LA Wildfire Rebuild Guide — SB 1103 Expedited Permitting (2026)
13,142 parcels were damaged in the January 2025 Palisades and Eaton fires. SB 1103 (effective 2026) gives you an expedited permit for like-for-like rebuilds — but the rebuild itself has to meet CBC Chapter 7A wildfire code. This guide walks the full process.
SB 1103 — expedited permitting (effective 2026)
Applies to properties destroyed by declared wildfires.
"Like-for-like" rebuilds (same footprint, same square footage ±10%) get streamlined plan-check.
Targets: 2–4 months LADBS plan-check vs 6–10 months standard.
Upgrades beyond like-for-like (expanded footprint, different layout, added story) revert to standard plan-check.
CBC Chapter 7A — Wildland-Urban Interface construction
Class A fire-rated roofing. No exceptions in the Very High Fire Hazard Severity Zone (which covers essentially all of post-2025-fire Palisades and Altadena).
Dual-pane tempered windows (to resist radiant heat cracking).
Non-combustible siding OR ignition-resistant wood with specific char-depth ratings.
Enclosed eaves (no attic venting under eaves).
1/8-inch ember-resistant mesh on all exterior vents.
5-foot non-combustible perimeter (no mulch, no wood fence connection) around the structure.
Insurance claim supplements — the 30-day window
Initial California insurance payouts average $11,605–$13,954 for total-loss fire rebuilds. These first-pass adjustments routinely miss 20–40% of actual damage.
You have 30 days from the initial settlement to file supplemental claims under California law. Miss the window and the money is gone.
A GC who works in Xactimate (industry-standard insurance software) can produce supplement-grade documentation that moves insurance adjusters; one without Xactimate usually can't.
Burn-scar debris flow risk — the follow-on hazard
Fire creates hydrophobic soil that repels water, so even moderate rain triggers flash flooding for 2–5 years after the burn.
Properties downhill from burn scars are at highest risk; LADBS typically requires additional drainage and foundation waterproofing on rebuilds in the post-burn zone.
Homeowner's insurance may exclude debris-flow damage — confirm with your carrier before closing on a rebuild design.
SCAQMD Rule 1403 — asbestos survey before demolition
Any structure built before 1978 requires an asbestos survey before demolition.
Penalty for skipping: up to $1 million per violation.
Survey cost: $800–$2,500 typical; abatement (if found) $5,000–$50,000+ depending on scope.
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