Reconstruction < 110% (Like-for-Like)

Reconstruction < 110% (Like-for-Like or Slightly Expanded)

Reconstruction applies when you are repairing or rebuilding your home with the same size, use, and general layout as before the wildfires, with some flexibility. You can increase up to 110% of your previous home’s square footage, height, and bulk—or even more if you meet current zoning standards. However, if your property is in the Coastal Zone, exceeding 110% may require discretionary review under the California Coastal Act.

To qualify:

• The new structure must be in substantially the same location as before.

• It must be for the same use (e.g., a single-family home cannot be converted to multi-family or commercial).

• You must obtain building permits within seven years and finish construction within three years of getting those permits.

Pros of Reconstruction:

• Faster permitting process

• Not subject to CEQA (California Environmental Quality Act)

• Not subject to Coastal Commission review (in most cases)

• May suspend additional codes for easier approval

• ADUs may be allowed in addition to the main structure

• Can keep non-conforming elements (e.g., setbacks, parking, etc.)

Cons of Reconstruction:

• Must rebuild a "like-for-like" structure within 110% of the original size

• Requires old records or original plans (if unavailable, this may be difficult)

• Unpermitted square footage cannot be counted toward the rebuild

Additional Resources:

Executive Order by Mayor Karen Bass

Executive Order N-9-25 by Governor Gavin Newsom