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.

What $550/sqft Actually Gets You in a Pacific Palisades Fire Rebuild

When JJP Construction quotes the Shelter rebuild at $550 per square foot, the question we hear most often is: what does that actually include? It’s a fair question, and the answer is worth spelling out clearly — because what’s in and what isn’t matters a great deal when you’re negotiating with an insurance carrier.

What’s Included in $550/sqft

Every Shelter rebuild at $550 per square foot includes the following — no surprises, no add-ons mid-project.

Architectural Design and Engineering Drawings

Full architectural plans, structural engineering calculations, and all technical documentation required for permit submission. You are not paying separately for an architect or a structural engineer. These are coordinated by JJP from the start and incorporated into the fixed price.

The Full LADBS Permit Package

Permit applications, plan check submissions, responses to correction letters, and ongoing tracking through the LADBS review process. This includes Title 24 energy compliance documentation. For lots in the California Coastal Zone, Coastal Development Permit coordination is included. JJP manages the permit process in-house — it is not outsourced to a third party.

The Complete WUI Fire-Hardening Package

The Shelter is built to 2026 California Wildland-Urban Interface (WUI) code standards — not the minimum, the standard. That means:

Class-A rated roofing system
Ember-resistant venting on all openings
Tempered, dual-pane glass throughout
Non-combustible or ignition-resistant exterior cladding

These are the materials and systems that give a home a meaningful chance of surviving the next fire event. They are included in the base price, not an upgrade.

Geotechnical and Soil Report Coordination

For hillside lots — which covers most of Pacific Palisades — a licensed geotechnical engineer must conduct soil sampling and produce a report before structural plans can be finalized. JJP coordinates the geotechnical engineer, integrates the findings into the structural design, and includes this in the fixed price.

Full Construction from Foundation to Certificate of Occupancy

This means everything: foundation pour, framing, roofing, exterior cladding, windows and doors, rough mechanical and electrical and plumbing, insulation, drywall, interior finish work, cabinetry, flooring, tile, fixtures, and trim. Everything you see and everything hidden inside the walls.

One Project Manager. One Phone Number.

From contract signing to key handover, you have a single point of contact who is responsible for every subcontractor, every inspection, and every decision. You are not managing the project yourself or coordinating between separate trades.

What’s Not Included — and Why

Three categories of costs fall outside the fixed price because they vary too much by lot to bundle into a standard package. JJP discloses these at the estimate stage, before you sign anything.

Utility reconnections.Reconnecting gas, water, electrical service, and sewer involves utility company fees and timelines that JJP coordinates but doesn’t control in terms of cost.
Demolition of remaining structure. If your lot still has a standing foundation, partial walls, or debris requiring removal before construction can begin, that cost is quoted as a site-specific line item. Government debris removal programs may cover part of this.
Unusual grading. Standard lot grading is included. If your lot has extreme grade changes, significant retaining wall requirements, or unusual drainage conditions, those are quoted specifically to your site.

How This Compares to Other Options

Comparable packaged rebuild offerings from other builders in the market start at $650 per square foot and go up. JJP at $550 is at the lower end of the fixed-price market — not because corners are being cut, but because JJP has built in Los Angeles since 2010 and has the subcontractor relationships and process efficiency that newer entrants to the market don’t have.

Hiring an architect separately and then a general contractor separately typically costs more, not less, than a packaged offering — once you account for coordination time, change orders, and the learning curve of working with people who aren’t familiar with the Coastal Zone or hillside permit process.

The Fixed-Price Contract and Your Insurance Claim

A signed, fixed-price contract from a licensed contractor is the most valuable document you can hand your insurance adjuster. It converts an estimate into a commitment. Adjusters are required to respond to documented actual costs, not theoretical software numbers.

Many JJP clients have seen their insurance settlement improve meaningfully after presenting a signed fixed-price contract as part of their documentation. The contract shows exactly what the rebuild costs and why — line by line. That’s something an adjuster’s Xactimate printout cannot easily dispute.