Palisades & Eaton Fire Recovery
LA Fire Rebuild Permits 2026 — What Every Homeowner Needs to Know
New laws, executive orders, fee waivers, the 110% rule, and your fastest path back home after the January 2025 wildfires.
Free Fire Rebuild Review
Tell us about your property — we'll walk you through exactly what you're entitled to under the new rules.
Free & confidential. We call you within 1 business day.
Deadline: Obtain a building permit by January 13, 2032 to qualify for streamlined rules & fee waivers. Construction must finish within 3 years of permit issuance. Questions? Talk to us.
The Situation
The January 2025 Fires Changed Everything — Including the Rules for Rebuilding
The Palisades Fire and Eaton Fire devastated over 16,000 structures across Pacific Palisades, Altadena, and surrounding communities. In response, California's Governor, the Mayor of Los Angeles, and the state legislature all moved quickly to strip away the red tape that normally makes LA rebuilding so slow and expensive.
The result: homeowners who lost their homes now have access to a dramatically streamlined permitting process — faster reviews, waived fees, pre-approved plans, and new flexibility on size and design. But the rules are complex and the deadlines are real. Knowing what you're entitled to can save you months and tens of thousands of dollars.
This guide covers everything: the executive orders, the new state laws, the 110% footprint rule, ADU opportunities, and how CCS Inc can manage the permit process for you from day one.
Talk to a Permit Expert — FreeNew Laws & Orders
Every Major Law That Affects Your LA Fire Rebuild
Federal, state, and city rules all changed after the fires. Here's what applies to you.
Governor — Executive Order N-4-25
CEQA & Coastal Act Suspended for Rebuilds
Signed January 12, 2025. Suspends CEQA and the California Coastal Act for reconstruction projects on fire-damaged properties. Eliminates environmental review delays that typically add months to the timeline.
Mayor Bass — Emergency Executive Order No. 1
Streamlined Permitting & Self-Certification
Establishes rebuild permitting centers, requires simultaneous multi-department review, allows licensed architects to self-certify single-family plans, and waives discretionary reviews. Target: 30 business days from a complete application.
Mayor Bass — Emergency Executive Order No. 7
Permit Fees Waived
Waives all building permit fees for fire-damaged properties where the owner held the property before January 7, 2025. Can save homeowners thousands in upfront costs.
Mayor Bass — Executive Directive No. 13
Pre-Approved Standard Plan Library
A public virtual library of pre-reviewed, code-compliant home designs for Pacific Palisades lots. Choosing a plan from the library eliminates most of the plan-check phase — the single biggest time-saver available.
AB 818 (Avila Farias) — Signed Oct. 2025
Temporary Housing Permits in 10 Days
Requires local governments to act on temporary housing permit applications within 10 business days. Allows manufactured homes, modular homes, and detached ADUs on private lots while the primary home is rebuilt.
AB 462 (Lowenthal) — Signed Oct. 2025
Coastal Zone ADU Streamlining
Coastal Commission decisions within 60 days. ADUs can receive a certificate of occupancy before the primary dwelling is rebuilt — rental income starts before your main home is done.
AB 253 (Ward) — Signed Oct. 2025
Third-Party Plan Review Backstop
If the city exceeds 30 business days for residential plan review, you can request a qualified third-party professional to review instead. Prevents city backlog from stalling your rebuild.
SB 625 (Wahab) — Signed Oct. 2025
HOAs Cannot Block Your Rebuild
Limits HOA authority to delay or block rebuilding of disaster-destroyed homes over design differences. Your HOA cannot use design objections to hold up your permit.
AB 245 (Gipson) — Property Tax Relief
No Property Tax Increase While You Rebuild
Prevents properties from being taxed at their undamaged 2025 assessed values during reconstruction. Prop 13 protections remain fully intact.
