Rebuilding

LA County has committed to providing expedited services for fire rebuilds. However, the duration of the permitting process will vary based on the project’s complexity. Certain types of projects will be able to move forward on accelerated timelines, such as like-for-like rebuild projects or preapproved plans. More complex projects may require additional review and approvals but will still be expedited.

Regional Planning will conduct their initial review of like-for-like rebuild projects within two weeks and will also conduct rechecks within two weeks. If the rebuild project does not meet Regional Planning’s like-for-like standards, review periods will depend on the complexity and scope of each project. Please note that like-for-like replacement structures do not need to comply with current Zoning Code requirements, but they will need to comply with current Building Code, Fire Code, and Health and Safety Code requirements.

The Public Works Building and Safety Division and LA County Fire Department will review initial submittals within 10 business days and rechecks within 5 business days. Over the counter or virtual appointments for rechecks may be facilitated, provided the design professional is available to attend the appointment as well.

Yes, in most cases additional agency approvals will be required prior to issuance of a building permit. The applicability of review and approval of required agencies is unique to each site and will be determined by a building plan check engineer at the time of plan submittal.

LA County staff only needs one application with architectural plans (i.e., site plans, floor plans, and elevations) and property ownership information to start their review. After determining whether your proposal qualifies as a like-for-like rebuild project, identifying additional application requirements and finalizing the project scope, LA County Staff will require more detailed architectural plans, structural plans, structural calculations by a licensed architect or engineer (if not prescriptive construction) and energy plans. You will be notified when these plans need to be submitted, however, you will not need to submit another application. Public Health requirements for rebuilding can be found at http://ph.lacounty.gov/eh/safety/returning-home-after-fire.htm.

A debris removal permit is required only if you do not opt-in to the government-assisted debris removal program. For homeowners who opt-out of the government-assisted program, approval from Public Works is required for the debris removal work. More information is available by calling LA County Public Works Fire Debris Hotline at 844-347-3332 or at recovery.lacounty.gov/debris-removal.

If you would like to attempt to reuse your foundation, you will need to retain an engineering consultant to evaluate the foundation and determine whether or not it can be reused for the rebuild. If the existing structure’s foundation is deemed to have suffered minimal fire damage by a design professional (licensed civil engineer, structural engineer or architect), it may be used in the new proposed construction as long as it meets current building code requirements. Such determination shall be based upon thorough testing and forensic analysis. The engineer must complete the following form: Reuse of Existing Foundation Systems in a Fire Damaged Structure (Rev 02-2025).

The design professional must verify that all under-slab utility systems (such as drain, waste, vent, water, mechanical, electrical, etc.) are suitable for continued use. Electrical conduits may remain, but all under-slab electrical conductors must be replaced.

Applicants who choose to demolish the slab/foundation system will need to provide a compaction report to address re-compaction of the lot after slab removal, if soil was disturbed to a depth greater than 12 inches. A licensed geotechnical or civil engineer must prepare the compaction report.

A separate demolition permit will not be required for those who opt-in to the government’s debris removal program: the opt-in process already includes the demolition verification. A debris removal permit will be required for those that opt-out and the description will need to indicate that the existing foundation will remain.

Yes, the existing foundation may be utilized as long as it meets all building code requirements; including slope setback requirements. However, reduced slope setbacks may be recommended by a soils engineer and may be approved subject to the building official’s review.

Not necessarily, if your foundation is a conventional raised or slab on grade with continuous footings that are designed to meet specified minimum standards, you will not need a soils report. Soils reports are still required for foundations with caissons or deep piles, for geotechnical hazards, basement walls and certain other criteria. In addition, Public Works Geotechnical and Materials Engineering approval may be required prior to rebuilding a home where a geologic hazard is present.

The need for a grading permit will be determined by how much soil is removed, if below grade/basement walls are backfilled, and the site condition.

Be aware that damaged oak trees cannot be removed because oak trees may resprout within a two-year monitoring period. However, if an oak tree is deemed a hazard by the County Forester, it may be removed with a valid Oak Tree Permit Exemption.

