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 to Rebuild Your Home After the Palisades Fire: A Step-by-Step Guide

The Palisades fire destroyed somewhere between 5,900 and 6,500 homes in January 2025. If yours was one of them, you’ve probably spent months navigating insurance calls, temporary housing, and conflicting advice from contractors who showed up the moment the smoke cleared. This guide is a straight walkthrough of how the rebuild process actually works — in the right order — so you don’t waste time or money doing things out of sequence.

Step 1: Document Your Lot Before Anything Else

Before you hire anyone or make any permanent decisions, photograph and video your lot thoroughly — every corner, every remnant, every adjacent structure. Do this yourself, and do it early. Insurance adjusters will photograph the site too, but having your own documentation from immediately after the fire matters if there’s a dispute later.

If your lot is in a hazardous condition — unstable structures, compromised retaining walls — contact LA County to understand what’s safe to access. Don’t start clearing debris on your own. Debris removal from wildfire sites requires proper permits and disposal protocols for hazardous materials.

Step 2: File Your Insurance Claim Immediately — and in Writing

The clock starts when you report your loss. Call your insurer and follow that call with a written confirmation email the same day. Keep a log of every conversation: date, time, name of the person you spoke with, what was discussed. This log becomes critical if your claim is disputed or delayed.

Request a copy of your complete policy immediately. You need to understand:

Your Coverage A limit (dwelling replacement)
Your Coverage B (other structures)
Your Coverage C (personal property)
Your Coverage D (Additional Living Expenses / ALE)
Whether you have extended replacement cost coverage

Most homeowners in the Palisades had policies written years ago at values well below what it costs to rebuild today. Understanding your limits early lets you plan accordingly.

Step 3: Claim Your Additional Living Expenses Right Away

ALE is the part of your insurance that covers rent, hotels, and reasonable living costs while your home is being rebuilt. Most policies provide 12 to 24 months of ALE. Claim it immediately — from the first night you were displaced.

Keep every receipt: rent payments, hotel stays, meals above your normal baseline, storage costs, pet boarding. Your insurer will want documentation. Use ALE strategically: secure stable housing at a reasonable cost so the coverage lasts through the build.

Step 4: Get Your Lot Cleared

Debris removal for Palisades fire victims has been covered in part through government-led Phase 1 (hazardous materials removal) and Phase 2 (structural debris) programs. If you haven’t enrolled, contact LA County or your insurer about the Right of Entry program for government-managed debris removal.

Don’t skip this step. You cannot begin construction on a lot that hasn’t been properly cleared. Geotechnical work also requires a clear lot for soil sampling.

Step 5: Choose Your Contractor Before You Settle Insurance

This is the sequence most homeowners get backwards. They settle with insurance first, then go find a contractor, then discover their settlement doesn’t cover what it actually costs to build.

Instead: get your contractor estimate first, then use that documented scope of work to support your insurance negotiation. A detailed, line-item estimate from a licensed contractor is the most powerful document you can bring to an adjuster conversation.

When evaluating contractors, verify:

They are California-licensed (check the CSLB at cslb.ca.gov)
They have experience with LADBS and Coastal Commission permits
They offer a fixed-price or guaranteed maximum price contract
They can provide direct references from completed LA projects

Step 6: Design Your Home and Submit for Permits

Once you’ve chosen a contractor and agreed on a scope of work, design begins. This means architectural drawings, structural engineering, Title 24 energy compliance documentation, and for hillside lots, a geotechnical report.

Permits in LA County take time. LADBS is currently running 12 to 16 weeks on the expedited review track for wildfire rebuilds. Coastal Zone lots require an additional Coastal Development Permit from the California Coastal Commission. Start permit applications as early as legally possible — nothing stalls a project like a paperwork gap.

Step 7: Break Ground and Build

Construction begins after permits are approved and your lot is cleared. A well-organized Palisades rebuild, with full WUI fire-hardening, takes roughly 6 to 9 months from ground-breaking to certificate of occupancy. The key to a smooth build: one project manager, consistent communication, and a fixed-price contract that holds.

Step 8: Move Back In and Close Out Insurance

When construction is complete and the city issues a certificate of occupancy, document everything. Photographs, receipts, contractor invoices, and the final scope of work all matter for closing out your insurance claim and, in many cases, making a second run at your carrier for any remaining underpayment.

California law gives homeowners the right to pursue their insurer for additional payment even after an initial settlement. If you accepted a low offer early in the process, you may still have options. Talk to a licensed public adjuster or an attorney who specializes in insurance claims before assuming the door is closed.

The Most Important Thing: Start Now

One year after the January 2025 Palisades fire, only about one home in the affected area had been fully rebuilt and occupied. The families making the most progress are the ones who signed a contract, got into the permit queue, and started moving — while others were still deciding. The permit queue in LA is not getting shorter. Every month you wait is a month added to your timeline.