Mayor Bass’s Fire Recovery Order is a Slow Burn for Homeowners

What’s happening:

• Thousands of homes were destroyed in January’s devastating wildfires.
• Mayor Bass’s executive order aims to speed rebuilding by waiving local CEQA reviews and some discretionary processes.

Why it matters:

• 110% size cap: Homeowners can’t exceed 110% of their pre-fire square footage without extra permitting. This restricts modern, financially viable rebuilds.
• No extra units: Accessory Dwelling Units (ADUs) and SB9 two-unit developments are barred, limiting new housing supply and homeowners’ ability to offset rebuilding costs by building rental properties or lot-splitting and selling a portion of their lot.
• Green rules waived: Requirements for all-electric, eco-friendly construction are scrapped, undercutting LA’s climate goals and reinforcing 20th century infrastructure through the 21st century.

The bottom line:

• Displaced residents fear a “slow bleed” from multiple plan reviews, escalating costs, and forced property sales to developers who can wait out long permit processes.
• With no clear plan for subsequent reviews, the official “30-day” fast-track may offer limited real benefit.

What’s next:

• Critics urge City Hall to amend the order, allowing ADUs and SB9 projects, raising or removing the 110% cap, and restoring sustainability standards.
• Without fixes, homeowners risk losing wealth and community ties, while LA misses a chance to build back greener and stronger.

Dive Deeper

The fires that ignited on January 7, 2025, have resulted in unprecedented destruction—over 5,000 structures have been destroyed, more than 80,000 people evacuated, and there has been a tragic loss of life. Mayor Bass issued this executive order to expedite recovery and rebuilding efforts.

According to the text: “This order… Ensures that affected residents of the City of Los Angeles can rebuild their homes, Confirms the local waiver of CEQA review, [and] Waives local discretionary review processes.” At first glance, it aims to provide a quick path for rebuilding.

Despite these assurances, certain provisions—such as limiting rebuild size to 110%, prohibiting any increase in density, and waiving sustainability requirements—may extend and exacerbate the financial and emotional difficulties of thousands of Angelenos who are already struggling to recover.

The Bureaucratic Maze

Expedited Permit Review

What the Order States (Section B.3.): “All initial building permit reviews by the City… must be completed within 30 days… all necessary reviews and approvals will occur simultaneously…”

The Issue

The order only ensures the initial review is done within 30 days. In reality, subsequent reviews—which often cause the most delays—are not explicitly required to adhere to the same 30-day timeframe. There is no clear enforcement mechanism if agencies do not meet these deadlines.

Overlapping Agencies

Debris Removal, Watershed Hazards Task Force, etc.: Although these efforts are essential, coordination issues could still lead to delays, particularly after the 30-day period for initial reviews has ended. Impact on Homeowners: Extended displacement, continued rent or mortgage expenses, and uncertainty while awaiting final approvals from multiple departments.

Restrictive Rebuilding Requirements

Defining an “Eligible Project”

• Key Criteria (Section B.4.):
  1. Must be in “substantially the same location” as the pre-fire structure.
  2. Cannot exceed 110% of the floor area, height, and bulk of the original.
  3. Must be for the same use as before, with no increase in density or units, including ADUs.
  4. Permits must be pulled within 7 years; work completed within 3 years thereafter.

The 110% Cap

• Relevant Text: “The structure… does not exceed 110% of the floor area, height, and bulk…”
• Why It’s Problematic:
  • Many older, smaller homes built decades ago become financially unfeasible to rebuild if they can only increase size by 10%.
  • For homeowners who want to rebuild a modern, code-compliant home, this cap may force them into complex discretionary processes if they want more space.
  • Potential Exception: “The project may exceed the 110% allowance if it meets current zoning standards,” but in certain zones (especially Coastal Zones), you still risk needing additional reviews or permits.

No ADUs or SB9 Two-Unit Developments

• • Relevant Text (Section B.4.c.): “Without limitation, the project cannot result in a… more intensive use, or an increase in density or units (including accessory dwelling units)…”
  • Missed Opportunities: Banning increases in density prevents homeowners from leveraging state and local initiatives designed to address the housing crisis.
    • ADUs: Often used to offset rebuilding costs via rental income or to allow downsizing for seniors.
    • SB9: Could allow two-unit developments or lot splits—again offering financial resilience or paths to multi-generational living.
      
