Where to Start: Support Centers
There are two one-stop support centers available to assist residents and contractors through the rebuilding process. Both centers feature representatives from the Los Angeles Department of Building and Safety (LADBS), the Bureau of Engineering (BOE), the Los Angeles Fire Department (LAFD), the Department of City Planning (DCP), and the Los Angeles Department of Water and Power (LADWP), all available to provide coordinated assistance.
| City of Los Angeles One-Stop Rebuilding Center | Palisades Inspections and Permitting Support Center |
|---|---|
| 1828 Sawtelle Blvd. Los Angeles, CA 90025 9:00 a.m. - 5:00 p.m. Monday through Friday | 16925 Marquez Avenue 9:00 a.m. - 5:00 p.m. Monday through Friday |
Rebuilding Options
The first step in rebuilding is to understand your rebuilding options. Each rebuild type is linked to the corresponding executive orders (EOs) enacted after the fires. Click here to learn more about EO1, EO8 and their associated implementation guidelines.
- “Like for Like” up to 110% (EO1): Expedites the rebuilding of homes damaged or destroyed in the wildfires by requiring City Departments to review complete applications within 30 days and issue permit clearances within 5 days, waiving certain environmental and hearing requirements, and allowing temporary housing during construction. In particular, this order facilitates and streamlines the rebuilding of "like-for-like" projects within 110% of the original home’s footprint and height, and extends eligibility to primary residences, accessory structures, and ADUs.
- Beyond “Like for Like” and Zoning Compliant (EO8): Allows “non like-for-like” single family residential projects that comply with zoning to bypass local Coastal Act and CEQA reviews, while still requiring streamlined environmental protections. The order revises and enhances EO1’s framework by explicitly including accessory structures and necessary infrastructure, reinforcing rules like height limits, unit replacement, and bluff setbacks. EO8 broadens rebuilding eligibility, accelerates recovery in coastal zones, and maintains safety and environmental safeguards.
Step-by-Step: Overview of Permitting Process
The City of LA has streamlined the permitting process and eliminated 70% of clearances required for single family rebuild permits. The streamlined clearances remaining under EO1 and EO8 include:
Rebuilding Tools
Whether you are repairing damage or rebuilding entirely, our goal is to make the process clear, transparent, and accessible so you can focus on recovery and rebuilding with confidence. There are several new programs and resources designed to make the process more efficient, transparent, and accessible as you rebuild.
Utility Coordination
Rebuilding your structure often requires resetting or upgrading your utility connections. Start these conversations during the design phase to avoid construction delays.
LADWP Undergrounding Initiative Checklist
Understand mandatory electrical infrastructure requirements that will help facilitate a future neighborhood-wide transition to underground power lines. Follow these steps to ensure early co-ordination for electrical panel upgrades or water main relocations.
SoCalGas Information for Wildfire-Impacted Customers
Find information on rebuilding and restoring natural gas service and follow SoCalGas guidance. If your service was disconnected, follow the "Request for Service" steps to resume gas flow.
Finding & Verifying Professionals
Rebuilding FAQs
Find answers to common questions about the rebuilding process below.
Permitting
- How do I start the rebuilding process?
Permit applications can be submitted online through the City’s electronic plan review system (ePlanLA) or in person. To begin your application and access rebuilding resources, visit LADBS' Wildfire Rebuilding & Recovery page. To apply in person, visit the One-Stop Rebuilding Center at 1828 Sawtelle Blvd, West Los Angeles, CA 90025, open Monday-Friday 9am-5pm. After permits are issued and debris removal is complete, construction can begin.
- Do I qualify for expedited permit review?
All reconstruction projects on sites with structures substantially damaged or destroyed by the Palisades fire receive expedited initial permit review under Mayor’s Executive Order #1. Reviews are completed within 30 days.
- Are permit reviews and approvals still streamlined if I am rebuilding more than 10% increased square footage but on the original footprint of the destroyed house?
All wildfire plans have priority assignment and review. Once the initial review is complete, the approval and permit issuance will be based on the ability of the applicant to resolve the corrections and obtain city department approvals.
- 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.
- What are the permitting requirements for rebuilding mobile home parks?
Mobile Home Parks are regulated by California HCD for building code requirements. The City of LA issues land use permits to verify zoning and EO eligibility.
- Are permit fees suspended for fire victims?
Plan check and permit fees are suspended only for those who owned the property at the time of the fire.
- What is Archistar AI?
