For up-to-date LA City Palisades Fire recovery and rebuilding resources and information, visit: Recovery.LACity.gov
In response to the devastating 2025 Los Angeles Wildfires, Mayor Karen Bass has issued Emergency Executive Orders to provide a streamlined path for rebuilding.
As directed by EEO1, guidelines on the implementation of the order related to applications and permitting processes have been issued. Refer to the link below for more information.
As directed by EEO4, guidelines on the implementation of the order related to applications and permitting processes for temporary school and child care facility uses have been issued. Refer to the link below for more information.
Resources, Right of Entry (ROE) forms and contact information about debris removal can be found on the Los Angeles County website.
To streamline and expedite the rebuild process for structures that were destroyed or significantly damaged by the wildfires in 2025. The Mayor's Emergency Executive Order No. 1, issued on January 13, 2025, allows for demolishing fire damaged buildings without the need for permits.
To assist homeowners in rebuilding after the 2025 wildfires and provide temporary housing, certain temporary accommodations are allowed to be used as housing while damaged homes are being repaired or rebuilt. For further information, please refer to the links below:
Use this checklist to ensure you have what is needed to obtain a building permit to build new or repair. This checklist applies to projects using Mayor Bass’ Emergency Order 1 dated January 13th, 2025 to rapidly rebuild homes as they were.
Soil and geological report requirements are outlined in the information bulletin P/BC 2025-157.
Complete plans and construction documents will need to be submitted to the Department of Building and Safety (DBS) for review. The plans can be submitted electronically on the DBS Electronic Plan Review Portal (ePlanLA). Alternately, plans can also be submitted in person via walk-in service at the L.A. One-Stop Rebuilding Center (West LA) or by appointment at any of the DBS’s office locations. The Department highly recommends online submittal of applications. For both in-person and online repair or rebuild applications, a dedicated team will be assigned to expeditiously review all permits related to the 2025 wildfire repair and rebuild.
In addition to complete plans and calculations, you may need the Certificate of Occupancy (CofO) and building permits. Information on how to get plans for your house are available under the question titled “Does the Department have copies of the plan for my house or building?”
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The Governor's Executive Order and Mayor's Revised Emergency Executive Order #1 authorize that primary and accessory structures can be rebuilt that are in substantially the same location as, and do not exceed 110% of the footprint and height of, the primary and accessory structures that existed immediately before the Wildfires. This is often referred to as a "like-for-like" rebuild. Please see below regarding "like-for-like".
The project will need to comply with the current Building Codes.
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Reusing of the existing slab and foundation are allowed provided a licensed California engineer or architect has evaluated the foundation system and determines that it is in good condition. Documentation including observation and testing of the system will need to be provided to the Department for review and approval. In certain geological areas, further soils/geotechnical investigation may be required to evaluate the reuse of the foundation system.
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The Department does not recommend any contractors. Prior to hiring a contractor, we recommend you to review their licensing information and proof of insurance. The California State Department of Consumer Affairs maintains an online tool to Check a Contractor License.
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The Department does not recommend any architects or engineers. Prior to hiring an architect or engineer, we recommend that you review their licensing information. For licensing information about architects, please visit the California Architects Board. For licensing information about engineers, please visit the California State Department of Consumer Affairs.
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Yes. To assist homeowners in rebuilding after the 2025 wildfires and provide temporary living arrangements, under the Mayor's Emergency Executive Order No. 1, the placement of such structures on the property is allowed for up to three years, or while an active building permit is applicable to said property, whichever is longer. For more information, please see Temporary Housing For Fire Damaged Properties Information Bulletin
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LADBS Records Section has as-built plans (blueprints) for Single Family Dwellings, Duplexes, Apartments, and most Commercial buildings, permitted and built after 1977.
For more information, refer to the last page of the research request form.
You may look up the Certificate of Occupancy online at our Online Building Records or the Department of Building and Safety Records Section will help obtain the Certificate of Occupancy.
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To get a copy of the plans (blueprints) for your fire damaged or destroyed property, please submit a completed Affidavit for Duplication of Plans to the Department via email at Records.LADBS@lacity.org or in person at the LA One-Stop Rebuilding Center, the Figueroa Plaza Office, or the Van Nuys Office. The Department will require proof of ownership (Deed) and a valid driver's license prior to releasing the plans.
In some instances, the Department may not be able to provide the plans the same day due to required research.
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Please inquire with the Department of City Planning for requirements and approvals relating to the Coastal Zone.
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A project may be rebuilt with the same nonconforming use, yards, height, number of stories, lot area, foot print, floor area, residential floor area, residential density, or parking as the structure that existed or had a valid permit immediately before the Wildfire. Provisions in LAMC 12.23 may be used as applicable.
The new structure cannot exceed 110% of the footprint or height of the existing structure immediately before the Wildfire. Any part of the repaired or replacement structure that extends beyond the existing building footprint must comply with the required yards and setbacks according to current LAMC.
Acceptable records shall include building permits, Certificate of Occupancy, County Assessor, and Coastal Commission, whichever is larger. On a case by case basis, the Department may consider other photographic sources such as Google Maps and LiDAR.
A "like-for-like" project must be in substantially the same location as the structure(s) that existed or had a valid permit immediately before the fire. Please see below regarding "substantially same location".
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The proposed building shall be located within a maximum offset of the existing building footprint. The allowable offset shall be a maximum of 20% of the lot width and 20% of the lot depth, in the same direction as the lot width or depth, respectively. The proposed building shall comply with all applicable yard setback requirements. However, for a building that was damaged or destroyed by the Wildfire and had a nonconforming yard, the new structure may be rebuilt or relocated within the nonconforming yard, provided the nonconforming yard is not further reduced.
