preservealtadena.org

Preserving Altadena and Pasadena Together

#preservealtadena

Hello Neighbors, we will be participating in an Informational Session with other experts in the field of Fire Resiliency to support the rebuilding efforts of Altadena. There will also be other professional volunteer architects and engineers where affected home owners can have 1:1 session and ask questions. It will be at SciArc in DTLA. Please RSVP!! Link is as follows:

https://www.sciarc.edu/events/events/building-back-houses

This site is dedicated to supporting the rebuild and preservation of Altadena and Pasadena. The mission is to provide free professional advice to our neighbors to help them rebuild their homes and to maintain the unique spirit of our beloved communities. You will find a collection below of open access resources, links, etc. to help you along your journey. We are a local Pasadena / Altadena couple with a strong design, engineering and construction background and years of experience, who finished the renovation of our house here and dealt with all the permitting and construction issues of new construction.

Disclaimer: The information contained in this site is provided for informational purposes only, and should not be construed as professional or legal advice on any subject matter.

About us

Popular Relevant Questions

Please reach us at preservealtadena@gmail.com or fill out the form below if you cannot find an answer to your question.

Do I need an Architect? Engineer? When do I need to sign up a Contractor?

Traditionally, homeowners sign up an Architect who will help them through the process and draw their drawings. Architects usually have a Structural Engineer they will sign up underneath their contract and include in their fees to you.

It is important to know that per Code and by Law, you do not necessarily as a homeowner need to employ and architect or an engineer. In fact, you do not need a Licensed Arch or Eng for their stamp at all, unless you are doing something outside of "prescriptive" code. There is a library of details that you can use that encompasses all of waht you would need for a traditional house style. You can theoretically yourself put these on paper and submit to plan review under Owner-Builder.

Once your plan check is confirmed and ready to pull, this is when you will need a General Contractor to pull the permit and they will effectively be "in charge" of the construction and all the laws associated. This means though that if you want to fire them down the road, for whatever reason, there is a battle that will need to happen to get it under a different GC. You CAN pull the permit as an Owner-Builder, and this way it is tied to yourself. However, you are on the hook for what happens after construction. This should be a conversation with your General Contractor at a minimum, but we want to stress here it is not always the best option to pull it under your General Contractor.

Resources:

https://www.altadena-now.com/main/town-life/should-builders-permit-their-own-projects-post-fire-la-considers-a-radical-idea/

https://www.cslb.ca.gov/Consumers/Building_Officials/Owner_Builder_Overview.aspx

Should I opt-in to the government-run debris removal program or opt-out and manage the cleanup myself ?

Short answer: It depends if you think the Army Corp will clean up your property faster than a contractor and if you think you can start construction very soon (meaning you will have a construction permit ready) which would delay your construction start. The biggest factor is if your insurance company covers debris cleaning and if you are able get a full quote for less than the insurance dedicated value.

Opt In: If you think the Army Corps will clean fast enough for your purposes, you want to take your time designing your house and plans, etc.

Note: The Army Corps already started (and finished) the first properties. They are going faster than expected (see map in sources below)

Note: the government-run program is fundamentally free for all affected residents and will not affect your capacity to rebuild with your insurance. You get paid first and this only affects the money for debris cleaning, a small portion of the total claim. If you Opt-In and you have insurance coverage for debris removal that is included as part of the primary coverages for the buildings and contents, the County will collect the unused benefit amount (if any) in that debris-removal coverage category only after the residence is completely rebuilt. If you do not have insurance, the County does not get reimbursed and you do not have to pay anything.

