible Project, provided the basement does not exceed 110% of the existing building footprint. Please consult the Emergency Executive Order 1 Implementation Guidelines for more information here.  

Under EO 1 a new basement can qualify as an Eligible Project so long as it does not exceed 110% of the previously existing footprint. Under EO 8 a new basement can be proposed so long as it conforms to all applicable zoning regulations. 

If I keep my original footprint but do not have a second story, can I add a second story (using the 110%) or basement and still qualify for EO1?

Adding a 2nd floor in most cases would exceed 110% of the original height, but if you can fit a second story within the prior height envelope plus 10%, the project could potentially be eligible for EO1. If ineligible, then building would be subject to the current LAMC height limit or subject to height limit set by EO8. 

How does moving a detached garage from the back to the front and attaching it to the main dwelling affect setbacks under the rule? Can I build above the garage?

Relocating an existing detached garage and incorporating it to be part of the main dwelling as an attached garage is allowed and considered as an Eligible Project. The attached garage will not count towards the main dwelling's 110% footprint expansion provided the garage area is limited to a maximum of 400 square feet. A second floor addition to the main dwelling above the garage is allowed, provided the resultant height is within 110% of the existing main dwelling height, and the area of the addition is subtracted from elsewhere on the second floor. 

If I propose a residential re-build project that exceeds 110%, am I subject to the Coastal Commission and all other Planning Department clearances?

If the proposed rebuild project is not eligible for Emergency Executive Order 1 (110% rebuild/like for like) or Emergency Executive Order 8 (zoning compliant single-family), the applicable Coastal review and Planning clearances will be required. If the proposed rebuild is zoning compliant and qualifies for Emergency Executive Order 8, it will be exempt from Coastal review even if it exceeds 110% of what previously existed. 

If I stay within the 110% for my rebuild, am I required to adhere to LID (Low Impact Development, or stormwater management)? 

The project staying within 110% of the original structure will not determine LID requirements. LID will review a project under the following criteria: 

1. Is LID required based on LID Ordinance #188125?  

2. Is LID required based on Emergency Executive Order 8 (EO 8)? 

If the answer is “Yes” to both of the above questions, LID Clearance is required, and can be issued via Plan Check Review, Self-Certification, or Deferred to Certificate of Occupancy (C of O).  

If the answer is “No” to either of the above questions, LID Clearance is not required and the permit will be cleared as “Not Required”.  

95% of projects in the Palisades will be cleared as "Not Required" under either condition 1 or 2. Less than 5% of projects will require LID. 

How can I show that my plans meet the Executive Order 1 rules? What information sources will the City use to determine what existed on my lot before the fire? 

Submitted plans often indicate if a project is eligible under Emergency Executive Order 1 or Emergency Executive Order 8. During plan check, the plan checker will verify if this is the case or if a project is Non-Eligible.  

LADBS may use building permits and a Certificate of Occupancy, and records from County Assessor and Coastal Commission to determine what existed on the lot before the fire. On a case by case basis, the Department may consider other photographic sources such as Google Maps and LiDAR. 

Hillside Homes

What are the requirements for rebuilding on hillsides?

Engineering plans would be required for any proposed structures on a hillside lot. A geotechnical engineer may be required if the structural engineer determines that deeper footings are needed. All buildings would be subject to the requirements of the 2022 California Building Code, as amended by the City, for structural design. 

How does permitting differ for hillside homes?

Grading is the main difference. If a house is located within a geologically sensitive area of the Palisades, it will require geological and soil reports. Additionally, geologically sensitive areas do not qualify for the Self Certification program. To determine if you require a soils report and grading review, please contact LADBS staff or refer to information bulletin, Geological and Geotechnical Considerations for Rebuilding in the Palisades Fire Area, for more information. 

What are the geotechnical requirements for rebuilding in burned slope areas?

Building within the geological sensitive areas requires a geology and soils report in accordance with the parameters outlined in the building code. The geology and soils report should be submitted to the LADBS Grading Section for approval. See information bulletin, Contents of Reports for Submittal to LADBS Grading Division. 

How are hillside stability and slope risks addressed?

Rebuilds located in geologically sensitive areas will require geology and soils reports to be submitted and approved to the LADBS grading section. The report should take into consideration the slope stability and risk mitigations. 

Will shoring plans for hillside rebuilds be streamlined?

Yes. Shoring plans associated with wildfire rebuilds will receive the same streamlined treatment as the house rebuild. 

Department Clearances 

Is there a preliminary plan check process I can use to receive potential clearance requirements? 

