Rebuilding After a California Wildfire: Plans, Permits & What to Expect

When the Camp Fire tore through Paradise in 2018, it destroyed nearly 19,000 structures in a matter of hours. When the Tubbs Fire hit Santa Rosa in 2017, entire neighborhoods were reduced to ash overnight. These weren't isolated events — California has experienced some of the most destructive wildfires in recorded history, and the rebuilding process that follows is one of the most emotionally and logistically complex things a homeowner can face.

At Liberty Drafting Studios, we have worked directly on fire restoration projects following major California wildfires. We have seen firsthand what the process looks like, where families get stuck, and how the right team can make an overwhelming situation manageable. This article is written for anyone who has lost a home — or is helping someone who has — and needs a clear, honest picture of what comes next.

The Emotional Reality Nobody Talks About

Before we get into permits and plans, let's acknowledge something: rebuilding after a wildfire is not just a construction project. It is a deeply personal process that happens while you are still grieving. You are simultaneously dealing with insurance adjusters, temporary housing, your children's school situation, and the bureaucratic machinery of local government — all while trying to process a traumatic loss.

This is why having experienced professionals in your corner matters so much. Not just contractors who can swing a hammer, but people who understand the full process — from the first insurance call to the day you get your certificate of occupancy.

Step 1: Document Everything Before You Touch Anything

If it is safe to access your property, document the damage thoroughly before any debris removal begins. Photograph and video every room, every structural element, every appliance. This documentation is critical for your insurance claim.

Why this matters: Insurance adjusters work for the insurance company. Your documentation is your evidence. The more thorough it is, the harder it is for an adjuster to undervalue your claim.

Key items to document:

• Foundation condition
• Remaining structural walls or framing
• Utility connections (gas, electric, water)
• Outbuildings, fencing, landscaping
• Personal property (appliances, HVAC, water heater)

Step 2: File Your Insurance Claim — And Know Your Rights

California has some of the strongest insurance protections for wildfire victims in the country. Under California Insurance Code, you are entitled to:

• Additional Living Expenses (ALE): Coverage for temporary housing, meals, and other costs while your home is uninhabitable. This typically runs for 24 months, and can be extended.
• Full Replacement Cost: If you have replacement cost coverage, you are entitled to the full cost to rebuild — not the depreciated value of what was lost.
• Extended Replacement Cost: Many California policies include 20–50% extended replacement cost coverage above your policy limit, which is critical given how construction costs have risen.

Important: Do not accept the first settlement offer without having an independent estimate. Insurance companies routinely underestimate rebuilding costs. A licensed contractor or public adjuster can help you build a counter-estimate based on current material and labor costs.

Resources:

• California Department of Insurance — Wildfire Claims Guide
• California Fair Plan — for properties that couldn't get standard coverage

Step 3: Understand the Debris Removal Process

Before you can rebuild, the lot must be cleared of hazardous debris — including ash, which can contain toxic materials like asbestos, lead, and heavy metals from burned building materials.

In major disaster declarations, the state or county often organizes a Phase 1 (hazardous materials) and Phase 2 (structural debris) removal program. Participation is typically free if you opt in through your county.

If you opt out and hire a private contractor, you are responsible for all costs and must comply with the county's debris removal requirements. This can cost $50,000–$150,000 or more for a typical residential lot.

Check with your county's Office of Emergency Services for the current program status in your area.

Step 4: Get Your Construction Plans Done Right

This is where most homeowners lose months — sometimes years — of time. Here is the reality: you cannot pull a building permit to rebuild without approved construction plans. And not just any plans — permit-ready plans that comply with current California Building Code, local amendments, and any updated fire-hardening requirements.

What Plans Do You Need?

For a full home rebuild, you typically need:

• Site plan showing property lines, setbacks, and proposed structure location
• Floor plans for each level
• Exterior elevations (all four sides)
• Foundation plan (new foundation required in most cases)
• Roof framing plan
• Electrical, mechanical, and plumbing plans (or deferred to licensed subcontractors)
• Title 24 energy compliance documentation
• Structural calculations if required by the jurisdiction

Fire-Hardening Requirements Have Changed

After the 2017 and 2018 fires, California significantly updated its fire-hardening requirements for rebuilds in high-risk zones. Under Chapter 7A of the California Building Code, homes rebuilt in State Responsibility Areas (SRAs) and Very High Fire Hazard Severity Zones (VHFHSZs) must meet stricter standards for:

• Exterior wall construction and cladding
• Roof covering and assembly
• Vents and openings (ember-resistant)
• Decks and attached structures
• Glazing (windows and doors)

Reference: California Building Code Chapter 7A — Materials and Construction Methods for Exterior Wildfire Exposure

Your drafting professional must be familiar with these requirements. Plans that don't account for Chapter 7A will be rejected at plan check, costing you weeks of delay.

How Long Does Plan Preparation Take?

With an experienced team, a full set of permit-ready plans for a residential rebuild typically takes 10–20 business days from the initial site visit. More complex projects — multi-story homes, hillside lots, or homes with significant structural requirements — may take longer.

At Liberty Drafting Studios, we have worked on fire restoration projects across Greater Sacramento and Northern California. We understand the urgency. We know that every week without plans is another week you are paying for temporary housing.

Step 5: Navigate the Permit Process

Once your plans are complete, they go to your local building department for plan check. In normal times, this can take 4–12 weeks. After a major disaster, many jurisdictions offer expedited review for fire rebuilds.

Sacramento County: Contact the Sacramento County Building Inspection and Code Enforcement Division for current processing times and disaster recovery programs.

City of Sacramento: The City of Sacramento Community Development Department has a dedicated permit center.

State-level resources: California Governor's Office of Emergency Services (Cal OES) maintains updated information on disaster recovery programs, including permit fee waivers that are sometimes available after declared disasters.

Common Plan Check Corrections

Even well-prepared plans often come back with corrections. Common issues include:

• Missing energy compliance documentation
• Insufficient detail on fire-hardening assemblies
• Setback or lot coverage calculations
• Structural connection details

A good drafting team will respond to corrections quickly — typically within 3–5 business days — to keep your project moving.

Step 6: Construction and Inspections

Once your permit is issued, construction can begin. Your contractor will schedule inspections at key milestones:

1. Foundation (before concrete pour)
2. Framing (before insulation)
3. Rough electrical, plumbing, and mechanical
4. Insulation
5. Drywall (before taping)
6. Final inspection

Do not skip inspections or ask your contractor to work ahead of them. Failed inspections or unpermitted work can create serious problems when you try to sell the property or file future insurance claims.

How We Can Help

Liberty Drafting Studios has direct experience with fire restoration projects in California. We offer:

• Full permit-ready plan sets for residential rebuilds, including Chapter 7A fire-hardening compliance
• Insurance documentation support — we can prepare detailed scope-of-work documents and cost estimates that support your insurance claim
• Permit coordination — we handle the building department on your behalf, including submitting applications, responding to plan check corrections, and tracking permit status
• Construction coordination — through our affiliated construction team, we can help you find qualified contractors and coordinate the full rebuild process

If you have lost your home in a wildfire and don't know where to start, call us. We have been through this process many times. We know how to move quickly, and we know how to fight for you.

Call David directly: 916-694-9949

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References:

• California Department of Insurance — Wildfire Resources
• California Building Code 2022, Chapter 7A
• Cal OES Disaster Recovery
• Sacramento County Building Inspection