Building for better fire resilience in WUI zones

Los Angeles County outlines a streamlined rebuilding process for residents affected by wildfires, establishing one-stop permit centers to assist with navigation. Construction cannot commence until debris removal is complete, but residents are encouraged to apply for necessary permits as soon as they are ready. A guide titled "The Road to Rebuilding" helps residents understand the steps involved in the complex rebuilding process after a wildfire, including an animated video overview. Key rebuilding highlights include scheduling appointments at one-stop permit centers, applying for building or fire debris removal permits, learning about like-for-like rebuild options, obtaining temporary housing permits, and utilizing mapping resources. Information is also available for navigating manufactured and factory-built homes. The article addresses frequently asked questions related to fire rebuilds, covering topics such as what to expect, permitting timelines, and fees. A "like-for-like" rebuild, as defined by the Zoning Code, involves a replacement structure that is the same size, in the same location, and for the same use as the previous one. In the Palisades Fire affected area, modifications that do not increase floor area, size, height, or building footprint by more than 10% are allowed. In the Eaton Fire affected area, modifications can increase these aspects by up to 10% or 200 square feet, whichever is greater. These structures can have different internal floor plans or be smaller and do not need to comply with current Zoning Code requirements but must adhere to current Building, Fire, and Health and Safety Codes. The timeline for rebuilding is not definitive, with applications for temporary housing and like-for-like rebuilds generally required within two years of an emergency declaration. Extensions may be granted, but building permits expire if construction doesn't begin within 12 months. The duration of the permitting process varies based on project complexity, with expedited services for like-for-like rebuilds and pre-approved plans. More complex projects will still be expedited, with initial reviews within 10 business days and rechecks within 5 business days for Regional Planning. Additional agency approvals, such as a water agency "Will-Serve" letter, are usually required before a building permit can be issued. Minimum submittal requirements include one application with architectural plans and property ownership information to initiate review, with additional materials like structural and energy plans requested later. A debris removal permit is only necessary if homeowners opt out of the government-assisted program. Reusing existing foundations requires evaluation by an engineering consultant, ensuring the foundation meets current building code requirements after thorough testing and forensic analysis. Demolition permits are not required for those in the government's debris removal program if the foundation remains. The article also addresses specific code requirements, including exemptions and waivers for certain like-for-like rebuild projects in the Eaton Fire area, such as electric vehicle-ready infrastructure, cool roof requirements, graywater-ready plumbing systems, and low impact development (LID) requirements for buildings constructed before 2009. LID requirements are not waived in the Palisades area. Guidance is provided on cross-lot drainage and the process for determining previous square footage and available construction plans. Pre-approved building plans are available for homeowners, and solar panels are no longer mandatory but homes must be solar-ready. Fire sprinklers are required by current codes, and while new buildings must be electric-ready, gas appliances are still permitted. Wood-burning chimneys are now allowed for fire rebuild projects. Information on property tagging ("Yellow" or "Red" tags) provides details on access restrictions and safety concerns, with contact information for local Building and Safety District Offices and One-Stop Permit Centers. Temporary housing, including RVs, manufactured homes, or mobilehomes, is allowed with proper connections, and approvals expire two years after the emergency declaration, with possible extensions. Manufactured and factory-built homes can serve as permanent replacement structures if they meet fire-resistant construction requirements and are installed on a continuous concrete footing. Building new Accessory Dwelling Units (ADUs) is permitted as temporary housing while the primary dwelling is rebuilt, with expedited permitting and compliance with current codes. Utility-related questions cover septic systems, sewer connections, and undergrounding utilities. Existing septic systems can be reused if in good working order for like-for-like rebuilds, but upgrades are required if wastewater flow increases. Connection to county sewer lines is mandated if a property is within 200 linear feet of a sewer main and repair of a septic system is needed. Homeowners are responsible for the cost of lateral connections to underground utilities. The County supports the creation of community-driven sewer districts and clarifies that Public Health Department management keeps all inspectors informed of changes regarding septic, cesspool, and sewer systems. Incorporating greywater systems is encouraged for environmental benefits, though specific policies for new ADUs are still developing. Regarding swimming pools and spas, temporary fencing is required if existing barriers are damaged, and debris removal from pools is covered by the U.S. Army Corps of Engineers if within the ash footprint. Draining pools to the sewer requires a permit and specific conditions, otherwise, private water haulers must be hired. The rights of new buyers are also addressed, clarifying that while temporary housing eligibility is tied to prior residency, expedited permitting is available to all within two years of the emergency declaration, regardless of property ownership changes. Lastly, contact information for one-stop locations and various rebuilding resources for different cities within Los Angeles County are provided, including links for FEMA assistance, disaster loans, tax relief, and insurance claims. #WildfireRecovery #RebuildingProcess #LAcountyPermits #TemporaryHousing #LikeForLikeRebuilds #BuildingCodes #SepticSystems #SewerConnections #DisasterAssistance