AB 238 (Harabedian) — Mortgage Relief
Forbearance Up to 12 Months
Requires mortgage servicers to provide forbearance of up to 12 months for January 2025 wildfire borrowers. Financial breathing room while you navigate the rebuild process.
SB 293 (Pérez) — Records & Transfers
Extended Deadlines for Property Records
Extends deadlines for updating property records and claiming tax exclusions. Permits intergenerational transfers with favorable tax treatment for fire-affected families.
SB 676 (Limon) — Eff. Jan. 1, 2027
Expedited CEQA Review
Streamlines CEQA administrative and judicial review for wildfire-damaged property repairs and replacements. Reduces risk of legal challenges delaying your rebuilt home.
Not Sure Which Laws Apply to Your Property?
We'll review your specific situation — fire zone, lot, insurance status — and tell you exactly what you qualify for. Free, no obligation.
110%
Maximum footprint expansion
without triggering the
2025 California Building Code
The 110% Rule Explained
Build Up to 10% Bigger — Without New Code Hurdles
You can rebuild your home up to 110% of the original footprint and height and still be treated as a "like-for-like" replacement. This means a bigger bedroom, larger garage, better layout — without triggering stricter fire-resistant construction requirements.
- Up to 110%: stays on the streamlined ministerial approval path
- Faster approval, lower construction cost
- Still qualifies for fee waivers under EO No. 7
- Interior layout can be completely redesigned
Warning: Going above 110% triggers the full 2025 California Building Code — significantly stricter fire-resistant construction standards that increase cost and complexity. Talk to us before designing anything over 110%.
Step by Step
Your LA Fire Rebuild Timeline
From debris clearance to move-in — what to expect at each stage.
1
Debris Removal (FEMA Program)
FEMA covers 100% of eligible debris removal costs for the first 180 days. Lot must be cleared before permits can issue. Don't opt out of the government program — if you do, you pay out of pocket.
2
Insurance Settlement & Scope
Work with your adjuster to document losses and set your rebuilding budget. AB 238 entitles you to up to 12 months of mortgage forbearance. Do not finalize plans before your insurance scope is locked in.
3
Choose Your Plan Path
Option A: Pre-Approved Standard Plan Library (fastest — plan check largely skipped). Option B: Custom design with architect self-certification. Option C: Standard plan review (most flexibility, slowest).
4
Submit to LADBS — One-Stop Rebuilding Center
Submit through ePlanLA or in person at 1828 W. Sawtelle Blvd. All departments review simultaneously. Target: 30 business days. If they miss it, AB 253 lets you use a third-party reviewer.
5
Permit Issued — Construction Begins
Once your permit issues, you have 3 years to complete construction. Inspections within 2 business days of request. Keep the project moving — the clock is firm.
6
Final Inspection & Certificate of Occupancy
After all inspections pass, LADBS issues your Certificate of Occupancy. If you added an ADU, it can receive its own C of O before the main house is done — allowing early rental income.
Silver Lining
Add an ADU While You Rebuild — The Rules Have Never Been Better
Rebuilding is a rare chance to add an ADU at the same time — with minimal extra permitting and far lower combined costs than building them separately.
Under AB 462, if you're in the Coastal Zone (Pacific Palisades), your ADU can receive its certificate of occupancy before your primary home is rebuilt, meaning rental income starts while your main house is still under construction.
- ADU permit fees waived alongside primary home
- Coastal Zone ADU: 60-day Coastal Commission deadline (AB 462)
- Temporary ADU allowed on lot during rebuild (AB 818)
- ADU C of O before primary home complete (AB 462)
- Adds $150K–$300K+ in property value
Detached ADU (up to 1,200 sq ft)
Standalone backyard unit. Maximum rental income potential. Can be built as temporary housing on your lot during the rebuild under AB 818.
Attached ADU
Connected to the rebuilt primary home. Most cost-efficient to build simultaneously. Shares utility connections, reducing infrastructure cost.
