Rebuilding After the Palisades and Altadena Fires: What Homeowners Need to Know
The recent wildfires in Pacific Palisades and Altadena have left a lasting impact on hundreds of homeowners and communities. As families begin the difficult process of rebuilding, one of the most important questions is: What is required to start reconstruction—and how can we rebuild safely and quickly?
At Moment Engineering, we’re helping residents and property owners navigate the engineering and permitting requirements so they can move forward with confidence.
Understanding "Like-for-Like" Rebuilds in Los Angeles
The City of Los Angeles has taken action to support fire-impacted homeowners by streamlining permitting for certain rebuilds. If you're planning to rebuild your home with minimal changes, your project may qualify for an expedited process.
What Counts as "Like-for-Like"?
According to the Los Angeles Department of Building and Safety (LADBS), a “like-for-like” rebuild means:
Reconstructing in approximately the same location as the original structure.
Keeping the same occupancy and use (e.g., residential).
Not increasing the floor area, height, or building footprint by more than 10%.
This policy is intended to help property owners rebuild quickly while ensuring safety and compliance.
When a Soils Report Is Required — and When Plans Are Not
One key advantage of qualifying for a “like-for-like” rebuild is that you may only be required to submit a soils (geotechnical) report, rather than a full architectural plan set.
Soils Report: Still Required
Even under the expedited process, the city requires a current soils report to assess slope stability, foundation safety, and post-fire subsurface conditions. This is especially critical in hillside areas like the Palisades and Altadena, where wildfire can destabilize soil and increase erosion or landslide risk.
As a licensed geotechnical firm, we can:
Perform site investigations
Evaluate soil and slope conditions
Prepare and submit your LADBS-compliant soils report
Plans: Possibly Not Required
If your project meets the “like-for-like” criteria and you’re not proposing significant structural or layout changes, you may not need to submit a full architectural plan set. However, this is determined case-by-case by LADBS, and it's best to verify early to avoid delays.
Even when your city doesn’t require one, a soils (geotechnical) report is worth it because the ground is the most unpredictable part of any project. The report tells you what’s really on site—soil type, hidden fill, moisture/groundwater, and how much weight the soil can safely support—and then gives clear instructions for foundations, slabs, retaining-wall backfill, and drainage. That small upfront step helps prevent big-ticket problems like settlement, heave, cracks, and wall failures, and it reduces change orders because contractors are bidding from solid information. It also speeds inspections, supports permits and insurance, and gives you documentation that adds confidence for lenders and future buyers.
What Our Engineering Team Can Help With
Moment Engineering provides full-service geotechnical and civil support for rebuilds:
Geotechnical investigations and LADBS soils reports
Drainage and grading plans to prevent post-fire flooding
Retaining wall and slope stabilization design
Civil plan coordination for erosion control, utilities, and access roads
Coordination with LADBS, LA County, and city agencies
🧭 Your Next Steps
Confirm eligibility with LADBS for a “like-for-like” rebuild
Schedule a site assessment for your required soils report
Develop any required grading or drainage plans
Submit to LADBS for review and clearance
If you're uncertain about what your property needs, we offer consultations to guide you through your specific case.
Rebuilding with Changes After the Fires: What to Expect If You're Not Rebuilding “Like-for-Like”
While the City of Los Angeles offers expedited permitting for “like-for-like” fire rebuilds, many property owners may choose to take this opportunity to expand, redesign, or upgrade their homes. If that’s your plan, here’s what you need to know about the standard rebuild process.
What Disqualifies a Rebuild From “Like-for-Like” Status?
Your rebuild will not qualify as like-for-like if you are:
Increasing the floor area, height, or footprint by more than 10%
Changing the occupancy or use (e.g., converting a garage to an ADU)
Relocating the structure on the lot significantly
Making substantial layout or structural changes
Building new accessory structures like ADUs, detached garages, pools, etc.
Full Permitting Process for Modified Rebuilds
If your rebuild does not meet the “like-for-like” definition, you will need to go through the standard building permit and plan check process with LADBS. Here's a step-by-step overview:
1. Preliminary Site Evaluation
Engage a licensed civil and geotechnical engineering firm to assess the site, especially if located on hillsides or near slopes.
Consider potential issues such as post-fire erosion, slope stability, and drainage.
2. Prepare Required Reports and Plans
You'll need to prepare and submit:
Geotechnical (soils) report
Topographic survey
Grading and drainage plans (civil engineering)
Structural plans (by a licensed structural engineer)
Architectural plans (floor plans, elevations, sections)
Erosion control and stormwater management plans
Energy compliance documentation (Title 24)
Hillside properties may also require:
Haul route approval
Slope stability analysis
Retaining wall design
Urban Forestry Division review for tree removals
3. Submit to LADBS for Plan Check
Submit all reports and plans to the LADBS portal (ePlanLA or in-person, depending on project).
Your project will go through plan check reviews by:
Building and Safety
Grading Division
Bureau of Engineering (BOE)
Planning (if variances or design review are needed)
Fire Department (for access and fire flow)
Expect multiple rounds of review with possible comments and corrections required.
4. Obtain Approvals and Permits
Once all departments sign off:
LADBS issues your building permit(s)
You can schedule inspections and begin construction
Timelines and Tips
Timeline: Modified rebuilds can take 3 to 6+ months to get approved, depending on complexity and agency coordination.
Tip: Starting early with a qualified team can reduce delays. Engage civil, geotechnical, architectural, and structural professionals as soon as you begin planning.
How We Help with Modified Rebuilds
At Moment Engineering, we support clients through the entire rebuild process, from site assessment to final permit sign-off:
Complete geotechnical investigations and reports
Grading and drainage plans for hillside or sloped lots
Retaining wall design and slope stabilization
Civil plan sets for submittal to LADBS