The Archistar AI pre-plan check tool (E-Check) is available to all homeowners and rebuild applicants in the Palisades. Instructions are available on the Archistar AI portal homepage. Staff support is also available at compliance.support@archistar.ai.
Preliminary Plan Check and the Archistar AI tool help applicants identify code requirements and major site-specific issues before formal plan submission. While preliminary plans without full dimensions or structural details can be submitted to Archistar AI, limited information may restrict the number of compliance checks. Sharing more details enables a more complete analysis.
- Who can stamp and sign architectural and structural plans?
Architectural plans must be stamped and signed by a licensed architect. Structural plans must be stamped and signed by a licensed structural engineer with a valid license from the State of California.
- Can licensed architects and engineers self-certify their own plans?
Yes, eligible architects and engineers can participate in the Self-Certification program. See LADBS Self-Certification Guidelines for details.
- Do self-certified projects require LADBS Plan Check?
No. LADBS relies on self-certified plans for code compliance. Other department reviews and approvals are still required.
- Will grading review occur during plan check?
Yes, grading review is part of building plan check.
- Must a civil engineer prepare grading plans?
Yes, a registered civil engineer must stamp and sign grading plans. Architects can prepare them, but a civil engineer must sign.
- Is permission required from the architect for LADBS to release home plans/blueprints?
No. Residents can obtain original building plans without the architect’s consent, using ID, deed, and a form.
- Can the encroachment fee be waived if approved?
The Department of Water and Power does not charge a fee for encroachment. The $6,420 fee applies only to quitclaims. For quitclaim inquiries, contact LADWP Real Estate Services at Encroachments@ladwp.com. See the encroachment application handout for details.
- Are Low Impact Development (LID) requirements applicable?
Single Family Dwellings built before September 2, 2002 are exempt from LID under EO8. Most projects in the Palisades are exempt, but some may require LID based on size and location.
- Does the Coastal Zone / Specific Plan impact my rebuild?
Eligible Projects inside/outside the Coastal Zone/Specific Plan Area are eligible for streamlining. Non-Eligible Projects must comply with existing zoning and may have additional steps.
- 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?
Search for your parcel at http://zimas.lacity.org and check the “Coastal Zone” field under the “Additional” tab.
- Are pools or tennis courts permitted in the Coastal Zone?
Existing pools or tennis courts can be rebuilt under EO1. New ones may be built under EO8 if not in Coastal or Canyon Bluff setbacks and without impacts to Biological Resources. Otherwise, apply for a Coastal Exemption (CEX) or Coastal Development Permit (CDP). Contact Planning.PalisadesRebuild@lacity.org for guidance.
- Where can I find maps of geologically sensitive areas?
Maps are available online. Check ZIMAS for property-specific information.
- What are bluff and biological resources reviews?
Bluff setbacks are 25 feet from coastal bluff and 10 feet from canyon bluff. Biological Resources review is required for properties flagged in ZIMAS. Contact Planning.PalisadesRebuild@lacity.org for guidance.
- Do wildfire risk maps affect planning rules?
The Palisades is a Very High Fire Hazard Severity Zone. Stricter planning rules that existed before the fire remain in effect.
- Where can I find zoning compliance requirements?
Zoning standards are in the Los Angeles Municipal Code. For property-specific questions, contact LADBS via the same day virtual counter service on BuildLA.
- How is it determined that a structure’s foundation is compromised? Can I reuse my foundation?
Foundations are not typically permitted to be reused unless approved by a private engineer and the building official. Approval is required before reuse.
- Can homes be relocated slightly on the lot?
Minor adjustments may be allowed if consistent with zoning rules.
- What new building codes will new homes be required to meet?
New buildings must meet the current code unless using a plan approved under the 2019 code or later.
- Are new buildings required to be all-electric?
No. The all-electric ordinance has been repealed citywide.
- What fire safety measures and standards are required for new developments?
Fire-resistant materials and defensible space standards are required for all new developments. All project plans will also be reviewed for hydrant proximity, water supply, and access.
- Where can I find information on easements and setbacks?
Flexible setback options are provided under the Mayor's Emergency Executive Orders. For prevailing front yard setbacks or non-conforming setbacks, refer to EO1 or EO8 implementation guidelines. You can always build to current zoning code setbacks.
- How are setbacks handled for wildfire rebuilding?
Existing setback conditions may be allowed if rebuilding like-for-like. Otherwise, current zoning setbacks apply.
- Is there a list of minor projects that require permits?
Some repairs require permits. See LADBS Information Bulletin on Express Permits for details. Kitchen remodels without structural changes qualify for express permits.
- Can nonconforming structures be rebuilt?
