The Road to Rebuilding
Your guide to navigating the rebuilding process after the Eaton and Palisades fires.
Get Started
To help residents navigate the complex rebuilding process after a wildfire, Los Angeles County has created this guide to help identify the steps necessary for rebuilding on your property.
Learn how LA County coordinates with federal agencies to safely clean up after a fire.
Get tips for hiring design professionals and working with architects.
Learn about permit types and how to apply.
Pay fees, see if you need extra approvals and submit plans.
As you build, ensure your project meets building code undergoes periodic inspections.
Find out how to get a Certificate of Occupancy.
The Los Angeles County departments of Public Works, Planning, Public Health and Fire have contributed to this guide.
Step 1: Debris Removal
The first step in the road to rebuilding is debris removal. In partnership with city, county, state, and federal officials and agencies, Los Angeles County championed the fastest major debris clean up in American history.
More than 2.5 million tons of debris have been removed from more than 9,000 properties throughout LA County.
Phase 1: Hazardous Waste Removal
The EPA’s phase 1 hazardous material removal work was completed as of February 27, 2025.
Phase 2: General Debris Removal
Phase 2 of fire debris removal is was coordinated and managed by the US Army Corps of Engineers.
Private Property Debris Removal Information
Property owners do NOT need to sign up for Phase 1 household hazardous debris removal. However, if your property has been damaged or destroyed, it must pass a Phase 1 household hazardous debris inspection and clearance by the EPA before being eligible for moving into Phase 2 removal of the remaining fire debris.
For Phase 2, property owners need to decide whether to opt in for no out-of-pocket cost cleanup by the U.S. Army Corps of Engineers or opt out and pay a specialized, approved contractor to remove the remaining fire debris, following all necessary requirements, rules and regulations.
Property owners won’t be able to get a Phase 2 permit unless they have received Phase 1 clearance from the EPA.
For those that opted-out of government-coordinated debris removal, consider the following steps:
- Apply for a Eaton & Palisades Fire Debris Removal Permit through epicla.lacounty.gov to avoid delaying work in their communities.
- Call the LA County Public Works Fire Debris Hotline: 844-347-3332. Rebuild plans can be submitted prior to the completion of the debris removal process.
- Property owners who opted out or failed to submit an ROE must obtain a Fire Debris Removal (FDR) permit, learn more here.
Additional Resources
The deadline to opt-in or -out of the government-run debris removal program was April 15, 2025. Fire debris must be removed by June 30th.
Participants of the government-run debris removal program can use the Hazardous Tree Waiver to retain specific trees on their property.
Use the Debris Removal Dashboard to view the status of ROE submissions and other debris removal data
The list of permitted waste disposal facilities is for residents and contractors who are ineligible or opted-out of the government-run debris removal program.
Step 2: Prepare Plans
1. Hire Your Design Professionals
To begin the construction process, your proposed rebuild project will need to be accurately defined in detail by preparing design plans. These plans need to be prepared by a design professional. A California licensed architect or engineer may be required to prepare the design plans.
- For complex soil conditions, foundation/site work, or structural designs, detailed engineering may also be necessary to support the proposed design. It is your choice to determine who you hire to prepare your plans.
- Pre-approved plans are another option to help homeowners rebuild more efficiently, safely, and affordably.
- Pre-approved plans typically have a reduced and predictable review process, allowing property owners to move forward even faster with rebuilding.
- If your property is served by an Onsite Waste Treatment System (OWTS) you are required to have an evaluation of the onsite wastewater treatment system (septic system) conducted by a qualified contractor. This evaluation will determine if the system is in good working order and will confirm the number of bedrooms that the septic system can support.
- If you elect to build anything other than the original permitted structure, you may need to hire a qualified professional to conduct soil testing and design a new OWTS.
Need help getting started? 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.
Below are some helpful resources:
2. Prepare Plans
Once you have selected your design professional, the design and preparation of plans begin. Design plans must comply with the current Los Angeles County Building Codes. LA County permitting staff are here to assist you and your design professional as your plans are prepared
3. Need Help? Visit a One-Stop Permitting Center
One-Stop Permit Centers have been established in Altadena and Calabasas to connect residents with qualified professionals who offer personalized support throughout the rebuilding process. Walk-ins are welcome, and consultation appointments can be scheduled at either location.
LA County permitting agencies, including Fire Department, Regional Planning, Public Health, Geotechnical and Materials Engineering Division and Public Works Building and Safety, are available by appointment to guide property owners and their representatives through the rebuild process and answer any questions. At One-Stop Centers, residents can get expert advice on preparing plans for their rebuild project, obtaining permits for construction and more.
Southern California Edison (SCE) Planners and Billing Service Representatives are also available by appointment to assist customers in their service areas.
- 464 W. Woodbury Road, Suite 210, Altadena, CA 91001.
