Oliver Thornton May 26, 2025
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.
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.
To qualify for the City’s expedited permitting program, the following conditions typically apply:
The property must be located within the City of Los Angeles.
The damage must be the result of a state-declared natural disaster, such as a wildfire.
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.
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.
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
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.
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.
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.
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.
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.
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.
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
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