PDA Expertise: Malibu Beach Home Rebuilds

Our firm is actively leading the design and permitting of several beachfront homes that will be rebuilt after the Palisades Fire in Malibu. These projects require careful coordination of architecture, engineering, and regulatory strategy in one of the most complex permitting environments on the California coast.

One of these projects is on a narrow lot with strict budget constraints. We are working with the next-door neighbor as well, and should realize substantial time and cost efficiencies as a result. Another project is on a large parcel with a more expansive program. Each of these designs involve integrating demanding structural systems – including deep concrete friction piles anchored into bedrock – with sophisticated environmental infrastructure such as Advanced Onsite Wastewater Treatment Systems (AOWTS). Delivering these homes requires close coordination with coastal engineers, structural and geotechnical consultants, septic designers, civil and MEP engineers, and surveyors, while navigating approvals from multiple agencies – some of whose policies and processes continue to be developed.

Our process begins by reconstructing the pre-fire home from archival permits, assessor records, photographs, and aerial imagery. This allows us to design improved contemporary homes while staying within the “like-for-like plus 10%” framework that enables streamlined approvals without otherwise typical (and very time-consuming) review by the California Coastal Commission.

One of our current projects is on track to be among the first few permitted beachfront rebuilds following the Palisades Fire, reflecting our deep familiarity with Malibu’s coastal permitting process and our ability to move complex project forward efficiently.

Wildfire Recovery Roadmap

Paul Davis Architects is dedicated to providing resources related to the 2025 wildfires in Los Angeles. Whether you are looking for information on debris removal and rebuilding, town hall meetings, or to read about best practices for fireproofing your home, we are here to help. LA is our home and rebuilding stronger than before is our top priority. Let us know how we can best serve you – we are here to help in any way we can!

As the phoenix rises up from the ashes, we too will rise up together from this unfortunate circumstance.

Current Update (March 2026)

Assistance Resources

Following the January 2025 Palisades Fire, the Federal Emergency Management Agency (FEMA) and local agencies opened Disaster Recovery Centers (DRCs) to assist impacted residents. While initial FEMA application deadlines (including the March 31, 2025 financial assistance deadline) have passed, support services remain available through ongoing state and county recovery programs.

For updated assistance information, residents should reference:

Federal Emergency Management Agency (FEMA) – FEMA.gov
California Governor’s Office of Emergency Services (Cal OES) – CA.gov
City of Los Angeles Emergency Management Department
LA County Recovers Dashboard (active rebuild tracking portal)

Many in-person Disaster Recovery Centers have transitioned to case-by-case appointments or virtual support. Always confirm current locations and hours before visiting.

Step-by-Step Approach (Current Process)

Secure temporary or long-term housing. Many residents remain displaced; insurance loss-of-use coverage timelines are now a key issue entering year two.
Document everything in writing. Maintain written records of all correspondence regarding insurance, permitting, inspections, debris removal, and design.
Insurance Claims & Supplemental Claims. Most initial claims have been processed; however, many homeowners are now filing supplemental claims due to underinsurance or rising construction costs. Engage your adjuster in writing and consider professional review if needed.
Debris Removal (Completed for Most Parcels). The two-phase debris removal program led by the United States Environmental Protection Agency (Phase 1 hazardous materials) and the United States Army Corps of Engineers (Phase 2 structural debris) is largely complete in the Palisades. Properties that opted out completed private removal; documentation is required prior to permit issuance.
Opt-In Deadlines. The April 15, 2025 Right-of-Entry deadline has passed. Remaining properties must pursue private clearance if not already completed.
Design & Permitting. Homeowners are encouraged to engage licensed architects and engineers as early as possible. The City and County continue offering expedited review pathways for “like-for-like +10%” rebuilds.
Permitting Updates (2026).
- Expedited “like-for-like +10%” rebuilds remain in effect.
- Fee waivers for fire rebuild permits issued under emergency orders remain applicable to qualifying properties.
- Digital permit dashboards now allow real-time tracking of application status.
Select Contractor & Begin Construction. Construction activity has significantly increased in early 2026, though full completion numbers remain limited relative to total losses.

Executive & Legislative Actions

Gavin Newsom issued executive orders suspending certain requirements under CEQA and portions of the Coastal Act to expedite rebuilding. Coastal fire rebuild projects are generally exempt now from Coastal Commission review. Please confirm this for your area.
L.A. Mayor, Karen Bass, implemented emergency executive orders streamlining debris removal, expediting plan check, and waiving select permit fees.
Streamlined rebuild entitlements remain valid for six years from the date of fire, with additional time to secure building permits. These benefits run with the land.

Code & Fire Hardening Updates

California fire hazard severity maps are being updated by California Department of Forestry and Fire Protection (CAL FIRE), potentially expanding Very High Fire Hazard Severity Zones. Future code updates are expected to reflect lessons learned from the Palisades and Eaton fires.

Current best practices include:

Class A roofing
Enclosed eaves
Noncombustible siding and decking
Multi-pane glazing
Defensible space (Zone 0–100 feet)
Ember-resistant venting or unvented assemblies

Many homeowners rebuilding outside previously designated high-risk zones are voluntarily adopting higher fire-resistance standards.

Utilities (Current Status)

Los Angeles Department of Water and Power (LADWP) restored power and drinking water service to nearly all affected areas. Property-specific clearance may still be required prior to reconnection.
Southern California Gas Company (SoCalGas) requires inspection clearance before gas restoration.

Air Quality & Ongoing Monitoring

The South Coast Air Quality Management District (SCAQMD) continues to monitor AQI levels.
Residents should use AQI monitoring apps and wear N95 masks when AQI exceeds 150, particularly during construction and soil disturbance.

Current Reality (2026)

Debris removal is largely complete.
Permitting pipelines are active but still processing high volume.
Construction is underway across the Palisades, though most homes are still in design or early build phases. As of the week of March 2^nd, the city of Malibu has issued 605 building permits related to rebuild activities, received 223 planning submittals and has approved 174 planning applications.
Insurance adequacy and rising construction costs remain the largest obstacles to full recovery.