One year after the fast-moving Eaton and Palisades fires destroyed more than 16,000 structures in the L.A. area, California is drafting the toughest statewide rules in the country for vegetation near homes.
Zone Zero: The idea, called Zone Zero, is to prevent plants and flammable items from igniting during a wildfire, spreading flames to the house and the surrounding neighborhood. In high winds, most homes burn down due to embers, the tiny bits of burning debris carried by the wind. In areas at risk of wildfires, homeowners could be required to clear some or all of the plants within five feet of their house, depending on what regulators decide. Well-maintained trees would still be allowed.
Public pushes back: Homeowners have voiced concerns about losing greenery and shade, as well as the cost of clearing the vegetation. Some say they believe plants and hedges saved their homes by acting as a buffer, though many scientific studies show that vegetation increases the risk a building will burn. The new defensible space rules would affect about 17% of buildings in California. But they could set a much bigger precedent across the West, as more states deal with wildfires growing increasingly destructive as the climate gets hotter.
Read on ... to learn more about the science and politics of Zone Zero.
A typical single-family house is encircled by green, its shrubs and plants sitting just under windows and hugging exterior walls. It's an image that California is trying to get homeowners to rethink as the state's risk of extreme wildfires grows.
One year after the fast-moving Eaton and Palisades Fires destroyed more than 16,000 structures in the L.A. area, California is drafting the toughest statewide rules in the country for vegetation. In areas at risk of wildfires, homeowners would be required to clear some or all of the plants within 5 feet of their house, depending on what regulators decide. Well-maintained trees would still be allowed.
The idea, called Zone Zero, is to prevent plants and flammable items from igniting during a wildfire, spreading flames to the house and the surrounding neighborhood. In high winds, most homes burn down due to embers, the tiny bits of burning debris carried by the wind.
Still, the pushback has been strong, even in the Los Angeles area neighborhoods where so many lost homes. In public meetings, homeowners have voiced concerns about losing greenery and shade, as well as the cost of clearing the vegetation. Some say they believe plants and hedges saved their homes by acting as a buffer, though many scientific studies show that vegetation increases the risk a building will burn.
The new defensible space rules will affect about 17% of buildings in California. But they could set a much bigger precedent across the West, as more states deal with wildfires growing increasingly destructive as the climate gets hotter.
High winds spread burning embers into Altadena during the Eaton Fire, leading to the fire's rapid spread through neighborhoods.
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"How we step up and do this is hard, but I think we have to adapt and change a bit if we're going to try to not keep losing our homes," says Michael Gollner, who runs the Berkeley Fire Research Lab at UC Berkeley.
Hundreds of tiny fires
When the Eaton Fire broke out the evening of Jan. 7, Richard Snyder was at his home in Pasadena, working on a slide presentation about wildfire risk. Snyder had spent more than 30 years in firefighting before retiring and now does wildfire risk consulting. So when he saw the smoke in the nearby foothills, driven by powerful winds, he knew it didn't look good.
"I know where the smoke is going is going to be where the fire is going, and I saw this smoke heading off into Pasadena," Snyder says.
He told his wife to evacuate and started telling neighbors to be ready. Snyder decided to stay. Although the fire itself was still more than a mile away, he knew the biggest danger was the glowing embers being blown into his neighborhood by the wind.
"And then it happened," he recalls. "There was a palm tree that lit off and showered our neighborhood with embers and it started a fence on fire at my neighbor's house. Myself and two other retired firefighters tried to put that fire out with garden hoses, and it wouldn't work. It was too hot and the wind was too strong."
In windy conditions, embers can rapidly spread a fire, landing in dry leaves in a roof gutter, bark mulch on the ground or even being sucked into an attic through a vent. Once that fire gets going, the extreme heat and embers help it spread to neighboring buildings.
"I'm looking over and I'm seeing my St. Augustine grass burning," Snyder says. "Who would have thought that green St. Augustine grass would start burning? There's hundreds of little tiny fires burning in the yards and next to the houses of my neighbors."
