The Fires and the Scale of the Rebuild
The Governor's emergency proclamation covered seven fires that began in January 2025 in Los Angeles and Ventura counties, including the Palisades, Eaton and Hurst fires. Los Angeles County's one-year fact sheet reports that the Eaton Fire burned 14,021 acres and destroyed 9,414 structures, and the Palisades Fire burned 23,448 acres and destroyed 6,837 structures. Debris removal moved through a household hazardous waste phase and then an ash and debris phase by the Army Corps of Engineers.
For contractors, that scale means many owners rebuilding at once, many lenders setting requirements and many public repair contracts for roads, storm drains and utilities.
The coverage map for any rebuild is set out in our guide to wildfire and disaster rebuild insurance.
State Executive Orders for Like-for-Like Rebuilds
Executive Order N-4-25 suspended CEQA and Coastal Act permitting for rebuilding properties substantially damaged or destroyed by the fires. Executive Order N-20-25 then defined the scope: primary structures in substantially the same location and within 110 percent of the prior footprint and height, accessory structures under the same limit and supporting foundations, utilities and driveways, with the local permitting agency deciding eligibility. It also extended permit terms and let agencies accept rebuilds of homes built to the 2019 code to the same design without new plan review. Executive Order N-1-26, issued in January 2026, confirms the suspensions remain in effect.
Statewide rules that still apply are explained under California construction insurance and bond rules.
City and County Rebuild Programs
The City of Los Angeles waives LADBS and LAFD permit fees up to 110 percent of the lost area for the owner of record on January 7, 2025, under Ordinance 188985, with repayment if the property sells before the certificate of occupancy. It runs in-person rebuilding and permitting support centers, and mayoral orders allow rebuilds within 110 percent of footprint and height and self-certification by licensed architects and engineers outside geologically sensitive areas.
In unincorporated areas, Los Angeles County defines a like-for-like rebuild by size, location and use, with limited expansion, built to current building, fire and health codes. Its self-certification pilot for the Eaton and Palisades areas lets qualified architects and engineers who carry professional liability insurance certify plans for single-family homes, garages and ADUs, subject to county audits. Malibu runs its own program for the Franklin Fire.
Citywide rules for other projects are explained in Los Angeles construction insurance requirements.
Debris Removal and Pollution Exposure
Owners who opted out of government debris removal needed a county Fire Debris Removal permit and a contractor under county deadlines that have now passed. The Contractors State License Board stated that debris removal permits go to contractors holding the Hazardous Substance Removal Certification with an A, B or C-12 and C-21 license, and that workers need 40-hour HAZWOPER training. Grading and drainage work on burn scars continues to carry runoff and contamination exposure, which a contractors pollution policy is typically written to address.
How that exposure is usually insured is explained in pollution liability for burn debris and ash.
Mud and Debris Flows on Burn Scars
Los Angeles County has warned residents in recent burn areas that the ground remains highly susceptible to mud and debris flows, and Public Works maintains debris basins and protective measures in the burn areas. For a contractor, that means storm-season scheduling, erosion control and protection of work in place matter on every site, and earth movement and flood terms in builders risk deserve a close read.
Property terms for rebuilds are explained in builders risk for wildfire rebuild projects.
Licensing and Pricing Rules for Contractors
The Contractors State License Board warns that contracting without a license in a declared disaster area is a felony. Penal Code 396, as the Attorney General explains, limits price increases of more than 10 percent after an emergency declaration and covers reconstruction and cleanup services for 180 days, and Executive Order N-1-26 extended price-gouging protection in Los Angeles County. Contracts, change orders and pricing should be documented with those rules in mind.
Before You Ask for a Quote
What to Gather
- Permit path for each lot: city, county or Malibu, and like-for-like or standard review
- Debris removal and soil testing documentation for each lot
- Lender and owner insurance requirements
- Your GL and pollution forms and every endorsement
- Subcontractor licenses, certifications and certificates
What to Ask the Insurer or Surety
- Does the site qualify under the like-for-like or self-certification program?
- Will builders risk be written for the fire peril here, and with what deductible?
- Does our GL exclude pollution from ash, debris or runoff?
- How do mud and debris flow risks affect our schedule and coverage?
Quick Answer
Rebuilding after the January 2025 Los Angeles fires runs through state like-for-like suspensions, city fee waivers and city and county self-certification programs. Contractors typically still need builders risk, pollution liability, general liability and any bonds the owner, lender or agency requires.
Common Mistake
Assuming a fast permit means a simple insurance program. Lenders, owners and agencies keep their requirements, and burn-scar sites add pollution and earth movement questions.
