Understanding the City’s Streamlined Permitting Process for Burned Homes

In the aftermath of a wildfire, navigating the path to recovery can feel overwhelming. For homeowners in Los Angeles whose properties have been damaged or destroyed by fire, the city offers a streamlined permitting process designed to speed up rebuilding efforts, reduce red tape, and restore affected neighborhoods more efficiently. If you’re a homeowner, developer, or investor looking to rebuild in LA after a fire loss, understanding how this process works is crucial to saving time, money, and unnecessary stress.

At Thornton Development Group (TDG), we specialize in rebuilding after fire damage. In this guide, we break down the City of LA’s streamlined permitting process for fire-damaged homes and share tips on how to take full advantage of these accelerated services.

Why LA Offers a Streamlined Permitting Process for Burned Homes

Wildfires are now a recurring threat in Southern California. In response, the City of Los Angeles has developed an expedited permit system for homeowners affected by state-declared disasters. The goal is to facilitate safe, resilient rebuilding while minimizing delays caused by traditional bureaucratic hurdles.

This initiative supports:

• Faster community recovery

• Safer and more sustainable construction practices

• Fair and equitable rebuilding opportunities for affected residents

The streamlined system acknowledges that the rebuilding needs after a fire are urgent and unique, requiring flexibility and coordination across multiple city departments.

What Properties Qualify for Streamlined Permitting?

To qualify for the City’s expedited permitting program, the following conditions typically apply:

1. The property must be located within the City of Los Angeles.

2. The damage must be the result of a state-declared natural disaster, such as a wildfire.

3. The homeowner must intend to rebuild substantially the same structure as was originally permitted.

Note: Rebuilding a completely different home or undertaking speculative development may disqualify you from some of the streamlined benefits.

Step-by-Step Breakdown of the Streamlined Permitting Process

1. Initial Site Assessment

After the fire, your first step is a site inspection. The city’s Building and Safety Division will often assess structural remnants and determine whether demolition is required before plans can be submitted.

Tip: It’s smart to hire a private structural engineer and geotechnical specialist to conduct a full lot assessment. TDG offers these evaluations to determine buildability, soil stability, and retaining wall needs—especially on hillside lots.

2. Pre-Submittal Meeting

Before submitting your plans, you’ll meet with city planners for a Pre-Submittal Review. This helps flag any zoning or code compliance issues early in the process and gives you guidance on:

• Required documentation

• Application routes

• Conditions of approval

3. Submit Rebuild Plans to the Permit Streamlining Counter

The City of LA has designated Permit Streamlining Counters within the Department of Building and Safety (LADBS). Here, fire-rebuild applications are prioritized.

What to include in your submission:

• Original building plans (if available)

• Current lot survey

• Updated architectural and engineering drawings

• Debris clearance certificate

• Environmental compliance documentation

4. Concurrent Plan Review Across Departments

Typically, project plans must pass through multiple departments such as:

• Building and Safety

• Zoning

• Fire Department

• Public Works

• Planning

• Bureau of Engineering

Under the streamlined process, these reviews happen concurrently rather than sequentially. This reduces total review time significantly.

5. Use the Express Permit Program for Like-for-Like Rebuilds

If you’re rebuilding a home with the same square footage, height, and layout as the original, you may qualify for the city’s Express Permit Program.

Benefits include:

• Minimal plan check requirements

• Reduced fees

• Same-day permit issuance in some cases

This is especially useful for homeowners not pursuing major design changes.

6. Expedited Reviews by Third-Party Plan Checkers

Developers who want to move even faster can work with third-party plan check firms approved by the city. These firms can complete reviews in parallel to city departments, often accelerating approvals by several weeks.

TDG frequently leverages these services to ensure our clients avoid backlogs and keep their rebuild timelines on track.

7. Permit Issuance and Next Steps

Once your plans are approved and all departments sign off, your permits will be issued. You can then:

• Schedule inspections

• Hire licensed contractors

• Begin site prep and construction

TDG offers project management and full design-build services to keep construction efficient, compliant, and high quality.

Challenges to Anticipate (and How to Overcome Them)

While the process is designed to be faster, rebuilding in post-fire zones still presents challenges:

• Soils and Geotechnical Reports: Fires can destabilize hillside soils, requiring deeper reports and engineering.

• New Code Requirements: You may be required to meet current code for energy efficiency, seismic upgrades, and fire resistance.

• Supply Chain and Labor Delays: Especially in peak rebuilding periods.

Our advice: Plan early, assemble the right team, and document everything. TDG brings in-house specialists and vetted consultants to streamline every phase of the rebuild process.

Should You Rebuild or Sell?

If you’re unsure whether to navigate the rebuild process yourself, selling the lot may be an option. TDG acquires fire-damaged lots directly and can offer:

• As-is purchases

• Fast closings

• Joint venture development partnerships

For many homeowners, partnering with a builder like TDG eliminates stress while still maximizing the value of their land.

TDG: Your Rebuild Partner in Los Angeles

Navigating the City of LA’s streamlined permitting process can be faster and less stressful with the right guidance. At Thornton Development Group, we specialize in:

• Geotechnical lot prep and engineering

• Permit expediting

• Design-build services

• Rebuild partnerships and land acquisition

Whether you want to rebuild or sell, our team will help you make a confident next step. We’ll help you develop a clear strategyguiding you through every phase, from site evaluation to luxury design-build services, with clarity and expertise.

To schedule a consultation, visit thorntondevelopmentgroup.com