      

Non-Conforming Buildings and Uses

• • What the Order Does: Allows reconstruction of non-conforming structures (e.g., older homes that violate current setbacks) without full discretionary review—if they remain within 110% of the original size and use.
  • Hidden Catch: If owners want to bring the structure fully up to modern standards (and help them be more fire resistant) or reconfigure significantly, they might lose these streamlining benefits.  

Retrograde Approach to Sustainability

All-Electric Building Code Waiver

1. • Relevant Text (Section B.5.h.): “Notwithstanding anything to the contrary… all requirements related to Ordinance No. 187,714 shall be waived… Although not required, Eligible Projects may choose to opt in.”
   • Contradiction of LA’s Climate Goals:
     • The City has been pushing electrification and net-zero energy standards to meet long-term sustainability targets.
     • Waiving these requirements for potentially thousands of rebuilds undercuts the city’s own climate policies at a critical juncture.
     • Missed chance to build back more resiliently (e.g., solar power, energy storage) in an era of increased wildfire risk.
   
   

   Opportunity Costs

   • When else would you build from scratch? Disasters, while tragic, often present a chance to rebuild with cutting-edge standards that save on long-term costs, reduce emissions, and enhance resilience. This order effectively relinquishes that advantage for many homeowners.

The Financial and Emotional Toll—Why It’s a “Ticking Time Bomb”

1. Mounting Expenses

   • Insurance Gaps: Payouts rarely cover the full cost of rebuilding under these constraints. And many are significantly underinsured.
   • Permit and Consultant Costs: Multiple plan checks and specialized consultants add up cost and time, while ALE (Associated Living Expense) coverage is limited, if there is any at all.
   • Temporary Housing: Displaced homeowners face long-term rent or mortgage payments on uninhabitable properties.

2. Forced Sales and Displacement

   • If homeowners can’t rebuild within the 110% limit profitably or efficiently, they may sell to developers who can wait out more complex permit routes.
   • Outcome: Families lose generational wealth and community ties, while neighborhoods shift away from long-term residents.

3. Mental Health Strain

   • Fire survivors deal with grief, PTSD, and extended displacement.  Each permit hurdle or design revision can prolong stress and uncertainty, compounding trauma from the initial disaster.

Counterarguments and Rebuttals

1. City’s Position: “We’re Expediting Everything”

   • Counter: True acceleration must address repeated review cycles, not just the first 30 days. Allowing broader rebuild options (ADUs, SB9) would simplify the financial viability for many.

2. “We Must Avoid Overdevelopment and Maintain Neighborhood Character”

   • Rebuttal: Zoning already addresses scale and compatibility. A blanket prohibition on additional units ignores nuanced tools like ADUs and SB9 lot splits that allow gentle increases in density.

3. “Now Isn’t the Time for Extra Green Mandates”

   • Rebuttal: Post-disaster reconstruction is precisely when building sustainably is most cost-effective and forward-thinking—helping reduce long-term energy costs and climate impacts. 

Call to Action

1. Amend the Order

   • Revisit the 110% cap to align with current zoning or allow greater flexibility without burdensome additional reviews.
   • Remove the absolute prohibition on ADUs, SB9 two-unit projects, and lot splits that could provide vital economic relief.
   • Reintroduce (or at least incentivize) electrification and energy-efficiency requirements to align with LA’s broader climate goals.

2. Community and Stakeholder Engagement

   • Form a robust advisory group of displaced homeowners, environmental advocates, and housing experts to guide equitable revisions.
   • Ensure real-time feedback loops for individuals navigating the new permitting center.

3. A Comprehensive, Future-Focused Recovery

   • Merge immediate rebuilding needs with long-term sustainability and housing equity.
   • Clarify subsequent review timelines to prevent indefinite bureaucratic bottlenecks.

Conclusion

• Restate the Paradox: This order aims to speed recovery but includes restrictive provisions that can impede financial stability for those already devastated by fire.
• Highlight the Urgency: Each week without policy amendments exacerbates the “slow bleed” of resources and erodes the chance to build a more resilient, climate-aligned Los Angeles.
• Final Note: To truly help displaced residents, leaders must craft an approach that respects urgent needs, modern housing realities, and the city’s stated environmental goals. Otherwise, this well-intended order risks becoming yet another barrier for those who have already lost everything.

Why This Matters

By weaving in direct language from the executive order, you demonstrate precisely how provisions—like the 110% rebuild limit, the explicit ban on added density (ADUs/SB9), and the waiving of green standards—can create a long-term financial and social crisis. This updated outline combines legal citations with practical implications, underscoring the tension between the order’s stated aim (rapid rebuilding) and its potentially punitive realities for ordinary Angelenos.