Opt Out: if you want to be in charge of debris removal. If you do not have insurance that covers debris removal (ask your insurance as not all insurance programs cover this cost), you have to pay out of pocket. Be aware that it could be easily more then $50,000 for this service. If you have insurance for debris removal (not all policies include that), make sure that it will cover the full amount. To estimate the full amount, get a quote from a separate contractor for this work. Make sure it includes testing of the soil and clearance at end of the removal, includes removal of foundations (if desired), and is broken out with very clear inclusions and exclusions. You will also need to get a permit for the demolition at least 2 weeks before commencing the removal (from the County). If you want to hire a contractor to do this, make sure you get a quote after they visit the site to make sure they do not try to claim contingency costs or "unexpected findings" and add to the contract that it is a lump sum. Get a robust contract that includes schedule (because contractors could promise faster timelines), but ask them to put them in writing with financial penalties for delays.

Sources:

LA County - https://recovery.lacounty.gov/debris-removal/roe/#1738023329423-9c1c25a7-71e8

CA Department of Insurance: https://www.insurance.ca.gov/0400-news/0102-alerts/2025/How-Insurance-Interacts-with-the-2025-Lo.cfm

Phase 2 Cleaning Status: https://storymaps.arcgis.com/collections/13a8b227ac104bb1b1fa9592c92debe3?item=2

Should I remove my property's foundation or leave it in place ?

Short answer: Remove! You will not save as much money as you think (if any) by trying to reuse it. We have unfortunately done some of the math. You could end up paying more and have an inferior product. We are working to provide a cost-comparison.

Removing: If you remove the foundation, then you will have to get brand new excavations and a new foundation ($$$). There is also a significant negative sustainability impact for demolition and rebuilding. However, you will get a brand new foundation supporting your brand new house. Also, that foundation will meet new code which depending on the age of the house, could be significantly "stronger". Finally, there are less uncertainties in the budget.

Keeping: If you keep the foundation, you will have to hire a structural engineer to certify that the foundation is reusable ($) and they will have to run some tests to check the concrete's existing condition ($$). If you are lucky and your concrete was not heavily damaged to the point that it requires removal, the structural engineer you hired will have to provide retrofit solutions to bring the existing foundation up to new Code. You will likely have to drill new holes ($) to add anchorage for the house structure ($$) and it could require special inspection depending on the type of anchorage ($$). Epoxy dowels would be the riskiest potentially needing special inspection. In the end, you will also have an old foundation that saw fire supporting your brand new house. There are lot of uncertainties that could make this option more costly than removing it. Also, discuss with your insurance companies and understand if they have any requirements about it.

Another aspect, is that the Corps of Engineers Opt-In form is clear that they will try to preserve the foundation, but they cannot guarantee they will. They use heavy machinery, and there is a chance you will end up with some of the foundation damaged from the clean up. If you Opt-out, you could have more control (and it will be cheaper to maintain), but the debris removal company may provide similar lack of guarantee. Additionally, to guarantee the foundation is intact, the demo could be more expensive since the contractor may price out hand digging around to preserve in lieu of big equipment which takes much less labor and time.

Sources:

Foundation Inspection after Fire: https://s3.amazonaws.com/ClubExpressClubFiles/32108/documents/Fire_Final_1832342363.pdf?AWSAccessKeyId=AKIA6MYUE6DNNJ6ROIH3&Expires=1739581882&response-content-disposition=inline%3B%20filename%3DFire_Final.pdf&Signature=QgspNpdx5RjfiCAsSthbL9bKmjA%3D

Cost-Comparison for 1-story residence: Pending

What does the "like-for-like" rebuild mean?

"Like-for-Like" applies for direct replacement of structures and must be the same size, same location and same land use as the legally established destroyed structure (if you had an unpermitted structure or expansion we suggest you still try and check). A Land Use Permit for a "like-for-like" rebuild can be approved if the new structure does not increase floor area, size, height or building footprint by more than 10%. LA County has indicated that they will expedite this process under these circumstances.

This like-for-like replacement only impacts the Site Plan Review Permit. It does not impact the Building and Safety Permit (see Permit Section below). LA County Planning Commission is committing to approve Like-for-Like permits very fast (we heard within 24 hours if all documentation is submitted). They will use County data to determine pre-fire square footage, height and others. This can include historic search for plans, site plans from tax assessments, etc. They will exhaust their resources to try to find all information on the previously existing structure.

