When the Pacific Palisades fires were finally extinguished, one question moved through the entire community: How long until families can return home?

Today, the TJH Palisades Showcase Home serves as an early indicator of what rebuilding can look like. It is a tangible sign of movement and a step forward in a much broader recovery effort.

Working Together Through a New Rebuild Process

In the months after the fire, the City of Los Angeles introduced new permitting, environmental, and safety requirements for every property within the affected zones. Any rebuild path, whether a family returning to their lot or a planned redevelopment already in progress, is shaped by these post-fire conditions.

In the weeks following the fire, Thomas James Homes worked closely with the City of Los Angeles to navigate the new post-fire permitting process. That collaboration helped families move forward faster and with more clarity during an incredibly uncertain time.

TJH purchased the Kagawa property before the fire. The original structure suffered extensive fire damage, placing this project squarely within the post-fire regulatory framework that applies to all damaged homes. The work required:

• Debris removal and soil remediation
• Updated grading and topographic requirements
• Temporary power, sewer connection, and access adjustments
• A supplemental permit for the enhanced fire-mitigation elevation

None of these requirements were part of the pre-fire plan, and all added meaningful complexity, similar to what residents across the Palisades continue to face.

Permitting and Timeline

Design and permit preparation had begun before the fire, but had not been issued at the time of the fire. Supplemental permits were required after the fire, and the full formal rebuild permit, including the required fire-mitigation updates, was issued on April 1.

Key steps:

• Mid-May: Site work completed
• Early June: Foundation poured
• Six Months Later: Final building inspection passed

The post-fire permitting environment has been challenging for homeowners and builders across the region. Debris-removal rules, evolving city policies, shifting environmental requirements, and topographic changes introduced steps that did not exist before the fire. No one can say how long the pre-fire permit might have taken under normal conditions. What is clear is that this project, like many others now progressing, moved entirely within the new post-fire regulatory environment.

TJH has a standardized, highly disciplined build process designed for predictability. Even with the added complexity of the post-fire environment, that process allowed our team to maintain a clear timeline and complete the home in six months from foundation to final inspection. This level of consistency is built into the way we operate. It is how we deliver guaranteed timelines and guaranteed pricing for every home we build.

Designed for Today’s Realities

Families throughout the Palisades are prioritizing fire-conscious design as they plan their returns. The Showcase Home reflects this shift with features that include:

• An automated exterior wildfire defense system with eave sprayers and roof rotors that distribute an environmentally friendly, biodegradable Class A firefighting foam
• Fire-resistant exterior materials, including a Class-A rated roofing system, cementitious exterior cladding and trim, and closed eaves
• Six-foot-high, non-combustible, aluminum perimeter fence
• A full interior fire-sprinkler system
• When this home was being built, the City’s guidance on underground utility conduits was still in development. With clear direction now available, all new TJH homes will incorporate the recommended conduits to support future undergrounding.

These elements contribute to a more resilient approach to rebuilding in an area where wildfire risk is now a shared consideration.

An Early Milestone in a Long Recovery

As construction advanced, this home reached several milestones earlier than most other ground-up projects now moving through the pipeline. This included early reconnection to the electrical grid and one of the first final building inspections among new ground-up rebuilds.

The pace of this project reflects both the intensity of the team’s work and the structure TJH brings to every build. Our systems help us keep projects moving even in challenging regulatory environments.

These moments are simply indicators of what coordinated permitting and disciplined execution can achieve. Every family’s situation is different, and no single project reflects the full rebuild experience in the Palisades.

Community Grand Opening — December 6

We will open the Showcase Home to the community on Saturday, December 6.

Beginning on 12/6 and extending beyond, visitors will be able to:

• Tour a completed ground-up rebuilt home
• Experience fire-conscious design features in person
• Learn more about the permitting and construction journey
• Speak with partners involved in the process
• Mark a moment of forward movement for the neighborhood

This event is about shared progress and continued momentum.

Looking Ahead

Many families are still working through insurance, temporary housing, design decisions, and the emotional challenges of rebuilding. Each home has its own timeline and its own complexity.

The TJH Palisades Showcase Home represents one datapoint in a much larger effort. It symbolizes collaboration, resilience, and the steady work that brings families closer to home.

As more families move into the design and permitting stages, we will continue to apply the same level of structure and discipline. Our approach is designed to reduce uncertainty and help homeowners navigate a complex rebuild process with greater clarity and confidence.

TJH remains committed to supporting residents and the City as the broader rebuild continues. If you have questions or need support for your own home, please reach out. Our team is here to help.