LA’s New Ordinance for Wildfire Recovery

Photo courtesy of CAL FIRE, Palisades Fire, January 2025, via Flickr (CC BY-NC 2.0).

The recent Palisades and Eaton Wildfires in Los Angeles County have left countless families and communities in need of rebuilding. In response, Mayor Karen Bass has enacted an Executive Order to streamline the rebuilding process, reduce delays, and support affected families. Here’s what you need to know:

1. Fast-Tracked Permitting Process

   City departments must review and approve building permits for eligible projects within 30 days of receiving a complete application. This quick timeline ensures rebuilding can start sooner.

   For example, when an affected homeowner submits a “complete application” to rebuild their single-family home. Within 30 days, they should receive their building permit and can begin construction immediately.

2. Self-Certification for Single-Family Homes

   Licensed architects can self-certify permits for single-family home rebuilds, which speeds up the process by removing lengthy reviews. Self-certification is available for eligible rebuilds that:

   • Stay in the same location as the original structure.

   • Do not exceed 110% of the original floor area, height, or bulk.

   • Maintain the same use as the original structure.

   • Are outside areas requiring a Coastal Development Permit.

   Example: An architect working on a fire-damaged single-family home could submit self-certified plans for a rebuild that is slightly larger but still within 110% of the original structure’s size. The plans can be approved quickly, bypassing traditional reviews.

3. Temporary Housing on Properties

   Displaced homeowners can use temporary housing on their property for up to three years or until their home rebuild is complete. Options include Tiny Homes, Modular Structures, RVs, and Mobile Homes.

4. Fast-Tracked Multi-Family Housing

   Temporary Certificates of Occupancy (TCO) for multi-family housing projects nearing completion will be expedited. This creates more housing options for displaced residents. For example, a nearly completed apartment complex receives its TCO ahead of schedule, providing additional housing units for families affected by the wildfires.

5. Simplified Environmental Reviews

   The ordinance waives California Environmental Quality Act (CEQA) and Coastal Act reviews for eligible rebuilds. This eliminates delays for projects that:

   • Rebuild in the same location.

   • Do not exceed 110% of the original size.

   • Keep the same use as the original structure.

6. Debris Removal Streamlining

   Debris removal processes will be expedited, reducing risks from rainstorms and allowing rebuilding to begin as soon as possible.

7. Fire-Resilient Rebuilding

   Rebuilding with fire-resistant materials and creating defensible space is encouraged. These measures help protect homes from future wildfires.

   • Example: A homeowner incorporates fire-resistant siding and roofing into their rebuild and clears vegetation around the property to create a defensible space.

8. Preserving Historic Homes

   For homes with historic designations, inspections will happen within 10 days of safe access. The city will provide clear guidelines to help homeowners preserve the historical value of their properties while rebuilding.

9. Exemptions from All-Electric Building Code

   Requirements related to the All-Electric Building Code are waived for eligible projects, although homeowners can opt into these provisions if they choose.

10. Commitment to Ongoing Updates

    State and local agencies will report every 30 to 60 days on additional barriers to rebuilding, ensuring continued improvements to recovery efforts as needs evolve.

As Los Angeles begins the long journey of recovery after the devastating Palisades and Eaton Wildfires, the new rebuilding ordinance offers relief and support for affected families. If you’re looking for resources or guidance on navigating the rebuilding process, we’re here to provide insights and connect you with trusted professionals.

Frequently Asked Questions

• What is defined as an "Eligible Rebuild"?

  An Eligible Rebuild is a project that meets the following criteria:

  • Damage: The structure or facility must be substantially damaged or destroyed by the wildfires.

  • Location: The rebuild must occur in substantially the same location as the original structure.

  • Size and Scope: The new structure cannot exceed 110% of the original structure’s floor area, height, and bulk.

  • Use: The project must maintain the same use as the original structure. For example, residential properties cannot convert to commercial use or increase in density.

  • Timeline: Building permits must be obtained within seven years, and the project must be completed within three years after permits are issued.

  If these conditions are met, the project qualifies for streamlined processes under the ordinance, including CEQA and Coastal Act waivers.

• What are the timeline requirements for an eligible rebuild?

  Homeowners must apply for building permits within seven years of the ordinance’s issuance. Once permits are granted, construction must be completed within three years. Extensions may be possible through future orders or council resolutions.

• Who qualifies for expedited rebuilding under the ordinance?

  Eligible projects include structures or facilities that were substantially damaged or destroyed by the wildfires. The rebuild must meet these criteria:

  • Located in substantially the same location as the original structure.

  • Does not exceed 110% of the original footprint, height, or bulk.

  • Maintains the same use (e.g., residential cannot be converted to commercial).

  • Permits must be obtained within seven years, and construction must be completed within three years.

• What is considered a "complete application" for Fast-Tracked Permitting Process?

  A “complete application" includes detailed plans, proof of eligibility, necessary approvals from licensed professionals, and any supporting documentation requested by city departments.

• Are there risks for homeowners rebuilding with self-certification?

  While self-certification speeds up the process, it places responsibility on architects to ensure compliance. Homeowners should work with licensed, experienced architects to minimize risks.

• How do I set up temporary housing on my property?

  Homeowners need to apply for temporary housing permits through their local building department. These permits ensure the temporary structure meets safety and zoning requirements.

Legal Disclaimer:

This article is for informational purposes only and does not constitute legal, financial, or construction advice. Readers should consult appropriate professionals or local authorities to ensure compliance with applicable laws and regulations related to rebuilding projects.