Preliminary Plan Check can assist permit applicants with code requirements and identify major site-specific issues, including clearances, prior to plan check submittal. You can apply online here by completing a Case Management Service Request application. Additionally, the Archistar AI pre-plan check tool is currently available to all homeowners and rebuild applicants with an address in the Palisades.   

How do I check if my project is located in an Environmentally Sensitive Area (ESA)? 

1. Go to: https://navigatela.lacity.org/navigat ela/  

2. Search Project Address  

3. Select Tools and toggle: Significant Ecologic Area in both County and City 

Are Building Materials Permits required? Are Overload Permits required? 

Yes, a Building Materials Permit is required to coordinate storage of building materials in the public right-of-way (PROW). Coordination is required to maintain order and considers the size, duration, and type of building materials that can be stored in the PROW.  

Overload Permits are required for loads that exceed standard legal weight or dimensional limits and to ensure no conflicts to roadway weight, utilities, trees, and other infrastructure due to the State’s allowable extralegal loads. 

Are clearances required for street tree removals? 

Yes, a ‘Trees in Parkway’ clearance is still required for Beyond 110% Projects. However, clearances are not required for private property trees per EO1 and EO8, and street trees for Like-for-Like projects. 

What fire safety measures and standards are required for new developments? 

All project plans, including rebuilding project plans of single-family dwellings, are assessed for proximity to hydrants, adequate water supply; and need for special fire lanes, if the rear of the project is set too far from the edge of the roadway. We do not issue clearances for plans until hydrants, water supply, and access lanes have been addressed. The Fire Department does not assess plans for defensible space, except for setbacks from property lines. 

Is the installation of a public fire hydrant a requirement and condition to obtain a permit? What is the City's review process for this? 

Hydrant location, spacing and distance from a structure is mandated by the Los Angeles Municipal Code, in Section 57.507. The City requires that properties be no more than a distance of 300 feet from the nearest hydrant so that water for fire fighting is readily available during a fire. In many cases, there are options available to the homeowner in lieu of installing a new hydrant. Options include upgrading the fire sprinkler system, or upgrading the type of construction. Please contact your Fire Inspector if you would like to discuss these options. 

How do I find out if my property is within 300 ft of a fire hydrant? 

The Fire Inspector will use the measurement tool in a program (such as ZIMAS), to determine the distance from the nearest available hydrant to the closest part of your property line where it meets the street. The line follows the path that a fire engine would take; it is not necessarily a straight line measurement. If you disagree with the measurement, please let your Fire Inspector know. He or she may make a site visit to measure the distance manually. 

Our driveway was damaged by the US Army Corp of Engineers during debris removal. Do we still need an A‑Permit for repair? 

Yes, according to LAMC Section 62.105, any construction within the public right-of-way must be performed under an approved permit. 

When is my proposed project exempt from needing a Replacement Unit Determination (RUD)? 

The only projects that are exempt from a RUD at this time are projects that propose a single family dwelling to replace the prior existing single family dwelling. 

When can I apply for a RUD? 

As early as you wish. You can submit your RUD application prior to your building permit application. 

Are Low Impact Development (LID) requirements applicable? 

LID requirements have been significantly revised for projects in the Palisades. However, there are some projects that remain subject to LID based on their project size and location. The most significant revision is due to Emergency Executive Order 8 (EO8) which notes that Single Family Dwellings (SFD) built prior to September 2, 2002 are exempt from LID. Other projects may be exempt due to their size and location. 

LID will review if any other project conditions result in LID being required. Otherwise, your project will be cleared as "Not Required." It is anticipated that less than 5% of projects for single-family homes will require a LID clearance. 

Does the Coastal Zone / Specific Plan impact my rebuild? 

Eligible Projects both within and outside of the Coastal Zone and Specific Plan Area are eligible for streamlining, and are waived from CEQA, Specific Plan and Coastal Act requirements, thanks to local and state actions. 

Non-Eligible Projects will need to comply with existing zoning. Processing timelines and procedures can vary depending on whether or not the site is within the State of California Coastal Zone and/or the Pacific Palisades Commercial Village and Neighborhood Specific Plan area. 

Non-Eligible Projects Inside the Coastal Zone and/or Specific Plan Area will have additional steps required by State and City regulations. The City is working to ensure local reviews are still conducted as quickly as possible within applicable State and local requirements. Please see the City Planning Department's website on fire rebuild for questions regarding the Coastal Zone and Specific Plan. 