Several homes in Snyder's neighborhood were lost. His own survived, but with damage. While he says it was a shock, it wasn't surprising to him. For years, wildfire experts had been finding that houses are vulnerable to wildfires both because of the building materials they're constructed with and when something flammable is next to the house. The concept of Zone Zero focuses on the crucial zone within five feet of a structure.
"We're not going to stop the fires, but we can absolutely keep them from burning our houses down," Snyder says. "But it's a change."
Public meetings get heated
California regulators are creating rules for the "ember-resistant zone" next to houses under state law. The original deadline was 2023, but the effort flagged. After the Los Angeles fires, Gov. Gavin Newsom set a new deadline for the end of 2025. With all the debate, regulators pushed past that deadline and say they expect to keep working through March to gather more feedback.
The proposed rules would prohibit flammable items such as firewood, bark mulch, dead leaves and weeds within five feet of a house. Fences and gates would need to be made of metal or other non-combustible materials in that zone. The rules wouldn't go into effect for existing homes for three years and local fire agencies would have some discretion over tailoring it for their areas.
The sticking point is over green vegetation. Trees would be allowed as long as they're well-maintained, by keeping branches five feet above the roofline, for example. When it comes to plants, regulators are considering several options: only allowing potted plants in Zone Zero, allowing plants under 18 inches, or allowing any well-maintained plants with no dead material.
Steve Hawks of the Insurance Institute for Business & Home Safety inspects a home after the Eaton Fire. Embers caught a pile of flammable material, but the house's fire-resistant siding prevented it from spreading.
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The change isn't being welcomed by some California residents. In September, California's Board of Forestry and Fire Protection held a public hearing in Pasadena to gather feedback on the proposed rules.
"Our community just endured the most destructive residential fire disasters in modern history, yet this board is pushing Zone Zero policies that completely miss the mark," Jessica Rogers of the Pacific Palisades Resident Association said at the hearing. "My home and my neighbors' homes burned because of adjacent structures, not vegetation."
In the hours of public testimony, some residents spoke in support of clearing Zone Zero to prepare for wildfires that will inevitably come again. Other residents pushed back, worried that houses on small lots would lose too much greenery and shade, reducing wildlife habitat. Some raised concerns about the cost, since the new rules wouldn't include funding for landscaping work, though California is developing other programs for that. A few residents noted that in the aftermath of the fires, some plants were still left standing.
"I saw the well-hydrated hedges that I had planted protecting my house, acting as a fire catcher, essentially, because they were upwind," Pacific Palisades resident Martin Hak testified at the hearing.
"We know that not everyone will agree with every decision or aspect of what comes next," Board of Forestry and Fire Protection executive officer Tony Andersen wrote about the Zone Zero rules. "But we do know that many Californians agree that protecting our communities is not a passing fad or a momentary response."
The board also posted its responses to many of the questions raised at the hearings.
Do green plants burn?
"We don't really know how often plants can be 'protective' and provide a buffer for homes," says Max Moritz, wildfire specialist with the University of California Cooperative Extension at UC Santa Barbara.
The destruction in a wildfire can be a patchwork, with some homes and plants left standing directly next to others burned to the ground. In the aftermath, it's difficult to know when vegetation was responsible for spreading fire because the evidence is often completely destroyed.
Ember-driven wildfires can leave a patchwork of destruction behind. In Altadena, some buildings and vegetation were left intact, while others were destroyed
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Moritz is one of the few fire experts who say that green plants may not pose a risk to houses and that more research needs to be done. Greener plants, which hold water in their leaves, are harder to ignite. He agrees that some plants, like highly flammable juniper and cypress, should not be allowed, nor should plants with dead leaves or dry branches.
"The really important aspect to the plants is the dead material," he says. "If most homeowners are just going to let dead material accumulate in Zone Zero anyway, then it makes sense that there shouldn't be any plants in Zone Zero."
Other wildfire experts warn that in the hot, windy conditions of an extreme wildfire, all vegetation poses a potential threat.
