One Year Later: A Progress Report on the Palisades Rebuild Efforts

Date: December 18, 2025 Category: Community News / Architecture & Development

As we approach the one-year mark of the devastating Palisades Fire, the initial shock has faded, replaced by the grind of recovery. Walking through the Alphabet Streets or driving up the hills, the landscape is visibly changing. The piles of debris are gone, replaced by fresh grading, wooden survey stakes, and—finally—the framing of new homes rising against the skyline.

But for many, the question remains: Why isn't it happening faster?

Here is a progress report on where we stand, the hurdles remaining, and the new trends shaping the future of Pacific Palisades.

The Milestones: Debris Removal & Permitting

The physical cleanup, arguably the most visible phase of early recovery, is largely behind us. The U.S. Army Corps of Engineers completed Phase 2 debris removal in late August—months ahead of the original 18-month schedule. This was a massive logistical win that allowed lot surveys and soil testing to begin sooner than expected.

On the administrative side, the City of Los Angeles has made genuine efforts to cut red tape. Mayor Bass’s executive orders and the Department of Building and Safety’s "expedited tracks" have helped. As of this month, nearly 400 homes are actively under construction, with hundreds more in the permitting pipeline.

The "Patchwork" Recovery

Despite the progress, the rebuild is uneven. We are seeing a "patchwork" recovery where one lot is actively framing a new two-story home, while the neighbor’s lot sits empty.

Why the disparity? The primary culprit is insurance gaps. Many homeowners discovered they were drastically underinsured for current construction costs, which have surged in 2025 due to labor shortages and material prices. Families are stuck in negotiations with adjusters or are waiting for SBA loans to close the gap between their payout and the reality of $600+ per square foot construction costs.

Emerging Trends: The Rise of Pre-Approved Plans

One interesting development is the shift away from fully custom architecture for the sake of speed.

• Pre-Approved Catalogs: Initiatives like the "Foothill Catalog" have gained traction, offering fire survivors pre-vetted architectural plans. These can shave months off the permitting process because the city has already signed off on the structural and safety codes.

• The "Turnkey" Developer Model: Companies like Thomas James Homes are stepping in with a proposition: "We handle everything." They are offering fixed-price, fixed-timeline builds. While this offers certainty, it has sparked local debate about whether the Palisades is losing its unique, custom character in favor of more uniform development.

The Infrastructure Challenge

While individual homes are going up, the "invisible" infrastructure is the next big hurdle. The AIA (American Institute of Architects) and local utility experts have been advocating for undergrounding utilities during this rebuild phase to prevent future fires. While widely supported by residents, this is a massive engineering task that requires coordination between the city, DWP, and private property owners—a complex dance that could slow down final approvals for occupancy.

Looking Ahead to 2026

As we move into the new year, we expect the visual pace of recovery to accelerate. The "framing phase" is faster than the foundation phase, so the neighborhood will start to feel more "built" very quickly.

For our clients and neighbors: If you are still stuck in the planning phase or battling insurance assessments, do not lose hope. The path is being paved by those ahead of you. Precedents are being set with the planning department, and the supply chain for materials is stabilizing.

We are building back. It’s slower than we want, but the foundation of the new Palisades is stronger, safer, and more resilient than before.

Key Takeaways for Homeowners:

• Check Your Gaps: If you haven't settled with insurance, get updated construction bids now. Costs in Dec 2025 are different than Jan 2025.

• Explore "Hybrid" Custom: You don't always need a from-scratch design. Modifying a pre-approved layout can save you 3-6 months.

• Be Patient with Utilities: Power and water hookups are becoming the new bottleneck as hundreds of homes near completion simultaneously.

(Have questions about your specific lot or the current permitting timelines? Reach out to our team for a site consultation.)