LA County Building and Safety is requiring all new construction to meet new Code requirements (with some limited exceptions that are currently under study). City of Pasadena will require the same at this time. This is similar in LA City for the Palisades and City of Malibu. In other words, there is no "like-for-like" process for Building and Safety. Unless you have a complete set of construction drawings or as-builts and structural calculations, you will not be able to prove what you had previously to Building and Safety.

if you want to rebuild like-for-like to take advantage of the tax "incentives" and site planning exceptions, we suggest you work with your architect or engineer to expedite the site plan approval.

If you do have a complete set of drawings, architectural and structural if applicable (likely a house that was built in the last +/- 50 years or earlier) and want to rebuild like-for-like, we suggest you work with your engineer and architect and ask them to focus their permit package on Code differences between the previously permitted structure and the new Code. This should expedite the Building and Safety review time and decrease the amount of review rounds.

Sources: https://recovery.lacounty.gov/rebuilding/like-for-like-rebuild/

Can I increase the pre-fire square footage by 10% or 20% without affecting my taxes?

This is a good one. The answer is: it is not about square footage, but Full Cash value of the Replacement Improvement. It is about money, not square footage.

The Tax Assessor clarified this point yesterday, and they changed their mind a little. I am attaching their FAQ here: https://recovery.lacounty.gov/wp-content/uploads/2025/01/Updated-FAQs_01272025.pdf

The 120% increase is in "full cash value of the new replacement improvement". Not the square footage. This will create a lot of confusion because there is no way to know what will be the full cash value of the new replacement improvement.

However, if the full cash value of the replacement exceeds 120%, ONLY the amount of the full cash value above 120% is added to the destroyed improvement trended based value. The Tax Assessor said last week during a Pasadena City Council meeting that they will create a "Second Standard for homeowners".

That does not mean you cannot increase more than 20%. It only means that if you increase more than 20%, you will be paying "new construction taxes" for the amount exceeding 120%. So, if you cash value is 121%, you pay the same taxes as before, except for the additional 1%, for which you will be paying new construction taxes.

We suggest you check the LA County Tax Assessor website and print a paper copy of your current value before it changes.

The 10% limit only impacts your ability to get your LA County Planning approval expedited following the "Like-for-Like" rebuild strategy above, and your ability of taking advantage of any "grandfathered" planning "violation" your pre-fire structure had (or may have had that you were unaware of). For example, if your setbacks (typically minimum 5' from Property Line) do not comply with current code, you can maintain that smaller set back only if you do not increase your pre-fire structure by more than 10%. Another example is on very large lots where the current maximum usable area use is 20%. If your your pre-fire house was larger than that limit, staying within the 10% limit will also help you expedite your Zoning Plan Review with LA County.

In other words, it is a game of what may be more important: time or size.

In summary, if you think you want to take advantages of pre-fire grandfathered expedite plan review, stay within the 10%. We recommend you discuss with your Architect or Engineer about the the new zoning and planning limits for your zone to understand the 10% limit advantages. The Zoning laws per zone are available online for free so push your Architect or Engineer to show you the Tables for your zone and send you the official link.

Tax Assessor Fire Aid FAQ: https://recovery.lacounty.gov/wp-content/uploads/2025/01/Updated-FAQs_01272025.pdf

Tax Assessor: https://ttc.lacounty.gov/wp-content/uploads/2025/02/FAQs_020525_CLEAN.pdf

LA County Planning: https://recovery.lacounty.gov/rebuilding/like-for-like-rebuild/

Pasadena Zoning Limits: http://pasadena-ca.elaws.us/code/coor_title17_art2_ch17.22_sec17.22.040

LA County Zoning Limits: https://library.municode.com/ca/los_angeles_county/codes/code_of_ordinances?nodeId=TIT22PLZO_DIV3ZO_CH22.18REZO_22.18.040DESTREZO

Have more questions about how to rebuild?

