My insurance settlement might not be enough. Can I still rebuild with JJP?

Probably, and it's worth talking through. California carriers are currently quoting around $462 per square foot for Palisades rebuilds. The real cost is $550–$900. That gap is real and JJP can help you understand it. Once you're signed, the team helps document the completed scope of work and build costs so you're in the strongest position for your insurance financial reclaim — making sure your adjuster sees the full picture. Come walk the Shelter and we'll look at your numbers together.

How long from signing to move-in?

JJP's target for the Shelter build is 10 to 13 months from contract signing to move-in. The biggest variable is the permit phase — LADBS typically runs 12 to 16 weeks on plan check even on the expedited track, and Coastal Zone lots require an additional Coastal Development Permit on top of that. JJP submits permit applications as early as legally possible and tracks every step so nothing waits on paperwork.

What if my lot is on a hillside or in the Coastal Zone?

Hillside and Coastal Zone lots are where a lot of builders stop. JJP doesn't. Hillside lots need a geotechnical report and soil analysis before plans are finalized — the team coordinates that. Coastal Zone lots require a Coastal Development Permit in addition to LADBS permits — JJP handles that coordination too. It adds some time and cost, but nothing about it is a blocker. We'll tell you exactly what your lot requires at the initial walk-through.

Can I customize the floor plan, or is it fixed?

The Shelter is a starting point. JJP sits down with you in person to talk through your vision — your past home, what you want to keep, whether you're rebuilding like-for-like or going in a new direction. The floor plan adapts to your lot's setbacks, orientation, and how you actually want to live. The fixed-price model holds within a reasonable range of customization. We'll be clear about what's included and what changes the price before anything is finalized.

What's actually included in the $550 per square foot?

Everything from ground to key. Architectural design and engineering drawings, the full LADBS permit package and plan-check management, the complete WUI fire-hardening package (Class-A roof, ember-resistant venting, tempered dual-pane glass), geotechnical and soil report coordination for hillside lots, and full construction from foundation pour to certificate of occupancy. One project manager. One phone number. What's not included in $550/sqft are site-specific costs that vary by lot — utility reconnections, demolition of remaining structure, unusual grading. JJP shows you those line items at the estimate stage, before you commit to anything.

How is JJP different from a builder who arrived after the fires?

JJP has been building custom homes in Los Angeles since 2010 — not since the fires created an opportunity. The team knows this city: the permit offices, the inspectors, the subcontractors. JJP's founder Jason also lost a house to the same fire — a spec home finished and listed right before Christmas 2024, gone a week later. This isn't a market pivot. Most builders who've flooded into the Palisades since January 2025 have never built in California's Coastal Zone, have never navigated LADBS on a hillside lot, and won't be around in three years. JJP will be.

Can I see completed JJP homes before I commit?

Yes, and the team encourages it. The Shelter model home at 1022 Galloway is open daily 11am to 4pm — appointments are encouraged so the team can give you their full attention, but walk-ins are always welcome. Bring your family, your architect, your skepticism. JJP can also connect you with past clients directly if you want to hear what the experience was actually like.

Do you manage the LADBS permit and plan-check process?

Completely. JJP manages the full permit package — architectural drawings, structural engineering, Title 24 energy compliance, WUI documentation, geotechnical report integration, and plan check submissions. The team tracks your application, responds to correction letters, and coordinates with the city throughout. Coastal Development Permit coordination is included where required. Happy to walk you through the full process at the showroom.

Coastal Zone and Hillside Lots: What They Mean for Your Palisades Rebuild

If your lot is in Pacific Palisades, there’s a good chance you’ve been told by at least one contractor — or one insurance adjuster — that your lot is “complicated.” Maybe it’s on a hillside. Maybe it’s in the Coastal Zone. Maybe both. This is accurate. It’s also not a reason to expect your rebuild to take five years or to accept a lower insurance settlement.

Here’s what these designations actually mean, what they add to the process, what good preparation looks like, and what is genuinely not a blocker.

What Is the California Coastal Zone?

The California Coastal Zone is a strip of land along the state’s coastline, typically extending about 1,000 yards inland from the mean high tide line — though the boundary varies significantly in developed areas and is defined precisely on the Coastal Commission’s maps. In Pacific Palisades, the Coastal Zone extends well into the community, covering the majority of residential lots that were affected by the January 2025 fire.