Broker Perspective
We look at the permit path, the lender exhibit and the site's debris and drainage history together, because those three usually decide which coverages and carriers fit.
Coverage Impact
Fire, earth movement and flood terms in builders risk and pollution exclusions in general liability decide much of what responds on a rebuild; the forms issued control.
The Same Requirement in Other States
Questions Buyers Ask
What does like-for-like mean for a Los Angeles fire rebuild?
Under Executive Order N-20-25, it generally means a primary structure in substantially the same location within 110 percent of the prior footprint and height. The City and County each apply their own definitions for permitting, so confirm with the agency handling the parcel.
Who can self-certify rebuild plans in Los Angeles County?
The county pilot is open to qualified architects and engineers who carry professional liability insurance, for single-family homes, garages and ADUs in the Eaton and Palisades areas, with county audits.
What licenses did debris removal contractors need?
The Contractors State License Board stated that debris removal permits go to contractors holding the Hazardous Substance Removal Certification with an A, B or C-12 and C-21 license, with workers trained under 40-hour HAZWOPER.
Are price limits still in effect for rebuild work in Los Angeles County?
Executive Order N-1-26 extended price-gouging protection in Los Angeles County into early 2026, and local extensions may apply. Check the current orders before pricing work.
Official Sources
- Executive Order N-4-25 (rebuilding after the January 2025 fires), Office of the Governor of California. Suspends CEQA and Coastal Act permitting for rebuilding properties substantially damaged or destroyed by the fires. Verified 2026-10-25.
- Executive Order N-20-25 (state permitting and housing laws for the January 2025 fires), Office of the Governor of California. Covers seven January 2025 fires in Los Angeles and Ventura counties; limits the rebuild suspensions to like-for-like work within 110 percent of the prior footprint and height; extends permit terms and lets agencies accept same-design rebuilds. Verified 2026-10-25.
- Executive Order N-1-26 (January 2025 fires anniversary order), Office of the Governor of California. Confirms the rebuild suspensions remain in effect and extends price-gouging protection in Los Angeles County. Verified 2026-10-25.
- Eaton and Palisades Fires One Year Fact Sheet, County of Los Angeles. Acreage, structures destroyed and damaged for the Eaton and Palisades fires, and debris removal totals. Verified 2026-10-25.
- Wildfire rebuild frequently asked questions, Los Angeles Department of Building and Safety. Fee waiver under Ordinance 188985 up to 110 percent of the lost area for the owner of record, and the city's rebuilding and permitting support centers. Verified 2026-10-25.
- Palisades rebuild FAQs, Los Angeles City Planning. Mayoral orders allowing rebuilds within 110 percent of footprint and height and starting self-certification by licensed architects and engineers, excluding geologically sensitive areas. Verified 2026-10-25.
- Like-for-like rebuild, County of Los Angeles. Defines a like-for-like rebuild in unincorporated areas by size, location and use, with limited expansion, built to current building, fire and health codes. Verified 2026-10-25.
- Self-certification pilot program, County of Los Angeles. Lets qualified architects and engineers with professional liability insurance self-certify plans for single-family homes, garages and ADUs in the Eaton and Palisades areas, subject to county audits. Verified 2026-10-25.
- Private property debris removal deadlines, County of Los Angeles. Owners who opted out of government debris removal needed a Fire Debris Removal permit and a contractor under county deadlines. Verified 2026-10-25.
- Disaster debris removal: contractor requirements (2025), Contractors State License Board. Debris removal permits go to contractors holding the Hazardous Substance Removal Certification with an A, B or C-12 and C-21 license; workers need 40-hour HAZWOPER training. Verified 2026-10-25.
- Disaster information for contractors and consumers, Contractors State License Board. Contracting without a license in a declared disaster area is a felony. Verified 2026-10-25.
- Price gouging during states of emergency, California Attorney General. Penal Code 396 bars price increases of more than 10 percent after an emergency declaration, including reconstruction and cleanup services for 180 days. Verified 2026-10-25.
- Residents in recent burn areas urged to prepare for mud and debris flows (December 22, 2025), County of Los Angeles. Recent burn areas remain highly susceptible to mud and debris flows; Public Works maintains debris basins and protective measures. Verified 2026-10-25.
- Franklin Fire information and rebuild, City of Malibu. Franklin Fire damage reports and the city's fee waivers and planning verification for like-for-like rebuilds up to 110 percent. Verified 2026-10-25.
Reviewed by the Principal, Gleason Insurance Brokers, LLCUpdated
