Plan Your Rebuild

Practical tools and trusted guidance to help you plan your rebuild with confidence.

Rebuilding after a disaster can feel overwhelming, but you don’t have to do it alone. This page brings together practical tools and trusted guidance to navigate the permitting process, clarify key steps, and help you identify qualified, reputable contractors.

Step-by-Step: How to Permit Your Rebuild

Rebuilding after the 2025 wildfires requires multiple permits and approvals. This section outlines key requirements, timelines, and differences between Los Angeles City (Palisades) and Los Angeles County (Altadena).

Tips to Get Started

Engage early: Involve architects, engineers, and planners early to streamline permitting and avoid redesigns.
Plan for fire resiliency: Fire-resistant materials, defensible space, and proper setbacks are often required.
Budget for contingencies: Multiple plan reviews, corrections, and permit fees can add time and cost.
Confirm jurisdiction rules: Requirements may vary by city, county, overlay zone, or special district.

Step 1: Property Zoning and Constraints

Estimated timeline: ~1 month
Before design begins, confirm what is allowed on your property.

Key actions:

Review zoning, setbacks, height limits, and lot coverage
Identify any special conditions or hazard zones:
- Very High Fire Hazard Severity Zones (VHFHSZ)
- Hillside, flood, coastal, or overlay zones
Decide whether you are pursuing:
- A like-for-like rebuild
- An expanded design
- An ADU

Pre-approved Plans

Primary Homes

ADUs

Helpful zoning tools:

Homeowners may also schedule consultations at LA County Recovers one-stop permit centers.

Step 2: Required Documentation

Review the pre-approval checklist. Most jurisdictions will require the following materials:

Property or topographic survey
Site photos and prior building plans (if available)
Proof of ownership (deed or title)
Proof of insurance
Fire-damage documentation (especially for partially damaged homes)
Preliminary engineering reports (as needed)

Helpful tool: Homeowner Policy and Architectural Glossary

Step 3: Design and Construction Docs

Estimated timeline: ~7–11 months
Work with your architect and contractor to prepare full project plans.

This phase typically includes:

Conceptual and final architectural design
Structural, mechanical, electrical, and plumbing plans
Fire-resilient material selection
Preliminary cost and budget review

Tip: Early engagement with a structural engineer can help address foundation and structural requirements upfront.

Step 4: Planning and Permit Application

Estimated timeline: ~2 weeks–1 month
Permit applications may be submitted online or in person, depending on jurisdiction.

Submit planning application to the jurisdiction:

Include boundary survey, site plan, elevations, and floor plans
Determine where you have to submit the plans:
- LA City (Palisades): Department of City Planning review in person or at: https://epicla.lacounty.gov
- LA County (Altadena): LA County Planning Department review in person or at: https://buildla.lacity.org/index.html
Planning review may flag:
- Setback issues
- Lot coverage limits
- Height restrictions
- Fire mitigation requirements (defensible space, fire-resistant materials)

Jurisdiction notes:

LA City (Palisades): Applications reviewed by the Department of City Planning; Coastal Commission rules may apply
LA County (Altadena): Planning Department review; supplemental application forms and fee waiver forms may be required

LA County has also launched an AI-assisted review tool to help speed up fire rebuild plan compliance checks.

The permitting process requires your project to go through particular clearances to make sure it conforms to law and building codes through a review process, city departments reviewing your project will often send back comments or corrections to move the project along.

Step 5: Agency Plan Review

Your application will be reviewed by multiple departments. Prompt responses to correction requests are critical to avoid delays.

Departments may include: