Can the Rebuilding Begin Yet? A Timeline for LA Fire Victims and the Looming Crisis Ahead
Steps Homeowners Can Take Immediately and Plan for Later
Reports show over 16,000 structures were destroyed across Los Angeles County in the January 2025 fires. The scale of destruction has become one of the most expensive disasters in U.S. history. The UCLA Anderson School estimates total ‘property and capital’ losses between $76 and $131 billion, while the Los Angeles Economic Development Corporation (LAEDC) places direct property damage alone at $28 to $53.8 billion.
Thousands of property owners are now locked in exhausting battles with their insurers, fighting to secure full and fair compensation for their losses. But that’s only part of the struggle. Across Los Angeles, hundreds of homeowners have submitted plans for new construction or repairs—yet few have received the approvals needed to begin rebuilding.
Amid overwhelming loss and the chaos of sudden displacement, those seeking to restore their homes must navigate a maze of bureaucratic and regulatory hurdles. For many, the road to recovery will take years.
Understanding how to effectively manage both the insurance and permitting processes is critical—and in most cases, working with a professional public adjuster offers the best chance of securing timely and favorable results.
Still, there are looming uncertainties. The compounding effects of inflation, driven in part by tariffs, and potential labor shortages caused by federal immigration crackdowns, threaten to drive up the cost and delay the delivery of materials and labor needed to rebuild the thousands of destroyed structures.
As a recent article from León Krause of The Washington Post makes clear, immigrants will be the ones doing the rebuilding. According to Krause’s investigation, immigrants make up 43% of the construction workforce in LA. Nationwide, 31% of construction workers are foreign-born, approximately 23% of whom are undocumented. Immigrants are not only putting roofs over the heads of those living in LA and across the United States, but they are heavily relied upon in the manufacturing and delivery of many of the goods and materials used in building construction. Among all foreign-born workers, 15.5% work in production, transportation, and material-moving occupations.
Determining how—and what—to settle claims for today on properties that can’t be rebuilt for months or even years under these circumstances is a monumental challenge. When disasters strike, like the wildfires in CA, navigating the insurance claim is only the first hurdle. Another significant challenge is navigating regulatory hurdles.
In Los Angeles, rebuilding is anything but simple. Property owners must juggle complex zoning and land-use restrictions, environmental reviews, permitting delays, and utility restoration. Managing this process end-to-end requires time, expertise, and persistence, making the guidance of a qualified team including a public adjuster not just helpful, but essential.
Some phases can be tackled concurrently, but many must follow a strict sequence. Managing these issues effectively can both add to or reduce the timeline for recovery by months or even years.
Steps to take in Parallel
Insurance and Financial Preparation
The first step is securing the funds to rebuild. Fortunately, this can be done while other processes are underway. Settling your insurance claim, selecting a contractor, and preparing reconstruction documents can, and should, happen early. And you’ll need these in hand to support permitting and planning submissions.
For this reason, it’s advisable to hire a professional public adjuster as early in the claims process as possible. With their guidance, you’ll resolve your insurance claim as quickly and as fairly as possible. The public adjuster will also have the resources and experience needed to navigate issues with contractors, design professionals, and local municipalities.
Zoning and Land Use
If you’re rebuilding on the same footprint and within existing zoning guidelines, much of the zoning compliance process can occur in parallel with permit preparation. However, if your project requires a variance or a hearing (say, due to updated codes or expansion plans), this step becomes a critical prerequisite.
Coastal Permits (If Applicable)
If your property falls within the coastal zone—like parts of Malibu, Topanga, or the Palisades—you’ll also need a Coastal Development Permit. While this process can often run alongside CEQA or zoning reviews, it typically must be completed before the city issues a final building permit.
What Must Happen Sequentially
CEQA Environmental Review
The California Environmental Quality Act (CEQA) review is one of the biggest roadblocks. If your property lies in a sensitive ecological zone, or if your rebuild scope exceeds the previous structure, you may need an Environmental Impact Report (EIR). This process must be substantially complete before LADBS will greenlight construction. It’s a major delay trigger and a non-negotiable milestone.
Generally, property insurance pays for what you’ve lost, not what you put back. So if you alter the footprint or the structure design, you may need an EIR, and may want to consider the additional costs and time associated.
Building Permit Issuance
Permits through the Los Angeles Department of Building and Safety (LADBS) are dependent on clearances from CEQA, zoning, debris removal, and sometimes utilities. Even if your plans are ready, LADBS won’t issue permits until every other agency signs off.
Utility and Infrastructure Clearance
Utility restoration—power, water, gas, telecom—usually comes last. Utilities often won’t reconnect service until your rebuild passes certain inspections or infrastructure components (like poles or underground lines) are replaced. In some areas hit hard by wildfires, full restoration can take months after permits are issued.
Strategic Sequencing: What Works Best
The smartest approach is to initiate what you can early and in parallel:
- Finalize insurance and scope documentation while architects draw plans.
- Submit zoning and planning documents at the same time you start CEQA (if applicable).
- If you're in a coastal zone, file that permit application immediately—it’s often a slow mover.
- Start talking to LADBS and utility providers before you’re ready to build.
Bottom Line
The path to rebuilding after the January 2025 wildfires is long, complex, and fraught with obstacles that go far beyond physical reconstruction. From fighting for fair insurance settlements to navigating a labyrinth of zoning laws, environmental reviews, and permit backlogs—homeowners are being tested at every turn. Add to that the strain of economic uncertainty and workforce instability, and it becomes clear: this recovery will demand more than resilience—it will require strategy, support, and expert guidance. For those determined to restore what was lost and rebuild stronger, the key is to act early, stay informed, and surround yourself with professionals who know how to get it done.
Brian Evans is the CEO of Eastern Public LLC, a leading insurance claims and risk management firm based in New York City. A recognized authority in the field, Brian is a court-certified expert witness and a court-appointed insurance appraisal umpire. He also serves as an officer of the National Association of Public Insurance Adjusters and as Vice President of the New York Public Adjusters Association. For more information visitwww.EasternPublic.com
Sources:
- https://ignatiansolidarity.net/blog/2025/01/17/stitching-a-better-future-immigrant-labor-ethical-apparel-and-the-path-to-justice-in-los-angeles/
- https://www.washingtonpost.com/opinions/2025/01/09/los-angeles-reconstruction-immigrants-deportation/
- https://laedc.org/wpcms/wp-content/uploads/2025/02/LAEDC-2025-LA-Wildfires-Study.pdf
- https://www.anderson.ucla.edu/about/centers/ucla-anderson-forecast/economic-impact-los-angeles-wildfires
- https://www.bls.gov/news.release/pdf/forbrn.pdf?utm_source=chatgpt.com
- https://www.fire.ca.gov/incidents/2025
- https://apnews.com/article/california-wildfires-los-angeles-rebuild-home-construction-00b7bb360581616c2e6415f32db13e45
- https://www.ladbs.org - Los Angeles Department of Building and Safety (LADBS) - For timelines on permit processing and plan checks.
- https://opr.ca.gov/ceqa/ - California Environmental Quality Act (CEQA) Guidelines - Details environmental review requirements and timelines.
- https://planning.lacity.org - Los Angeles City Planning Department - For zoning, land use, Specific Plan info, and historic preservation requirements.
- https://coastal.ca.gov - California Coastal Commission - For projects in the coastal zone requiring coastal development permits.
- https://www.ladwp.com - Los Angeles Department of Water and Power (LADWP) - Utility service timelines post-disaster.
- https://www.insurance.ca.gov - California Department of Insurance - On common causes of delay due to insurance claim disputes.
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