Non-Eligible Projects Outside the Coastal Zone and Specific Plan Area: If the non-Eligible Project complies with zoning, it will be filed directly with Building and Safety and will benefit from the same expedited permit review as all reconstruction projects. Processing timelines would be similar to those of Eligible Projects. 

How can I tell whether my property is within the State of California Coastal Zone or the City's Pacific Palisades Commercial Village and Neighborhood Specific Plan area? 

To see whether your parcel is within the Coastal Zone, search for your parcel at http://zimas.lacity.org, and under the “Additional” tab look at the "Coastal Zone" field. There is also a viewable layer of the Coastal Zone in the City Planning Department's interactive map. 

Maps showing the parcels within the Specific Plan area can be found here. 

Is a pool or tennis court processed through a Coastal Exemption (CEX) or Coastal Development Permit (CDP)? 

In the Coastal Zone, if a pool or tennis court existed prior to the fire, they can be rebuilt under Emergency Executive Order 1 (Like for Like). A new pool or tennis court can be built as part of an Emergency Executive Order 8 (zoning compliant single-family) project if the development is not located within the Coastal or Canyon Bluff setback and if there are no impacts to Biological Resources. If ineligible for Emergency Executive Order 1 or 8, a new pool and tennis court would be applied through a Coastal Exemption (CEX) or Coastal Development Permit (CDP). Please contact Planning.PalisadesRebuild@lacity.org to consult with a planner. 

Where can I find maps of geologically sensitive areas? 

You can find the map here. 

What are bluff and biological resources reviews? 

Projects rebuilding under Emergency Executive Order 1 may be subject to a Bluff review only if the project includes the construction of a new detached ADU on a property flagged as having potential for a Bluff. Bluff setbacks are 25 feet from the coastal bluff edge and 10 feet from the canyon bluff edge. 

Projects rebuilding under Emergency Executive Order 8 may be subject to a review for Bluffs and/or Biological Resources if the property is located in an area flagged as having potential for Bluff or Biological Resources.  

You can check ZIMAS here  to determine if the property is located in an area requiring this additional review. Bluff Review is required if ZIMAS shows “Yes” for “Coastal Bluff Potential” or “Canyon Bluff Potential”. Review for Biological Resources is required if ZIMAS shows “Medium” or “High” potential for Biological Resources. For more information or to consult with the Planning Department, please contact Planning.PalisadesRebuild@lacity.org. 

Do wildfire risk maps affect planning rules? 

The Palisades has been a designated Very High Fire Hazard Severity Zone since 1999. Any stricter planning rules that existed prior to the fire will continue to exist. The City considers hazard designations when making zoning decisions, so land within the VHFHSZ is generally designated for open space or low density residential development, with limited commercial, medium residential and industrial land uses. 

Where can I find zoning compliance requirements? 

Zoning standards can be found in the Los Angeles Municipal Code. For general zoning questions as they relate to your property, please contact LADBS through the same day virtual counter service on BuildLA. 

ADUs and Temporary Structures

Can I rebuild my home, ADU, and garage in different stages? 

ADUs and the main house can be built in any sequence the owner likes. 

Can I build or replace an ADU?

There are multiple options for replacing a previously existing ADU or constructing a new ADU in the Palisades. The Governor and Mayoral Orders have removed Coastal Development Permit and Environmental Review requirements from the ADU process in the Coastal Zone when it is determined the new ADU would not be built within 10 feet of a canyon bluff or 25 feet from a coastal bluff. Outlined below are a few scenarios:  

1. Detached ADU (new or rebuilt) 

For EO1 and EO8 Eligible Projects, detached ADUs are allowed whether or not an ADU existed on-site prior to the Wildfire.  

New and rebuilt detached ADUs are not subject to 110% footprint or height requirements. For projects within the Coastal Zone, new detached ADUs must observe a setback of at least 10 feet from a canyon bluff and 25 feet from a coastal bluff. However, the rebuild of a detached ADU that is substantially in the same location as the ADU that existed prior to the fire is not subject to the bluff setback. 

To assess if a property is in a Coastal or Canyon Bluff Potential area, please visit the Zone Information Map Access System (ZIMAS). On the home screen, enter the property address. There is a drop down tab on the left hand side called “Additional” that includes fields for Coastal Bluff Potential and Canyon Bluff Potential. If the field shows “Yes,” please contact Planning.PalisadesRebuild@lacity.org to determine if analysis is required. 

2. Conversion of detached accessory structure (i.e., garage) into ADU 

Under state and local law, existing detached accessory structures, such as garages, can be converted into ADUs and can also be added on to. 

