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As the first rebuilt homes in Pacific Palisades receive their Certificates of Occupancy and families begin moving back home, we are starting to see where the final hurdles in the rebuilding process exist.

These Palisades pioneers have navigated permitting, plan check, utility restoration, inspections, and construction. Their experiences are providing valuable lessons for the thousands of homeowners who will follow over the next several years.

While many of these issues are not new, they often do not become apparent until a project is nearing completion. Understanding them now can help homeowners avoid costly delays and unexpected expenses later.

Sidewalks, Curbs, and Gutters

One of the most common frustrations involves requirements related to sidewalks, curbs, and gutters. Many homeowners are being required to repair or replace public improvements adjacent to their properties before receiving final approvals.

Given that these rebuilds were not voluntary projects but rather the result of a natural disaster, many residents have questioned why they are being asked to bear these costs. The City has indicated that funding is not currently available to repair or replace damaged sidewalks, curbs, and gutters in the Palisades, leaving homeowners responsible for the work.

What has added to the frustration is the perception of inconsistent priorities. While residents are being told that funding is unavailable for infrastructure repairs in fire-affected neighborhoods, the City has announced plans to invest in sidewalk and streetscape improvements around venues associated with the 2028 Olympics. Many homeowners understandably question why critical infrastructure repairs in a disaster-impacted community are not receiving the same level of attention and funding.

Regardless of where you stand on the issue, it is important to understand that these requirements can significantly impact both budgets and schedules. Depending on the scope of work required, repairs to sidewalks, curbs, and gutters can add thousands of dollars to a project and create delays during the final stages of construction.

Sewer Lateral Inspections

Another issue many homeowners encounter near the end of construction is the required CCTV inspection of their sewer lateral.

Historically, this has been a standard requirement. However, many homeowners have argued that some flexibility should be provided given the extraordinary circumstances surrounding the Palisades rebuild. Unlike a typical remodel or redevelopment project, these homes are being rebuilt because they were destroyed in a disaster.

The good news is that the City has recently begun providing relief in certain situations through a case-by-case review process. Homeowners may be eligible for a waiver or modification depending on the condition of their sewer lateral. However, severely damaged laterals will still need to be repaired or replaced. The City utilizes its own grading criteria to determine what conditions are acceptable and which require corrective work.

While not a complete solution, this flexibility is a positive step forward and could save homeowners significant time and expense. If your sewer inspection identifies deficiencies, be sure to discuss potential options with City staff before assuming replacement is required.

The Final Hurdle: Getting Power Connected

One of the biggest surprises for homeowners occurs after they have successfully completed their inspections and are ready to receive their Certificate of Occupancy.

At that point, LADBS authorizes the release of the electrical meter. Unfortunately, the process between LADBS and LADWP remains inefficient and can create additional delays at the very moment homeowners are expecting to move in.

The process generally works as follows:

1. LADBS completes final approvals and authorizes meter release.
2. The release information is transmitted to LADWP.
3. LADWP schedules an Electrical Service Representative (ESR) inspection.
4. Once approved, construction crews are scheduled to install the physical meter and complete the final electrical connections.

Even when everything goes smoothly, this process can add several days. In some cases, scheduling constraints can extend the timeline to weeks.

For homeowners who have spent months navigating permits, construction schedules, inspections, and punch lists, discovering that permanent power may still be weeks away can be extremely frustrating.

A Potential Solution: Early Electrical Meter Release

I recently discussed this issue with a senior inspector at LADBS, who pointed out that there is already a process available to help expedite meter installation.

LADBS offers a Modification for Early Electrical Meter Release, which allows projects to request meter release before all final building approvals are completed.

According to LADBS:

“We do have an avenue in which we can amend that policy on a case-by-case basis: A modification for early electrical meter release.

Most projects in the Palisades, as well as many other projects across the city already use this process to expedite their electrical meter release. LADBS reviews all modification applications on a case-by-case basis before approval, prioritizing safety as the most important factor.

It is vital that the electrical system be completed, safe, inspected, and approved by LADBS before permanent power is released and connected.”

The two standard conditions for approval are:

• All electrical work must be completed, inspected, and approved by LADBS.
• The dwelling may not be occupied prior to final building inspection approval and issuance of the Certificate of Occupancy.

Additional project-specific conditions may also apply.

If you are approaching final electrical approval, you can request the modification form by contacting the Senior Inspector for your district. Starting this process early could potentially save days or even weeks at the end of your project.

Planning Ahead Saves Time and Money

As more families move back home, we continue to learn where the bottlenecks exist in the rebuilding process. Sewer lateral requirements, public improvement obligations, and electrical meter releases are all issues that can delay occupancy if not anticipated in advance.

The key takeaway is simple: don’t wait until your final inspections are complete to start addressing these items. Talk to your contractor, engineer, and project team early. Understanding these requirements ahead of time can reduce carrying costs, avoid unnecessary delays, and help get your family back home sooner.

As always, Pali Builds will continue sharing information from homeowners, contractors, and City officials to help the community navigate the rebuilding process as efficiently as possible. The experiences of the first families moving home are helping create a roadmap for everyone who follows.