"Just because a plant is very moist doesn't mean it's non-flammable," says Gollner of UC Berkeley. "Having a well-watered plant is less of a risk, but it's not no risk."
What makes things burn
Gollner runs a "burn lab" on campus, where his team studies how and why materials burn. There, they place a well-watered shrub inside a special chamber lined with sensors. They ignite a small bit of mulch under the plant. After a few minutes, the flames creep up into the base of the plant.
"You can see, once the flames touch the leaves, they immediately dry out and burn," he says.
Gollner says in a wildfire, if a neighbor's fence or shed is on fire, it can dry out and ignite the vegetation next to a home. If those plants are within Zone Zero, the fire can then reach a neighboring house. Even shrubs and hedges that look healthy on the outside are often dry and bare in the interior. At a recent California Board of Forestry meeting, Gollner's colleagues presented their recent experiments about how green plants can burn.
Other scientific studies show that vegetation is influential in wildfire risk. A team from the Insurance Institute for Business and Home Safety, a non-profit research group funded by the insurance industry, inspected damage at more than 250 homes in the Los Angeles fires. They found when Zone Zero had vegetation in quarter or more of it, the chances that a home was damaged or destroyed were almost 90%.
Michael Gollner watches a burn test in his lab at UC Berkeley. Green plants take longer to ignite, but he says leaves can dry out quickly in hot, dry conditions during a wildfire.
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Gollner and colleagues also looked at several of California's recent wildfires and used computer models to simulate those burns under different conditions. Their study found Zone Zero rules could have reduced structure losses by 17%. Another study looking at the 2018 Camp Fire and the 2017 Thomas Fire found having mostly vegetation within six feet of the walls was a big factor in whether the building was lost. Other studies have also shown the importance of defensible space.
Still, minimizing vegetation alone won't guarantee that homes survive. Wildfire experts say buildings need to be fire-resistant as well, a crucial factor in reducing fire risk. Many older homes have wood roofs, wood siding or single-paned windows, which are much more vulnerable to burning. Gutters need to be clear of dead leaves and attic vents need to be covered in a fine mesh, so embers don't get inside.
Homes built after 2007 in wildfire zones are required to meet California's building codes for fire-resistant materials, but most of the state's housing stock is older than that. Some vulnerabilities can't be changed, like when houses are built close together on smaller lots.
With wildfires, neighborhoods are only as strong as their weakest link. Once a fire starts, it can spread from house to house, so wildfire preparation is far more effective when an entire community fortifies itself — something regulators have cited as a reason for the new vegetation rules.
"It's a change of aesthetic, and it's incredibly difficult because it's people's private property," Gollner says. "But a wildland fire is unique amongst all catastrophes in that what your neighbor does directly affects you. We know that whatever we do, it's got to be across the community."
Health Secretary Robert F. Kennedy Jr. has announced new dietary guidelines for Americans focused on promoting whole foods, healthy proteins and fats.
The new food pyramid: At a press conference today, the administration unveiled a new food pyramid with red meat, cheese, vegetables and fruits pictured at the top. The guidelines will set limits on added sugar, and encourage diets that include meat and dairy. For years, Americans have been advised to limit saturated fat and the new pyramid is facing criticism.
Why it matters: Though most Americans don't actually read the dietary guidelines, they are highly influential in determining what's served in school meals and on military bases, as well as what's included in federal food aid for mothers and infants, as the guidelines set targets for calories and nutrients.
Health Secretary Robert F. Kennedy Jr. has announced new dietary guidelines for Americans focused on promoting whole foods, healthy proteins and fats.
At a press conference today, the administration unveiled a new food pyramid with red meat, cheese, vegetables and fruits pictured at the top.
Secretary Kennedy described the new guidelines as the most significant re-set on nutrition policy in history, calling for an end to policies that promote highly-refined foods that are harmful to health.
The guidelines will set limits on added sugar, and encourage diets that include meat and dairy.
