Pali Builds Permit Report – April 2025 – Now including Certificate of Occupancy Data

Pali Builds Permit Report – April 2026

Pali Builds has reviewed the latest permit activity data from the City of Los Angeles and is now also tracking Certificates of Occupancy as part of our ongoing effort to monitor the pace of rebuilding throughout the Palisades. Below is our April 2026 update.

Applications Submitted

Applications for new single-family homes saw a significant decline in April, dropping to 64 applications compared to 113 applications the previous month. Over the past several months, the average has remained closer to 100 applications per month.

The average valuation on submitted permits currently sits at approximately $207 per square foot. We have recently heard that some insurance adjusters are referencing these permit valuations when determining estimated construction costs. As most homeowners and contractors know, permit valuation figures are not an accurate representation of actual rebuilding costs in today’s market. Construction pricing varies significantly based on site conditions, design complexity, finishes, retaining requirements, utility work, and many other factors specific to the Palisades.

If homeowners have paid insurance premiums based on a stated replacement value, there is a growing argument that those policies should honor those values during rebuilding. Unfortunately, the insurance discussion is far larger than what can reasonably be covered in a single newsletter.

Permits Issued

Permit issuance remained steady in April, with 99 permits issued citywide for the Palisades rebuild effort.

Breakdown by Neighborhood

• Alphabets – 30
• Via Bluffs – 19
• Marquez Knolls – 16
• El Medio – 12
• Highlands – 8
• Huntington – 6
• Castellammare – 4
• Las Casas – 4

The overall trend by neighborhood remains largely unchanged, with the Alphabets continuing to lead permit activity.

As rebuilding activity intensifies, contractors and residents in the Alphabets are beginning to experience increasing congestion issues. Unfortunately, there are also growing concerns regarding illegal dumping, site thefts, and contractors operating without proper oversight. While some thefts appear to be internal or “inside jobs,” there is still a clear need for stronger city enforcement and a coordinated plan to address deteriorating road conditions, traffic management, and illegal activity associated with the rebuild effort.

The community has stepped up in many ways, but additional support and enforcement from the City is becoming increasingly necessary as construction volume grows.

Permit Processing Times

The average time from plan check submittal to permit issuance increased slightly to 110 days in April.

One of the realities of rebuilding in the Palisades is that no two sites are truly alike. Two homes located on the same street may require entirely different foundation systems due to varying topography, soils conditions, retaining wall requirements, slope stability concerns, and drainage considerations.

More complex projects naturally require additional departmental reviews and clearances, which can increase processing times. However, we are also seeing delays tied to design teams not proactively addressing foreseeable issues early in the process.

Homeowners should make sure they are working with professionals who are:

• Familiar with rebuilding in the Palisades
• Experienced with City of Los Angeles processes
• Proactive in identifying likely clearance or approval issues early

An experienced team may not eliminate all requirements, but they can often reduce delays significantly by beginning clearance processes earlier and coordinating with departments before issues become critical path items.

Certificates of Occupancy

Pali Builds is now actively tracking Certificates of Occupancy (C of O) as we expect completions to increase month over month moving forward.

There have recently been articles and social media posts referencing 15 homes receiving Certificates of Occupancy. However, based on our analysis of the data, we currently identify 8 relevant Certificates of Occupancy tied to the post-fire rebuilding effort.

Our review excluded:

• Homes that were not significantly impacted by the fires but completed construction shortly afterward
• Certain projects that technically qualify but may not represent returning residents

This count also includes the Thomas James Homes project in the Alphabets. While these homes technically count toward rebuilding totals, they are currently being utilized primarily as showroom and event spaces rather than occupied family residences.

Ultimately, what matters most is not simply counting permits or certificates — it is seeing families return and rebuilding the community fabric of the Palisades.

Community Re-Population and Local Businesses

There has also been considerable discussion recently regarding the return of local grocery stores, including Gelson’s Market and Ralphs.

Gelson’s recently posted signage confirming their intention to return, though the larger question remains timing. The same applies to Ralphs. We have heard that retailers are monitoring population return numbers closely and may be waiting for a critical mass of residents before reopening full operations. The figure we continue to hear discussed is approximately 20,000 residents.

Areas such as Riviera, Rustic Canyon, Castellammare, and the Highlands are already seeing meaningful repopulation activity. However, there is still no publicly available metric clearly quantifying how many residents have truly returned home.

Pali Builds has requested additional information from the City and LADWP regarding:

• Active utility accounts in 90272
• Actual daily water and power usage
• Metrics that better reflect occupied homes rather than simply active accounts

We believe this data would provide a far clearer picture of community recovery and could help businesses, residents, and policymakers better understand the pace of repopulation.

We have also attempted to connect directly with representatives from Gelson’s and Ralphs regarding reopening timelines but have not yet received responses. We believe the community would greatly benefit from clearer communication regarding their long-term plans and anticipated reopening schedules.

Looking Ahead

Pali Builds will continue providing monthly permit and occupancy data updates as rebuilding progresses. In the meantime, we will also begin publishing additional newsletters focused on specific rebuilding topics, common pitfalls, construction issues, and practical guidance homeowners should be aware of throughout the rebuilding process.