The Palisades
homeowner's
guide
Straight answers on fire rebuilds, WUI code, permits, ADUs, and remodeling — written specifically for Pacific Palisades homeowners by the team that works here every day.
Featured resources
One year after the January 2025 fires, thousands of Palisades homeowners are still navigating the rebuild process. This guide covers everything: the multi-agency permit system, the 110% footprint rule, fee waivers, the pre-approved Standard Plan Pilot Program, Coastal Commission timelines, and the biggest mistakes homeowners make that add months to their rebuild.
The 2026 WUI building code took effect January 1st and it applies to every new structure, addition, and exterior alteration in a Fire Hazard Severity Zone — including decks, garages, and ADUs. Here's what it means for your project.
Under AB 462 (effective 2026), Palisades homeowners can build an ADU, receive a Certificate of Occupancy, and legally live there while rebuilding the primary home. We break down how this works and why you shouldn't wait for your insurance settlement to start.
Everything you need to know
about rebuilding in the Palisades
The City's free pre-approved home plans eliminate most of the plan-check phase — potentially saving 2–4 months on your rebuild. We break down who qualifies, what designs are available, and the tradeoffs vs. a custom design.
Governor Newsom's executive order suspended the Coastal Act for fire rebuilds — but not for all projects. We explain exactly what's waived, what still requires Coastal Commission approval, and how to navigate the 60-day review timeline.
Palisades homeowners can rebuild up to 110% of their previous square footage with no design review or conditional use permit. But there are nuances — here's how to measure correctly and maximize what you're entitled to.
Under Mayor Bass's Emergency Executive Order No. 7, permit fees are waived for properties that were owner-occupied before January 7, 2025. We explain how to qualify, what fees are included, and the January 2032 deadline you cannot miss.
Rebuilds in geologically sensitive areas require geology and soils reports submitted to the LADBS grading section. Hillside lots in the Palisades — especially in the Highlands — almost always qualify. Here's what to expect and how long it takes.
ADU guides for
Palisades homeowners
Navigating insurance
after the fires
Kitchen, bathroom & home remodeling
Labor and material costs have shifted significantly since 2024. We break down realistic budget ranges for Pacific Palisades kitchens — from a refresh to a full gut remodel with structural beam work — plus what drives costs up and what you can control.
Most 1950s–1970s Palisades homes have compartmentalized floor plans with load-bearing walls separating the kitchen. Removing them requires structural engineering, a beam solution, and permits — but the result transforms how you live in the home.
Budget ranges mean very different things depending on the scope. We walk through three real Palisades bathroom projects at different price points — from a cosmetic refresh to a full spa-suite expansion — so you know what to expect before you start.
Pacific Palisades is a specialized market. The contractor who builds tract homes in the Valley is not equipped to handle Coastal Commission permits, hillside foundations, or WUI compliance. Here's how to verify you're hiring someone who truly knows the area.
With lot values among the highest in LA, Palisades homeowners almost always benefit more from expanding in place than moving. But should you add a room to the main house or build a separate ADU? The answer depends on your goals — here's how to think through it.
From a kitchen remodel (4–6 weeks) to a full ADU (8–16 weeks) to a Coastal Commission project (4–6 months) — permit timelines vary dramatically in the Palisades. We share real timelines from recent projects so you can plan accurately from day one.