Article last updated Friday, March 14, 2025.
In response to the recent wildfires in Los Angeles, homeowners have many questions about rebuilding residential properties. Below are some commonly asked questions along with detailed answers. Please note that regulations and building codes vary by jurisdiction, which can impact costs and permitting requirements significantly. Simply click on the questions below to jump directly to the relevant answers.
Answers below provided by Matthew Marcus, PE, GE, PG, Managing Director at Partner ESI
It may be technically possible to reuse an existing foundation, but it is often not cost-effective compared to demolition and replacement. Reusing a foundation requires extensive assessment of its capacity and condition, which can be expensive. Additionally, limitations in the existing foundation may prevent you from building what you originally intended. However, if you are considering this option, Partner surveyors, geotechnical experts, and structural engineers can assist in evaluating the feasibility of reusing your foundation.
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Rebuilding with the same square footage, room count, and exterior layout may simplify the permitting process. However, changes to setbacks, building height, or occupancy could complicate approvals. Zoning requirements will vary by city and even neighborhood. If you want a fresh start with a different layout, you can certainly do so, but it may increase costs and extend the timeline. Consulting with a local architect or your city’s building department is recommended.
Additionally, older homes may not meet current building codes related to geologic hazards. Any layout modifications—especially those that change proximity to slopes—could trigger a requirement for a geologic hazard report. Even rebuilding the same layout may necessitate compliance with updated codes, such as a geologic hazard study, which Partner geologists can assist with.
For more information on rebuilding requirements in Los Angeles County, visit: LA County Rebuilding Resources.
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If structural elements appear intact, they may be salvageable. A Partner structural engineer can conduct testing and inspections to assess damage from heat and smoke. If the core structure or site walls remain usable, reconstruction could be faster and more cost-effective. However, this process can still be expensive depending on the building materials, access for inspections, and required testing. Seismic upgrades may also be necessary.
Having original building plans can greatly facilitate this process. If plans are unavailable, the existing structure will need to be professionally surveyed to create new architectural drawings, which will add to the overall cost.
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Yes, you can remove and replace your foundation. If you maintain the same occupancy and building footprint with the new foundations, the permitting process may be more straightforward. Alternatively, modular structures or a smaller rebuild within the old footprint could offer a quicker and more cost-effective solution. However, modifications to the building layout that are meaningful to the jurisdiction may introduce delays and additional expenses.
Replacing a foundation often requires full-lot regrading, necessitating a topographic survey. Partner can assist with this, as well as geotechnical evaluations and soil reports required by the building department. Contacting your city’s building department, a civil engineer, and an architect early in the process is highly recommended.
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Insurance policies vary, but fire damage is typically covered. However, your coverage may not fully cover the cost of rebuilding. Additional financial assistance may be available through federal, state, county, and city programs. Speaking with neighbors, attorneys, and local government agencies can help you identify potential aid opportunities.
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Wood foundations would usually be limited to treated timber piles along the beachfront. In those cases, a visual evaluation would be performed first to look for fire damage. The capacity of the piles can be determined with load testing or non-destructive techniques.
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Older buildings may contain materials that require special handling and disposal. The first step should be to test the debris for hazardous substances prior to demolition and cleanup. If existing structural members are in place, they should be surveyed and evaluated for conformance with modern codes and to check for condition and capacity.
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When searching for contractors the use of design consultants can be helpful. Even if you find them yourself via the internet or other methods. The California AGC has a list of members here. Having a solid contract in place is key to the relationship. The scope, schedule, payment terms, and insurance coverage should all be clearly spelled out. AGC also has a standard form of contract you may use to help you cover the most common issues that come up.
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Design-build contracts are designed to be quicker and offer the opportunity to make changes during the process. The downside with this is that once you begin, you will have limited ability to change direction and less control. American Institute of Architects has a good article diving into the pros and cons of each.
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This will depend on the condition of the home. If the structure is mostly intact, I would recommend hiring an architect first to see what, if any, permit is needed to demolish and renovate interiors. If structural demolition is needed, a study for hazardous materials and the hiring of a contractor to haul off will be needed. Following that engaging an architect, structural, and/or geotechnical engineer would all be logical next steps.
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One of the biggest costs is time. Design and permitting are very time-consuming, and General Contractors sometimes struggle to keep the schedule moving along and control costs. Having a good representative, either an attorney or architect that can help you select the right contractor and build the right contract will pay dividends down the road. It may be more expensive in the beginning but over the long haul having an experienced and trustworthy advocate will likely save you many multiples by the end of the project.
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Answers below provided by Christy Kim, AIA, CASp, National Technical Director of Accessibility for Partner ESI
Using fire-resistant materials and coatings, including defensible space, sprinkler system, and dedicated water supply.
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California Law, Public Resources Code – PRC 4291 (CPRC 4291) provides defensible space requirements for the structures and vegetation clearance for both new buildings and rebuilding.
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Pay attention to the resources mentioned above. Have an evacuation plan, and an emergency bag with important documents and other day-to-day items needed.
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Depends on the extent of construction, but if a new home needs to be rebuilt, it would essentially be a new construction building permit. Other permits might be demo permits, grading and site development permits, zoning, hazmat, and fire department approval. All the same requirements for when a new building is constructed.
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Depends on the extent of a rebuild but as I mentioned above, there are some exec orders in place to streamline the rebuilding process so people can get back into their homes.
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Rebuilding after a wildfire is a complex process with many variables. Consulting experienced professionals, including architects, engineers, and city officials, can help streamline the process and ensure compliance with regulations. Taking the time to thoroughly assess your options will lead to a smoother and more cost-effective rebuild. Contact Partner for more information.
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