"Protein and healthy fats are essential and were wrongly discouraged in prior dietary guidelines," Kennedy said. "We are ending the war on saturated fats."
As an introduction to the new guidelines, Kennedy and Agriculture Secretary Brooke Rollins called for a dramatic reduction" in the consumption of highly processed foods," ladened with refined carbohydrates, added sugars, excess sodium, unhealthy fats and chemical additives.
"This approach can change the health trajectory for many Americans," they wrote, pointing out that more than 70% of American adults are overweight or obese due to "a diet that has become reliant on highly processed foods and coupled with a sedentary lifestyle."
For years, Americans have been advised to limit saturated fat and the new pyramid is facing criticism.
"I'm very disappointed in the new pyramid that features red meat and saturated fat sources at the very top, as if that's something to prioritize, it does go against decades and decades of evidence and research," says Christopher Gardner, a nutrition expert at Stanford University. He was a member of the Dietary Guidelines Advisory Committee, which reviewed all the nutrition evidence.
The guidelines also elevate cheese and other dairy to the top of the pyramid, paving the way for the option of full-fat milk and dairy products in school meals. There's growing evidence, based on nutrition science, that dairy foods can be beneficial.
"It's pretty clear that overall milk and cheese and yogurt can be part of a healthy diet," says Dr. Dariush Mozaffarian, a cardiologist, public health scientist and director of the Food is Medicine Institute at Tufts University. "Both low fat and whole fat dairy versions of milk, cheese and yogurt have been linked to lower cardiovascular risk," he says.
"What's quite interesting is that the fat content doesn't seem to make a big difference. So both low fat and whole fat dairy versions of milk, cheese and yogurt have been linked to lower cardiovascular risk," Mozaffarian says.
Mozaffarian says he supports the recommendations to lower consumption of highly processed foods. "Highly processed foods are clearly harmful for a range of diseases, so to have the U.S. government recommend that a wide class of foods be eaten less because of their processing is a big deal and I think a very positive move for public health," he says.
Though most Americans don't actually read the dietary guidelines, they are highly influential in determining what's served in school meals and on military bases, as well as what's included in federal food aid for mothers and infants, as the guidelines set targets for calories and nutrients.
Family members of victims of the Palisades Fire participated in memorial events Wednesday.
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In the Pacific Palisades and Altadena today, families of fire victims, survivors, elected officials and others gathered to mark the one-year anniversary of the fires that killed 31 people and reduced L.A. neighborhoods to ash and rubble.
Pacific Palisades: A memorial honored the 12 people who died. Then people gathered for a protest that directed anger at L.A. city leadership.
Altadena: Survivors called for more support — from SoCal Edison, from insurance companies and from the federal government — at a news conference.
Read on ... for details about the events and photos.
At American Legion Post 283 in the heart of the Palisades, more than 100 fire survivors gathered Wednesday morning for a private ceremony for the families who lost loved ones in the fire. After the memorial, Los Angeles police officers on horseback led a procession, followed by bagpipers, then families of those who lost their lives in the fire a year ago.
Then in a ceremony on the Palisades Village Green, a bell was rung 12 times for the 12 people who died in the fire.
“No community should have to endure this level of devastation and loss and trauma,” said Jessica Rogers, executive director of the Palisades Long Term Recovery Group, which organized the memorial. “This past year has tested us beyond measure — physically, emotionally and spiritually. And yet, here we stand together.”
Eaton Fire survivors call for support
Hundreds of people turned out for a news conference in Altadena on the one-year anniversary of the Eaton Fire.
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Meanwhile, in Altadena, survivors and elected officials held a news conference to raise concerns about their recovery experience so far and to call for action.
They said survivors have been wrongfully denied the support they need to stay housed in the wake of losing their homes — by the utility company whose equipment is believed to have started the fire, by key insurance companies and by the federal government.
Southern California Edison has acknowledged that its equipment likely started the fire, speakers Wednesday said. But they added that the compensation offered by the utility is inadequate.
State Sen. Sasha Renee Perez, who represents Altadena, said she had sent a letter to SoCal Edison leadership urging the company to provide urgent housing relief to the community.
