Step 4: Ready to Build? Next Steps in the Permit Process
Once your permit has been completed, submitted, and undergone zoning review, your project will then advance to the building permit stage. You’ll receive a notification of the additional documentation required to move forward in the building permit review process. The building permit review and permit issuance process is outlined below:
Overview of the steps needed to complete the permit process:
- Submit building permit package
- Permitting Departments conducts plan review
- Receive your building permit
- Hire a contractor to begin building
While you wait for the Permitting Departments to conduct their review of your package, please consider the following steps, if they are applicable to your rebuild project:
- Provide an SCE electrical service number
- Provide proof of a potable water source
- Provide school district fees
- Get plan approval from the LA County Fire Department
Submit Building Permit Package and Pay Applicable Fees*
*Fees are waived for qualifying property owners rebuilding single-family homes in unincorporated Los Angeles County, if the property owner both owned and lived in the property being rebuilt prior to January 7, 2025.
1. Owner or contractor submittals a full building permit package, with elements including:
- Cross sections
- Framing plans
- Foundation plans
- Construction Details
- Structural calculations
- Title 24 Energy plans and calculations
- Foundation Reuse Checklist
2. Owner pays invoice for building plan review fees, if applicable
Additional documentation and fees may be required for some projects, such as:
- Projects located on a hillside (slope 3:1 or steeper)
- Projects located within a geological hazard area
- Properties served by onsite wastewater treatment systems
- Properties located within Fire Hazard Severity Zones
- Properties without minimum water flow availability (Form 195)
Plan Review
Permitting Departments such as Public Works, Fire Department, and Public Health are committed to reviewing residential building plans within 10 business days for the first review and 5 business days for further reviews. LA County reviews the plans for Code Compliance. Clearances will be required prior to permit issuance.
Check your plan review status.
While your packet is in review with the Permitting Departments, these are other items to complete and consider if applicable to your rebuild project.
Electrical Service Request
- A service request number from SCE is required for all rebuilds, new ADUs, new panels and temporary power. To learn more about what is required and how to apply, visit the SCE website. For more information on electrical service during your rebuilding project, visit SCE’s Disaster Recovery website, or contact 1-800-250-7339 from Monday-Friday between 7 am-7 pm and Saturday between 8am-5pm for assistance.
Potable Water Approval
- You must provide proof of a potable water source to LA County. This proof may include a Will-Serve letter from the water utility confirming service provision, or a prior water bill. If your potable water source is a private well, you must submit an “Application for Well Reuse” to the Public Health Drinking Water Program to obtain approval to obtain a permit from LA County to reconnect the pump to a power source.
- Further information on Will-Serve letters is available in fact sheets for the Eaton and Palisades affected areas.
Kinneloa Irrigation District
- 1999 Kinclair Dr, Pasadena, CA 91107
- (626) 797-6295
- kinneloairrigationdistrict.info
Las Flores Water Company
- 428 E Sacramento St, Altadena, CA 91001
- (626) 797-1138
- lasfloreswaterco.com
Lincoln Ave. Water Company
- 564 W Harriet St, Altadena, CA 91001
- (626) 798-9101
- lawc.org
Pasadena Water & Power
- 150 S Los Robles Ave., Suite 200, Pasadena, CA 91101
- (626) 744-4005
- pwp.cityofpasadena.net
Rubio Canon Land and Water Association
- 583 E Sacramento St., Altadena, CA 91001
- (626) 797-0509
- www.rclwa.org
Las Virgenes Municipal Water District
- 4232 Las Virgenes Rd, Calabasas, CA 91302
- (818) 251-2100
- lvmwd.com
LA County Waterworks District 29
- 23533 West Civic Center Way, Malibu, CA 90265
- (877) 637-3661
- lacwaterworks.org
Los Angeles Department of Water and Power
- 1394 S. Sepulveda Blvd., Los Angeles, CA 90025
- (800) DIAL-DWP
- ladwp.com
School District Approval
School district fees will be required only for projects which add more than 500 SQ. FT. from the prior permitted structure(s). See below for more information on how to contact the school district in your community.
351 S. Hudson Avenue, Room 112, Pasadena, CA 91109-7000
(626) 396-3600 EXT 88117 OR email developerfees@pusd.us
For more information on PUSD developer fees and guidance on how to submit, visit pusd.us/departments/business-services/accounting
333 S. Beaudry Ave., 27th Floor, Los Angeles, CA 90017
(213) 241-6266 OR email impactfee@lausd.net
For more information on LAUSD impact fees and guidance on how to submit, visit https://www.lausd.org/Page/14335
Fire Approval
Los Angeles County Fire Department plan review is required for the following:
- Fire Sprinklers (this review may be deferred until after permit issuance).
