Rebuilding & Remodeling Contractor in Pacific Palisades

The January 2025 Palisades Fire destroyed or damaged a large share of the homes in Pacific Palisades, and for many families the question now is how to rebuild, not how to remodel. IA Builders works with Palisades homeowners on both: rebuilding on fire-affected lots and remodeling or adding onto homes that came through the fire.

Permits in Pacific Palisades

Pacific Palisades is a neighborhood of the City of Los Angeles, so building permits come from the Los Angeles Department of Building and Safety (LADBS), with zoning and coastal questions handled by Los Angeles City Planning. Since the fire, the city has set up specific rebuild paths through mayoral emergency orders, and LADBS has committed to expedited review of rebuild projects.

Like-for-like rebuilds

Under the Governor's and the Mayor's emergency orders, a home destroyed by the fire can be rebuilt as a "like-for-like" project if it sits in substantially the same location and does not exceed 110 percent of the footprint and height of what stood before. Square footage itself is not part of that test. Non-conforming setbacks from the old house can stay. The new home still has to meet current building codes, including wildfire-resistant construction. LADBS guidelines also allow some items, such as certain attached garages, new basements and new attached ADUs, to fall outside the 110 percent footprint calculation under specific conditions.

Larger or redesigned homes

If you want a house that is larger or laid out differently, Emergency Executive Order 8 created another path for single-family homes in the Coastal Zone: a rebuild that complies with current zoning can skip the Coastal Development Permit, even if it exceeds 110 percent of the old home, as long as it meets the order's environmental and bluff-setback conditions. Projects that fit neither path go through regular coastal and planning review. Lot ties, lot consolidations and subdivisions are handled differently, so those need a closer look.

Other city programs

The city has also issued orders suspending collection of plan check and permit fees for eligible fire-damaged homes, launched a self-certification pilot in which qualified architects certify that plans meet the residential code, and started a library of pre-approved standard home plans. These programs have changed several times since 2025, so we confirm what is in effect for your property when we start.

Building on Palisades lots

Even before the fire, building in the Palisades came with real site constraints. Much of the neighborhood is in a Very High Fire Hazard Severity Zone, many lots are in mapped Hillside Areas under the Baseline Hillside Ordinance, and properties near the bluffs and canyons can require geology reports and setbacks from the bluff edge. The portion of the Palisades inside the Coastal Zone adds coastal rules on top of city zoning. We factor each of these into the design and budget from the start.

Remodeling homes that survived the fire

For homeowners whose houses are still standing, a home remodel is often about more than finishes: smoke and ash cleanup, replacing damaged roofing, vents and windows with wildfire-resistant materials, and upgrading systems while walls are open. Some owners use the time to add a room addition or an ADU for family members who lost their homes, subject to the same city rules.

We know this is a hard process, and we try to keep it clear and practical. To talk through your lot or your house, call (213) 816-6465 or use the form on this page.

Frequently asked questions

Who issues rebuild permits in Pacific Palisades?

LADBS issues building permits, and LA City Planning handles zoning and coastal clearances. Pacific Palisades is part of the City of Los Angeles, not a separate city.

Can I rebuild larger than my old house?

Under the like-for-like path, the new house can be up to 110 percent of the old footprint and height. A larger, zoning-compliant single-family home in the Coastal Zone may qualify under Executive Order 8 without a Coastal Development Permit. Other projects go through standard review.

Do I have to meet current codes on a like-for-like rebuild?

Yes. Like-for-like relief applies to things like size and setbacks, but the new home must meet current building and fire codes.

Are permit fees waived for fire rebuilds?

The city suspended collection of rebuild permit fees for eligible homeowners, with a full waiver tied to City Council action. We check the current status for your property before you apply.

Last reviewed October 2026