Yes, if they were legally permitted before the fire and meet eligibility criteria.
- Are height limits enforced?
Yes, unless relief is provided through recovery policies
- Can a house built in 1976 be rebuilt under the 1976 code?
Rebuilds must comply with the current building code. If plans were approved under the 2019 code, they may be resubmitted without further plan check if re-stamped by the original architect.
- Are there design standards for rebuilds?
No mandated design standards for single-family homes exist. Zoning regulations govern height, floor area, and setbacks. Homeowners associations may have additional requirements.
- What is the difference between required building code standards and optional upgrades?
Voluntary upgrades must meet the same code compliance and approval processes as required standards
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/facilities are in substantially the same location and do not exceed 110% of their previous footprint and height. This allows rebuilding even if prior structures were nonconforming under the Emergency Executive Order 1 (EO1) regulatory framework.
110% is set by state and local regulations for like-for-like rebuilding, expediting fire rebuild projects. The new structure cannot exceed 110% of the prior footprint or height.
- What is the guidance on rebuilding a residence greater than the original house's square footage under the rule?
Residents can rebuild larger homes if the new design complies with zoning and building regulations.
- Can a house be built across two lots if I own both under the rule?
No. There must be no lot ties, consolidations, or subdivisions for eligibility.
- 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%?
Under EO 1, a new basement qualifies if it does not exceed 110% of the prior footprint. Under EO 8, it must conform to zoning.
- 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 second floor may be eligible if it fits within the prior height envelope plus 10%. Otherwise, current height limits apply. Adding a new/enlarged basement is allowed if it does not exceed 110% of the existing footprint.
- 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 and attaching a garage is allowed as an Eligible Project if the garage is max 400 sq ft. A second floor above is allowed if within height limits.
- If I propose a residential re-build project that exceeds 110%, am I subject to the Coastal Commission and all other Planning Department clearances?
Yes, unless the project is zoning compliant and qualifies for EO8.
- Does staying within 110% of the original structure affect LID requirements?
No. LID requirements are determined by LID Ordinance #188125 and EO8, not by the 110% rule. Most projects are cleared as “Not Required.”
Hillside Homes
- What are the requirements for rebuilding on hillsides?
Engineering plans are required. A geotechnical engineer may be needed if deeper footings are required. All structures must comply with the 2022 California Building Code as amended by the City.
- How does permitting differ for hillside homes?
Grading is the main difference. Homes in geologically sensitive areas require geological and soil reports and do not qualify for Self Certification. Contact LADBS or refer to the Geological and Geotechnical Considerations bulletin for details.
- What are the geotechnical requirements for rebuilding in burned slope areas?
A geology and soils report is required for sensitive areas and must be submitted to LADBS Grading Section.
- How are hillside stability and slope risks addressed?
Geology and soils reports must be submitted and approved for hillside rebuilds, addressing slope stability and risk mitigation.
- Will shoring plans for hillside rebuilds be streamlined?
Yes, shoring plans receive the same expedited treatment as house rebuilds.
ADUs and Temporary Structures
- Can I build or replace an ADU?
Multiple options exist for replacing or constructing ADUs. Detached ADUs are allowed under EO1 and EO8, not subject to 110% footprint/height. Coastal Zone ADUs must observe bluff setbacks. Conversion of accessory structures into ADUs is allowed, subject to ADU regulations. Contact Planning.PalisadesRebuild@lacity.org or LADBS for guidance.
- Can an ADU be built before the main house?
Yes, a Certificate of Occupancy for the ADU can be obtained prior to the main house if the ADU is eligible under EO1 or EO8. The permit for the main house must be obtained within 7 years of the EO’s effective date, and construction completed within 3 years of permit issuance.
- Can an attached garage be converted into an ADU?
Yes. Under EO1, rebuilt attached garages converted to ADUs are subject to 110% footprint/height/location. Additional ADU space must comply with state/local ADU law. Under EO8, attached ADUs must be zoning compliant and may require bluff and biological resources review.
- 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 assigned based on the street the primary entrance fronts.
- Who should I contact if I see illegal dumpsters and building materials in the streets?
Use MyLA311 and indicate the violation is in the Palisades for prioritized enforcement.
- What are the requirements and procedures for connecting an on-site septic system to the public sewer?
For information on septic systems, refer to LADBS Information Bulletin P/BC 2023-027.
- Will the Rent Stabilization Ordinance apply to rebuilt projects?
Yes, if the original units were subject to RSO and the new construction application is filed within 5 years after 1/7/2025.