- Fire Prevention Engineer review is required if the requirements of the Fire Flow Availability Form are not met
- Fuel Modification plan review is required for properties within the High Fire Hazard Severity Zone mapped areas
Septic
If you property is on a septic/cesspool system, please refer to the information below for specific requirements.
Onsite Wastewater Treatment Systems
- For Like-for-Like Rebuild with available previously approved plans
- Submit a site plan showing the location of the building and the septic system and the evaluation form completed by the Qualified Contractor to DPH
- DPH will generate an invoice for $447 and send it to the applicant for payment.
For Like-for-Like Rebuild without previously approved plans:
- Submit a floor plan for the house based on the capacity of the existing septic system, a site (plot) plan showing the location of the building and the OWTS, and the evaluation form completed by the Qualified Contractor to DPH.
- DPH will generate an invoice for $522 and send it to the applicant for payment.
- DPH will review and notify the applicant of any corrections or issue an approval.
Rebuilding using a new or modified (Expanded) floor plan when the proposed plan is fully accommodated by the existing OWTS:
- Submit a floor plan for the house based on the capacity of the existing septic system, a site (plot) plan showing the location of the building and the OWTS, and the evaluation form completed by the Qualified Contractor to DPH.
- DPH will generate an invoice for $522 and send it to the applicant for payment.
- DPH will review and notify the applicant of any corrections or issue an approval.
Rebuilding using a new or modified (Expanded) floor plan when the proposed plan is not fully accommodated by the existing OWTS:
- System upgrades are required, including a percolation test, feasibility study, and designation of a future expansion area.
- The applicant is to submit the feasibility study, building plans, and site plan to DPH after receiving the DRP approval. The septic plan and building plan can be reviewed at the same time.
- DPH will generate an invoice for $1528 for OWTS and $1986 for NOWTS and send it to the applicants for payment.
- DPH will review and notify the applicant of any corrections or issue an approval.
- If applicable, the applicant completes a covenant for a non-conventional system, records it with the LA County Registrar-Recorder/County Clerk Office, and submits it to the DPH.
- Inspection for completion of OWTS, including leak test for non-conventional and final start-up test.
Properties with a public sewer main within 200 linear feet or less, without crossing a neighbor’s property line:
- Ineligible for a permit to repair or modify a septic system. While the property owner could rebuild using the existing septic system, any subsequent failure of the system or expansion of the house would require connection to the sewer main.
- When the Department of Public Works indicates that it is not capable of receiving a connection, the property owner may continue to use and be issued permits to repair or modify an existing septic system. For example, the sewer line is on a street elevated above the subject property. A waiver letter is needed from the Department of Public Works, and an evaluation is required by the Department of Public Health.
Properties currently on cesspools:
- The Department of Public Health has been informed by the Los Angeles Regional Water Quality Control Board (LARWQCB) that they will permit the continued use of existing cesspools during post-fire Like-For-Like rebuild. This requires that the cesspool remains functional and that homeowners do not increase wastewater flow by adding bedrooms or bedroom-equivalent rooms, bathrooms, a pool or spa, an accessory dwelling unit (ADU), or any other additions that may increase the wastewater flow from the replacement structures. As a long-term solution, the LARWQCB will collaborate with LA County to explore sewer extension options for these areas of Altadena, including identifying potential funding sources.
- If a sewer connection proves unfeasible, the LARWQCB will either allow continued cesspool to use or require upgrades to septic systems. Should upgrades be necessary, the LARWQCB will work to secure funding support.
- The LARWQCB is currently in the process of developing the regulatory framework for this approach and will work with LA County to develop this process.
- A property owner with a cesspool that wishes to rebuild with additional bedrooms, bathrooms, a new pool or spa, an ADU, or other additions that increase wastewater flow is required to upgrade to an approved septic system. Please visit the Department of Public Health’s website for information on septic system approvals: http://www.publichealth.lacounty.gov/eh/business/onsite-wastewater-treatment-system.htm or contact the Onsite Wastewater Treatment Program at (626) 430-5380.
- Upgrading the OWTS may also require approval by Regional Planning. For more information, please see the Public Health, Onsite Wastewater Treatment System website.
Permit Issuance
Congratulations, your plans have been approved and your project is ready for the permit issuance stage! You will receive a notification of applicable permit fees and additional signatures required in order to issue the permit that will allow work to begin. Although construction permits can be issued in most cases directly to the property owner, it is advantageous to have your construction permit issued to your licensed contractor so LA County can verify your contractor’s license and insurance.
Hire Contractor
Although there are provisions that allow certain residential projects to be completed by a homeowner, most construction projects require the use of qualified, licensed contractors. It is your choice as to which contractor(s) you employ. The State of California is responsible for issuing licenses to qualified contractors.
Check a contractor’s license.
- Los Angeles County, in collaboration with the Contractors State License Board (CSLB), has developed a publicly accessible database of licensed professional engineers, architects, and contractors which can be accessed here.