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.

How Long Does It Actually Take to Rebuild After the Palisades Fire?

One year after the January 2025 Palisades fire, roughly one home in the affected area had been fully rebuilt and occupied. That number tells you something about how complicated this process is. It also reflects a specific problem: most homeowners spent the first six to twelve months after the fire navigating insurance and making decisions instead of building.

If you start the process efficiently and sign with a contractor who knows the Palisades permit process, a fire rebuild takes roughly 10 to 13 months from signing a contract to move-in. Here’s how that breaks down — phase by phase — and what causes it to take longer.

Months 1–4: Design and Permits

The permit phase is the biggest variable in any rebuild timeline. It involves several overlapping workstreams that must happen in a specific sequence.

Architectural Plans and Engineering (4 to 6 Weeks)

Before anything goes to the permit office, your contractor or architect needs to produce a full set of architectural drawings, structural engineering calculations, Title 24 energy compliance documentation, and — for hillside lots — integrated geotechnical findings. This is not a fast process and cannot be shortcut. The quality of the documents submitted to LADBS determines how many correction rounds are needed.

Geotechnical Report for Hillside Lots (2 to 4 Weeks)

If your lot has significant grade — which describes most of Pacific Palisades — a licensed geotechnical engineer must conduct soil sampling and produce a written report before the structural engineer can finalize the foundation design. After a wildfire, the geotech may also evaluate changes to soil conditions caused by the fire and any subsequent debris flows.

LADBS Plan Check (12 to 16 Weeks on the Expedited Track)

After permit submittal, LADBS reviews the plans and typically issues one or more rounds of correction letters requiring written responses before approval is granted. On the standard track, this takes longer. On the expedited review track for wildfire rebuilds, 12 to 16 weeks is realistic — if the plans are complete and well-prepared. Incomplete submittals generate more corrections and longer review cycles.

Coastal Development Permit (If Applicable)

Most of Pacific Palisades falls within the California Coastal Zone, which means any new construction requires a Coastal Development Permit from the California Coastal Commission in addition to LADBS approval. The Coastal Commission has a streamlined process for wildfire rebuilds that are like-for-like replacements — same footprint, same height, same use. Under the streamlined track, CDP review typically takes 6 to 12 weeks. If the rebuild involves changes in footprint, height, or location on the lot, the review takes longer.

Months 4–10: Construction

Once permits are approved and the lot is cleared, construction begins. A standard Shelter build — 2,400 square feet, standard lot — takes approximately 6 months from ground-breaking to certificate of occupancy. Here’s the phase breakdown:

Foundation and slab: 3 to 4 weeks
Framing: 4 to 6 weeks
Roofing: 2 weeks
Rough MEP (mechanical, electrical, plumbing): 3 to 4 weeks
Insulation and drywall: 3 weeks
Interior finish (flooring, cabinetry, tile, trim, fixtures): 6 to 8 weeks
Punch list and certificate of occupancy inspection: 2 to 3 weeks

Hillside lots with complex foundation requirements add time to the foundation and framing phases specifically. The extent depends on the geotechnical report findings.

Months 10–13: Certificate of Occupancy and Move-In

Move-in happens when the city issues a certificate of occupancy, confirming the home is legally livable. At that point, JJP coordinates the final walkthrough, hands over keys, and provides the documented scope of work and build costs to support your insurance financial reclaim.

What Causes Delays

Most Palisades rebuild delays come from a predictable set of causes — almost all of which are avoidable.

Late Start

The permit clock only starts when plans are submitted. Families who spent six months after the fire deciding what to do are six months behind on permits before they even start. The sooner you sign and get into the permit queue, the sooner you build.

Incomplete Permit Submittals

LADBS plan check correction letters are normal — most projects get at least one round. But submitting incomplete plans generates more corrections and longer cycles. Contractors who are experienced with LADBS know what to include the first time.

Subcontractor Scheduling

With thousands of homes to rebuild in the Palisades, demand for skilled subcontractors in LA is intense. Contractors who have long-standing relationships with their trades — framers, plumbers, electricians, tile setters — are better positioned to hold their schedules than those scrambling to fill crews on each project.

Mid-Project Design Changes

Every significant design change after permits are submitted has the potential to require a plan check resubmittal, which resets part of the review clock. Agreeing on the full scope of work before permit submittal — and holding to it — is how the timeline stays intact.

What to Do Right Now

If you haven’t signed with a contractor yet, the most valuable thing you can do is start. The families making the most progress today are the ones who made decisions early — signed a contract, got into permit, and will be breaking ground soon. The permit queue in LA is not getting shorter. Every month you wait is a month added to your timeline, and your ALE coverage is running out regardless.