Wildfire Rebuild Guide

The 8 steps after total loss

1. 1

   Document the loss — the first 14 days matter most

   Before debris removal: photograph every elevation, every foundation, every surviving utility stub. File the Proof of Loss with your insurance carrier within the policy window (typically 60 days). Pull the as-built plans from LADBS Online Permit Records at ladbs.org — destroyed-home parcels still have the original plan set on file, and SB 1103 uses those plans as the like-for-like reference. Our post-fire LA pillar at /los-angeles/post-fire-sb1103-rebuild walks through the LADBS retrieval process.

2. 2

   Confirm SB 1103 eligibility with your AHJ

   California SB 1103 (signed 2024) creates a streamlined permit path for homes destroyed by declared disasters. If your structure is rebuilt on the same footprint, same square footage (up to 10% expansion), same height, and same use, the permit issues at reduced review scope and fees are capped. Call your Authority Having Jurisdiction (LADBS for LA City, LA County DRP for unincorporated areas, Malibu Planning for Malibu) and confirm your parcel is flagged for the SB 1103 path. Altadena and Pacific Palisades are both SB 1103 active.

3. 3

   Check whether Coastal Commission jurisdiction applies

   If your property is within the California Coastal Zone (most of Malibu, Pacific Palisades west of PCH, parts of Santa Monica), the California Coastal Commission has dual jurisdiction with the city. SB 1103 extends to Coastal Zone like-for-like rebuilds — the CCC has confirmed streamlined exemptions for fire-loss parcels. Any expansion beyond 10% or change in height triggers a Coastal Development Permit (CDP) with a 6-12 month additional review. Baily scopes Coastal overlay as a hard constraint in the first chat.

4. 4

   Reconcile insurance payout with actual rebuild cost

   2026 rebuild costs in the Palisades fire zone average $650-950 per square foot for like-for-like; premium modern-construction rebuilds run $900-1,400 per square foot. If your insurance payout is based on 2019 replacement cost, it will be 30-50% short. Work with a public adjuster or construction-lender to bridge the gap — financing is available from /financing-los-angeles partners up to $250,000 against the insurance assignment. The gap is real; plan for it before you pick a contractor.

5. 5

   Verify your contractor can handle fire rebuilds specifically

   Fire rebuilds are not kitchen remodels. The contractor needs: (1) an Active CSLB Class B license (general building); (2) prior fire-rebuild experience — ask for 3 references of completed SB 1103 or post-Woolsey rebuilds; (3) familiarity with the specific AHJ (LADBS vs LA County DRP vs Malibu vs Santa Monica — each has different inspection sequencing). Verify the license at /tools/contractor-check and read the full CSLB self-verify walkthrough at /guides/how-to-verify-contractor-license-in-california.

6. 6

   Avoid the post-disaster contractor fraud pattern

   Fire zones attract unlicensed operators offering cash debris removal, 'handshake' rebuilds, and door-to-door solicitation — all three are illegal in California (Business & Professions Code 7028 and 7028.7). Legitimate contractors do not cold-knock fire-loss parcels. The CSLB publishes an active post-disaster fraud alert page at cslb.ca.gov. If someone shows up unsolicited, ask for their license, photograph their truck plate, and report to CSLB at 1-800-321-2752. Our /ask/how-do-i-know-if-my-contractor-is-licensed has the full red-flag checklist.

7. 7

   Match with one fire-rebuild-specialized contractor

   AskBaily's LA partner network is Palisades-native — Netanel Presman (CSLB 1105249) operates in the fire zones and has active Woolsey rebuild experience. We do not broadcast your parcel address to 8 contractors, which matters triple for fire-zone homeowners already dealing with scammer cold-calls. One match, scope-verified, license-verified at call time. If the first match is not a fit, we re-match. See /methodology for the routing logic or /los-angeles/post-fire-sb1103-rebuild for the LA-specific rebuild pillar.

8. 8

   Build the insurance-aligned schedule — 14 to 24 months realistic

   A realistic post-fire rebuild schedule in LA in 2026: 3-4 months for design + LADBS plan-check (SB 1103 streamlined path), 2-3 months for bid + contract + mobilization, 10-16 months for construction, 1-2 months for final punch + Certificate of Occupancy. Total: 16-25 months from contract to move-in. Contractors quoting 8 months for a full rebuild are either lying or planning to change-order the schedule. Your Additional Living Expense (ALE) insurance coverage should be extended to 24 months upfront — most base policies cap at 12.