Pacific Palisades: What Like-for-Like Rebuilding Means
In the wake of the fires, many homeowners are ready to rebuild in Pacific Palisades—but want to do so efficiently, without starting from scratch.
A process called Like-for-Like Rebuilding offers a faster, clearer way to restore your home—while maintaining core aspects of its original structure.
Here’s what it means, and how it applies specifically to a fire rebuild in Pacific Palisades (City of Los Angeles).*
What Is a Like-for-Like Rebuild in Pacific Palisades?
A Pacific Palisades Like-for-Like rebuild means reconstructing your home with the same footprint, height, location, and use—with room for modest updates.
You’re allowed to add 10% more of the previously recorded house area.
You can update the interior layout as long as the outer shape stays consistent.
The building massing and roof shapes can vary—as long as the new construction does not exceed the previous highest roof point.
If your previous home was permitted relatively recently, you may resubmit those plans with updated stamps for a Like-for-Like submission.
In LA City permitting for rebuild:
Adding ADUs is allowed, but disqualifies the project from expedited Like-for-Like permitting (standard timelines apply).
Why It Matters More in Pacific Palisades
Rebuilding after fire in Pacific Palisades comes with more layers of regulation—zoning overlays, Coastal Zone review, and Hillside Ordinances—that can stretch timelines for new construction.
Pacific Palisades Like-for-Like rebuilds can bypass many of those delays. It’s a clear path forward when time, clarity, and design continuity matter.
It also helps maintain long-term property value, rebuild efficiently, and avoid the uncertainty of a full redesign.
What Like-for-Like Rebuilds Bypass
A Like-for-Like rebuild in City of LA is typically exempt from:
Zoning Code
Coastal Commission review
Hillside regulations
However:
Any new ADUs must comply with current Zoning Code.
Both the rebuilt structure and ADUs must meet current Building Code, Fire Code, and Health and Safety standards.
The map at the left indicates the boundary of the coastal zone and the exclusion area.
The topo map on the right roughly indicates the steep sloped area that may be considered to be hillside.
You can find the simple guide to use ZIMAS (Zone Information and Map Access System) to identify if your property is in the Coastal Zone or Hillside Area
When Should You Start?
Before starting your fire rebuild in Pacific Palisades, request a certified copy of your full insurance policy. It outlines:
• Coverage limits
• Rebuild cost reimbursements
• Upgrade allowances (e.g., code-required improvements)
Understanding these details early helps set realistic goals.
But rebuilding after fire in Pacific Palisades isn’t just about paperwork—it’s about regaining comfort, confidence, and control at your own pace
Who Should Be on Your Team?
A successful Like-for-Like rebuild depends on clear coordination. Look for:
A licensed architect familiar with LA City zoning, residential builiding permitting and Like-for-Like permitting
A supporting team: structural engineer, general contractor, Title 24 consultant, civil engineer (if needed)
Professionals who can:
Interpret your insurance policy
Guide you through LA permitting
Keep the process grounded, steady, and efficient
How We Approach Rebuilding
1. Fitting the Design to Your Insurance Payout
In many cases, insurance won’t fully cover the rebuild. That’s why we often work backward from your coverage, designing within what’s realistically possible.
By targeting 90% of the insurance budget and reserving a 10% buffer, we help avoid overruns and adapt as needed—making the most of each dollar without surprises.
2. Designing Personal Spaces Thoughtfully
Rebuilding often begins with safe, standard finishes—and that’s completely fine.
But even modest design moves—a better kitchen layout, a built-in bench, or natural materials—can quietly restore comfort and add a sense of place.
3. Building Fire Resilience, Simply and Smartly
Resilient design doesn’t need to be expensive.
It just needs to be thoughtful:
Start with code compliance, which already embeds important protections
Use cost effective fire-rated materials with proper detailing—especially around eaves, vents, and weak points
Include fire sprinklers, now required, which can also reduce future insurance costs
Small upgrades, layered with care, can make a big difference.
Resources for Like-for-Like Rebuild in Pacific Palisades
Rebuilding in Pacific Palisades means balancing complexity with clarity. A Like-for-Like approach can help you move forward with purpose—restoring what matters, streamlining approvals, and reimagining a home that lives better for the years ahead.
If you’re not sure where to start, or need help interpreting your lot’s conditions, we’re here to help.
*Like-for-Like policies follow similar principles across jurisdictions, but rules vary.
This post focuses on Pacific Palisades (City of LA).
We cover Altadena (LA County) and other areas in separate articles. If you're rebuilding elsewhere, contact us—we’re happy to help review local policies.