Yes, you can rebuild. In the City of Los Angeles, a "like-for-like" rebuild of up to 110% of the original home qualifies for the fastest review. Under Executive Order 1, city departments must review complete applications within 30 days and issue permit clearances within 5 days. The details depend on where your property sits, so start there.
Which Agency Handles My Rebuild?
Location decides everything. Pacific Palisades sits inside the City of Los Angeles, so permits run through the Department of Building and Safety (LADBS) and City Planning. Altadena is unincorporated Los Angeles County, so rebuilding there goes through the County's recovery program, its Building and Safety division and Regional Planning. Check your address before you hire anyone, because the forms, offices and timelines differ.
What Counts as Like-for-Like?
Like-for-like means the new home matches the old one in footprint, height and use, within the allowed 110%. Zoning-compliant single-family rebuilds under Executive Order 8 also get a reduced number of clearances from other departments. Projects that expand beyond those limits usually go through standard plan check, which takes longer.
This is different from the over-the-counter like-to-like permits Zermit specializes in, which cover simple equipment swaps such as a water heater or AC unit. If you want that distinction explained, read understanding OTC and like-to-like permits.
How Fast Is It Really?
Speed has improved, though it varies by project. CalMatters reported in January 2026 that more than 2,600 residential permits had been issued across the Palisades and Altadena, roughly one for every five of the nearly 13,000 homes lost. The same report said local governments issued permits for single-family homes and accessory dwelling units three times faster than in the five years before the fire.
Individual timelines still depend on how complete your application is and whether you sit in the Coastal Zone or a Specific Plan area. For a sense of what ordinary projects look like in the city, see how long a building permit takes in Los Angeles and common permit delays.
How Long Does the Permit Last?
Once issued, work on a rebuild permit is to be completed within three years. Build that into your schedule, and plan for the inspections that follow approval, which our guide to what happens after permit approval walks through.
What Else Do You Need to Know?
Like-for-like does not mean exempt from modern code. Contractors note that rebuilds must meet current energy, seismic and wildfire-resistant construction standards, and Chapter 7A wildfire-resistant construction applies to properties in Very High Fire Hazard Severity Zones across Los Angeles and Ventura Counties. Ask your designer to confirm which requirements apply to your parcel.
Many families also add a backyard unit while they rebuild, and those follow separate rules. Our ADU permit guide explains them. If you are looking for a designer or builder, you can browse architects and building designers and general contractors in Zermit's Find a Pro directory.
Where Zermit AI Fits
The main rebuild is a full building permit with plan review, so work with LADBS or the County for that. Zermit AI is an AI-powered permit platform for over-the-counter and like-to-like residential permits. Once the house is framed, the smaller permits for electrical, plumbing, HVAC and roofing are the kind of work Zermit's Los Angeles permit guides cover, and you can start an eligible one at app.zermit.ai.
FAQs
Do I need an architect to rebuild?
For most rebuilds you will need plans prepared by a licensed design professional. You can find one through Find a Pro, and you should ask LADBS or the County whether your project qualifies for any simplified path.
Can I rebuild a bigger home?
You can, but anything beyond like-for-like generally goes through standard plan check. Review times for those projects are longer and less predictable.
Where can I find my home's original plans?
Palisades residents can obtain original building plans at the LA One-Stop Rebuilding Center. Altadena residents should contact the County's recovery program.