How Architects Help After a Wildfire and How to Find the Right One

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

The article addresses a common homeowner issue: a newly installed full masonry fireplace emitting excessive smoke into the house. The homeowner describes a fireplace that is 55 inches wide with a 33.5-inch arched opening, two flues with separate dampers, and the use of regular brick mortar with firebrick. Despite attempts to mitigate the smoke by cracking a window, the problem persists. The author expresses concern and disappointment upon reviewing the fireplace's description and an accompanying photo, noting that the design fundamentally deviates from established best practices for fireplace construction. The Brick Industry Association has long provided clear guidelines for building residential wood-burning fireplaces that prevent smoking, emphasizing correct sizing requirements for flues, chimneys, and the firebox itself. The core issue with the described fireplace lies in its firebox design. The mason constructed the firebox with two short stub walls projecting inward, then angled at 45 degrees to meet at a sharp 90-degree corner at the rear. This unbalanced and incorrect geometry is identified as the primary reason for the smoke problem, as it disrupts the proper flow of smoke and hot gases. Beyond the firebox, the design of the fireplace's throat and smoke shelf is crucial for ensuring that combustion byproducts are efficiently directed up the chimney and away from the living space. The article implies that these critical elements were likely also improperly designed or constructed in the homeowner's faulty fireplace. Another significant construction error highlighted is the use of ordinary brick mortar within the firebox. Fireboxes require special refractory firebrick and a specific bonding agent, fireclay, to withstand the extreme temperatures, which can exceed 1,000 degrees Fahrenheit during a roaring fire. Regular mortar is not designed for such high temperatures and will crumble over time, compromising the structural integrity and safety of the fireplace. Proper application of fireclay involves mixing it to a thick gravy consistency and dipping the edges of firebricks to create thin, precise joints, typically no wider than 1/16-inch. This method, when combined with refractory firebrick, creates a durable, fireproof bond capable of enduring decades of use without degradation. The described fireplace's use of standard mortar indicates a fundamental failure to adhere to these essential construction standards, leading to both functionality and durability issues. In essence, the article serves as a cautionary tale, illustrating how deviations from established building science and material specifications for fireplaces can lead to significant operational problems, such as smoking, and potentially compromise safety. It underscores the importance of proper design and the use of appropriate materials and techniques in fireplace construction to ensure efficient and safe operation. #FireplaceConstruction #HomeImprovement #MasonryWork #ChimneyDesign #Firebox #BuildingCodes #HomeMaintenance #ConstructionFlaws