# Rebuilding in Altadena with Steel Framing: A Practical Guide > Altadena is unincorporated LA County, so LA County handles rebuild permits. Like-for-like rebuilds can be up to 10% or 200 square feet larger, whichever is greater, but must meet current building codes. Steel framing is allowed with engineered, stamped plans; switching a pre-approved wood plan to steel sends it to general review. Source page: https://apbmetalstudbuilders.com/rebuild/altadena Publisher: APB Inc. (CSLB #951030) Last updated: 2026-10-20 Altadena is an unincorporated community, so rebuild permits are handled by Los Angeles County, not a city. This guide covers the County rules that matter most if you are considering light-gauge steel (LGS) framing for an Eaton Fire rebuild. Rules and programs have changed often since January 2025. Treat this page as a starting point and confirm details with LA County before you commit to a path. ## Can I use steel framing for a fire rebuild in Altadena? Yes. Light-gauge steel is a recognized construction method under the California Residential Code, and nothing in the County's like-for-like rules is tied to framing material. What changes is the paperwork: LA County's fire-rebuild submittal requirements call for calculations by a licensed professional for nonconventional construction, so a steel house needs stamped structural drawings, and the energy design has to account for heat flow through steel studs. Start by [checking your address](/check) for fire hazard zone, burn perimeter and climate zone. ## LA County rebuild rules that apply in Altadena ### Like-for-like rebuilds For the Eaton Fire area, LA County allows a like-for-like rebuild that does not increase floor area, size, height or building footprint by more than 10% or 200 square feet, whichever is greater. - Like-for-like rebuilds do not have to meet the current Zoning Code. - They **do** have to meet the current Building, Fire and Health and Safety Codes. For most applications submitted in 2026, that means the 2025 California codes, including the new [Wildland-Urban Interface Code](/learn/california-wui-code-2026). Executive Order N-29-25 lets Eaton Fire rebuilds comply with the 2022 code instead, so confirm which edition your project will use. - Rebuilds that are not like-for-like follow the Zoning Code, including the Altadena Community Standards District, with some changes for fire rebuilds. For example, the County says the Community Standards District's front-yard setback does not apply, and the minimum front yard for non-like-for-like rebuilds is 20 feet. Framing material is not part of the like-for-like test. A steel-framed house within the size limits can still qualify, but confirm with the County for your project. The County also says initial review of like-for-like projects is within 10 business days, with rechecks within 5 business days. Like-for-like applications generally must be submitted within two years of the emergency declaration, with extensions available from the Director of Regional Planning. An issued building permit expires in 12 months if construction does not begin, and debris removal must be finished before a building permit is issued. ### Self-certification pilot LA County runs a Building Plan Self-Certification Pilot. Qualified California-licensed architects and engineers can certify that plans meet the County Building Code, skipping full County plan check. - Eligible projects are replacement single-family homes, garages and ADUs lost or damaged in the Eaton or Palisades fires, in unincorporated areas under Public Works jurisdiction. - Properties in geologically sensitive areas, such as some hillside, liquefaction or land-movement zones, are excluded. - Projects must use County-approved design, materials and methods. - At least 20% of self-certified plans are randomly audited, every project is inspected, and approvals from Regional Planning, Fire and Public Health are still required. We have not confirmed whether a steel-framed design falls within "County-approved design, materials and methods" for this pilot. Ask Public Works before choosing this route. ### Pre-approved standard plans The County offers a catalog of pre-approved single-family and ADU designs. The County states that these designs cannot be customized, and that a changed plan must go through the general review process. You also contract with the design professional who owns the plan. That means converting a wood catalog plan to steel removes its pre-approved status. We have not confirmed a steel-framed plan in the County catalog. If you want both speed and steel, check the current catalog yourself, or plan for a custom review. ### Fees LA County's Board of Supervisors approved a motion on June 17, 2025 to waive and refund County permit fees for qualifying owners rebuilding single-family homes in unincorporated areas. Based on the County's FAQ and fee page: - Eligible owners both owned and lived on the property before January 7, 2025, in unincorporated LA County, and the home was destroyed or irreparably damaged by the Eaton or Palisades fire. - County fees covered include zoning, building plan review, soils and geology review, building permit and