JADU (Junior ADU — up to 500 sq ft)
Carved out of the primary home's footprint. Lowest cost, fastest approval. Best option if lot size or setbacks limit a full detached ADU.
Estimate Your ADU Rental Income
See how much a new ADU on your rebuilt property could earn per month based on your specific zip code.
Check Rental Estimates →How We Help
CCS Inc Has Managed 500+ LA Permits — We Know This Process
From debris clearance to final inspection, we handle the compliance and permitting side so you can focus on getting back home.
Permit Application & Submission
We prepare and submit your complete permit package to LADBS including all fire-rebuild-specific documentation for the streamlined pathway.
Insurance & Compliance Docs
We document the original structure and rebuild scope in the format insurance adjusters and lenders need to approve your claim.
ADU Design & Permitting
We handle the ADU permit alongside your rebuild — including Coastal Commission filings for Palisades properties under AB 462.
Inspection Coordination
We schedule and manage all required inspections — framing, rough MEP, insulation, and final — so nothing falls through the cracks.
Fee Waiver & Tax Relief
We file every applicable fee waiver, tax exclusion, and relief program you qualify for — including EO No. 7 fee waivers and AB 245 tax relief.
Certificate of Occupancy
We manage the final inspection and C of O issuance — the last step before you can legally move back in. We've done this hundreds of times.
Common Questions
Frequently Asked Questions — LA Fire Rebuild Permits
What is the deadline to file a rebuild permit after the LA fires?
Under Mayor Bass's Emergency Executive Order No. 1, you must obtain a building permit by January 13, 2032 to qualify for the streamlined rebuild pathway. Once issued, you have 3 years to complete construction. Missing the 2032 deadline means losing fee waivers, expedited review, and other fire-specific benefits.
Can I build a bigger house than the one that burned down?
Yes — up to 110% of the original footprint and height without triggering new code requirements. Exceeding 110% triggers the full 2025 California Building Code, including stricter fire-resistant construction standards that increase cost and complexity. Most homeowners find 110% is enough to meaningfully improve their layout.
Are permit fees really waived for fire victims?
Yes. Mayor Bass's Emergency Executive Order No. 7 waives building permit fees for fire-damaged properties where you owned the property before January 7, 2025. This includes any ADU built simultaneously. The waiver can save thousands of dollars in upfront costs.
How long does the LA fire rebuild permit process take?
LADBS targets 30 business days to review a complete application. If they miss that window, AB 253 allows you to use a third-party reviewer. Using a pre-approved design from the Standard Plan Pilot Program can eliminate most of the plan-check phase entirely. The first post-fire permit was issued in 57 days — roughly 3x faster than pre-fire averages.
Can I add an ADU while rebuilding my fire-damaged home?
Yes. ADU permit fees are waived alongside the primary home. In the Coastal Zone (Pacific Palisades), AB 462 requires the Coastal Commission to issue a decision within 60 days and allows the ADU to receive its Certificate of Occupancy before the primary home is complete — meaning rental income can start while you're still rebuilding.
What if my HOA is trying to block my rebuild?
SB 625 (Wahab), signed October 2025, specifically limits HOA authority to delay or block rebuilding of disaster-destroyed homes over design differences. If your HOA is using design objections to hold up your permit, that is now legally restricted. Contact us for guidance.
Will rebuilding my home raise my property taxes?
No. AB 245 prevents fire-damaged properties from being taxed at their undamaged 2025 assessed values while under reconstruction. Your Prop 13 protections remain fully intact. SB 293 also extends deadlines for claiming tax exclusions and allows intergenerational transfers with favorable treatment.
Still Have Questions?
Our team has walked hundreds of LA homeowners through the permit process. We'll answer your specific questions for free.
Ready to Start Your Fire Rebuild?
CCS Inc has managed permits for 500+ properties across Los Angeles. We know the new fire rebuild rules inside and out. Free consultation — we call you within 1 business day.
