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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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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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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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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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Under the Governor's Executive Order N-29-25 issued on July 7, 2025, solar pv systems are not required.
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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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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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LADBS will expedite review of all rebuild projects.
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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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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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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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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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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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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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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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Please inquire with the Department of City Planning for requirements and approvals relating to the Coastal Zone.
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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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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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If your property qualifies and does not require special processing, you may apply for an epermit online. This is the fastest, easiest option.
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You can visit our website for Express Permits.
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Obtaining a permit online at our website LADBS.org takes only minutes.
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A permit expires
1. In two years from the date of its issuance
2. If no work has been started within six months from its issuance
3. Work has started but stopped for over six months.
However, within 30 days of its expiration, an extension of time to extend a permit may be filed with the Department using either modification Request for Modification Form 41a or Request for Modification Form 42 . The request shall be filed with the inspection district supervisor if no work has been started. If the permit has expired and the work has started, the request shall be filed with any plan check office.
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