Permit Related FAQ

Contractor/Construction Related FAQ

Design/Engineering Related FAQ

Learn more about permits in LA County (Altadena) and Pasadena, what Codes and regulations could apply for your rebuild, etc. Note: always consult the County or City for confirmation.

Design/Engineering Related FAQ

Contractor/Construction Related FAQ

Design/Engineering Related FAQ

See questions related to architectural design and structural engineering.

Contractor/Construction Related FAQ

See frequent questions and general advice on how to deal with contractors before, during and after your rebuild.

Official Links and Resources

Contractor/Construction Related FAQ

See official links from LA County, FEMA, Red Cross, City of Pasadena and more

Important Deadlines

We try to gather important deadlines related to rebuild. Please check the official sources daily as these may change

Contact Us

Have a question that is not answered? Get in touch

Construction and Contractors FAQ

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What type of Contract should I ask for?

There are a few different types, but we will outline the most basic ones:

- Lump Sum: This is the most straight forward. It is a total price that you will be paying for the work. However, in order for this to work smoothly, everything needs to be set in writing before commencement / signature of the contract. This can be stressful to capture everything at the very start of the project, and usually results in quite a few change orders.

- Cost Plus: Usually this entails a "blank check" type of contract where the contractors will submit invoices every two weeks to a month with their actual cost, and then take a percentage for fee on top of it. This is usually about 10%. This can be brutal for paperwork, but can also be very difficult for the homeowner to backcheck and keep up to make sure everything checks out. If you are a diligent person who likes Excel spreadsheets and tracking, this could be a good way to proceed. However, it is also very difficult to tell what EXACTLY the total contract value will be.

-T&M (Time and Materials): It is uncommon to have this type of contract for the overall scope with a General Contractor. For smaller scopes that can be done by a handyman, for example, you may encounter something like this. However, the terminology is relevant and is used regularly in Change Orders. Be sure to take a look and ask for wage rates before agreeing to the work so you can backcheck later.

- GMP ( guaranteed maximum price): This is more common in commercial construction. The contract sets a maximum price for the project. If the project costs go over the maximum, the contractor pays the additional costs. The contract minimizes financial risk for the owner, but that can be at a very high price. You can imagine, the contractor is hedging their bets and will probably give you a very high price at the start. You have to ask yourself: what are the chances they will find a way NOT to hit that high price?

In our opinion, a well established and thought through lump sum contract would be our preference.

How do I control cost?

Contractors are famous for Change Orders (everyone's least favorite word). This means that that original price just keeps going up due to "unforeseens" or "changes in scope". The best thing you can do is go into the project with intense clarity. Get every room lines out in a scope sheet included in the contract with all finishes, ensure you know exactly the tonnage of your mechanical units you want, make sure something as simple as the stucco color and finish on the exterior are put down in writing. If your contractor is unable to give you basic clarity like the above, you may want to move to a different contractor. Also, taking the upfront time to discuss these items with your family will help you understand what you have the budget for and want!

How to make sure the Contractor is Licensed?

This one is simple! They must be licensed by the board, and that can be found with a quick search here. If you cannot find the contractor, ask them for their number. Fun Fact: Their number should always be printed on their proposals, business cards, trucks, etc. It is a law. https://www2.cslb.ca.gov/onlineservices/checklicenseII/checklicense.aspx

Coming Soon

Important Deadlines

Friday 2/14

Red Cross - Financial Assistance

Online

Event Details

Friday 2/14

Red Cross - Financial Assistance

Hurry Up. The Red Cross could provide financial assistance to victims. Follow link and follow the official Red Cross instructions. You must...

Event Details

Online

Monday 3/10

FEMA - Individual Assistance

Online or FEMA Disaster Recovery Center

Event Details

Monday 3/10

FEMA - Individual Assistance

Homeowners and renters who have incurred damage or losses from the Los Angeles County wildfires that began Jan. 7 have until Monday, March 1...