“Part of them taking responsibility is providing the financial resources that this community needs to thrive,” Perez said to applause from the crowd. “We will not allow this community to fall into homelessness. Edison, you need to step it up.”
That was a worry for fire survivor Ada Hernandez, who said her family is at risk of having to live in their car when their housing support runs out next week.
Ada Hernandez, joined by her young daughter at Wednesday's news conference, says her family may have to live in their car.
Other speakers called out their home insurers, some of whom, they said, have illegally delayed and denied coverage. A particular focus was State Farm. A spokesperson for the insurer said they couldn't discuss individual customers' cases, but that the company is "committed to continuing being a partner with our customers throughout their recovery."
L.A. County Supervisor Kathryn Barger, who represents the area, also called on President Donald Trump to approve California’s request for tens of billions in relief to help people rebuild.
The events were just two among many held or planned for this week and in coming weeks — marking the tragedy, honoring victims, creating art and building community.
L.A. mayor's role
A key figure missing from the Palisades event, which transitioned to a planned protest as the morning progressed, was L.A. Mayor Karen Bass. Her office told LAist the mayor was attending private vigils and directed flags at City Hall to fly at half-staff.
Anger about her role in the early days of the fire response remains fresh for many Palisades Fire survivors, as evidenced by a sign at the memorial calling on her to resign, as well as people wearing shirts that said, “They let us burn.”
At a protest after the vigil, dozens of Palisadians gathered to share their frustration and demand accountability and action, including officials taking responsibility for the cause of the fire, waiving rebuild permit fees and improving responses in the case of the next disaster.
Anger was directed at L.A. city leaders at a protest in the Palisades on Wednesday.
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Bass said on LAist’s AirTalk with Larry Mantle on Wednesday that the anniversary is a difficult day of remembrance and mourning, but she also said that it’s “a day to recommit and be hopeful and to forge on.” She added that she was encouraged to see so much rebuilding underway on recent trips to fire areas.
“I did not have a hand in writing the report, in editing the report, or, frankly, in reading the reports, the various versions,” Bass said on AirTalk. “I had no idea there were so many versions of the report.”
Bass said she requested that the City Administrative Officer review the report’s characterization of the Fire Department budget: “I just said, ‘Get accurate information,’ and that’s what I assume they did.”
Matt Szabo holds that role. LAist has reached out to him for comment.
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In the aftermath of the Los Angeles fires, misinformation spread almost as fast as the flames. Some of these false narratives on social media, especially about water, have had a direct impact on California policy, legal and water experts tell NPR.
Why it matters: False narratives can distract from how best to respond to these kinds of disasters, says Max Boykoff, a University of Colorado Boulder environmental studies professor who studies media and climate change. " These are tactics to muddy the waters of public discussions," he says.
Misinformation derails a solution for misinformation: One example of false narratives having an impact was the fate of something called Senate Bill 549, says Julia Stein, deputy director for the Emmett Institute on Climate Change and the Environment at UCLA School of Law.
Read on... for more on the impact of state policy.
When Chad Comey's five-story condo building burned down in the Palisades Fire early last year, all that was left was the parking garage, a brick and stucco wall, and a few charred trees. Comey's street is now full of empty lots stretching up into the green hills.
Comey is a musician and caretaker for his two disabled parents. In the past year, they've moved five times, not wanting to overstay their welcome with friends and family, while looking for a wheelchair-accessible apartment to rent.
" I think we have a right to be angry," Comey says. "I am housed, but I am homeless."
He says some people on social media try to minimize the pain of fire survivors. "People who are trying to reduce our anger do not understand what it feels like to be homeless," he says.
Comey says some social media posts about the fire play to anger and rage, and they don't always contain accurate information. " In today's day and age on social media, one kernel of truth can be spun off into reels and rage bait," he says. "There's a lot of that."
In the aftermath of the Los Angeles fires, misinformation spread almost as fast as the flames. Some of these false narratives on social media, especially about water, have had a direct impact on California policy, legal and water experts tell NPR.
