Navigating the Rebuild – Common Questions After the 2025 Fires

In the months following the 2025 Los Angeles wildfires, homeowners across Southern California have been thrust into a new and often overwhelming role: that of disaster recovery navigator. Insurance paperwork, permitting hurdles, debris removal, and emotional exhaustion—many don’t even know where to start. We’ve worked closely with fire survivors through community programs like Ask an Architect and direct consultations. Today we answer some of the most common questions after the 2025 fires we have received from homeowners as they begin the rebuilding journey.

This is usually the first—and hardest—question. Many families feel deep emotional ties to the land, their community, and memories tied to their property and are are grappling with whether to sell, relocate, or rebuild. Others are overwhelmed by costs or disputes with insurers. If you feel emotionally tied to your neighborhood or invested in the area, rebuilding may provide healing and stability. Others may decide to sell based on financial stress or insurance shortfalls.

Our answer: Start with a feasibility review. We can help you:

• Evaluate whether your insurance coverage is adequate for a rebuild
• Review zoning, setbacks, and historical constraints
• Assess the property’s condition and debris removal status

From there, you’ll be better equipped to decide whether to rebuild or relocate.

Even if your home is gone, you may be able to find records, or you may have to rely on records or pictures you have. We may be able to assist clients in:

• Correcting discrepancies in square footage assessments
• Navigating LA County Planning and LA City Planning

If your home was custom-built decades ago, we may be able to help reconstruct a baseline from photographs, surveys, or appraisals, or homeowners may want us to design something new.

Like-for-like refers to rebuilding a home that closely resembles the original—usually within 10% of the previous size and height. There were incentives being given for replacing what was originally there, and sometimes regulations don’t allow for a much larger home than the original.

Technically yes—but we urge caution. Even owner-builders must:

• Hire a structural engineer to approve and stamp plans
• Ensure fire code compliance (e.g., ember-resistant vents, Class A roofing)
• Coordinate with subcontractors, inspectors, and permit officials

If budget is tight, a hybrid approach may help: work with an architect to create a compliant design, then manage the build yourself with contractor guidance.

Something to keep in mind: Both LA City and County have said they will do plan check in 30 days, but there are ALWAYS corrections and homeowners should be prepared for 1 or more resubmittals to address those corrections. In addition, you will need sign-offs from different agencies and this adds time to the permit process.

Many homeowners opt to place ADUs (Accessory Dwelling Units) or temporary mobile units on-site. Some local agencies have waived or streamlined permits for fire-affected families. Others rent short-term in nearby neighborhoods, though availability can be scarce.

We can help determine if your site qualifies for an ADU during rebuild and connect you with logistics support.

We don’t provide cost estimates. We work with Contractors to provide cost estimates as they have direct relationships with the sub-contractors who are more aware of constantly changing prices. We can:

• Connect you with trusted contractors and structural engineers
• Recommend soil testers and fire-hardened landscape consultants
• Guide you in contacting lenders or the SBA for financing options

Absolutely. Here are just a few resources:

• Ask an Architect (via AIA Pasadena & Foothill): Free sessions with licensed architects
• SBA Disaster Loans: https://www.sba.gov/funding-programs/disaster-assistance
• FEMA & ACE Cleanup Programs: Help with debris and hazardous material removal
• LA County Disaster Recovery Center (DRC): In-person support for records and permit help

Start by reviewing architect profiles and portfolios on reputable platforms like:

• AIA Architect Finder: https://architectfinder.aia.org/
• AIAPF (Pasadena & Foothill): https://www.aiapf.org/
• AIA Los Angeles: https://www.aialosangeles.org/

Also review questions to ask potential architects or explore YouTube for ‘how to hire an architect’ videos to better understand the process.

An architect helps translate your vision into buildable plans that meet code, navigate permitting, support insurance documentation, and coordinate with structural engineers and contractors. We guide your project from concept to completion, balancing design aesthetics with fire-resilient features.

Pre-fabricated plans can help reduce design time and cost but may be limited in flexibility. Hybrid approaches can work—customizing a pre-approved template while ensuring code compliance.

Start by meeting with the Assessor at the Disaster Recovery Center to resolve discrepancies in permit records or square footage. We may be able to help retrieve original permits and provide rough cost estimates. Consult a tree service for landscape damage. For financial aid, check with the SBA for disaster loans. If your home is jointly owned, have open discussions about whether rebuilding is feasible.

An architect designs and manages permits; a contractor builds and manages construction crews. The architect ensures vision and compliance, the contractor delivers the physical result.

Fire-resistant strategies include:

• Ember-resistant venting
• Non-combustible siding
• Tempered glass windows
• Decking with ignition-resistant materials
• Vegetation clearance zones

Design-Build involves one entity managing both design and construction. Design-Bid-Build separates the two, offering more owner control and competitive bids, but possibly longer project timeframes.

The 10% Rule allows a variance in square footage and height for like-for-like rebuilds, simplifying the permitting process.

• Prefab: Fast, cost-effective, low customization
• Modular: Built in factory sections, moderate customization
• Custom: Fully unique, higher cost and flexibility

ACE stands for Army Corps of Engineers. They handle Phase I debris removal including hazardous waste and ash.

Phase II involves soil testing and final cleanup. You must opt in with the city/county or handle it privately with documentation.

You may want to contact:

California Office of Historic Preservation: https://ohp.parks.ca.gov/

LA Conservancy: https://www.laconservancy.org/

We’re not just here to design homes—we’re here to guide, advocate, and support. Rebuilding after a fire is complicated. You need a partner who can help you plan for the future while honoring what’s been lost.

Whether you’re unsure about next steps or ready to begin, we’re here to listen, answer your questions after the 2025 fires, and assist. Bring us any further Our team offers fire-aware, emotionally grounded design guidance tailored to your goals, budget, and site.

Contact Dean Larkin Design today to schedule your post-fire rebuilding consultation.

Dean Larkin Design was established in Los Angeles in 1999. This modern architecture firm maximizes the intrinsic potential of a location while meeting each client’s specific lifestyle, business or institutional needs. Dean Larkin is very familiar with both historical and contemporary homes in So Cal and the entire Los Angeles area, and the firm endeavors to achieve a complexity that is multi-layered with an effortless elegance. For a design that is modern and innovative, unlocks your location’s innate potential by making specific use of light, views and more, and is uniquely designed for the way you live, contact Dean Larkin for a consultation.