# Rebuilding in Pacific Palisades with Steel Framing > Pacific Palisades is in the City of Los Angeles, so LADBS handles rebuild permits. Under state and Mayoral executive orders, a like-for-like rebuild up to 110% of the prior footprint and height skips CEQA and Coastal Act review. Steel framing is allowed with engineered, stamped plans; it must still meet current building codes. Source page: https://apbmetalstudbuilders.com/rebuild/pacific-palisades Publisher: APB Inc. (CSLB #951030) Last updated: 2026-10-21 Pacific Palisades is part of the City of Los Angeles, so rebuild permits go through the Los Angeles Department of Building and Safety (LADBS) and other City departments. Nearby fire-affected areas in Malibu and unincorporated LA County follow different rules; see the County note below. This guide covers the City and state rules that matter most if you are considering light-gauge steel (LGS) framing. Rules have changed often since January 2025, so confirm details with the City before you commit to a path. Rebuilding is underway but gradual. FOX 11 reported that as of July 7, 2026, 1,419 Palisades properties had been permitted and 28 had received certificates of occupancy. ## Can I rebuild in Pacific Palisades with steel framing? Yes. Light-gauge steel is a recognized construction method under the California Residential Code, and the like-for-like rules look at location, footprint and height, not framing material. Expect engineered drawings stamped by a California-licensed engineer, a Title 24 energy design that accounts for heat flow through steel studs, and a coating choice suited to coastal exposure. Start by [checking your address](/check) for fire hazard zone, burn perimeter and climate zone. ## City and state rules that apply in the Palisades ### State Executive Order N-4-25 Governor Newsom's Executive Order N-4-25 (January 2025) suspended the California Environmental Quality Act (CEQA) and the Coastal Act for rebuilding fire-damaged property in substantially the same location, up to 110% of the footprint and height of the structures that legally existed before January 7, 2025. Local zoning and permitting rules still apply. ### Mayor's Emergency Executive Order 1: like-for-like The Mayor's revised Emergency Executive Order 1 (EO1) aligns with the state order. According to LADBS and City Planning: - Primary and accessory structures can be rebuilt in substantially the same location, up to 110% of the prior footprint and height. This is called a like-for-like rebuild. - Prior nonconforming setbacks and heights can be rebuilt, with the 10% increase. - If a pre-fire detached garage is relocated and attached to the house, LADBS says the garage does not count toward the 110% footprint limit, as long as it is one story and no more than 400 square feet. - EO1 waived CEQA and City discretionary review and directed City departments to expedite permit review. - LADBS decides whether each project qualifies for EO1. Framing material is not part of the like-for-like test. A steel-framed house can qualify if it meets the location and size limits. The rebuild must still meet building 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), but Executive Order N-29-25 lets Palisades Fire rebuilds comply with the 2022 code instead. Confirm the edition with LADBS. For single-family homes in the Coastal Zone that go beyond 110%, Emergency Executive Order 8 provides a zoning-compliant rebuild option when its criteria are met. According to City Planning, EO8 projects can include ADUs, basements, retaining walls and pools. ### Self-certification pilot Emergency Executive Order 6 (April 2025) set up the City's first plan check Self-Certification Pilot Program for Palisades rebuilds. The City later expanded it from California-licensed architects to include licensed civil engineers. Under the pilot, LADBS does not review the plans, but approvals from other City departments still apply and projects are still inspected. We have not confirmed the pilot's current eligibility rules or whether it covers steel-framed designs. Ask LADBS before choosing this route. ### Standard plan library Mayor Bass's Executive Directive 13 created the City's Standard Plan Pilot Program, a library of pre-approved single-family designs; the first approvals were announced in November 2025. Plans are privately owned and purchased from the plan owner. LADBS says customization depends on the design and that site-specific changes may need more review. Converting a wood standard plan to steel is a structural redesign, so expect it to lose the benefit of pre-approval. We have not confirmed a