Homeowners

Rebuild Faster with Pre-Approved Plans

In response to the devastating wildfires impacting Pacific Palisades, the City of Los Angeles has launched a Pre-Approved Standard Plan Pilot Program to support homeowners in rebuilding faster, more affordably, and with greater resilience.

 

This program offers pre-approved architectural and engineering plans that meet local building codes, zoning regulations, and the city's wildfire-resilient construction standards. These plans are designed to reduce permit processing times, and help property owners get back into their homes quickly - maintaining the community’s character, without compromising safety.

What Are Pre-Approved Standard Plans

Standard plans are pre-reviewed, code-compliant building designs that can be used for rebuilding homes without the need for full plan checks. These designs are:

 

  • Prepared by an appropriate design professional, such as a California-licensed architect
  • Plans designed to meet the latest building codes, which incorporate fire-resistant materials, defensible space requirements, and climate-resilient features
  • Plans are eligible for expedited review through LADBS’s wildfire recovery permitting process

Before You Begin

  1. Every property is unique. A pre-approved design may not work for your property due to site-specific constraints. Verify with LADBS that the pre-approved design works for your property before you contract with a professional.
  2. All pre-approved standard plans require final review by LADBS, to ensure final compliance and address site-specific conditions and clearances, before you can obtain building permits to begin construction.
  3. The pre-approval of a plan is not an endorsement by the City of the designer/firm or their ability to complete the work they contract to do. Applicants should do their own due diligence before entering into a contract with a professional.
  4. Designers own and are responsible for their design. You must contract with the design professional to use their pre-approved plans.
  5. Pre-approved designs may or may not be able to be customized. Please work with the designer in question to see whether or not there are customizable options available.

 

*Please note that individual sites are unique and different. Localized soil conditions may require site-specific foundation work, structural designs, and/or detailed engineering in order to support the proposed design

Types of Plans Available

As standard plans are reviewed and approved, they will be added to the catalog and made available for public use. New Single-Family design plans will be uploaded on a rolling basis, providing homeowners and builders with an expanded selection of pre-approved designs. These designs will consist of, but not be limited to:

 

  • Homes designed for lots common in the Palisades
  • Homes that are modern and incorporate traditional architectural style compatible with the Palisades community
  • Options for Accessory Dwelling Units (ADUs)

Benefits of Using a Pre-Approved Standard Plan

  • Expedited Review - Use a pre-approved design and skip the plan review process
  • Lower Design Costs - Architects and Builders have designed these plans to comply with the city’s building and zoning code, therefore there is no need to hire an architect.
  • Resilience Included - Resilient building materials have been incorporated into the designs to meet or exceed fire and building code requirements.
  • Customizable Interiors - Plans are designed with the flexibility you need so that you can customize your layout and finishes to your needs.

Permitting Fees

Under the Mayor’s Emergency Executive Order No. 7, the collection of fees associated with permits are currently suspended for projects that are to repair, restore, demolish, or replace property or facilities substantially damaged or destroyed by the Wildfires.

 

This means homeowners who held ownership of their homes on or before January 7, 2025, can select and use pre-approved standard plans without paying additional city permitting fees, though other agency clearances may apply.

How to Use a Pre-Approved Standard Plan

  1. Review the Pre-Approved Standard Plan Catalog - Start by reviewing the City’s catalog of pre-approved standard plans and pick a plan that suits your needs. If you do not see a design that fits your needs right away, please check back regularly as new designs will be added to the catalog on a rolling basis.

     

  2. Contact the Plan Owner/Designer - Homeowners wishing to use a standard plan must coordinate directly with the plan owner for access, pricing and to understand the terms of use.

     

  3. Right-Size the Design to Your Property - Work with the designer to review whether there are any customizable aspects to their design, as well as how the design fits your unique lot conditions. It is encouraged to check with LADBS that your preferred design is feasible considering any unique site-specific conditions on your lot. Note that adjustments may result in additional costs and may require additional reviews by the City.

     

  4. Optional: Use of AI Pre-Plan Check (“Know Before You Go”) - Before formally submitting, you or your architect may upload your customized plan to the City’s AI pre-plan check tool. This allows you to identify potential issues and make corrections early, saving time and avoiding delays.

     

  5. Submit Plans to LADBS - Once finalized, submit your plan package to LADBS for formal review. There are two methods to submit your plans: 1) Online via the Eplan LA portal or 2) In person at the One-Stop Rebuilding Center at 1828 W. Sawtelle Blvd. Los Angeles CA 90025.

     

  6. Obtain Permit - After LADBS reviews and approves your plans, your permit will be issued. Note: To qualify for the EO 1 streamlined path to rebuild, permits must be obtained before January 13, 2032.

     

  7. Begin Construction - With your permit in hand, you may proceed with rebuilding your home. You have 3 years to complete your rebuild project from the date your permit was issued. Once construction is underway, LADBS inspections will be required prior to obtaining a Certificate of Occupancy.
Ready to Pick Your Plan - View the Catalog Here

FAQ

No. The pre-approved standard plans are not free. These plans remain the intellectual property of the architects, engineers, designers or builders (design owner) who created them. Homeowners wishing to use these plans must contact the design owner to obtain access to and discuss any associated costs.

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Homeowners wishing to use a standard plan must coordinate directly with the plan author for access and to understand any associated costs

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Homeowners wishing to use a standard plan must coordinate directly with the plan author for access and to understand any associated costs. The City’s role is to provide a streamlined permitting pathway by pre-reviewing these plans for building code compliance, thereby reducing plan check times.

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The City of Los Angeles is making pre-approved standard plans available as an additional resource to help property owners rebuild more quickly following the January 2025 Wildfires.

 

These plans are not open-source; they remain the intellectual property of the architects, engineers, designers or builders who developed them.

 

The City’s role is to provide a streamlined permitting pathway by pre-reviewing these plans for building code compliance, thereby reducing plan check times.

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Architects, Engineers, Designers and Builders are responsible for paying the necessary plan check and permit fees required to have their designs reviewed and pre-approved for inclusion in the Standard Plan Pilot Program.

 

For Homeowners, under the Mayor’s Emergency Executive Order No. 7, the collection of fees associated with permits are currently suspended for projects that are to repair, restore, demolish, or replace property or facilities substantially damaged or destroyed by the Wildfires; and shall only apply to property owners who held ownership of their homes on or before January 7, 2025.

 

This means homeowners can select and use these plans without paying additional city permitting fees, though other agency clearances may apply.

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For a complete listing of building permit submittal requirements, please refer to the Building Permit Checklist.

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When submitting your Building Permit application, please indicate the SFD Standard Plan number you are using in the work description.

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Standard plans are intended to serve as a base design that has already been reviewed by the Department of Building and Safety for Building Code Compliance. However, each property is unique, and modifications / customizations to a pre-approved standard plan may be necessary. Any customization of a pre-approved standard plan must be completed by the plan’s owner. Please note that design changes may result in additional costs and could result in additional permitting review timelines, as revised portions of the plan will require City review.

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While the Pre-Approved Standard Plan Program streamlines the building and safety review process, other agency/departmental reviews and clearances may still be required depending on your specific site conditions and type of rebuild. Homeowners should be prepared to obtain additional approvals as part of the permitting process.

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For Zoning and Building code questions, please contact our call center at 311 or (213) 473-3231 and ask to speak with the LADBS Zoning & Building Code Engineer. Some zoning information can also be found on ZIMAS.

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