Comey, 32, got most of his news about the fires from traditional news sources like the Los Angeles Times and LAist, and he still relies on those outlets for information about the fires' aftermath. But more than half of Americans get at least some of their news from social media, according to Pew Research.
Thirty-one people died in the fires in the Palisades and Altadena neighborhoods. An area roughly three times the size of Manhattan burned.
False narratives can distract from how best to respond to these kinds of disasters, says Max Boykoff, a University of Colorado Boulder environmental studies professor who studies media and climate change. " These are tactics to muddy the waters of public discussions," he says.
A portion of the Palisades fire burned in the hills of Los Angeles last January. After the fires, misinformation on social media had an impact on state policy.
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Misinformation derails a solution for misinformation
One example of false narratives having an impact was the fate of something called Senate Bill 549, says Julia Stein, deputy director for the Emmett Institute on Climate Change and the Environment at UCLA School of Law.
Senate Bill 549 (SB 549), which was first introduced last February, would have done two things. It would have helped local governments get money to build transit-oriented development and low-income housing. And, it would have allowed for the creation of a central hub to manage LA's post-fire recovery. The hub was the recommendation of an independent panel of experts and local leaders.
Last summer, incorrect narratives about the bill spread quickly on social media. A key false narrative was that SB 549 would result in an influx of new, high-density affordable housing in areas impacted by the fires.
Spencer Pratt, a podcaster and former reality TV star who lost his home in the Palisades Fire, made a TikTok video about the bill, which he shared with his more than 2 million followers. In the video, Pratt says he consulted AI chatbots about the legislation. He says that the bill grants "LA County authority to purchase fire destroyed lots for minimal cost and convert them into low income housing."
Pratt also says the bill would "force low-income housing mandates." Pratt's TikTok video received over 286,000 views. Other influencers made videos and posts on X with similar messages.
The bill would not have led to more low-income housing in the Palisades, Stein says. It was designed to finance transit-oriented development for areas within half a mile of "major transit stop" as defined by California law. Those include a rail or bus rapid transit station, or a ferry terminal. The Palisades, a neighborhood near the ocean and in the Santa Monica mountains, is not near a "major transit stop."
"You have injected this narrative that what this bill is trying to do is build dense, affordable housing and big apartment buildings in the Palisades," Stein says. "Even though the bill wouldn't have done those things."
In an emailed statement to NPR, Spencer Pratt wrote, "Pacific Palisades is a multi-generational family town with rich history and character. SB 549 would drastically change the Palisades and other wildfire disaster areas by allowing government to purchase fire damaged lots and bank them for affordable housing. In the aftermath of the greatest tragedy of our lives, we just want the Palisades to be what it once was."
While SB 549 did grant the proposed central hub the ability to purchase fire-affected land at a fair price, the bill imposed no requirement that such land be used for affordable housing.
Pratt's representative, Kyell Thomas, wrote in an email, "AI is not an ongoing source of information for him."
A sign in the Palisades marks a protest a year after the LA fires. There's a widespread lack of trust with state and local agencies amongst many fire survivors.
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Pratt posted his video on TikTok on July 15. On July 16, the bill's author, California state Sen. Ben Allen, paused the bill. Allen's office received hundreds of calls and emails. The office normally receives a few dozen calls for a hot-topic bill.
" I'm all for community engagement and public participation," Stein says, "but, in this case, folks were reacting to information that was factually incorrect."
Allen wrote in an email to NPR, "The absence of good journalism, along with misreads of the bill, allowed false narratives to spin around on the internet, which then impacted AI-generated descriptions of the bill, which people unfortunately turn to for information now. It hampered our ability to have a productive conversation on the matter."
He added, "I have no plans to move SB 549 forward."
The aftermath of the Palisades Fire is seen on an impacted stretch of the Pacific Coast Highway.