A landlord faces a dilemma regarding a fire risk assessment recommendation to replace an existing 30-minute fire door with a 60-minute fire door in a communal hallway leading to a locked, empty basement in a Grade II listed building. The landlord questions the necessity of this upgrade, citing the building's age and listed status, which would make the installation of a thicker 60-minute door a major and disruptive undertaking, requiring significant structural and aesthetic modifications. This includes removing the existing frame, replastering/filling/battening walls, and readjusting the stairs, given that the door opens directly onto them. The landlord explores alternative solutions, such as insulating the existing 30-minute door with fire boarding on both sides, to meet the 60-minute fire resistance requirement without extensive renovations. The primary concern is not to circumvent safety measures but to find a more viable and less intrusive method that respects the property's complex fabric and historical significance. Discussions among landlords reveal varying interpretations of fire safety regulations and the subjectivity of fire risk assessments. One commenter suggests that a 30-minute fire door is typically sufficient and advises checking local authority licensing conditions. Another points out that guidance from LaCors recommends 60-minute resistance for flats above commercial units, but acknowledges that the risk might be lower if the basement is empty and securely closed off. The original poster emphasizes the inconsistency of requiring a 60-minute door for an empty basement when the actual flat doors only require 30 minutes of fire resistance. The fire risk assessor clarifies that basements generally require 60-minute separation from the ground floor to protect escape routes, achievable with either one 60-minute fire door or two 30-minute fire doors (one at the top and one at the bottom of the basement stairs). The landlord suspects the assessor's recommendation might be a precaution to cover personal indemnity insurance rather than a strict regulatory requirement, especially given the low-risk nature of the empty, locked basement and its proximity to the main exit. The landlord references LaCors and ARMA guidance, which suggests that a 30-minute protected route is sufficient, particularly when the basement door is less than two meters from the main entry/exit and only one tenant would pass it during an evacuation. The article highlights the complexities and often ambiguous nature of applying fire safety regulations to unique, older properties and the challenges landlords face in balancing compliance with practical and financial considerations. #FireRiskAssessment #FireDoor #PropertySafety #LandlordCompliance #ListedBuilding #BuildingRegulations #PropertyMaintenance #FireSafetyGuidance

A leaseholder in a council flat received a letter from the council mandating an upgrade to their front fire door to comply with 2005 fire regulations. The current internal door, though old, is deemed non-compliant. The council offered the option to use their contractor, who quoted an "extremely high and unaffordable" price of £4,500 for the upgrade. The leaseholder sought advice on how to proceed given this financial burden and the council's requirement. Responses from the community suggested alternative approaches and questioned the necessity and cost of a full door replacement. One commenter, a RTM director, shared an experience where a second fire safety survey revealed less extensive and costly requirements than an initial 'specialist' assessment. This suggests that the quoted £4,500 might be inflated and a second opinion from a different supplier could lead to a more reasonable solution. It was also highlighted that, depending on the existing door's specifications, a full replacement might not be necessary. An existing F30 or F60 rated door, commonly found in ex-council properties, might only require modifications such as intumescent strips, fire hinges, a suitable door closure, and Euro thumb latches or a modified Chubb lock. The gap at the bottom of the door also needs to be considered, potentially requiring a drop-down seal. The suggestion included sourcing these components from various suppliers like Safelincs or even DIY stores and hiring a carpenter for installation, which would likely be significantly cheaper than the council contractor's quote. Further advice focused on understanding the specific fire rating required (FD30S or FD60S), which depends on the building's overall fire action plan, whether 'simultaneous evacuation' or 'stay put'. The council's notice should clarify this, and if not, direct clarification should be sought. The consensus among the commenters was that £4,500 is excessive, especially for an FD30 door. It was also suggested to consider getting quotes from other contractors and directly engaging with the council to discuss concerns and potential alternative solutions or community resources. The leaseholder subsequently reported that their door was solid timber, over 44mm thick, with three hinges and an auto-closure system, and the council was requesting an FD30s door. This information reinforced the idea that upgrades rather than a full replacement might be sufficient. The discussion further delved into the broader implications of fire safety regulations, particularly in the context of the Grenfell Tower tragedy, which led to increased scrutiny of fire door compliance. It was noted that prescriptive fire safety measures were removed in 2005 with the Regulatory Reform Order, meaning a fire risk assessment should detail specific risks and hazards and propose 'appropriate/reasonable measures', rather than a blanket requirement for a specific type of fire door. The law does not explicitly state a requirement for a fire door, but rather emphasizes reasonable protection for the means of escape (MOE). Questions were raised about the responsibility for fire resistance in common areas and whether alternative, potentially cheaper, solutions like lobbying the entrance or improving common part detection could achieve the necessary safety standards. The importance of reviewing the common part Fire Risk Assessment (FRA) and challenging the council on alternative considerations was highlighted, especially given the high cost per door across a block. The overall sentiment was to seek clarification, explore alternatives, and question the council's prescriptive approach based on current fire safety legislation that prioritizes risk assessment and reasonable measures. #FireDoorInstallation #CouncilFlat #LeaseholderRights #FireRegulations #PropertyUpgradeCosts #BuildingSafety #LandlordResponsibility #FireRiskAssessment