3,800 sq ft complete rebuild —
11 months, lot to CO

From a cleared lot to certificate of occupancy in 11 months

The Riviera home was a total loss in the January 2025 fires. The family came to us in February 2025 — their lot was cleared, their insurance claim was in process, and they were paying $6,800 a month in rent in Brentwood.

We recommended the LADBS Standard Plan pathway. After a site visit to confirm lot conditions were compatible, we selected a 3,800 sq ft two-story pre-approved design from the LADBS catalog and submitted a complete application to LADBS, the Grading Division, and the Riviera HOA architectural review board simultaneously. The LADBS permit was issued in 9 business days.

HOA architectural review took 6 weeks — running in parallel with the LADBS permit, not sequentially. Soils investigation was commissioned on day one and completed before permit approval. Foundation design was finalized with full geotechnical data in hand before a single permit was approved.

The construction — what went into this rebuild

Construction began in month three after permit approval. The Riviera lot is on a moderate slope requiring engineered grade beams rather than a standard slab foundation. All framing used fire-retardant-treated lumber where required by the WUI code. The roofing assembly — concrete tile, premium underlayment, solid sheathing — was the first item inspected and approved before framing continued above it.

Interior finishes were selected by the family during the permit review phase, not after construction started. This eliminated the 4–6 week idle time that typically occurs when homeowners make finish decisions after framing is complete. The kitchen, primary suite, and outdoor living deck were all designed and specified before the foundation was poured.

Completed exterior — fiber cement cladding, Class A concrete tile, noncombustible composite deck with cable railings

Open-plan kitchen — custom cabinetry, stone island, professional range

Primary suite with canyon views — warm hardwood, spa bath

The family moved into their rebuilt home in December 2025 — 11 months after engaging us. They stopped paying $6,800/month in rent 13 months earlier than the Palisades average for a comparable rebuild scope. Total rent savings vs. average timeline: $88,400.