inspection, fire and public health fees. - Design and builder costs, addressing fees, corner record survey fees, construction recycle and reuse deposits, and external agency clearances such as utility and school district fees are not covered. - A home that is still standing may qualify for a fee deferral, evaluated case by case. - Rentals, LLC- or corporation-owned properties and commercial or multifamily buildings are not eligible. - Refunds go to the original payee. The County's program page is titled fee deferrals and refunds, so confirm the current terms and which fees apply to your project before relying on a waiver. See the County's [fee deferrals and refunds page](https://recovery.lacounty.gov/rebuilding/fee-deferrals-and-refunds/) for the current status. ## Property tax and other reliefs that apply to any rebuild These programs apply to eligible rebuilds whatever the framing material. Nothing in them favors steel over wood; steel is how we deliver the result, and these are how you reduce the friction. - **Expedited review.** The County says initial review of like-for-like projects is within 10 business days, with rechecks within 5. - **Permit fees.** See the fees section above for who qualifies and which fees are not covered. - **Property tax.** Under Revenue and Taxation Code section 70.5, an owner who rebuilds a substantially equivalent home on the same site generally keeps the old Prop 13 base-year value. For the January 2025 fires, AB 245 and SB 663 extend the time to rebuild from 5 to 8 years, according to the State Board of Equalization. Larger or more valuable homes are reassessed on the excess. This is not tax advice; confirm with the County Assessor. ## Paths at a glance | Path | What it allows | What it means for steel framing | |---|---|---| | Like-for-like | Up to 10% or 200 sq ft larger, whichever is greater; Zoning Code exemption | Steel is allowed; engineered plans still required; current building codes apply | | Non-like-for-like | Larger or different design under current zoning | Steel is allowed; Altadena Community Standards District applies | | Self-certification pilot | Licensed professional certifies code compliance instead of full plan check | Confirm whether steel qualifies as County-approved design, materials and methods | | Pre-approved standard plan | Faster review of a catalog design used as-is | Converting a wood plan to steel removes pre-approved status | ## Title 24 energy code for a steel rebuild in Altadena California's energy code (Title 24, Part 6) sets wall insulation requirements by climate zone. Altadena is generally in Climate Zone 9, but verify the zone for your address. Under the 2025 code, prescriptive framed walls in most climate zones, including Zone 9, target U-0.048. If your rebuild uses the 2022 code under Executive Order N-29-25, your energy consultant will use the 2022 targets instead. Steel studs conduct heat, so cavity insulation alone generally does not meet these requirements in a steel wall. Continuous exterior insulation is usually part of the design, and your energy compliance documents have to be modeled for steel assemblies. The same executive order, signed July 7, 2025, suspended the rooftop solar and battery requirement for homes rebuilt after the January 2025 fires. Homes must still be solar-ready, and an ADU built as part of rebuilding the main house gets the same exemption, according to LA County. ## How to rebuild with steel in Altadena, step by step ### 1. Choose your path Decide between like-for-like and a larger or different design, and between a custom plan and a pre-approved plan. That choice determines your zoning review and your timeline. ### 2. Check your site Confirm your lot's fire hazard severity zone, any geologically sensitive area designation, and your energy climate zone. Our [address check](/check) covers the fire zone and climate zone; the County confirms the rest. ### 3. Design or convert your plans Work with your architect and a California-licensed engineer on stamped LGS drawings and calculations. If you already have wood plans, our [wood-to-steel plan conversion](/plan-conversion) service covers the engineering, the hold-down and anchor schedule, Title 24 coordination and the revision submittal. ### 4. Design the envelope Steel studs are noncombustible: they don't burn or add fuel. Fire ratings come from the full wall assembly, and wildfire survival also depends on the roof, vents, windows, siding and the 5-foot zone. See [Steel Framing for Wildfire Rebuilds](/learn/steel-framing-wildfire-rebuild). ### 5. Submit and apply for fee relief Submit online or in person, and file the County's fee deferral or refund request if you qualify. ### 6. Respond to plan check and pull your permit Expect comments on the structural and energy documents. Your engineer and designer respond until the permit is issued. ### 7. Build The foundation goes in with the anchors and hold-downs the steel design calls for, then the steel frame, then inspections at each stage. ## Altadena One-Stop Permit Center LA County's Altadena One-Stop Permit Center serves the Eaton Fire area: **464 W Woodbury Rd, Suite 210, Altadena, CA 91001** Phone: (626) 