steel-framed plan in the City library. ### Unincorporated County parcels near the Palisades Some Palisades Fire parcels are in unincorporated LA County, not the City. There, LA County Public Works handles permits, and the County's like-for-like rule allows modifications of up to 10% in floor area, size, height or footprint. The Eaton Fire area's alternative of 200 square feet does not apply to the Palisades Fire area. The County's Calabasas One-Stop Permit Center, at 27001 Agoura Road, Suite 250, serves Palisades Fire parcels. Our [Altadena guide](/rebuild/altadena) covers the County's other programs. ### Fees Emergency Executive Order 7 (April 25, 2025) directed City departments to stop collecting plan check and permit fees for repairing or rebuilding homes damaged or destroyed by the fires, pending a City Council ordinance to waive them. We have not confirmed the ordinance text or its current terms, such as which owners and what floor area are covered. News reports describe City fee waivers for owners as of January 7, 2025, so ask LADBS what applies to your address. For unincorporated County parcels, the County's waiver and refund program applies instead; see our [Altadena guide](/rebuild/altadena). ## 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.** EO1 directs City departments to expedite like-for-like permit review. On unincorporated County parcels, the County says initial like-for-like review is within 10 business days. - **Permit fees.** See the fees section above; confirm current terms with LADBS or the County. - **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. ## Programs at a glance | Program | Issued by | What it does | What it means for steel framing | |---|---|---|---| | EO N-4-25 | Governor | Suspends CEQA and Coastal Act review up to 110% of footprint and height | Material does not matter; building codes still apply | | EO N-29-25 | Governor | Lets fire rebuilds use the 2022 code; suspends rooftop solar and battery requirements | Confirm code edition before engineering starts | | EO1 like-for-like | Mayor | Expedited rebuild up to 110% of footprint and height | Steel allowed; engineered, stamped plans required | | EO8 | Mayor | Zoning-compliant option beyond 110% for Coastal Zone homes | Steel allowed; more review | | EO6 self-certification | Mayor | Licensed architect or civil engineer certifies code compliance | Confirm eligibility for steel with LADBS | | ED13 standard plans | Mayor | Library of pre-approved designs | Converting a wood plan to steel removes pre-approval | | EO7 fees | Mayor | Suspends fee collection pending a waiver ordinance | Same as wood | ## Do I need G90 galvanized steel near the coast? Not by code. The minimum coating for structural cold-formed steel framing is G60, and G40 is acceptable for nonstructural framing. We frame with G90, which has 50% more zinc than the G60 minimum, and the project engineer confirms the coating for your site. See [metal stud sizes, mils and gauges](/learn/metal-stud-sizes-mils-gauges) for coating details. ## Title 24 energy code for a steel rebuild in the Palisades California's energy code (Title 24, Part 6) sets wall insulation requirements by climate zone. The Palisades are generally in Climate Zone 6, but verify the zone for your address. Under the 2025 code, prescriptive framed walls in Climate Zones 6 and 7 target U-0.065. 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. Continuous exterior insulation is usually part of the design, and your energy compliance documents have to be modeled for steel assemblies. Executive Order N-29-25 also suspended the rooftop solar and battery requirement for homes rebuilt after the January 2025 fires. Homes must still be solar-ready. ## How to rebuild with steel in the Palisades, step by step ### 1. Choose your path Decide between a like-for-like rebuild (up to 110%), a larger rebuild under EO8 or standard zoning, and a custom or standard plan. ### 2. Check your site Confirm your fire hazard severity zone, Coastal Zone status, hillside designation and energy climate zone. Our [address check](/check) covers the fire zone and climate zone, and [ZIMAS](https://zimas.lacity.org/) shows City parcel information. ### 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, respond to plan check, pull your permit Expect comments on the structural and energy documents. Your engineer and designer respond until the permit is issued. ### 6. 