Who issues the building permit?
Each city runs its own building department. Pacific Palisades, Brentwood and Venice are part of the City of Los Angeles, where permits come from the Department of Building and Safety. Malibu, Santa Monica and Beverly Hills issue their own:
- City of Malibu, Building Safety
- City of Santa Monica, Plan Review
- City of Beverly Hills, Building and Safety, which requires a licensed contractor for any project valued at $1,000 or more
When does a remodel need a coastal permit?
Near the ocean, a Coastal Development Permit can be needed on top of the building permit. The Coastal Commission says development in the coastal zone generally may not start until one is issued.
The Coastal Act exempts many improvements to existing single-family homes, except classes of work the Commission defines by regulation. All of Malibu is in the coastal zone, and the City has reviewed coastal permits under its own Local Coastal Program since 2002.
In the City of Los Angeles, a Coastal Exemption is only available in the single-jurisdiction part of the coastal zone. It cannot be issued for a remodel that alters 50% or more of the major structural components. The City’s ZIMAS map shows which applies to a parcel.
What are the rules for rebuilding after the January 2025 fires?
The City of Los Angeles issued Emergency Executive Order 1 on January 13, 2025, and revised it on March 18, 2025. Eligible rebuilds can reach 110% of the prior footprint and height. Eligible projects in the coastal zone do not need a Coastal Act permit. The order sets initial permit review at 30 days after a complete application.
LADBS guidelines (version 4.0, June 11, 2026) let these projects use the 2022 building code, except for the 2025 fire and life-safety requirements. The LA One-Stop Rebuilding Center is at 1828 Sawtelle Blvd and is open weekdays from 9 to 5.
Malibu adopted Ordinance 524 on March 12, 2025. It allows like-for-like rebuilding plus 10% more square footage, height and bulk. Owners in unincorporated burn areas use LA County’s One-Stop Permit Centers, including one in Calabasas.
Orders like these get revised. Check the current version with the city before you design to it.
Does Beverly Hills require design review?
Yes, for work visible from the street. The City’s examples include a new house, a facade remodel, window replacement and painting. Smaller projects go to staff review. Larger ones go to the Architectural and Design Review Commission, formed in July 2024.
Is my home in a fire hazard zone?
CAL FIRE classifies Fire Hazard Severity Zones as moderate, high or very high, and publishes an official map viewer. California’s wildfire building rules apply to new buildings in high and very high zones within cities. Local ordinances may require ignition-resistant construction for remodels as well.
How old are the homes here?
Census Bureau estimates put the median home built in 1958 in Beverly Hills, 1968 in Santa Monica and 1976 in Malibu. Homes of that age often hide older wiring, plumbing and framing. A scope that plans for what the walls may reveal keeps the budget honest.