Like-for-like rebuild projects do not need to comply with current Zoning Code requirements, including the Oak Tree Ordinance. However, no oak trees can be removed, and if the structure that was damaged or destroyed encroached into the protected zone of any oak tree, the like-for-like replacement structure cannot encroach further into the protected zone.

If the rebuild project does not meet Regional Planning’s like-for-like standards, it will need to comply with current Zoning Code requirements, including the Oak Tree Ordinance. If you have oak trees on your property, please contact Regional Planning for more information regarding the Oak Tree Ordinance and Oak Tree Permits.

Fee waivers are not being considered at this time unless an alternative source of funds to reimburse the departments are identified.  Permit fees may eligible for reimbursement through private insurance.

The Public Works Building and Safety building plan check and permit fee varies, depending on the size and cost of the construction. For a 3,000 square foot home, the current cost is approximately $22,000. For a 1,500 square foot home, the fee is approximately $12,000. Additional review fees are required by the Department of Public Health.

Regional Planning fees for residential like-for-like rebuilds are $1,404.00. Regional Planning fees for commercial/industrial like-for-like rebuilds are $1,382.00. Non-like-for-like proposal fees will depend on the project’s scope. Regional Planning fees increase annually in March, so please check in with Regional Planning regularly for up-to-date information.

Fire Department fees include a building plan review fee of $565.00 and a fire sprinkler plan review fee of $565.00. Fuel Modification fees for homes smaller than 2,500 sq. Ft. is $735.00 and $845.00 for home larger than 2,500 sq. ft. Inspection fees will be $390.00 for the building inspection and $390 for the fire sprinkler inspection.

The Public Health plan check fees for Onsite Wastewater Treatment Systems vary  depending on the type of rebuild (i.e., like-for-like or Non-like-for-like), and an approved original plan availability. For a like-for-like rebuild with an available approved original plan, the current cost is $447.00, without an approved plan, the current cost is $527.00. For non-like-for-like rebuilds, a Conventional Onsite Wastewater Treatment system review costs $1528.00, and a Non-Conventional Onsite Wastewater Treatment System review costs $1986.00.

If you rebuild like-for-like, payment of school fees is not required. If your proposed new construction exceeds the existing permitted square footage, school fees may be applicable. To confirm, please contact your applicable school district. You may use the Service Locator tool to determine the school district: dpw.lacounty.gov/general/servicelocator/.

No, library fees are not required for reconstruction of one individual single-family residence.

No, reconstruction of one individual single-family residence is not subject to Sanitation District fees.  Fees will apply if your home was previously on a septic system or cesspool and you connect the new home to sewer when you rebuild.

Like-for-like rebuilds do not need to comply with current Zoning Code requirements, but they will need to comply with current Building Code, Fire Code, and Health and Safety Code requirements.  If the rebuild project does not meet Regional Planning’s like-for-like standards, the replacement structures will need to comply with current Zoning Code requirements.

Otherwise, LA County is not waiving any code requirements. All new construction, repair work and remodeling must meet the current requirements prescribed by the LA County Building Codes. When you apply to LA County to rebuild, please check with your assigned land use planner for the most up-to-date information.

If permits for a new home or an Accessory Dwelling Unit (ADU) were recently issued during the 2020 or 2023 code cycle, the same permits for the new home or ADU can be issued again without plan review.

Yes, plans can be submitted at this time. However, construction work cannot begin until both Phase I and Phase II debris removal have been completed. You can submit your plans electronically through the County’s EPIC-LA online permit system or by visiting your local field office.

Regional Planning will review all available information, including but not limited to previous land use and zoning approvals, building permit records, Coastal Commission records, County Assessor’s Office records and photographs, to determine the square footage.

Typically, Building and Safety does not keep plans on file for residential buildings. However, files may be available if a dwelling passed final inspection within the last 90 days or if it was part of a developer-built subdivision. If building plans were submitted electronically through EPIC-LA, we may still have records.

A like-for-like replacement structure may be approved with modifications if they do not increase the floor area by more than 10%. The like-for-like replacement structure can have a different internal floor plan than the damaged or destroyed structure.