If your lot is in the Coastal Zone, any development — including rebuilding a home destroyed by fire — requires a Coastal Development Permit (CDP) from the California Coastal Commission, in addition to standard LADBS building permits.

What Is a Coastal Development Permit?

A Coastal Development Permit is an approval from the California Coastal Commission certifying that your proposed construction is consistent with the California Coastal Act. The Coastal Act prioritizes public access to the coastline, protection of environmentally sensitive habitat, and limits on development that could adversely impact coastal resources.

For wildfire rebuilds that are essentially like-for-like replacements — same footprint, same height, same use, same location on the lot — the Coastal Commission has a streamlined review process that moves faster than standard CDP applications. If you’re proposing significant changes (larger footprint, greater height, changed location), the process takes longer and involves a more substantive review.

How Long Does a CDP Take?

Under the streamlined wildfire rebuild process, the Coastal Commission typically processes CDPs in 6 to 12 weeks for like-for-like replacements. For more complex proposals, the timeline can extend to 4 to 6 months. The difference often comes down to how well the application is prepared and how closely the proposed rebuild matches the pre-fire structure.

A contractor who has worked with the Coastal Commission before knows what documentation is required, knows what triggers a longer review, and knows how to present a project in a way that supports efficient approval. This is not information you want a contractor to be learning on your project.

What About Hillside Lots?

Pacific Palisades is hilly terrain. Many of the homes destroyed in January 2025 were on lots with significant grade — some dramatic, some moderate. Hillside lots have two specific requirements that flat lots don’t:

Geotechnical Report

Before structural plans can be finalized, a licensed geotechnical engineer must conduct soil sampling on the lot and produce a written report assessing soil bearing capacity, slope stability, and site-specific conditions. After a wildfire, the assessment may also evaluate changes to soil conditions caused by fire damage and subsequent debris flows.

Geotechnical reports typically take 2 to 4 weeks to complete once the lot is accessible and cleared. The findings are integrated into the structural engineering calculations, which directly affects foundation design.

More Complex Foundation Design

A hillside lot almost always requires a more sophisticated foundation than a flat lot — whether that means deeper piers, grade beams, engineered retaining systems, or some combination. The specific requirements depend entirely on what the geotechnical report shows. This adds both time and cost to the foundation phase, but the extent is knowable before construction begins: the geotech report tells you what the ground requires, and the foundation is designed accordingly.

JJP discloses hillside foundation costs at the estimate stage, before you sign anything. There are no mid-project surprises on foundation complexity.

Is Any of This a Blocker?

No. It adds time — typically 4 to 8 weeks compared to a standard flat lot in a non-Coastal area. It adds some cost, which JJP discloses specifically at the estimate stage. But Coastal Zone lots and hillside lots in Pacific Palisades are rebuilt every year, by contractors who know the permit and geotechnical processes.

What makes these lots harder is not having a contractor who has done it before. A contractor filing a Coastal Development Permit for the first time will be learning during your project. A contractor encountering a complex hillside foundation for the first time may not have priced it accurately. The complexity is manageable — with the right team.

Questions to Ask Your Contractor About Coastal Zone and Hillside Lots

Before signing with any contractor for a Palisades rebuild, ask specifically:

Have you filed a Coastal Development Permit before? How recently? On what type of project — new construction or wildfire rebuild?
Do you coordinate the geotechnical report, or do I hire that separately?
How does my lot’s slope affect the foundation cost and timeline, and when will you know specifically?
Will the geotechnical report findings be integrated into the structural drawings before permit submittal?
Are hillside-related costs included in your fixed price, or are they a separate line item?

A contractor who has navigated this process before will have direct, specific answers. One who hasn’t will hesitate — or tell you not to worry about it, which is the thing to worry about.

One More Thing: Your Insurance Claim

Coastal Zone and hillside lot complexity is a legitimate cost driver that should be reflected in your insurance settlement. If your adjuster is estimating your rebuild based on a flat, non-Coastal lot — which software models often do by default — you have grounds to dispute that estimate.

A contractor who has documented the specific permit and geotechnical costs associated with your lot can help you make that case. The difference between a generic estimate and a site-specific one can easily be $50,000 to $150,000 or more on a complex hillside lot. That number is worth documenting.