Altadena: What Like-for-Like Rebuilding Means
(Updated on May 20, 2025, Based on the County May 9, 2025)
Good news for homeowners: LA County allows you to rebuild your fire-damaged home through a streamlined Like-for-Like process—without starting from scratch.
This guide highlights key points from:
Plus email Q&A with County staff
That said, many details are still evolving—and we've found County responses can vary case by case. We hope this summary brings more clarity and confidence to Altadena homeowners, but for any specific project, it’s always wise to consult a licensed professional and confirm with County officials directly.
What Is a Like-for-Like Rebuild in Altadena (LA County)?
A Like-for-Like rebuild in Altadena means reconstructing your home with the same footprint, height, location, and use—with a little room for updates. You’re allowed to add:
10% increase of the Floor Area, or Building Footprint
Or 200 sq. ft. of the Floor Area, or Building Footprint, whichever is greater.
10% increase in height (new)
You can also include an attached and/or detached ADU (Accessory Dwelling Unit) as part of your rebuild. The project will still be qualified for expedited review.
While the outer shape stays close to the original, your internal floor plan and exterior look can be updated to better fit how you live today.
The rebuilt structure is exempted from Zoning Code compliance. However, the new ADUs will need to comply with current zoning code requirements. Both the like-for-like rebuild and ADU will also need to meet current Building Code, Fire Code, and Health and Safety Code.
Key Clarifications & Design Opportunities
Altadena Like-for-Like example: original home (left) vs. redesigned rebuild (right) with updated style, added area, and ADU. Patio counts toward limit; ADU and cellar do not.
1. How Is the Previous Area Determined?
Officially, LA County Regional Planning will review all available records to confirm the previous square footage of the home. This includes—but is not limited to—building permits, zoning approvals, Coastal Commission records, County Assessor data, and photographs.
However, in Altadena, many properties have inconsistencies between official records and the actual built size. Although this wasn’t originally stated on the public website, we received confirmation via official communication that the County is taking a tolerant and flexible approach. They now accept alternative forms of documentation—such as real estate listings, appraisal reports, and insurance records—as acceptable evidence of the original home's area.
This is a bold and community-friendly shift in policy, allowing more homeowners to rebuild their homes as they were without unexpected design limitations.
2. Floor Area vs. Footprint
Floor area is technically referred to in the Altadena Community Standards District (CSD) as Gross Structural Area (GSA). It includes all enclosed structures (e.g., bedrooms, storage rooms), but excludes cellars, garages, and carports.
Footprint refers to lot coverage, which includes all structures erected under a roof—whether enclosed or not. This includes garages, carports, and covered patios.
3. Are New Garages, Carports, or Roofed Patios Counted?
Yes—but with some nuance. While garages and carports are excluded from GSA, they are included in the total lot coverage (footprint). This means they will be counted toward your allowable like-for-like buildable area.
We've observed some confusion on this point—even among county officials. For now, we recommend taking a conservative approach when planning any new roofed structure (e.g., patios or detached garages) and assume they will be included in the rebuild area calculation unless explicitly clarified by the planner.
4. Are Cellars Counted?
No. According to county guidance, cellars are excluded from both GSA and lot coverage, as long as they:
Are not finished as habitable space, and
Do not cause the overall building height to exceed the zoning limit.
This makes cellars a useful way to add storage or mechanical space without affecting your rebuild area eligibility.
5. ADU Flexibility
You are allowed to add a new attached or detached ADU as part of your rebuild. ADUs are completely exempt from both GSA and lot coverage calculations, which means they do not reduce your allowable like-for-like area.
However, all ADUs must still meet state and county zoning requirements specific to ADUs (e.g., setbacks, height, access).
6. Waived Fees
At this time, LA County is not offering automatic fee waivers for fire rebuild projects in Altadena. Any potential waivers would require an alternative funding source to reimburse the departments involved.
That said, permit fees may be reimbursed through private insurance, so it’s worth checking with your carrier to see what may be covered.
7. Clarifying Nonconforming Use and Zoning Code Compliance
Only the original home—as it stood before the fire—is allowed to be rebuilt under nonconforming conditions. Any additions or new elements—including the extra 10% in area or height, a new ADU, new garage, or other changes—must fully comply with current zoning code.
This is a common misunderstanding. Like-for-like does not mean “everything is grandfathered.” Only the original structure is protected; anything new must meet today's standards.
Why Choose Like-for-Like After a Fire?
Rebuilding after a fire can feel overwhelming—but a Like-for-Like rebuild offers a simpler, faster path forward. It lets you restore your home with fewer hurdles, so you can focus on recovery instead of red tape.
Why it works:
Save money: You may qualify for significant fee waivers—like school district fees, library fees, and other agency review charges—saving thousands in permitting costs.
Faster approvals: The Like-for-Like process qualifies for expedited plan checks, meaning fewer delays and faster permits.
No zoning code upgrades required: Your original home is “grandfathered in,” so you can rebuild without needing to meet today’s stricter zoning standards.
Preserve your home's footprint: Return to a familiar layout, location, and foundation—often without needing to re-survey or re-engineer.
Modernize your home’s look: While the layout must stay generally the same, you can still update finishes, materials, and the exterior appearance—giving your home a fresh, modern feel.
Build safer and more sustainably: Rebuilding under current codes means better insulation, stronger fire resistance, and more energy-efficient systems—all within your original footprint.
What to keep in mind:
Limited layout changes: While some flexibility is allowed, major floor plan changes aren’t permitted.
Modest size increases only: You can request small additions, but large expansions will trigger a different process.
Overall, Like-for-Like makes the LA County rebuild process more manageable—especially when you’re focused on getting home, safely and affordably.
Summary
Rebuilding after a loss is never simple. But with the right information, the right team, and the right pacing, it’s possible to create a home that restores comfort—and even brings small, meaningful improvements along the way.
If you have questions about Like-for-Like rebuilding in Altadena or need help untangling the options, we're here.
Note:
Like-for-Like rebuilding policies follow similar principles across jurisdictions, but specific rules can vary between Los Angeles County and individual cities like Los Angeles City, Pasadena, or Malibu.
This post focuses specifically on Altadena, under LA County regulations.
We’ll cover Pacific Palisades (LA City) in future articles. If you're rebuilding in a different city or unincorporated area, feel free to reach out—we’re happy to help you look into local policies in more detail
Disclaimer:
This guide is for general informational purposes only and does not constitute professional or legal advice. County interpretations and requirements may evolve. Always confirm your project details with Los Angeles County officials or a licensed professional before making permitting or design decisions.