In the aftermath of the Palisades Fire, Malibu faces a critical moment. Rebuilding efforts are underway, but the process has proven to be complex, sometimes costly, and worth consideration. City leaders — including the City Council, planning commissioners, and staff — have all voiced support for fast, like-for-like rebuilding. Yet, the reality is that it’s worth knowing well our system first.
Out of the 737 homes destroyed in the fire, only 40-50% are expected to be rebuilt in their original form. Up to 40% of homeowners are likely to sell instead, many citing the overwhelming process and rising costs. Some of these properties may eventually be developed into luxury homes. Others will sit vacant for years. We can do better — and we must, if we want to preserve the character of Malibu and help our neighbors come home.
Positive changes have already been made. The governor removed the Coastal Commission review requirement and urged faster fire department approvals. Our city staff and council have helped speed up the planning stages. But a major roadblock remains: the building and safety departments. Without further action, progress will stall here.
The term “like for like” doesn’t fully apply to older homes. Building codes have changed over the years, making it far more expensive to replicate what once stood. Most people understand the need for stronger fire protection — and in fact, additional safety upgrades like automated fire suppression systems and water shutoffs should be encouraged. But mandating new foundations and extreme geotechnical standards for homes that stood strong for 50 years — in a fire zone, not an earthquake zone — doesn’t always make sense.
City officials have expressed concerns about legal liability if Malibu allows exceptions to certain codes. However, neighboring jurisdictions like unincorporated Los Angeles County are interpreting these codes differently — and issuing permits in days, not years.
It’s time to seek a legal opinion from outside counsel on the city’s liability when using modern, safer construction methods without overly burdensome geotechnical costs. We should also explore pushing for state-level relief, such as allowing code compliance based on the standards at the time the home was built.
Most importantly, Malibu must streamline its rebuilding process. Reducing the number of steps, waiving permit fees for longtime residents, and expediting all like-for-like rebuilds are essential.
