Written by THE HOME GALLERY, a local Malibu-based home builder helping families rebuild after the fires.
Q: What are the first steps homeowners should take when starting their rebuild?
A: The first and most important step is to obtain a new property survey. This establishes your lot lines and identifies any shared or adjoining structures, such as retaining or garden walls, that may affect responsibility for repairs. Many homeowners discovered after the fires that elevation differences between lots can create unique challenges, so a clear survey helps prevent boundary and drainage disputes later on.
Next, it’s helpful to map out your original home’s footprint and layout. This allows you to determine whether you’d like to rebuild to the same size or take advantage of the 110% rule, which allows homes to be slightly larger under California’s fire rebuild guidelines.
Finally, before committing to a custom design, it’s wise to gather preliminary cost estimates. Rebuild pricing can vary widely depending on materials, foundation type and construction method. Understanding realistic cost ranges early can help homeowners plan with confidence and avoid surprises down the road.
Q: How long is it currently taking to get a rebuild permit approved?
A: Once a complete submittal package is prepared—including your survey, soils report (if required), floor plans and elevations—homeowners are generally seeing permit approvals within two to four months.
Timelines vary depending on the complexity of the property and the type of construction chosen. Homes that stay within existing footprints or use previously approved plans often move faster, while hillside lots or expanded designs can take longer due to added reviews for drainage, grading or environmental factors.
Overall, local agencies have made meaningful progress in streamlining the rebuild process, and many families are finding that once their plans are complete, approvals are moving at a steady pace.
Q: Are homeowners rebuilding their original floor plans or redesigning entirely new layouts?
A: It’s a mix of both. Many families choose to rebuild the homes they lost, maintaining the same layout and feel that made those spaces special. For others, the rebuild process becomes an opportunity to reimagine their home—modernizing interiors, improving flow or adapting designs to today’s needs.
A key factor is whether the homeowner stays within the 110% size threshold allowed under the fire rebuild program. Rebuilding within that limit typically qualifies as a “like-for-like” replacement, which speeds up permitting. Going significantly larger or changing the structure’s footprint often requires a new construction permit, along with additional reviews such as drainage and grading compliance.
Whichever path homeowners take, the process represents more than just construction—it’s a chance to rebuild stronger, safer and with renewed optimism for the future.
Have questions about your project? Reach out to THE HOME GALLERY to discuss your project or get answers to any rebuild questions. THE HOME GALLERY provides free site plans, floor plans, elevations and estimates: thehomegallery.com or 1-800-444-HOME.
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