- Monday through Friday, 8 am to 4:30 pm
- 27001 Agoura Road, Suite 250, Calabasas, CA 91302.
- Wednesday, 7:00 am – 11:00 am
Step 3: Start Your Permit Application
Once you have a plan for your project, you can start your permit application.
Types of Permit Applications
There are two types of County Disaster Recovery Permit applications – Temporary Housing and Rebuilds.
- Temporary Housing Unit
- You may use a manufactured home, a mobilehome, or a recreational vehicle (“RV”) as a temporary housing unit if you lived in a legally-established single-family residence, accessory dwelling unit, or caretaker’s residence that was destroyed or made uninhabitable by a disaster. The temporary housing unit cannot be placed on any existing debris field.
- Temporary Housing Community
- A temporary housing community, which is allowed by California Executive Order (“EO”) N-9-25, provides short-term housing for people who were displaced by a disaster and may include manufactured homes, mobile homes or RVs, with basic infrastructure and services. The community must close by January 16, 2028, or within 30 days after EO N-9-25 ends, whichever happens first, unless a new application is submitted to show that the community will comply with current County standards.
Learn more about Temporary Housing.
- Like-For-Like Rebuild Projects
- Like-for-like rebuild projects have structures that are generally the same size, in the same location, and for the same purpose as the structures that were destroyed by the fire. Like-for-like rebuild projects may be approved with slight modifications to the previous structure’s plans, so long as they do not increase the floor area, size, height or building footprint by more than 10%. Note for the Eaton Fire area, you may increase the floor area by up to 200 SF or 10%, whichever is greater. Properties with an existing septic system may be eligible for a like-for-like rebuild project if the number of bedrooms or bedroom equivalents remains unchanged.
- Like-for-like structures do not need to comply with current Zoning Code requirements. However, they need to comply with current Building, Fire, and Health and Safety Code requirements. An application can include new accessory dwelling unit(s) (“ADUs”) that will be built along with the like-for-like structures. Applications can be submitted at a One Stop Permit Center or online, and will be reviewed within 10 business days.
- Learn more about like-for-like rebuild projects.
- Non-Like-for-Like Rebuild Projects
- Non-like-for-like rebuild projects must comply with current Zoning Code requirements and could require discretionary review, which includes a public hearing. If your rebuild project is non-like-for-like, County staff will let you know the process and you can choose to redesign the project to be like-for-like before you spend more time and money.
- Standalone ADUs
- If your home was destroyed, you can build an ADU before you rebuild your home. Regular ADU standards will apply. Please visit planning.lacounty.gov/adu for more information. Standalone ADU applications can also be submitted in person or online, and will be reviewed within 10 business days.
IMPORTANT: Make sure you’re aware of any oak trees or other protected native trees nearby that could be affected by the construction. Please email us at recovery@planning.lacounty.gov to learn more about oak tree rules.
How to Submit Your Permit Application
You can submit your application in person or online.
- In-Person
- To submit your application in person, visit a One-Stop Permit Center in Altadena or Calabasas during counter hours.
- Architectural plans and a completed In-Person Application Form are required for in-person submittal.
- Online
- Online applications can be submitted anytime through the LA County Electronic Permitting & Inspection Portal (EPIC-LA).
- For first time EPIC-LA users, register to apply online and pay applicable* fees. To learn how to register, check out the registration instructions for more information and if additional people need to be added to access a case, read the add contact instructions.
- *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.
- After you register and log in, you can submit a County Recovery application in EPIC-LA.
- Architectural plans and a completed Supplemental Form are required for online submittal.
- Online applications can be submitted anytime through the LA County Electronic Permitting & Inspection Portal (EPIC-LA).
Once your application has been submitted, staff will review your materials and let you know if additional information is needed to complete your submittal before they can proceed with review.
Once a complete application has been accepted, LA County has committed to an expedited review time. The first review will occur within 10 business days and 5 business days for subsequent reviews. Additional review time may be required for Non-Like-for-like applications.
Bundled Projects Pilot Program
As part of Los Angeles County’s rebuilding response to the 2025 Eaton and Palisades fires, Public Works is launching a Bundled Projects Pilot Program to help streamline the rebuilding process for fire-impacted communities.
What Is a Bundled Project?
A bundled project allows developers to group multiple rebuilding projects—such as single-family homes and accessory dwelling units (ADUs)—into one coordinated submittal for streamlined review and approval.
Learn more about Bundled Projects [link].
To propose a bundled project or connect multiple applications, please contact:
📞 [Insert phone number]
📧 [Insert email address]
LA County eCheck – AI Pilot for Faster Plan Review
LA County is partnering with Archistar to launch the eCheck AI Pilot, a cutting-edge tool that reviews building plans for compliance with zoning rules using artificial intelligence.