For the purpose of Pacific Palisades fire recovery efforts, an accessory structure conversion into an ADU is allowed. This means an accessory structure that existed before the fire can simultaneously be rebuilt and converted to an ADU. 

The first step is to understand the envelope of the previously existing accessory structure. This envelope is allowed to be rebuilt under the EO1 limitations of 110% footprint/height/location. This becomes the baseline upon which you can design an ADU conversion in compliance with state and local ADU law.  

Should you wish to expand the size of the converted accessory structure beyond 110%, the addition is not subject to 110% footprint, height, or location limitations. The ADU instead must just comply with state/local ADU law. If located on a Coastal or Canyon Bluff Potential Area, adding more than 110% may trigger a requirement for Bluff Review. Please contact Planning.PalisadesRebuild@lacity.org for more information.  

3. Attached ADU (new or rebuilt) 

Under EO1, new attached ADUs are allowed and may exceed the 110% footprint and height requirements, and the square footage does not count against maximum residential floor area requirements. The new attached ADU would be subject to applicable local and state laws governing ADUs. 

Under EO8, an attached ADU can be added or replaced. The attached ADU would be part of the permit for the main dwelling and must be zoning compliant, and may be subject to canyon, bluff, and biological resources review.  

4. Conversion of attached garage into an ADU 

Under EO1, if an attached garage that existed prior to the Wildfire is rebuilt and converted as an ADU, the garage converted portion of the ADU would be subject to the 110% footprint and height requirements and be located in substantially the same location. The ADU conversion portion can be added to per state and local ADU laws without having to comply with the 110% footprint or height limitations. The newly converted attached ADU is not subject to any canyon or bluff review so long as the project meets EO1 criteria.  

Under EO8, an attached ADU can be provided in place of the attached garage. The attached ADU would be part of the permit for the main dwelling and must be zoning compliant, and may be subject to coastal or canyon bluff review, and biological resources review.  

All attached or detached EO1 and EO8 ADUs are subject to the applicable local and state law governing ADUs. ADU projects not eligible for EO1 or EO8 in the Coastal Zone will be subject to the California Coastal Act. Please reach out to Planning.PalisadesRebuild@lacity.org for guidance and questions. ADU projects not eligible for EO1 or EO8 outside of Coastal Zone may be allowed ministerially through DBS. For guidance and questions, please contact LADBS through the same day virtual counter service on BuildLA. 

Can an ADU be built before the main house?

A Certificate of Occupancy (C of O) for the ADU can be obtained prior to the main house if the ADU is an Eligible Project under Emergency Executive Order 1 or Emergency Executive Order 8. The permit for the main house would need to be obtained within 7 years of the effective date of the applicable EO (1 or 8). The construction would need to be completed within 3 years of the permit issuance. 

Will residents be allowed to increase density (e.g., add ADUs, duplexes, or townhomes) during rebuilding? 

Yes, temporary structures including RVs, mobile homes and manufactured homes will be allowed for up to three years or while there is an active rebuild permit, whichever is longer. Mobile and manufactured homes will need a foundation system, and an RV on wheels will need to be on grade not to exceed 5% slope. Otherwise, it will require a foundation system. See information bulletin, Temporary Housing for the 2025 Wildfire Damaged Properties, for more information.   

Are temporary structures allowed during rebuilding?

Yes, temporary structures (RVs, mobile homes, manufactured homes) are allowed for up to three years or while a rebuild permit is active. Proper foundation and utility connections are required. See the Temporary Housing bulletin for more information.

Other Questions

My property is located on a corner lot. If my front door was originally located on street A, but in the rebuild the front will move to street B. Will my address have to change?

Yes, addresses are typically assigned using the street that the primary entrance fronts. 

Who should I contact if I see illegal dumpsters and building materials in the streets?

Use MyLA311 and indicate that the violation is in the Palisades so that StreetsLA’s Investigation and Enforcement Division (IED) can prioritize and issue a no-fee Notice of Violation (NOV), or an Administrative Citation Enforcement (ACE) that includes fines.   

What are the requirements and procedures for connecting an on-site septic system to the public sewer?

For information on septic systems, please refer to LADBS information bulletin P/BC 2023-027. 

Will the Rent Stabilization Ordinance apply to rebuilt projects?

Yes, the new units will be subject to the Rent Stabilization Ordinance (RSO) if the original units were already subject to the RSO before the wildfires and the project application for the new construction is filed within 5 years after 1/7/2025.