The Path to Rebuilding

Review your insurance coverage limits and if areas such as required building code upgrades are included. In addition, mortgage  lenders may have specific requirements. Each party has its own set of requirements regarding how claims and funding are processed. Insurance companies typically have specific guidelines for assessing damage, filing claims, and releasing funds for repairs or rebuilding, while lenders may require proof of contractor insurance coverage or specific steps to be taken as the rebuilding work progresses. It’s important to understand these requirements thoroughly, as navigating them is essential for a smooth recovery.

Before meeting with an architect or designer, homeowners can request their plans via email at records.ladbs@lacity.org and at the One-Stop Rebuilding Center in person. Government issued ID, a copy of the property’s recorded deed, and completion of this form are required to obtain plans. Ideally, you should obtain the original drawings (i.e. plan specifications) of your home prior to the rebuilding and permitting process.

Deciding between an architect, building designer, or general contractor depends on the scope of your project and your specific needs. If your project involves custom designs or major structural changes, an architect is the best choice, as they are trained to navigate complex design challenges and ensure compliance with building codes. Building designers, who are typically unlicensed and limited to single-family homes, can be ideal for simpler designs but need to collaborate with licensed engineers for more technical aspects. General contractors, on the other hand, are hired to manage the entire construction process, including coordinating subcontractors. If you'd rather not manage subcontractors individually, hiring a general contractor is often the most efficient solution. Alternatively, a design-builder—an integrated firm offering both architectural/design services and general contracting—can streamline the process by promoting smoother communication and a more cohesive approach to your project.

When hiring a contractor, confirm that they are licensed and registered with the California State License Board (CSLB), ensuring they meet state standards. To help property owners access trusted professionals for rebuilding efforts, BCA has compiled this partial list of licensed contractors and architects. Please note that the list below is for informational purposes only. Inclusion of any consultant does not imply endorsement or guarantee of their services. If you’d like to be included in the list of contractors, fill out this form. Once we verify your active license, you'll be added to this webpage.

L.A. County General Contractors

L.A. County Architects

Consider selecting a contractor with experience in fire damage restoration, as this specialty involves unique challenges like structural instability and fire-resistant materials.

• Verify that the contractor is bonded and carries proper liability insurance. Bonded contractors provide financial protection if they fail to meet obligations. Liability insurance protects you from accidents or injuries on the job site.
• Confirm that the contractor has Workers Compensation (WC) insurance for all employees before the start of the project. While the CSLB requires WC insurance for contractors with employees, some contractors may claim an exemption when getting licensed and only obtain WC insurance once they begin work.
• Consider a contractor that holds certifications for fire restoration work, such as those from the Institute of Inspection, Cleaning, and Restoration Certification (IICRC) or the National Association of Home Builders (NAHB). 
   

Before signing a contract, review the terms to make sure you fully understand your rights and responsibilities, one that addresses the following points:

• Scope of Work: The contract should include a clear outline of the specific tasks, repairs, or installations that will be done. Be sure to clarify anything that is not included in the contract to avoid misunderstandings later.
• Permits: Clarify whether the contractors will include permit acquisition as part of their services. If the architect, building designer or contractor is not handling permits, you will need to take responsibility for obtaining them yourself.
• Payment Schedule: The payment schedule should be clear, fair, and tied to specific project milestones or phases. By law, a contractor cannot request a down payment of more than 10% of the contract price or $1,000, whichever is less, with few exceptions. Be sure to confirm the rebuilding funding process with your insurance company or mortgage lender(s), as they may have specific rules that affect when and how funds are made available. For example, they may require inspections before releasing funds, and they could issue joint checks made payable to both you (the homeowner) and the lender.
• Insurance: As mentioned above, It is a requirement that all contractors have workers compensation insurance. In addition, general liability insurance is advisable. These requirements should be included in the contract details.
• Timeline for Completion: A realistic and agreed-upon timeline should be included in the contract, along with the estimated completion date. Discuss and agree upon what will happen if there are delays—whether caused by weather, material shortages, or other factors.
• Material Choices: Consider that the contract includes a detailed list of the materials to be used, particularly when rebuilding after a fire, such as the use of fire-resistant materials for roofing, siding, insulation, and other key elements. Verify that the rebuild complies with all building code and safety standards. The contractor should also specify where and how these materials will be sourced.
• Project Contingencies: When planning your project, allow for potential contingencies, such as price escalations for building materials or minor changes to the scope of work. Ensure these possibilities are addressed in the contract, with clear terms for how such changes will be handled and any associated costs.
• Warranties on Work Performed: Under California law, contractors must warranty their work for at least one year. The length of the warranty and what it covers (e.g., structural work, materials, plumbing, etc.) should be outlined clearly.
• Legal Advice: If any part of the contract is unclear, or if you’re uncertain about any legal terms, consult with an attorney who specializes in construction or contract law.
• Mechanics Lien rights: It is important that the general contractor and all subcontractors are paid promptly, within 30 days. Contractors and subcontractors will typically serve a preliminary notice to the property owner reserving their rights to file a mechanics lien against the property for non-payment of goods or services. As progress payments are made, your general contractor should provide you with the forms “Conditional Waiver and Release on Progress Payment” as well as “Unconditional Waiver and Release on Progress Payment.”
   