Yes, we are exploring the feasibility of providing both County building standard plans and preapproved plans for single-family homes of various square footages for homeowners to select and use for rebuilds, which will help expedite the plan review process.

Rebuilds will need to comply with current code requirements, which includes the installation of solar panels and fire sprinklers.

The current code requires a new building to be electric ready, but you are still able to install gas appliances.

After the debris removal, a survey may be required to reestablish property lines. LA County does not conduct surveys; it’s the owner’s responsibility to hire a surveyor to mark their property lines.

Like-for-like replacement structures can have the same setbacks as the legally established damaged or destroyed structure. They do not need to comply with current setback requirements. If the rebuild project does not meet Regional Planning’s like-for-like standards, the new structures will need to comply with current setback requirements. A property owner can request modifications to the current setback requirements, but these requests require a public hearing and approval is not guaranteed. Please contact Regional Planning for more information about requesting modifications to the current setback requirements.

LA County will rely on historic preservation experts to inform our decisions on this topic. If historically significant portions of the historic structure remain, and there are original plans available, it is possible to rebuild the structure in an historically appropriate manner. Please contact the Los Angeles Conservancy for additional advice.

Yes. Applications for like-for-like replacement structures will receive an expedited plan check. Although like-for-like replacement structures do not need to comply with current Zoning Code requirements, they will need to comply with current Building Code, Fire Code, and Health and Safety Code requirements.

A “Yellow” tag typically indicates that your property has been assessed and deemed safe for limited access, but certain areas are restricted due to safety concerns. Restricted areas may include parts of the property that are structurally compromised (e.g., living room, garage, etc.) and areas with unstable structures. Access is permitted only to retrieve essential contents (e.g., important documents, medications, clothing and personal items needed for immediate use).

A “Red” tag indicates that your property has been assessed and deemed uninhabitable due to severe damage or safety hazards resulting from the wildfire. The house or accessory structures, if red tagged, shall not be entered or occupied.

Properties may be red tagged if they have damaged pool or spa enclosures that had previously acted as pool barriers. Here’s why:

1. Safety Concerns: Pool or spa enclosures are critical for safety, especially in residential areas with children or pets. If these barriers are compromised, there is an increased risk of accidental drowning or injury.
2. Building Code Compliance: Properties must comply with local building codes and regulations regarding pool safety. If the enclosure is damaged to the extent that it no longer meets safety standards, the property may be red tagged until the issue is resolved.
3. Hazardous Conditions: A destroyed or damaged pool enclosure can create hazardous conditions on the property, such as unsecured access to the pool area, which can lead to liability issues for the property owner.

If a property has been red tagged for this reason, it is essential for the owner to contact the appropriate building department for their area to understand the specific requirements for repairing or replacing the enclosure and to ensure compliance with safety regulations before the tag can be lifted.

Yes, the local Building and Safety District Office contact information is provided on the yellow or red tags placed on your property. Residents in unincorporated areas of Los Angeles County, please contact your local Building and Safety District Office for any inquiries. All other residents must contact the building or planning department overseeing their specific community (i.e. City of Los Angeles, City of Pasadena, City of Malibu, City of Sierra Madre)

San Gabriel Valley District Office – Eaton Fire
125 S. Baldwin Ave.
Arcadia, CA 91007
Phone: (626) 574-0941
Office Hours: Monday through Thursday 7:00am to 4:30pm, Friday 7:00am to 3:30pm

Calabasas District Office – Palisades Fire
26600 Agoura Road, Suite 110
Calabasas, CA 91302
Phone: (818) 880-4150
Office Hours: Monday through Thursday 7:00am to 4:30pm, Friday 7:00am to 3:30pm

Contractors may commence work with the appropriate permits if the home was not affected by the fire, however if Phase 2 debris removal is required for the particular parcel, then once Phase 1 hazardous waste has been completed and depending on whether the property owner chooses to opt-in or opt-out of the government debris removal program and the appropriate debris removal has taken place, then the contractor can resume the work.