When your building plan is ready, upload the architectural drawings for screening prior to submission to the County. The AI tool will flag any potential issues with the plan, which can reduce comments and back-and-forth in reviews.
If your single-family home was impacted by the Eaton or Palisades fire, and is located in a single-family (R-1) residential zone in the unincorporated Altadena or Sunset Mesa communities, you are invited to join as an early adopter.
Learn more about LA County eCheck.
Additional Requirements
No two projects are identical. Depending on your project and site, if you are planning a Non-Like-For-Like project, the following additional requirements may apply. Please consult with staff at a One-Stop Permit Center or email recovery@planning.lacounty.gov for assistance.
The following permits and documentation may be needed for Non-Like-for-Like projects.
An Administrative Housing Permit may be required if you are proposing a non-like-for-like rebuild that includes income-restricted housing units.
A COC may be required to legalize the lot if you are proposing certaina non-like-for-like rebuilds, such as an SB-9 project, and there is not already a recorded COC on file.
A CDP may be required if you are proposing a non-like-for-like rebuild in the Coastal communities.
A CSD Modification may be required if you are proposing a non-like-for-like rebuild and the proposed rebuild does not meet the requirements of the CSD.
A CUP may be required if you are proposing a non-like-for-like rebuild and the proposed use is subject to a CUP in the zone where the property is located. California Environmental Quality Act (CEQA) review may be required as part of the CUP process.
Oak trees and other native species of trees are protected within LA County. A permit is normally required for development activities within the protected zone of these trees. Exceptions to the OTP requirements apply only to projects where a legally established structure was located within the protected zone of a protected tree on the day the structure was damaged or destroyed by a disaster, and no expansion is proposed within the tree’s protected zone.
A variance may be required if you are proposing a non-like-for-like rebuild and the proposed rebuild does not meet development standards, such as height, lot coverage, or parking.
Step 4: 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
1. 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.
- Owner or contractor submits 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
- 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)
2. 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.
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
If your 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.
3. 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.
4. 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.
Step 5: Construct and Inspect
Construct
Once your contractors are hired and building permits are issued, you are ready to start construction on your property. As construction proceeds, it is very important to keep in contact with LA County to request periodic inspections as the work progresses.
Construction Hours: LA County Code (Title 12, Chapter 12.08) sets the permitted hours of construction.
Prohibited Hours for Building Construction Noise:
- Monday – Saturday: 8:00 PM – 7:00 AM
- Sunday: All day
Work within Roadways must be performed only during weekdays from 7:00 AM – 5:00 PM (excluding holidays), unless otherwise specified by the permit.
Valley Fever, also known as Coccidioidomycosis or “Cocci,” is an illness caused by breathing in a fungus that can be found in soil and dirt in some part of Los Angeles County. When soil containing the fungus is disturbed, it causes the fungus to become airborne. People who live, work, or travel in areas where dirt and soil is sent into the air, like construction, farming and military have higher risk. See the below resources to learn more about Valley Fever and how you can protect yourself:
Inspections
A very important component of ensuring that your project meets building code and other requirements is to make sure that periodic inspections by LA County are performed throughout the construction of the project. At the start of the project, the permit will outline the construction steps that require inspection. To help the work proceed correctly, additional inspections will also be made as necessary.
Inspections shall be requested through Epic-LA by logging into your Epic-LA account, selecting the permit associated with the permitted work. The inspector will confirm the inspection the following business day and provide a time of inspection. Periodic inspections shall be linked to the job card for reference.
- OWTS Inspections by Public Health
- Inspections are required by the Department Public Health for the construction or repair of Onsite Wastewater Treatment Systems. These include a setback evaluation during the review of the initial site plan, a leak test for non-conventional Onsite Wastewater Treatment Systems and a final field inspection for any new construction or repair.
- LA County Fire Department Inspections
- Contact your local fire prevention office to request an inspection.
Final Checklist
Properties in a Floodplain
If the rebuilding project was constructed in a floodplain, an Elevation Certificate will be required prior to issuance of a certificate of occupancy.
- An Elevation Certificate is a Federal Emergency Management Agency (FEMA) form that certifies the elevation of a building located within Special Flood Hazard Areas (SFHAs).
Elevation Certificates are used to ensure the County’s compliance to the National Flood Insurance Program (NFIP) that new and substantially improved buildings located within SFHAs are adequately elevated to reduce the risks of flooding.
Please submit a completed Elevation Certificate to our local Building and Safety Office nearest you. To find a local office, visit the Building and Safety Offices locations page.
Form and instructions of the Elevation Certificate from FEMA are available for download. Call (626) 458-4321 for additional questions.
Step 6: Move In
After all work is approved, Los Angeles County will issue a “Certificate of Occupancy” to verify that you are officially ready to move in.