Short answer: If your home was in Pacific Palisades, you rebuild through the City of Los Angeles, which fast-tracks like-for-like rebuilds up to 110% of the original footprint and height under Emergency Executive Order 1. If it was in Altadena (Eaton Fire), you go through Los Angeles County, whose like-for-like rule allows up to 10% or 200 square feet more, whichever is greater. After a total loss in a declared emergency, state law gives you at least 36 months to collect replacement cost.
Step 1: Know who issues your permit
| Area | Permitting agency | Like-for-like rule | Source |
|---|---|---|---|
| Pacific Palisades (City of LA) | LADBS, with the One-Stop Rebuilding Center at 1828 Sawtelle Blvd. and the Palisades center at 16925 Marquez Ave. | Up to 110% of the prior footprint and height, in substantially the same location (EO 1) | LA Strong: Return & Rebuild |
| Altadena (LA County, Eaton Fire) | LA County Public Works and Planning, with the Altadena One-Stop Permit Center | Same location and use; up to 10% or 200 sq ft larger, whichever is greater; must meet current building and fire codes | LA County Recovers |
City of LA highlights
According to the City's recovery site:
- Review times: under EO 1, departments review complete applications within 30 days and issue clearances within 5 days.
- Fees: plan check and permit fees are suspended only for people who owned the property on the date of the fire.
- Permit life: work is to be completed within three years of permit issuance, subject to extension.
- Temporary housing: RVs, mobile homes and manufactured homes are allowed for up to three years or while a rebuild permit is active.
- Self-certification: under EO 6, qualified California-licensed architects can self-certify certain rebuild plans.
Find the County's center locations on LA County Recovers.
Step 2: Line up your insurance deadlines
| Right | Minimum | Source |
|---|---|---|
| Time to collect full replacement cost after a total loss in a declared emergency | At least 36 months from the first actual cash value payment, with 6-month extensions for good cause | Insurance Code §2051.5 |
| Additional living expenses (ALE) | At least 24 months from the loss, plus up to 12 more for qualifying reconstruction delays | Insurance Code §2060 |
See our LA wildfire rebuild insurance rights guide for more detail.
Step 3: Insurance during construction
- Ask your homeowners insurer how the policy treats a home under construction, or whether you need a builder's risk policy.
- Confirm your contractor's coverage: a CSLB-verified license, general liability and workers' compensation if they have employees.
- Coordinate with your insurer if you rebuild larger than before. Extra square footage generally isn't paid by your old policy limits.
- Keep permits and plans to support replacement cost and code-upgrade claims.
Related: California wildfire insurance checklist and insurance in Pacific Palisades.
Frequently asked questions
Who issues rebuild permits for the Eaton Fire in Altadena?
Los Angeles County, not the City of Los Angeles. Use the Altadena One-Stop Permit Center or the County's online system.
What counts as like-for-like in the City of LA?
Under Emergency Executive Order 1, a rebuild in substantially the same location that doesn't exceed 110% of the prior footprint and height.
Are rebuild permit fees waived in the Palisades?
The City says plan check and permit fees are currently suspended only for those who owned the property on the date of the fire.
How long do I have to collect replacement cost after a wildfire total loss?
At least 36 months from the first actual cash value payment in a declared state of emergency (Insurance Code §2051.5), with extensions for good cause.
Alishahi Insurance · 439 N Canon Dr, Penthouse, Beverly Hills, CA 90210 · (877) 711-4545 · CA License #4348151. General information only. Not legal, tax or financial advice, and not a coverage determination. Coverage depends on policy language and underwriting, and rules vary by state.