Before beginning any rebuilding work, check with the Los Angeles Department of Building and Safety (LADBS) and the Bureau of Engineering (BOE), to determine which permits are required for your specific rebuild. Fire-damaged properties often require specialized permits due to the nature of the damage, particularly when the rebuild involves structural, electrical, plumbing, or other systems. Once your plans are approved, you will receive the authority to proceed with construction. Securing the right permits ensures that the work complies with local building codes and regulations, helping prevent future issues related to safety, legality, or insurance claims. Additional considerations should be made in the following scenarios:

• Changes to the Property’s Footprint: If your rebuild involves changing the property’s footprint or is utilizing the 110% allowance—such as adding rooms, extending the structure, or altering the layout—these changes must be covered in your building permit. Expanding the square footage or modifying the layout can affect zoning requirements, setbacks, and compliance with local laws. Confer with Los Angeles City Planning to sort out any discretionary approvals.
• Utilities: Verify that the utilities in place will support the scope of your reconstruction. The rebuilding process may require changes to categories such as water, sewer, gas, and electric services to accommodate the new structure. Consult with contractors and utility providers early on to ensure that the utility infrastructure supports your rebuilt home and complies with local regulations.
• Public Works: Your improvement may include a new driveway or other public works repairs or Public Right of Way (PROW) improvements and will require a permit by the Bureau of Engineering (BOE).
• Permit Fees: It's important to check the cost for each required permit and factor these fees into your overall budget. Keep all permit receipts and documents in a safe place during the reconstruction.
• Environmental and Safety Regulations: Depending on the location and extent of the fire damage, there may be additional environmental regulations to consider, such as asbestos removal, lead paint remediation, or soil contamination. Permits related to hazardous material removal may be required.

If the building is being partially reconstructed, it is important that the areas to remain are protected and secured and may need to be inspected by LADBS. Once all site demolition and abatement are completed it must be inspected by LADBS. Contact the relevant utility providers for verification of disconnection and guidance on future reconnecting services to the property. If additional utility-related work is required, such as upgrades or reconnections, this will need to be covered under a permit issued by BOE.

If your home is being repaired with part of the foundation remaining, inspecting the foundation is a crucial first step in the rebuild, as any cracks or structural weaknesses must be addressed before proceeding. A licensed engineer can assess whether fire, water, or other forces have compromised the foundation. If damage is found, repairs or even full replacement may be necessary to ensure the foundation can support the rebuilt structure. Once the foundation is stable, the next step is to inspect and repair or rebuild load-bearing walls, beams, and supports. 

Once the foundation and structure are secure or rebuilt, focus will shift to restoring or replacing  the electrical, plumbing, and HVAC systems. These systems must meet current building codes and fire safety regulations. Each system will require inspection before proceeding with further work, ensuring compliance throughout the rebuild.

As part of the rebuild, ensure the installation of essential fire safety measures, including:

• smoke detectors and fire alarms;
• sprinkler systems, if required;
• fire-resistant materials such as fireproof drywall or insulation;
• updated electrical systems with proper grounding.

If new fire sprinklers are installed, it may require a new water meter. Contact the Los Angeles Fire Department and Department of Water and Power for guidance.

Securing the necessary inspections from local authorities is a key step in ensuring your rebuild complies with approved plans and building codes. Inspectors will review critical aspects like grading, foundations, framing, steel, electrical, plumbing, and  other work to ensure proper installation and repair. Scheduling these inspections not only guarantees compliance but also offers peace of mind. Check your permit(s) carefully for these requirements and keep copies of all inspections and approvals.

Once structural repairs and systems work are complete, the rebuild shifts to the final finishes. This phase includes installing drywall, flooring, cabinetry, and painting, transforming the space and restoring both its functionality and aesthetic appeal. After building insulation, contractors will begin installing drywall on the walls and ceilings, followed by flooring and cabinetry to define the living areas. After these elements are in place, the final step involves painting, providing the needed surface protection inside and out. When selecting materials for this phase, it's wise to prioritize fire-resistant and durable options. Choosing materials that not only meet building requirements, but can withstand wear and tear will contribute to the home’s longevity and resilience.

Once construction is complete, schedule a final inspection with all relevant agencies that issued permits to ensure the rebuild meets safety codes and regulations. Inspectors will review compliance with structural integrity, plumbing, electrical systems, and fire safety standards. Additionally, if a Public Right of Way (PROW) permit was issued by BOE, a Public Works inspector may also need to conduct a final inspection of the premises. After passing the final inspection, LADBS will issue a Certificate of Occupancy (CofO), confirming the building is safe for habitation. This document is essential for moving back into your home. It may also need to be provided to your insurance company or lender.