Temporary housing is allowed. Temporary housing units may include recreational vehicles, manufactured homes, or mobilehomes. The temporary housing unit must have a water connection for drinking, a sanitary waste disposal system and an electrical connection.  Click here to apply for a Temporary Housing Permit.

Temporary housing approvals expire two years after the beginning of the emergency declaration. Temporary housing units must be removed from the property within 24 hours after the approval expires. However, the Director of Regional Planning can grant up to three one-year extensions of the expiration date if additional time is necessary. Otherwise, temporary housing units must be removed from the property within 30 days after the County issues a Certificate of Occupancy for the replacement.

If there is a pre-existing ADU on a property, it can be temporarily occupied by a household while they wait for a replacement primary dwelling unit to be built on the same property, although it is not a temporary structure and will not need to be removed from the property at a future time. However, Phase 1 hazardous materials removal must occur on the entire property before the household can move into the pre-existing ADU.

Manufactured housing or mobilehome registration is overseen by the State of California Housing and Community Development (HCD).  Building and Safety issues permits and inspects units being placed on private property, but not within a mobilehome park. If the property is located within the Very High Fire Hazard Severity Zone, BSD requests documentation that the unit being placed meets the fire-resistant construction requirements prior to issuing a permit. The units come with an insignia/label affixed to the unit so BSD inspectors can identify properly approved units. For permanent use, they must be installed on a foundation system consisting of a continuous concrete footing. In addition to the footing and anchorage of the unit, BSD inspects the utility connections for code compliance.

In addition, HCD oversees the factory-built housing program in the state of California. Factory-Built Housing is a residential building, dwelling unit, individual dwelling room, or combination of rooms, or building components, assembly, or system manufactured so that all concealed parts or processes of manufacturing cannot be inspected before installation. Similar to manufactured housing and mobilehomes, factory-built housing is approved by HCD and affixed with an insignia that BSD verifies during installation. The permitting process described above is applicable to factory-built housing as well.

A new ADU can also be built on a property if a household wants to temporarily occupy it while they wait for a replacement primary dwelling unit to be built on the same property. This will not be considered a temporary structure and will not need to be removed from the property at a future time. LA County will require an application and permits for the new ADU, which will be expedited. The new ADU will need to comply with current Zoning Code and State law requirements.

Please see the Rebuilding page on recovery.lacounty.gov. Additional informational guides can be found on Public Health’s website at  lacounty.gov/eh/safety/returning-home-after-fire.htm.

A Wildland-Urban Interface (WUI) is a geographical area identified by the state as a “Fire Hazard Severity Zone” in accordance with the Public Resources Code Sections 4201 through 4204 and Government Code Sections 51175 through 51189, or other areas designated by the Los Angeles County Fire Department to be at a significant risk from wildfires.

Fire Hazard Severity Zones are geographical areas designated by the California Public Resources Codes and classified as Very High, High or Moderate in State Responsibility Areas or as Local Responsibility Areas in Very High Fire Hazard Severity Zones. The California Code of Regulations entitles the maps of these geographical areas as “Maps of the Fire Hazard Severity Zones in the State Responsibility Area of California.”

This chapter applies to building materials, systems, and/or assemblies used in the exterior design and construction of new buildings, and to additions, alterations, or repairs made to existing buildings, erected, constructed, or moved within a Wildland-Urban Interface (WUI) Fire Area. The purpose of this chapter is to establish minimum standards for the protection of life and property by increasing the ability of a building located in any Fire Hazard Severity Zone within State Responsibility Areas or any WUI Fire Area to resist the intrusion of flames or burning embers projected by a vegetation fire and contributes to a systematic reduction in conflagration losses.

Chapter 7A applies to any Fire Hazard Severity Zone or Wildland-Urban Interface Fire Area of the State Responsibility Area or Local Responsibility Area.

The State Fire Marshal’s Office creates the fire zone maps that trigger the application of Chapter 7A requirements. When the maps are updated, they will be enforced per the implementation date. Public Works encourages the use of Chapter 7A requirements in areas not within a Fire Hazard Severity Zone, but application of the requirements will be voluntary at the owner’s discretion.