Event Details

Online or FEMA Disaster Recovery Center

Monday 3/10

SBA - Disaster Loans

On-Line or FEMA Disaster Recovery Center

Event Details

Monday 3/10

SBA - Disaster Loans

The Small Business Administration (SBA) provides:

Home Disaster Loans,

Business Physical Disaster Loans, and

Economic Injury Disaster Loan (EI...

Event Details

On-Line or FEMA Disaster Recovery Center

Monday 3/31

LA County Debris Removal (Army Corps of Engineers)

On-Line or FEMA Disaster Recovery Center

Event Details

Monday 3/31

LA County Debris Removal (Army Corps of Engineers)

Submit the right of entry. Complete and submit the form online or in person. If you want to Opt-In.

https://recovery.lacounty.gov/debris-remo...

Event Details

On-Line or FEMA Disaster Recovery Center

About US

Please reach us at preservealtadena@gmail.com or follow the Contact Us link below if you cannot find an answer to your question.

What is preservealtadena.org?

preservealtadena.org is a neighborhood nonprofit team dedicated to supporting our neighbors to rebuild the homes in Altadena and Pasadena with the mission of maintaining the spirit of the community.

In reality as real humans, we are a couple who purchased our first house on the border of Altadena and Pasadena a few years back and have fallen in love with our community. We have a unique skill set, both being licensed structural engineers and one half of the couple working for a general contractor for many years. After many questions from family and friends and getting heavily involved with the community ever since the fires, we just want to bring some opinions and piece of mind to anyone reading this guide. This is meant to be a guide from our hearts to yours, but of course, consult the design professionals you are using on your project! Use this as food for thought, a jumping off point, and by all means, ask more questions!

How can I donate to preservealtadena.org?

We are not taking donations. Current cost only include hosting and domain costs (that we are covering). The rest of this is all volunteering time. We hope this will pay back once we see our community return without losing its previous charm. We know we can do it, so let's do it together.

What support does preservealtadena.org offer?

preservealtadena.org offers a variety of support, mainly focusing on permitting and engineering / design / architectural answers and construction / contractors guidance

Resources to Rebuild and Preserve Our Local Community

Preserving Altadena and Pasadena Together

#preservealtadena

Popular Relevant Questions

Have more questions about how to rebuild?

Permit Related FAQ

Contractor/Construction Related FAQ

Design/Engineering Related FAQ

Design/Engineering Related FAQ

Contractor/Construction Related FAQ

Design/Engineering Related FAQ

Contractor/Construction Related FAQ

Contractor/Construction Related FAQ

Contractor/Construction Related FAQ

Official Links and Resources

Contractor/Construction Related FAQ

Important Deadlines

Contact Us

Permit Related Questions

What Permits do I need to rebuild?

Are jurisdictions requiring new materials to resist fires?

What is the applicable Code?

What about ADUs?

Design & Engineering FAQ

How to make more new house more fire resistant?

Do I need an Engineer?

What about Earthquakes?

Coming Soon

Contact Us

Construction and Contractors FAQ

What type of Contract should I ask for?

How do I control cost?

How to make sure the Contractor is Licensed?

Coming Soon

Official Links and Official Resources

FEMA - LA Fires

Army Corps of Engineers and EPA progress:

LA County Debris Removal

LA County Permit Portal (EPIC LA)

California Department of Insurance

Important Deadlines

Friday 2/14

Red Cross - Financial Assistance

Friday 2/14

Red Cross - Financial Assistance

Monday 3/10

FEMA - Individual Assistance

Monday 3/10

FEMA - Individual Assistance

Monday 3/10

SBA - Disaster Loans

Monday 3/10

SBA - Disaster Loans

Monday 3/31

LA County Debris Removal (Army Corps of Engineers)

Monday 3/31

LA County Debris Removal (Army Corps of Engineers)

About US

Contact Us

Drop us a line!

preservealtadena.org

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