Your Step-by-Step Guide to the Palisades Rebuild Permit Process

Rebuilding after a wildfire is not just about construction—it's about navigating a maze of city codes, permits, and approvals that can feel overwhelming, especially for homeowners new to the process. In the wake of the Palisades Fire, many residents are now facing the daunting task of rebuilding their homes. At Thornton Development Group, we've guided numerous clients through post-disaster development in hillside zones like the Palisades, and we're sharing our step-by-step guide to help you navigate the rebuild permit process with clarity and confidence.

1. Confirm Eligibility to Rebuild

The first step is determining whether your lot is eligible for reconstruction. In most cases, if your home was destroyed by fire and you have documentation, you’ll be allowed to rebuild. However, the rebuild must comply with current zoning regulations, fire safety codes, and hillside construction standards.

Action Step: Contact the LA Department of Building and Safety (LADBS) or visit their website to confirm your property’s status. Be prepared to provide:

• Address and APN (Assessor Parcel Number)

• Fire incident report or insurance documentation

• Original construction records, if available

2. Request a Zoning Summary Report

A Zoning Summary Report outlines the parameters that govern what can be built on your lot. This includes setbacks, allowable square footage, height restrictions, and more.

Why it matters: The rebuild may need to comply with updated codes, which may differ significantly from the original structure's standards.

Action Step: Request a Zoning Summary through LADBS or hire a land-use consultant to interpret and verify constraints.

3. Conduct Site Evaluation and Soils Testing

Fire-damaged hillside lots often face additional scrutiny for geotechnical stability. A licensed soils engineer or geotechnical firm must assess whether the site is stable for rebuild.

Your evaluation should include:

• Soil compaction and stability

• Slope safety and erosion risk

• Retaining wall feasibility

Action Step: Order a Geotechnical Report and Soils Report. These will be necessary for grading, foundation, and structural approvals later in the process.

4. Hire a Qualified Architect and Engineer

Once your lot has been deemed buildable, work with an architect to design your new home. Your architect will need to collaborate with structural and civil engineers to ensure the design complies with hillside construction standards.

Key considerations include:

• Fire-resistant materials and systems

• Solar readiness and energy efficiency (Title 24 compliance)

• Drainage and stormwater management

Action Step: Choose a design-build team familiar with Palisades zoning and the LA hillside ordinance.

5. Submit Plans to LADBS for Review

With plans completed, you can submit them to LADBS. This triggers a multi-department review process including:

• Planning Department

• Bureau of Engineering

• Fire Department

• Grading Division

• Green Building Division

Timeline: Reviews can take 3–6 months depending on backlog, complexity, and required corrections.

Action Step: Submit plans via LADBS' online portal or with the assistance of a permit expediter. Track your case number and prepare for round-trip revisions.

6. Secure Required Permits

Once your plans are approved, you’ll be issued a series of permits, including:

• Building Permit

• Grading Permit (for any slope or earthwork)

• Haul Route Permit (if exporting soil)

• Plumbing, Electrical, and Mechanical Permits

Action Step: Pay all applicable fees and pick up permit cards. Work cannot begin until permits are in hand.

7. Schedule Mandatory Inspections During Construction

LADBS and related departments will conduct inspections throughout the rebuild. These include:

• Rough grading inspection

• Foundation and framing inspections

• Shear wall and nailing inspection

• Final inspection for Certificate of Occupancy

Action Step: Coordinate inspections with your contractor. Any missed or failed inspections can delay progress.

8. Final Approval and Certificate of Occupancy

After all work is completed and approved by inspectors, you can request your Certificate of Occupancy (COO). This document certifies your home is safe and compliant.

Action Step: Submit all final documentation, including:

• Final sign-offs from each department

• Proof of utility hookups

• Photos or documentation of landscape compliance (if required)

Tips for a Smoother Rebuild Process:

• Hire a Permit Expediter: These professionals can cut time and reduce friction during plan submittals and approvals.

• Stay Organized: Keep a digital folder of all submissions, receipts, and correspondence.

• Anticipate Delays: Between plan reviews and inspections, expect the process to take 12 to 24 months.

• Consider Development Partners: If you’re overwhelmed, TDG offers joint ventures and full-service design-build partnerships.

Let TDG Help You Rebuild With Confidence

Rebuilding your home after a wildfire is one of the most personal and challenging journeys a homeowner can face. Thornton Development Group has extensive experience rebuilding in hillside communities like the Palisades. Whether you're looking for permit guidance, architectural support, or a trusted development partner, our team is here to guide you from start to finish.

Contact us today for a free consultation and let us help you turn your lot into a resilient, beautiful new home.