424-6743 The County lists walk-in permit hours and rebuild consultation appointments on its [One-Stop Permit Centers page](https://recovery.lacounty.gov/rebuilding/one-stop-permit-centers/). Hours have changed over time, so confirm before you go. ## Talk to us about your Altadena rebuild Send your plans or your address and goals through our [contact page](/contact). We will tell you whether steel framing fits your project and what the conversion would involve. Our [steel fire rebuild service](/services/fire-rebuild) page explains how we work with your architect and general contractor. ## Why homeowners choose steel framing with APB Altadena owners rebuilding after the Eaton Fire are weighing speed, cost and what the new house will withstand. Steel gives you a frame that termites can't eat and that adds no fuel to a fire, and we handle the stamped engineering and the revision so your County review stays on track. Read [why steel framing pays off in California](/why-steel), see how [wood-to-steel plan conversion](/plan-conversion) works, or [contact us](/contact) with your address and plans. ## Common questions ### Can I rebuild my Altadena home with steel framing? Yes, light-gauge steel is a recognized construction method under the California Residential Code. LA County's fire-rebuild submittal requirements call for licensed calculations for nonconventional construction, so expect engineered, stamped plans. ### Does switching to steel affect my like-for-like status? Like-for-like status is about size, height, footprint and location, not framing material. A steel rebuild within the size limits can still be like-for-like, but confirm with LA County for your project. ### Can I use a County pre-approved plan and build it in steel? LA County states that pre-approved plans cannot be customized and that changed plans go through the general review process. Converting a wood catalog plan to steel is a change, so it would be reviewed as a custom project. ### Can my architect or engineer self-certify a steel-framed rebuild? The County pilot covers single-family homes, garages and ADUs that use County-approved design, materials and methods, outside geologically sensitive areas. Ask LA County Public Works whether your steel-framed design qualifies. ### Which building code applies to my Altadena rebuild? New projects generally follow the 2025 California codes, effective January 1, 2026. Executive Order N-29-25 lets homes rebuilt after the Eaton Fire comply with the 2022 code instead, so confirm the edition with LA County before your designer finalizes the structural and energy documents. ### Are permit fees waived in Altadena? LA County's Board of Supervisors approved waiving and refunding County permit fees for eligible owners who both owned and lived in the home before January 7, 2025. Some fees, such as designer costs and outside agency clearances, are not covered, so confirm current terms with the County. ### Do I keep my Prop 13 property tax base if I rebuild with steel? Prop 13 relief depends on rebuilding a comparable home on the same site, not on the framing material. For the January 2025 fires the time to rebuild is extended from 5 to 8 years. Larger or more valuable homes are reassessed on the excess. This is not tax advice. ### Where do I apply in person? At the Altadena One-Stop Permit Center, 464 W Woodbury Rd, Suite 210, Altadena, CA 91001. Applications can also be submitted online through LA County's permit system. ## Sources - [LA County Recovery: Like-for-Like Rebuild](https://recovery.lacounty.gov/rebuilding/like-for-like-rebuild/) - [LA County Recovery: Building Plan Self-Certification Pilot](https://recovery.lacounty.gov/rebuilding/self-certification/) - [LA County Planning: Pre-Approved Standard Plans](https://planning.lacounty.gov/disaster-recovery/pre-approved-standard-plans) - [LA County Recovery: Fee Deferrals and Refunds](https://recovery.lacounty.gov/rebuilding/fee-deferrals-and-refunds/) - [LA County Recovery: One-Stop Permit Centers](https://recovery.lacounty.gov/rebuilding/one-stop-permit-centers/) - [LA County Public Works: Fire Rebuild Minimum Submittal Requirements](https://ladpw.org/bsd/lib/fp/Building/Residential/Fire%20Rebuild%20Minimum%20Submittal%20Requirements.pdf) - [LA County Building and Safety: Fire Hazard Severity Zone construction notes (2026 code)](https://dpw.lacounty.gov/bsd/lib/fp/Building/Very%20High%20Fire%20Hazard%20Severity%20Zone/2026%20Code%20Version/Fire%20Hazard%20Notes%202026.pdf) - [LA County: Executive Order N-29-25 implementation sheet](https://file.lacounty.gov/SDSInter/lac/1191301_ExecutiveOrderN-29-25ImplementationSheet.pdf) - [LA County Recovery: Suspension of solar installation requirements](https://recovery.lacounty.gov/2025/09/15/suspension-of-solar-installation-requirements/) - [California Energy Commission: Building Energy Efficiency Standards](https://www.energy.ca.gov/programs-and-topics/programs/building-energy-efficiency-standards) - [LA County Recovery: Frequently asked questions](https://recovery.lacounty.gov/faq/) - [California State Board of Equalization: Letter to Assessors 2026/013 (Feb. 23, 2026)](https://www.boe.ca.gov/proptaxes/pdf/lta26013.pdf)