City of Los Angeles
Most of Pacific Palisades. Permits run through the Department of Building and Safety (LADBS) and City Planning under the Mayor's emergency executive orders.
City of LA rebuildingPalisades Rebuild
Rebuilding after the Palisades Fire.
The Palisades Fire burned across three jurisdictions, and each runs its own rebuild process. Most of Pacific Palisades is in the City of Los Angeles; parts of the fire area are in the City of Malibu or unincorporated Los Angeles County. The first step is confirming which one applies to your property.
Start here
Which agency handles your rebuild?
Choose your property’s jurisdiction to find its agency. An address or ZIP code alone does not establish jurisdiction or eligibility; confirm both with the responsible planning department.
City of Malibu
Properties inside Malibu city limits follow the City of Malibu's own rebuild process and requirements.
Malibu RebuildsUnincorporated LA County
County areas follow LA County's process. For the Palisades Fire area, the county's like-for-like allowance is up to a 10% increase in floor area, size, height, or footprint.
LA County like-for-likeCity of Los Angeles: the main pathways
The City’s rebuild rules come from emergency executive orders (EOs). Eligibility depends on the property, previous structure, proposed work, and current agency requirements. The agency must confirm whether your project qualifies. The two main pathways are:
- Like-for-like, up to 110% (EO1): a rebuild in substantially the same location that does not exceed 110% of the previous footprint and height. It covers primary residences, accessory structures, and ADUs, and lets a home be rebuilt as it was even if it didn't meet current zoning (for example, nonconforming setbacks). City departments are directed to review complete applications within 30 days.
- Beyond like-for-like, zoning compliant (EO8): single-family homes that comply with current zoning can bypass local Coastal Act and CEQA reviews, with streamlined environmental protections. Height limits, unit replacement, and bluff setback rules still apply.
Basements: the City's EO1 implementation guidelines (version 4.0, June 11, 2026) allow adding a new basement or enlarging an existing one on a like-for-like project, provided the basement does not exceed 110% of the existing building footprint. That can make a one-story home with a basement one way to gain space on the like-for-like pathway, if the agency confirms your project qualifies.
Projects that fit neither pathway follow existing zoning and review, which takes longer. Choosing a pathway is one of the first decisions worth making deliberately, because it shapes your design, timeline, and budget.
Programs that can shorten the path
- Self-certification pilot (EO6): qualified California-licensed architects and engineers can certify that their plans meet City codes instead of going through traditional plan check. Architectural plans must be stamped by the licensed architect who is the self-certified architect of record. See the LADBS self-certification guidelines for eligibility.
- Pre-approved standard plans: an LADBS pilot program offering a catalog of fire-resilient single-family home and ADU designs with expedited permitting and fees suspended under EO7.
- Original building plans: Palisades residents can request the original plans for their lost homes at the One-Stop Rebuilding Center.
Where to go in person
City of Los Angeles One-Stop Rebuilding Center, 1828 Sawtelle Blvd., Los Angeles, CA 90025, Monday through Friday, 9 a.m. to 5 p.m. Staff from Building and Safety, City Planning, the Fire Department, Water and Power, and other City departments are on site. The City also runs a Palisades Inspections and Permitting Support Center at 16925 Marquez Avenue, Pacific Palisades, CA 90272, with the same hours. Applications can also be started online through LADBS.
Fire-resistant construction
Most of the Palisades is in a Very High Fire Hazard Severity Zone, where rebuilds must meet California's wildland-urban interface construction standards: ember-resistant vents, ignition-resistant exterior assemblies, and related hardening measures. Drawing these in from the start avoids corrections later in plan check.
Program rules, timelines, and eligibility change. Sources: City of LA rebuilding, City of LA recovery FAQ, and LA County like-for-like rebuild, reviewed October 2026. Confirm current requirements with the agency for your property before relying on them.
Where ROAM fits
ROAM Design Studio LLC prepares and manages permit packages, coordinating with the licensed architects and engineers a project requires, and ROAM Builders Inc. (CSLB Lic. #1151324) builds to the approved plans. The two companies coordinate closely, each under its own agreement. Our Rebuild Bill of Rights explains the protections California law gives every fire-rebuild homeowner, whoever you hire.
ROAM is not affiliated with the City of Los Angeles, the City of Malibu, or Los Angeles County. This page is general information, not legal or permitting advice. See our legal notices.
Common questions
Palisades rebuild questions.
What is the like-for-like rule for a Palisades fire rebuild?
In the City of Los Angeles, the Mayor's Executive Order No. 1 lets you rebuild in substantially the same location at up to 110% of the previous footprint and height, even if the old house didn't meet current zoning. In unincorporated LA County areas of the Palisades Fire, the like-for-like allowance is up to a 10% increase in floor area, size, height, or footprint. Malibu properties follow the City of Malibu's rules. The agency confirms whether your project qualifies.
Can I add a basement to my Palisades rebuild?
In the City of Los Angeles, the City's current implementation guidelines for Executive Order No. 1 (version 4.0, June 2026) allow adding a new basement or enlarging an existing one on a like-for-like project, as long as the basement does not exceed 110% of the existing building footprint. A soils report, shoring, and grading approval are part of the work.
Can I build a bigger or different house instead?
Often. Under Executive Order No. 8, single-family homes that comply with current zoning can skip local Coastal Act and CEQA reviews. Height limits, bluff setbacks, and other zoning rules still apply, and plan check generally takes longer than a like-for-like rebuild.
How do I check that a Palisades rebuild contractor is licensed?
Look up the license on the Contractors State License Board website and make sure the name, classification, bond, and workers' compensation match your contract. Unlicensed contracting for disaster-related repairs or rebuilding can result in felony charges under Business & Professions Code §7028.16. ROAM Builders Inc. is CSLB Lic. #1151324.
Does ROAM work in Pacific Palisades?
Yes. ROAM is based in Pasadena and serves Greater Los Angeles. ROAM Design Studio LLC prepares Palisades rebuild permit packages with the licensed architects and engineers a project requires, and ROAM Builders Inc. builds to the approved plans, each under its own agreement.