The State Fire Marshal’s Office creates the Fire Zone Maps which triggers application of Chapter 7A requirements. If the maps are updated, they will be enforced per the implementation date. Public Works encourages the use of Chapter 7A requirements in areas not within a Fire Hazard Severity Zone, but application of the requirements will be voluntary at the owner’s discretion.

Any alternate materials proposed will be reviewed by our Research Section with an expedited review timeline.

If your structure is located within the Very High Fire Hazard Severity Zone, there are requirements for the size of exposed lumber used to construct decks, patios, carports, and trellises.

Swimming pools and spas are required to be surrounded by a 5ft. high fence or barrier. The home and/or garage may be part of the pool barrier, and in the case where either the fence or the home was destroyed, temporary fencing must be installed. A chain link fence shall be 11 gauge with openings not more than 1 ¾” measured horizontally. A permit is not required to install a temporary fence.

If someone opts-in to the government run debris-removal program, the U.S Army Corps of Engineers (USACE) will remove fire debris from the pool if the pool is within the ash footprint. USACE may use the contaminated water to wet down debris during the removal process. They will not refill or remove the pool.

Chlorination requirements, mosquitos breeding prevention and other swimming pool topics can be found at ph.lacounty.gov/eh/safety/returning-home-after-fire.htm.

While draining a pool is not recommended, if damage to the pool requires it to be drained, residents in the unincorporated area may drain their pools to the sewer. To discharge into the sanitary sewer, the LA County Department of Building and Safety requires a three-inch P-trap legally installed with a sewer permit. A pool P-trap is piping that sticks up vertically from the ground and is typically installed near the pool equipment. This only applies to freshwater pools (no saltwater pools) connected to public sewer. Opening manholes and draining directly to manholes is not allowed. Property owners should remove any floating debris by skimming and should filter the pool water prior to draining to reduce the discharge of solids and debris into the sewer system. In addition, there shall be no drainage of pools to the sewer during or within 24 hours after active rainfall. If the pool does not have a P-trap, or the P-trap was damaged by the fire, owners will need to hire a private water hauler to drain the pool.

If the property is on a septic system and is not connected to the sewer, homeowners will need to hire a private water hauler to drain their pool.

For guidance, please refer to this guide: ph.lacounty.gov/eh/docs/safety/septic-systems-assessment-following-fire-en.pdf on the Environmental Health website. Please contact LA County Public Health at (626) 430-5380 if you have additional questions.

Yes. Please contact LA County Public Health at (626) 430-5380 for further information.

To prevent the collapse of the septic tank, drain field and seepage pits, it is recommended that you identify their locations using stakes and caution tape to prevent heavy equipment from driving over those areas.

The buyer is not eligible for temporary housing on the site, which requires evidence that the buyer has lived at the site within the past twelve months.

Expedited permitting will be available to everyone within two years of the beginning of the emergency declaration. It does not matter if the property has changed hands. More specifically, applications for like-for-like rebuild projects must be submitted to Regional Planning within two years after the beginning of the emergency declaration. However, the Director of Regional Planning can grant up to three one-year extensions of the application submittal deadline if additional time is necessary.  If a rebuild project does not meet Regional Planning’s like-for-like standards, the application can be submitted at any time.

If the buyer does not utilize the previous home’s building footprint for the fastest path towards rebuilding, they will be required to comply with the new Community Standards District regulations for setbacks, among other requirements.

Eaton Fire: Altadena One Stop Center (626) 424-6743, located at 464 W. Woodbury Road, Suite 210, Altadena 91001.

Palisades Fire: Calabasas One Stop Center (818) 880-4150, located at 26600 Agoura Road, Suite # 110, Calabasas, CA 91302.

Visit recovery.lacounty.gov/rebuilding/one-stop-permit-centers to book an appointment.

Recovery.lacounty.gov site hosts key information related to recent wildfires and LA County’s efforts to rebuild. Visit the rebuilding page for more in-depth information.