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Rebuilding After a Fire: A Practical Guide for Homeowners, Builders, and Architects

San Diego 2007 Fire neighborhood showing a cul de sac of homes that have burned except for 3 homes that were built using ICFs and other fire-resistant materials.

Survivors of wildfires and neighborhood fires, like those in Los Angeles this January, are now faced with the shocking reality of having lost their homes, and for many, their entire communities. The trauma of the fires is only the beginning. Day-to-day life continues, and on top of that comes the daunting task of dealing with what’s left of your home.

Having personally navigated the complexities of rebuilding after the Paradise, CA fire, I understand the challenges firsthand. From dealing with insurance delays to navigating new fire safety regulations, I’ve experienced the frustrations and setbacks that many homeowners now face. Through this guide, I hope to share valuable insights that will help you rebuild stronger, safer, and more efficiently.

The melted plastics, residue of various glues and coatings, spilled cleaning fluids, and automotive oils contribute to the potentially toxic ashes, dust, and sludge now covering your property. Understanding what comes next is crucial.

This guide will walk you through the key challenges and opportunities, ensuring you can rebuild stronger, safer, and more efficiently.

1. The Toxic Clean-Up: What You Need to Know

Understanding the Risks

The toxins left from a modern-day fire require special handling, with some contaminants needing to be transported to specialized dump sites, while others must go elsewhere.

The Clean-Up Process

  • Site Testing: Lab analysis is required before the lot can be cleared. Certified testing labs may already be booked up, so waiting for city, county, state, or FEMA assessments may be the best route.
  • Hazmat & Specialized Removal: FEMA crews often scrape all the lots, removing six to twelve inches of dirt along with the ashes. Going with FEMA’s mitigation plan can save thousands of dollars, though it requires patience.
  • Choosing the Right Clean-Up Team: Understanding the type of mitigation required will help guide your clean-up choices.
Additional Information

Clean and Sanitize Assistance Available for Los Angeles County Residents Impacted by the Wildfires

CAL FIRE: After a Wildfire Guide

LA County Recovers: Debris Removal

CA.gov: Return to your homes safely

2. Working with the Planning Commission & Government Agencies

The Bureaucratic Process

Navigating permits and approvals can be frustrating, especially after a disaster. Here’s what to expect:

  • New Infrastructure Plans: After a fire, city planners often consider upgrades such as underground utilities, fiber optic web services, and increased storm drainage capacity.
  • Gentrification Concerns: Rebuilding efforts sometimes lead to higher property values, pricing out long-time residents. Stay involved in the rebuilding process to ensure fair representation.
  • Expedited Permitting: Special service businesses may be contracted to process the large volume of building permit applications.

[Pro Tip: Attend local government meetings to stay informed and voice your concerns.]

Additional Information

Cal OES State Recovery Resources

Governor Newsom signs executive order to help Los Angeles rebuild faster and stronger

3. Insurance Companies: What They Won’t Tell You

The Payout Process

  • Delays are Common: Insurance payouts will happen—eventually. If power company equipment caused the fire, additional claims may take years to resolve.
  • Fear of Disqualification: After the Paradise, CA fires, many residents believed they had to remain on-site to qualify for PG&E payouts. This was not required, but misinformation led to unnecessary hardship.
Additional Information

California Department of Insurance: Wildfire Resources

4. Rebuilding Infrastructure: Water, Electrical, and Other Challenges

In rebuilding after such a disaster many jurisdictions consider new infrastructure and improvements to the town’s physical plant.  The affordability of improvements can be ignored due to the excitement of rising from the ashes.  Often neighborhoods and communities will be enticed by the shiny items with the end result being “Gentrification” and a totally different community coming out of it.  The Grandparents may be priced out of the rebuilt town, and the taxes to cover modern niceties can be burdensome.

  • Water Lines: Fire-damaged water systems may be contaminated with harmful chemicals—testing is a must.
  • Electrical Grids: Rebuilding efforts may require new, safer underground power lines, plus upgrading to fiber optic web services.
  • Storm Drainage & Roadways: In past fire zones, FEMA mitigation efforts stripped areas down to bare earth, causing erosion issues. Community involvement is crucial in preventing long-term environmental damage.
Additional Information

USDA Forest Service: After the Fire

LA County Recovers: Returning after the fire FAQs    ——->> Includes key contacts for LA County departments regarding infrastructure

LA County Planning: Disaster Recovery 

5. Getting Plans Approved: Navigating the Red Tape

Commonly, the city, town or municipality will establish new rules and guidelines for construction and re-construction. Additional safety features may be added and special construction materials might be required.  Lately, the disaster areas opt to have contracted special service businesses to process the huge number of building permit approvals needed.

Sadly, the efforts to speed construction can end up with unclear processes that take time for builders to master, as well as the regular Building Department staff.  Those that have been working through the permit process prior to the fire may find little improvement, and due to sheer numbers, problems may persist.

