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.

Your Insurance Adjuster Said $462/sqft. Here's Why That's Not Enough to Rebuild.

If you’ve received an insurance estimate for rebuilding your home after the Palisades fire, there’s a good chance the number landed somewhere around $462 per square foot. That’s not an accident — it’s what major California carriers are currently estimating for wildfire rebuilds in this area. On a 2,400 square foot home, that works out to roughly $1.1 million.

Here’s the problem: it’s not enough.

Where the $462 Number Comes From

Insurance companies use estimating software — most commonly a program called Xactimate — to calculate what it costs to rebuild a home. Xactimate pulls from national and regional cost databases that are updated periodically, but they consistently lag behind real market conditions. This is especially true in high-cost, high-demand situations: when thousands of homes in the same area are destroyed simultaneously, demand for contractors, materials, and skilled labor spikes in ways that a software database doesn’t capture in real time.

After the January 2025 Palisades fire destroyed thousands of homes in a concentrated area, the local construction market tightened dramatically. Framing crews, concrete subs, electricians, and plumbers are all busier — and more expensive — than any software model is accounting for.

What It Actually Costs to Rebuild in Pacific Palisades in 2025

The real cost to rebuild a home in Pacific Palisades right now ranges from $550 to $900 per square foot, depending on the complexity of the lot, the level of finish, and the full scope of what’s required.

At $550 per square foot — the low end of the current market, and the starting point for JJP’s fixed-price Shelter package — a 2,400 square foot home costs $1.32 million to rebuild. That’s $220,000 more than the $1.1 million your carrier may be offering. On a hillside lot with a complex foundation, or a home at a higher level of finish, the number goes up from there.

Seventy-five percent of California wildfire victims are underinsured. That statistic exists because rebuild costs rise faster than most homeowners update their coverage.

Why Are So Many Homeowners Underinsured?

Most homeowners in the Palisades set their Coverage A limit years or decades ago, based on the purchase price or the assessed value of the home. Reconstruction costs — the actual labor and materials required to rebuild from the ground up — have increased dramatically over the past ten years. If you never updated your policy limit to account for construction cost inflation, your coverage may be significantly out of date.

Some policies include an “extended replacement cost” rider that adds 20 to 50 percent above your Coverage A limit. If you have this, check the exact percentage. Some policies include “guaranteed replacement cost” coverage that pays whatever it actually costs to rebuild, with no cap. These are the strongest policies. Most standard homeowner policies in California do not include guaranteed replacement cost.

What to Do When the Estimate Doesn’t Cover It

First: don’t accept the initial estimate as final. You have the right to dispute it, and many homeowners who do see meaningful improvement in their settlement.

Second: get a real contractor estimate before you negotiate. Not a ballpark — a written, line-item scope of work that specifies architectural drawings, permits, engineering, WUI fire-hardening materials, foundation, framing, MEP (mechanical, electrical, plumbing), finishes, and labor. This estimate is evidence. Insurance adjusters are required to respond to documented actual costs.

Third: understand your extended replacement cost rider, if you have one. This may close part of the gap between your policy limit and what your rebuild actually requires.

Fourth: consider a fixed-price contract. A signed contract from a licensed builder is harder to dispute than an estimate. It converts a projection into a legal commitment, and it’s the clearest possible evidence of what your rebuild will cost. Many JJP clients have used our fixed-price contract to improve their insurance settlement before construction even begins.

What Happens If the Gap Is Still There

If you’ve documented the real cost, pushed back formally, and your carrier still won’t move, you have several options:

Invoke the Appraisal process— a formal, independent dispute mechanism available under most California policies that bypasses the adjuster
Engage a licensed public adjusterto negotiate on your behalf (typically 10–15% of what they recover)
Consult a California insurance bad faith attorney if you believe the carrier is acting in bad faith
File a complaint with the California Department of Insurance at 1-800-927-4357

The gap between a $462/sqft settlement and a $550/sqft fixed-price contract on a 2,400 sqft home is $211,000. That’s worth fighting for.

Where the $462 Number Comes From

What It Actually Costs to Rebuild in Pacific Palisades in 2025

Why Are So Many Homeowners Underinsured?

What to Do When the Estimate Doesn’t Cover It

What Happens If the Gap Is Still There

Walk through the Shelter. Ask every question.