As wildfires, and subsequent mudslides become more frequent and destructive across Los Angeles, rebuilding efforts must go beyond policy reform to address a critical, often overlooked challenge: the condition of the land itself. Mayor Karen Bass’ recent executive actions–streamlining approvals, reducing fees and allowing rebuilt homes to be up to 10% larger–mark meaningful progress in cutting red tape. But while these changes may make rebuilding easier on paper, difficulties remain hidden beneath the rubble.
Before the Blueprint, the Groundwork
In hillside neighborhoods like Pacific Palisades, where entire communities have been reduced to ash, rebuilding does not only begin with drawings or permits–it may begin with stabilizing the land. Many of the coastal and hillside neighborhoods are naturally unstable, and since many homes were built prior to 1956–pre-codification of artificial fill for building pads–slope reinforcement, soil replacement, deep foundation systems, engineered grading or some other forms of mitigation are required. These measures are not only time-intense and highly technical, but they are also expensive and often not covered by insurance.
Addressing these land conditions is essential. Without it, homeowners may face future risks: potential landslides, structural instability and damage during future storms. The only way to ensure safe, long-term living conditions and safeguard investment is to understand the site geology and potentially stabilize the site before construction begins.
Though these challenges are particularly acute in hillside communities, similar risks affect fire-prone regions across California. From Malibu to the Bay Area, historic landslide zones, newly designated liquefaction areas and unstable soils complicate recovery. At the same time, residents already contending with California’s housing crisis and rising costs are being asked to shoulder additional burdens just to rebuild what they have lost.
In extreme cases, site stabilization can cost as much as rebuilding the home itself. That is why architects and contractors must coordinate early with geologists and soil engineers. No matter how thoughtful or innovative a design may be, it won’t be feasible if the ground can’t support it.
Insurance Falls Short of Real-World Costs
Many homeowners expect insurance to cover the costs of rebuilding. Unfortunately, that expectation often does not align with reality. Standard fire insurance typically covers $400 to $500 per square foot, while the cost to rebuild to modern California codes, particularly in high-end hillside areas, can run $700 to $1,000 per square foot. That discrepancy is substantial, and it does not include geotechnical work.
Site remediation might involve deep excavation, soil re-compaction or installing friction piles and caissons, which are reinforced concrete columns drilled into bedrock to provide structural stability. These systems are expensive, with each pile costing roughly $1,000 per lineal foot, and dozens may be required for one project. These costs can quickly reach hundreds of thousands–well beyond what insurance is likely to cover.
For many families, this financial gap may make rebuilding unfeasible. Without dedicated funding or technical support, neighborhoods already devastated by fire risk permanent displacement.
Lead With Safety, Not Speed
Architects, engineers and contractors are tasked with more than just designing/building homes–they must also assess the feasibility of rebuilding in the first place. In fire-impacted zones, this begins with a clear understanding of whether the land can safely support new construction. It requires early engagement with soil experts, thorough site evaluations and, in some cases, the difficult decision to delay or reconsider rebuilding entirely.
It may seem counterintuitive to the average homeowner, who may think, “My house was there for decades. Why can’t I just replace it as it was?” However, new codes have been enacted due to stronger recent seismic and geological events; technology has allowed us to understand why certain structures degrade more rapidly than others; and society has deemed these important enough to require enhanced building systems to increase the safety of not just the property but of adjacent properties.
These are not easy decisions, but they are necessary. A structurally sound home depends on a stable site geology, but the question is what level of safety factor is needed, and to what extent should governing agencies require stringent new regulations that may overburden the average homeowner trying to rebuild.
Architects in particular play a dual role as both designers and technical collaborators. They interpret geotechnical data, work closely with engineers and integrate that information into viable, site-specific, state-of-the-art yet practical and cost-effective designs.
SEE ALSO: CONTRACTOR TURNS FORMER SEARS INTO INTERIM HIGH SCHOOL FOLLOWING PALISADES WILDFIRE
The post Rebuilding in Fire-Damaged Los Angeles One Year Later first appeared on Construction Executive.