  • City vs. County Approvals: Expect new post-fire construction requirements that may include stricter fire-resistant materials.
  • Understanding Fire-Resistant Designations: Wildland-Urban Interface (WUI) building codes will likely apply to your rebuild.
  • Finding the Right Architect: Post-fire rebuilds require an architect familiar with evolving building standards.
Additional Information

California Building Officials: Wildfire Recovery Hub

U.S. Fire Administration: Wildfire and the Wildland Urban Interface (WUI) 

6. Choosing the Right Building Materials

When thinking of what to build, how to build it, and with what type of materials, you may be required to meet the Wildland Urban Interface requirements.  Those should call for fire-resistant exterior walls.  The roof, walls, windows, and doors make up the complete “Building Envelope”.  The Envelope is what protects you from rain, snow, sun, and fire.  Unfortunately, the California building industry has largely ignored protection from fire.  This is your chance to break from that mold. 

Some materials that meet the minimum standards of a 2 hour fire wall are insufficient to protect your home.  Hardie Boards are a popular material as they do not contribute more fuel to the fire.  However, as a siding in a fire be aware they transfer heat and may not stop ignition of a wooden structure.  Further, Hardie Boards begin to fail at 350°F/176.7°C.  California wildfires often reach 1,800°F/982.2°C so while not fuel for fire, their protection will be minimal.

While our Building Code typically requires vents for your attic and the crawl space under your home those vents allow embers to enter and are one of the most common avenues fire enters and consumes your home.  Some designs do not need those vents but many homes do not meet that specification.  As of today, the only vents I know that will close when embers hit them are Vulcan Vents that can retrofit your home and stop embers.  If doing a rebuild, design can eliminate that problem. 

If you can avoid gutters, which fill with leaves, twigs, and duff, that too will help protect the building envelope. Steel roofs or the red Spanish Tile ceramic half circles will prevent ignition. Just be sure to fill all the openings on the tile roof.

Creating a Fire-Resistant Building Envelope

Rebuilding with the right materials can make all the difference in fire resistance. A combination of complementary products can create a fire-resistant building envelope that protects your home from future wildfires.

  • ICF (Insulated Concrete Forms): A proven alternative to traditional wooden structures that provide superior fire resistance and energy efficiency. This is even more effective by adding Mini Rebar to the concrete, making it four times stronger.
  • Fire-Resistant Stucco & Coatings: Applied to exterior walls to reduce ignition risks.
  • Steel & Concrete Roofing: Highly fire-resistant and durable compared to traditional asphalt shingles.
  • Vulcan Vents: These vents are designed to prevent ember intrusion while maintaining airflow, reducing fire risks significantly.
  • Inferno Roll Shutters: They automatically close with the heat of a fire, protecting window frames and glass from cracking and preventing fire from entering. They also offer protection from storm surges, enhance energy savings, and improve home security.
  • Additional Fire-Resistant Materials: GBP offers a full line of insulating products, siding, and coatings designed to endure wildfire conditions and minimize damage. Together, these products create a symbiotic fire-resistant system providing high energy efficiency. Using these materials and systems in tandem significantly increases the likelihood of obtaining or maintaining cost-effective fire insurance.

The GBP Team can facilitate purchasing and coordinating these fire-resistant materials to ensure a comprehensive fire protection strategy for your rebuild.

Additional Information

GBP Recommended Products

GBP — Custom Homes: Stronger, Smarter, and Built to Last

CAL FIRE: Home Hardening

7. Finding Trustworthy Contractors in a High-Demand Market

When the dust has settled, or the sludge-slide has been removed, and you have clear guidelines on what you can rebuild, you will need to find architects, designers, and contractors to complete your rebuild.  Being in a large metropolitan area like Los Angeles means there are still people nearby you can contact for these services—unlike my experience in Paradise.  Nearly every home, hotel, and motel was burned down and no one was living there. 

  • Beware of Price Gouging: The high demand for materials and labor can lead to inflated prices.
  • Verify Licenses & Insurance: Unlicensed builders often cut corners or disappear mid-project.
  • Look for Experience in Post-Fire Rebuilds: Contractors well-versed in fire rebuilds understand new code requirements.
Additional Information

California Contractors State License Board

CA.Gov: Los Angeles Fires

8. Encouragement & Tips to Get Through It All

Mental & Emotional Recovery

Rebuilding is stressful, but preparation and the right team can make all the difference.

  • Join Rebuild Support Groups – Connect with others going through the same process.
  • Lean on Experts – Architects, engineers, and builders can guide you.
  • Stay Patient, Stay Focused – It’s a marathon, not a sprint.
Additional Information

Rebuilding Together

Rebuilding Together – Los Angeles 

 

Additional Resources: