Navigating the Accelerated Rebuild Track in the City of LA After a Fire Loss

Wildfires have become a regular part of life in Southern California, often leaving homeowners devastated and unsure of what comes next. For many residents in the City of Los Angeles, particularly in hillside or fire-prone neighborhoods, the recovery process can feel overwhelming. However, one of the most important tools available to fire-affected property owners is the Accelerated Rebuild Program.

This city-run initiative offers a faster, more streamlined process for homeowners looking to rebuild after a declared wildfire event. At Thornton Development Group (TDG), we've guided clients through this process firsthand, helping them understand the options, requirements, and critical timing involved. In this guide, we break down everything you need to know about the Accelerated Rebuild Track in LA and how to navigate it effectively.

1. What Is the Accelerated Rebuild Program?

The Accelerated Rebuild Program (ARP) was launched by the Los Angeles Department of Building and Safety (LADBS) in response to the increasing number of structures destroyed by wildfires. The purpose is to assist eligible homeowners in expediting the permitting and rebuilding process after a major fire disaster.

If your property was damaged or destroyed by a fire officially declared a local emergency, you may qualify. The program includes:

• Dedicated case managers at LADBS

• Prioritized permit processing

• Fee waivers or reductions in some cases

• Expedited reviews for planning, zoning, and building and safety compliance

2. Eligibility Requirements

Not every property qualifies automatically. To be eligible for ARP, the following criteria generally apply:

• The damage occurred during a fire officially declared a local or state emergency

• The structure in question had a Certificate of Occupancy prior to the fire

• The rebuild scope does not exceed the original footprint and height by more than 10% (exceptions may be granted upon review)

If your home meets these qualifications, the rebuild may be fast-tracked and some requirements eased—part of a broader effort to rebuild our communities with high-quality, cost-effective homes.

Pro Tip: Even if your property is in a Very High Fire Hazard Severity Zone (VHFHSZ), it can still qualify for ARP. However, you may be required to implement updated fire-resistant construction standards.

3. Step-by-Step: How to Begin the Accelerated Rebuild Process

Step 1: Confirm Eligibility
Contact LADBS or consult a permit expediter to verify your property meets ARP criteria. A letter from your insurance company or the fire department may be needed as supporting documentation.

Step 2: Assemble Your Rebuild Team
This includes:

• An architect familiar with LA zoning codes

• A structural engineer, especially for hillside or sloped lots

• A permit expediter or consultant

• A builder experienced in fire rebuilds (like TDG)

Step 3: Obtain Pre-Development Consultation
LADBS offers an optional Pre-Development Meeting (PDM) with Planning, Zoning, and Safety reviewers. This early feedback session helps avoid surprises later.

Step 4: Submit for Plan Check
Your architect will submit the plans for review. Under ARP, your submission is moved to the front of the line.

Step 5: Monitor Review and Corrections
Stay on top of LADBS review timelines. Turnaround is faster under ARP, but resubmitting corrections quickly is key.

Step 6: Pull Permits and Begin Construction
Once plans are approved, permits are issued and construction can begin. At this point, many owners elect to partner with design-build firms to streamline execution.

4. Common Pitfalls to Avoid

While the ARP offers significant advantages, it still requires careful project management. Common missteps include:

• Missing deadlines: There is a time limit for using ARP benefits, often 2-3 years post-disaster declaration.

• Expanding beyond approved scope: If the rebuild grows beyond original square footage, it may trigger new reviews and fees.

• Delays in assembling documents: Waiting too long to collect your Certificate of Occupancy, title report, or structural documentation can cause avoidable delays.

• Inexperienced professionals: Rebuilding in fire zones requires knowledge of Wildland Urban Interface (WUI) codes, geotechnical engineering, and hillside grading.

5. How TDG Helps Navigate Rebuilds in Fire Zones

At Thornton Development Group, we offer end-to-end services for property owners navigating post-fire recovery, including:

• Lot evaluation and rebuild feasibility studies

• Architectural and structural design

• Permitting and ARP navigation

• Soils reports and retaining wall engineering

• Full-scope construction and project management
  
  

Our hillside expertise means we know how to build faster, smarter, and safer—even under LA's most complex regulations.

6. Strategic Considerations: Rebuild vs. Sell

If the rebuild process feels daunting, you may consider selling the lot instead. Developers like TDG are actively acquiring fire-impacted properties for new luxury construction. We also offer joint venture options, allowing you to contribute the land while we build and share in the profits.  Our team provides full support throughout the process, helping homeowners navigate everything from permitting and design to rebuilding and maximizing the property's value.

Before making a decision, ask:

• Do I want to invest 1–2 years rebuilding?

• Am I emotionally ready to return to the site?

• Would selling or partnering better support my long-term financial goals?

7. Final Thoughts

Rebuilding after a fire can be a powerful opportunity for renewal, especially with the right support. The City of LA’s Accelerated Rebuild Track is designed to help, but knowing how to navigate it makes all the difference.

If you're facing this decision, don't go it alone. Whether you plan to rebuild or explore other options, Thornton Development Group is here to help.