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Stein provided academic research to the expert panel that recommended LA make a central recovery hub after the fires, also called the "rebuilding authority." She says the delay in creating this centralized authority because of the pausing of the bill is unfortunate. The central hub was meant to be a "single point of accountability" and information for residents who lost their homes in the fires.
"Right now," Stein says, "folks don't know where to turn."
Better fact-checking is important
There's widespread lack of trust with state and local agencies among many fire survivors, says Jake Levine, whose mom lost her home in the Palisades Fire. Levine, a former climate and energy director at the National Security Council and former adviser to a fire rebuild nonprofit, is running for Congress in a district that includes the Palisades.
Some of that mistrust may be justified, Levine says. The Los Angeles Times recently published an investigation that found that the Los Angeles Fire Department deleted and revised drafts of a key report after the fires, changing words like "failures" to "primary challenges." The Los Angeles Fire Department did not respond to a request for comment.
"I think one of the reasons why people are looking for information from all sorts of sources is because the normal institutional sources that we rely on have allowed there to be a bit of a vacuum in terms of official and reliable information," Levine says.
Levine hopes that in the future, more state, local and federal government agencies can share information directly with residents about things like air quality after fires, so that residents don't have to rely on nonprofit or commercial apps that sometimes have inaccurate information.
Boykoff says another solution is for news organizations to maintain robust fact-checking. He says as more people use AI to get information, many people are "not really tracking back to what the original sourcing is," Boykoff wrote in an email. "And so, in that new environment, there is much higher potential for mis and disinformation."
Addressing misinformation is particularly important, he says, as climate change increases the frequency and intensity of disasters.
Copyright 2026 NPR
Home construction on Hartzell Street in the Alphabet Streets neighborhood of Pacific Palisades, on Aug. 30, 2025.
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While few victims of last year’s fires are back in their homes, that’s not unusual following natural disasters; permitting changes appear to be helping.
The backstory: As of this week, more than 2,600 residential permits have been issued between the Palisades and Altadena — roughly one for every five of the nearly 13,000 homes lost. Another 3,340 are under review. For many displaced and traumatized homeowners, that represents an intolerably slow return to what was. But by historic standards, the Los Angeles recovery has been on the speedy side so far.
A slow process: Rebuilding after disaster is almost always a grueling, slow process. Of the more than 22,500 homes destroyed in five of California’s most destructive fires between 2017 and 2020, fewer than four-in-ten had been rebuilt by 2025, a Los Angeles Times analysis from late last summer found.
Read on... for more on the progress of rebuilding after the fires.
In the days immediately after last January’s Los Angeles firestorm, state lawmakers and civic leaders promised to turbocharge the rebuilding effort. For California, where the permitting and construction of homes is infamously slow and costly, the scale of destruction stood as a singular challenge.
A year later, the charred homes, the melted appliances and the toxic ash have mostly been removed, the dirt beneath scraped and then carted away. Many of the residents whose houses were spared have returned. Permits for reconstruction have been filed, architects and contractors hired. Battles with insurance companies, utilities and banks persist, vacant lots and blackened trees abound, but look around and — here and there — you’ll find new construction.
As of this week, more than 2,600 residential permits have been issued between the Palisades and Altadena — roughly one for every five of the nearly 13,000 homes lost. Another 3,340 are under review.
For many displaced and traumatized homeowners, that represents an intolerably slow return to what was. But by historic standards, the Los Angeles recovery has been on the speedy side so far.
In a press release commemorating the first anniversary of the disaster, Gov. Gavin Newsom lauded the permitting figures as “historic.”
Last year local governments — the City and County of Los Angeles, as well as Malibu and Pasadena — issued permits for single-family homes and accessory dwelling units “three times faster” than they were in the five years leading up to the fire, the administration noted.
Rebuilding after disaster is almost always a grueling, slow process. Of the more than 22,500 homes destroyed in five of California’s most destructive fires between 2017 and 2020, fewer than four-in-ten had been rebuilt by 2025, a Los Angeles Times analysis from late last summer found.