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Adding a new basement or enlarging an existing basement level is allowed and qualifies as an Eligible Project, provided the basement does not exceed 110% of the existing building footprint.
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A second story that existed prior to the wildfire may be rebuilt and expanded as part of a like-for-like +10% project, so long as it complies with maximum allowable height and building footprint.
Also, within the allowable footprint and height, adding a new second story is allowed.
However, adding a new second story where it exceeds the height or footprint that existed prior to the Wildfire does not qualify as a like-for-like +10% project.
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Prevailing setbacks apply to areas with developed lots (where some homes burned down, and with some homes still standing) of varying front yard setbacks. See Information Bulletin P/ZC 2023-015 on how to calculate prevailing setbacks.
For blocks on the same side of a street where there are no developed lots (homes completely burned down), prevailing setback does not apply and the front yard shall be per the zoning code according to the lot's zone.
For blocks on the same side of a street where some homes were damaged or destroyed and others were not, prevailing setback standards will apply.
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Yes.
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Yes, the current Energy Code applies.
However, if the rebuild project is using plans that were approved by the Department to comply with the 2019 Title 24, California Building Standards Code which include the Building and Residential Codes, or later versions per the Governor’s Directive No. N-20-25, then current Energy Code is not required.
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Yes, surveys are required if the property lines are not clear or cannot be established in the field.
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Geology and Soils reports are required in some geologically sensitive areas as outlined in the Information Bulletin P/BC 2025-157 Geologic and Geotechnical Considerations for Rebuilding in the Palisades Fire Area.
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A slope band analysis is not required if rebuilding as a like-for-like +10% project. Otherwise, projects within a designated hillside area will require a slope band analysis.
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Yes you can rebuild your attached or detached garage as part of a like-for-like+10% project. Each detached structure will be evaluated individually for conformance with like-for-like requirements.
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Yes, under the Mayor's EO1, like-for-like +10% projects may choose whether to build back all-electric and/or with gas appliances. Otherwise, current all-electric requirements will apply.
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Yes, permit fees by all applicable departments are still required. However, in compliance with the Mayor’s Revised Emergency Executive Order #1 from March 18, 2025, when seeking approval for plans that were approved pursuant to the 2019 (or later) California Building Standards Code, the Department of Building and Safety will collect plan check fee based only on the hourly rate specified in the code and applicable surcharges.
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Linkage Fee will not apply for the replacement of the existing house resulting in the net increase of 1500 sqft or less of floor area from the prior home that existed on the property. School District fees will not apply if the replacement house is built with the same square footage. If the rebuild includes an addition, the school fee will apply if the addition is more than 500 sqft.
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Acceptable records shall include building permits, Certificate of Occupancy, County Assessor, and Coastal Commission. On a case by case basis, the Department may consider other photographic sources such as Google Maps and LiDAR.
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Under the Mayor’s Emergency Executive Order #1, DBS and other City departments will complete their initial reviews for building permits within 30 days. However, DBS has so far been able to complete the review within 10 days. Prior to permit issuance, other agency approval/clearances are required, as well as the customer addressing any plan check corrections, which may affect the timeline. Once all agency approval/clearances have been completed, DBS can issue the permit.
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If the foundation was removed, LADBS would use available records to establish where the footprint of the foundation was originally. Please see question above regarding what records LADBS will use to establish what was on a site prior to the wildfire.
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LADBS will expedite review of all rebuild projects.
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LADBS would use available records to establish what was on a site prior to the wildfire. New building plans would then need to be prepared and submitted to the Department for review. See Plan Submittal Checklist.
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Yes, a new ADU can be built as part of the rebuild and still qualify as a like-for-like +10% project per the Governor's Directive No. N-20-25, regardless of whether or not an ADU existed on the site prior to the Wildfire.
The ADU can be built before the main house.
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Eaves: Project into the required side yard not more than 4 inches for each foot of width of such side yard, provided the width of the side yard is not reduced to less than 30 inches. Project into the required front and rear yards not more than 30 inches. Project into the side yard adjoining the street lot line of a corner lot not more than 30 inches, provided the width is not reduced to less than 30 inches.
Open, unenclosed stairways or balconies not covered by a roof or canopy: Project into a required rear yard not more than 4 feet. Project into a required front yard 30 inches. Project into the side yard adjoining a street lot line of a corner lot, not more than 30 inches, provided the width is not reduced to less than 30 inches.
Open, unenclosed porches, platforms, or landing places (including access stairways) not covered by a roof or canopy which does not extend above the level of the first floor of the building, provided: Projection is maximum 6 feet into the required front, side, and rear yards Projection is maximum 6 feet above adjacent grade.
Chimney: Project into the required front, side, and rear yards not more than 2 feet. The width of the required side yard shall not be reduced to less than 3 feet.
A bay window or garden type window of normal size may project 8 inches into a required side yard, provided the width of the required side yard is not reduced to less than 3 feet.
Tankless water heaters may project 18 inches into the required side yard, provided such side yard is not reduced to less than 3 feet in width.
The following roof structures are allowed to project above the like-for-like height limit:
Stairway housing (no larger than 72 square feet) may project 5 feet.
Elevator housing may project 5 feet, provided it is setback a minimum of 5 feet from the roof perimeter.
Chimneys may project 5 feet.
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The ADU can be added on the second floor as long as the overall resulting building height is within 110% of the existing building height.
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The building footprint expansion and shape can be modified provided it is within 110% of the existing building footprint and is substantially in the same location.
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Relocating an existing detached garage and incorporating it to be part of the main dwelling as an attached garage is allowed and considered as an Eligible Project. The attached garage will not count towards the 110% footprint expansion provided the garage area is limited to a maximum of 400 square feet, and is one story in height.
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