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. ## LA One-Stop Rebuilding Center The City's One-Stop Rebuilding Center brings City departments together for Palisades rebuild permits and questions: **1828 Sawtelle Blvd, Los Angeles, CA 90025** Published hours have varied between City sources, so confirm before you visit. ## Talk to us about your Palisades 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 Palisades owners face coastal exposure, a long permit road and steep hillside fire risk. Steel gives you a frame that termites can't eat and that adds no fuel to a fire, and we specify a coating suited to your site with your engineer. We handle the stamped engineering and the revision so your City 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). ## Common questions ### Can I rebuild my Palisades home with steel framing? Yes. Light-gauge steel is a recognized construction method under the California Residential Code. Expect engineered plans stamped by a California-licensed engineer and a full energy compliance update. ### Does steel framing affect like-for-like eligibility? Like-for-like eligibility is about location, footprint and height, not framing material. A steel rebuild within 110% of the prior footprint and height can still qualify. LADBS decides eligibility for each project. ### Can I use a City pre-approved standard plan in steel? Only if the plan is already designed that way. LADBS says customization depends on the design and that changes may need additional review. Converting a wood standard plan to steel is a structural change, so expect it to be reviewed as a custom project. ### Do I need G90 galvanized steel near the coast? Not by code. The minimum coating for structural cold-formed steel framing is G60. We frame with G90, which has 50% more zinc than that minimum, and the project engineer confirms the coating for your site. ### Are City permit fees waived for Palisades rebuilds? The City of Los Angeles has fee-waiver programs for fire-survivor owners. Emergency Executive Order 7 directed City departments to stop collecting plan check and permit fees, pending a City Council ordinance. Terms and eligibility have changed, so confirm the current status with LADBS. ### 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. ### Which building code applies to my Palisades rebuild? New projects generally follow the 2025 California codes, effective January 1, 2026. Executive Order N-29-25 lets homes rebuilt after the Palisades Fire comply with the 2022 code instead. Confirm the edition with LADBS, or with LA County for unincorporated parcels, before finalizing drawings. ### Where is the City's rebuilding center? The LA One-Stop Rebuilding Center is at 1828 Sawtelle Blvd, Los Angeles, CA 90025. Confirm hours before you go, since published hours have varied. ## Sources - [LADBS: 2025 Los Angeles Wildfires Information](https://dbs.lacity.gov/2025-los-angeles-wildfires-information) - [LADBS FAQ: Relocated garages and the 110% footprint limit](https://dbs.lacity.gov/node/4707) - [LA City Planning: Palisades Rebuild FAQs](https://planning.lacity.gov/odocument/e36a2c30-8689-46b7-840c-9de3619b4a50/Palisades_Rebuild_FAQs.pdf) - [LADBS: Standard Plan Program](https://dbs.lacity.gov/standard-plan-program) - [Mayor Bass: First approvals under the Standard Plan Pilot Program](https://mayor.lacity.gov/news/mayor-bass-announces-first-approvals-under-new-standard-plan-pilot-program-further-expedite) - [Mayor Bass: Expansion of the Self-Certification Pilot Program](https://mayor.lacity.gov/news/mayor-bass-expands-las-first-ever-self-certification-pilot-program-further-expedite-palisades) - [Mayor Bass: Emergency Executive Order 7 suspending collection of rebuilding fees](https://mayor.lacity.gov/news/mayor-bass-issues-emergency-executive-order-suspending-collection-rebuilding-fees-palisades) - [Mayor Bass: LA One-Stop Rebuilding Center opens](https://mayor.lacity.gov/news/mayor-bass-opens-la-one-stop-rebuilding-center-palisades-homeowners-and-businesses) - [AIA California: Briefing on Executive Order N-4-25](https://aiacalifornia.org/news/fire-recovery-newsoms-executive-order-n-4-25/) - [FOX 11 Los Angeles: 18 months later, Palisades rebuild continues](https://www.foxla.com/news/18-months-later-gradual-palisades-fire-rebuild-continues-28-properties-cleared-occupancy) - [LA County Recovery: Like-for-Like Rebuild (Eaton and Palisades fire areas)](https://recovery.lacounty.gov/rebuilding/like-for-like-rebuild/) - [LA County Recovery: One-Stop Permit Centers](https://recovery.lacounty.gov/rebuilding/one-stop-permit-centers/) - [LA County: Executive Order N-29-25 implementation sheet](https://file.lacounty.gov/SDSInter/lac/1191301_ExecutiveOrderN-29-25ImplementationSheet.pdf) - [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)