A year after major fires ripped through Maui, Paradise, Redding and the outskirts of Boulder, Colo., 2%, 3%, 15% and 30% of the destroyed homes, respectively, had been permitted for reconstruction, according to a separate Urban Institute analysis.
Based on the pace of permitting, Los Angeles’ reconstruction is on a relatively fast track. But freshly-pulled permits aren’t completed homes.
“People can pull permits, but you know, if they don't have their costs sorted out — we've had folks abandon their plans,” said Devang Shah with Genesis Builders, which is selling pre-approved, fixed-priced rebuilds in Altadena. Using permits as a metric of progress may be premature, he said.
Some of the speedy progress that Los Angeles has seen may be due to regulatory changes imposed by fiat in the aftermath of the fire. In early 2025, both Newsom and Mayor Karen Bass mandated speedier permitting of like-for-like rebuilds — construction that stuck to the rough dimensions and design specification of the home that was there before. Los Angeles county rolled out a self-certification building plan approval pilot program for certain simple projects. Newsom waived building code requirements intended to ease the cost of reconstruction.
“We’ve got planning approvals in three days that would have normally taken three months,” said Tim Vordtriede, an architect who also lost his home in Altadena. The county has “done a remarkable job at making things as efficient and streamlined as a bureaucratic entity can.”
In the weeks after the fire, Vordtriede co-founded the Altadena Collective, a network of designers and architects that provides discounted design services, permitting advice and contractor recommendations to local survivors. He and his co-founders Chris Driscoll and Chris Corbett have also launched a nonprofit called Collective OR that is meant to represent inexperienced and anxious homeowners in negotiations with builders and architects.
It's impossible to say, ‘they were here by this date so we should also be there.’ The data set is just too variable.
— Colette Curtis, recovery and economic development director, Paradise
The pace of reconstruction may simply benefit from the fact that it’s taking place in Los Angeles County: A mammoth economic hub flush with financial resources and political connections.
“We have access to a really good supply chain, there’s a lot of capital, there’s a lot of infrastructure,“ said Ben Stapleton, director of U.S. Green Building Council California.
That’s in contrast to a town like Paradise.
Since the majority of homes were destroyed in the 2018 Camp Fire, fewer than one-in-five have since been rebuilt, said Colette Curtis, the Butte County town’s recovery and economic development director.
She cautioned against comparing the pace of rebuilding efforts across communities struck by disaster.
“It's impossible to say, ‘they were here by this date so we should also be there,’” she said. “The data set is just too variable.”
Paradise, a remote town with relatively low income, lacked the local services and philanthropic draw of places like Lahaina and the Palisades, she said. But lower land values and the fact that displaced homeowners haven’t had to compete with investors setting aside new units for tourist rentals was a net positive.
Another thing that may give Los Angeles a leg up: It’s a region that’s also heavy on expertise.
At around the same time that Vordtriede was setting up the Altadena Collective, nearby architect couple Cynthia Sigler and Alex Athenson launched the Foothill Catalog, a packet of ready-made architectural and structural plans that have been pre-approved by L.A. County.
With roughly 15 projects either under construction or gearing up to break ground, Athenson said the pre-approval process can shave at least 10% off the total development cost of a custom single-family home.
That’s in part by trimming the approval process. But that's also because prior to the fire, a "custom single-family home" in ALtadena was a luxury product.
The local industry is “set up to serve that client who is building their dream home from scratch, with a very large if not unlimited budget,” said Athenson. Long-time homeowners displaced by fire, many of them on fixed incomes, represent a very different kind of buyer.
As builders, designers and policymakers scramble to rebuild in faster, cheaper and more fire-resilient ways, they may stumble upon a solution that could be of use long after the last home is rebuilt in Altadena, he added.
“Ultimately, we're providing a system for more efficient, affordable housing development,” said Athenson. “I'm excited about proving it in Altadena, and then seeing where it goes beyond.”
So far the county has approved more than two dozen of the catalog’s plans. Athenson said they are now discussing rolling out a similar batch for the Palisades with the City of Los Angeles.
