Your Palisades home,
rebuilt right.
We manage every step of the Pacific Palisades fire rebuild process — permits, Coastal Commission, WUI compliance, soils reports, and construction. CSLB License #982386 · 18 years in the Palisades.
Your complete rebuild,
managed end to end
Most Palisades homeowners are navigating permits, insurance adjusters, engineers, and agencies simultaneously — for the first time. We have done this hundreds of times. We run all phases in parallel so you don't lose months waiting for one approval before starting the next.
Permits and insurance settlements run in parallel. Permit fees are waived. There is no cost to starting the permit process today — and significant cost to waiting.
Every part of your rebuild,
under one roof
From the first permit application to the final certificate of occupancy, we coordinate every agency, every trade, and every inspection. You have one point of contact — and we handle everything else.
- LADBS, Coastal Commission, Grading Division, HOA
- WUI-compliant construction throughout
- Insurance adjuster coordination & WUI cost documentation
- Standard plan or custom architect pathway
- EO No. 7 fee waiver applied at submission
- Pre-approved plans — permit in 1–5 business days
- Coastal Zone: 60-day Coastal Commission pathway
- ADU fees waived under EO No. 7
- Move back 12–18 months before primary home CO
- ASTM E2886 ember-resistant venting throughout
- Class A roofing, noncombustible cladding & decking
- WUI costs itemized for code upgrade insurance coverage
- Parallel submissions — not sequential
- EO No. 7 fee waiver applied at submission
- WUI compliance costs itemized separately
- Supplemental claim documentation prepared
- Code upgrade coverage coordination
- Soils report started immediately — not after design
- Caisson, grade beam, or engineered foundations
- Post-fire slope stability assessment
What the law gives you
right now
The January 2025 fires triggered a set of executive orders and new legislation that significantly expand what Palisades homeowners can build, how fast they can permit it, and how much it costs. These are the most important provisions — and they are time-limited.
Projects completed
in the Palisades
Everything you asked
us this week
These are the questions we hear every day from Palisades homeowners navigating the rebuild process. If yours isn't here — call us.
Ask us directlyNo — this is the single most costly mistake Palisades homeowners make. Permit applications cost nothing to start (fees are waived under EO No. 7), and the permit process runs completely independently of your insurance settlement. By the time your settlement arrives, your permits could already be approved and your contractor ready to break ground.
Waiting for the settlement before starting permits typically adds 6–12 months to your overall timeline — and $40,000–$80,000 in unnecessary rent payments at Palisades rates.
Under AB 462 (effective January 2026), you can build a new detached ADU on your lot before the primary home is rebuilt. The ADU receives its own Certificate of Occupancy independently — so you can legally move back to your property and live there while the main house rebuild continues.
On a qualifying flat lot using a pre-approved standard plan, a Palisades family can have their ADU permitted in 1–5 days and move back home in approximately 5 months — stopping rent payments 12–18 months earlier than a standard primary-home rebuild timeline.
Governor Newsom's executive orders suspended the Coastal Development Permit requirement for qualifying fire rebuilds within the 110% footprint limit. So for your primary home rebuild at the same or slightly larger size — you generally do not need a full Coastal Commission review.
However, new ADUs in the Coastal Zone still require a CDP. Under AB 462, the Coastal Commission must issue a decision within 60 days of receiving a complete application — cutting what was previously a 6–18 month process down to 2 months. Bluff-setback properties have additional requirements. We confirm your specific status at the site visit.
Under EO No. 7, the following fees are waived for qualifying homeowners (title held before January 7, 2025): LADBS building permit fee ($3,000–$12,000), plan check fee ($1,500–$6,000), grading permit fee ($800–$3,000), ADU permit fee ($2,000–$8,000), and Coastal Commission CDP fee ($2,000–$5,000).
Total savings: $6,000–$26,000+ depending on your project scope. The waiver must be applied for at the time of permit submission — it does not apply retroactively to fees already paid. We include the waiver application in every qualifying submission.
This is very common. Initial settlement offers are typically based on national cost databases that don't reflect actual 2026 Palisades construction costs or WUI compliance requirements. The gap between an initial offer and actual rebuild cost can be $200,000–$500,000.
The solution is a supplemental claim — a formal request for additional settlement funds supported by itemized contractor estimates. Our project managers prepare supplemental claim documentation formatted specifically for adjuster review, with WUI compliance costs itemized separately as code-required line items. Most Palisades homeowners who work with us receive supplemental payments.
For a standard plan rebuild on a non-coastal, relatively flat lot: 10–16 months from engagement to certificate of occupancy. For a custom design on a hillside or coastal lot: 16–28 months. The biggest variable is how quickly the permit process moves — which is almost entirely determined by how prepared the application is and whether all agencies are submitted simultaneously.
Our fastest Palisades rebuild to date: 9-day permit using a standard plan, 11-month total timeline from engagement to CO. Our typical timeline for a custom hillside project: 18–22 months. We will give you a specific estimate for your lot at the site visit.
Yes. The streamlined fire rebuild framework allows you to rebuild up to 10% larger than your pre-fire structure with no design review, no neighborhood notification, and no conditional use permit. ADU square footage is calculated completely separately — so you can also add a new ADU without it counting against your primary home's 110% allowance.
The key is measuring your pre-fire footprint correctly. Assessor records frequently undercount actual square footage by 200–600 sq ft. We pull your original permit records at the site visit to establish the correct baseline — which directly determines how much you're entitled to build.
Your rebuild starts with one call.
We visit your lot, review your situation, and tell you exactly what to do next — for free. No settlement required to start. No permit fees to pay. Just a clear path forward.
