Introduction
In the wake of devastating fires in Los Angeles, thousands of residents are left wondering how they will rebuild their homes. The bureaucratic hurdles associated with permitting and construction in California pose significant challenges. In this California Insider interview, Michael Bohn, a member of the American Institute of Architects, discusses the current approval process, the obstacles to rebuilding, and what steps the city and state can take to streamline the process.The Housing Crisis in California
Siyamak Khorrami: Even before the fires, California was already in a housing crisis. Can you elaborate on that?Michael Bohn: Absolutely. Our state was already short by 3.5 million housing units, leading to rising homelessness and soaring housing costs. In Los Angeles County alone, approximately 75,000 people are homeless, with about 50,000 residing in the city. This preexisting crisis has been significantly exacerbated by the recent fires, which displaced thousands of residents and further strained an already tight housing market. As more people seek temporary or permanent housing solutions, the demand for affordable housing has surged, creating additional challenges for both policymakers and affected communities.
Rebuilding Homes: A Lengthy Process
Siyamak Khorrami: What does the rebuilding process typically look like, and how long does it take?Michael Bohn: In California, building a home is one of the most difficult and time-consuming processes in the country. First, you hire an architect to create drawings, which the planning department then reviews for zoning compliance. This step is crucial as it helps secure entitlement, ensuring the project aligns with local zoning laws and land use policies. This process alone can take anywhere from nine months to a year.
Once you obtain planning approval, the architect develops detailed construction drawings, which are then submitted to the building department. Thi Self-Certification as a Key Solutions phase requires careful documentation to ensure compliance with local and state regulations. The building department then examines the plans for structural integrity, fire safety, and adherence to zoning laws.
Beyond this, additional reviews from various departments further delay the process. Public Works evaluates the impact on city infrastructure, ensuring roads, sewage, and drainage systems can accommodate the new development. The Fire Department assesses fire safety measures, including sprinkler systems, emergency exits, and fire-resistant materials. Utility companies must confirm that electricity, gas, and water supply networks are capable of handling the increased demand.
Each of these reviews comes with its own set of fees and procedural timelines, making the process not only cumbersome but also very expensive. The cumulative costs from multiple agency reviews, permits, and associated fees can place a significant financial burden on homeowners. Collectively, these bureaucratic layers can extend the timeline to multiple years before actual construction even begins, leaving many homeowners in limbo and struggling with escalating expenses.
Overcoming Permitting Delays: Architect Self-Certification as a Key Solution
Siyamak Khorrami: Given these delays, what solutions do you propose to expedite the process?
Michael Bohn: One major change would be allowing homeowners to rebuild by right—meaning if they are rebuilding the same home with minimal changes (within 10% of the original square footage), they should not have to go through the lengthy approval process. If architects and contractors certify compliance with current codes, we could eliminate the building permit process altogether, which would save months, if not years, in wait time.
I have successfully used this certification process in other cities, such as New York, Chicago, and Bellflower, California. In Bellflower, for example, I certified multiple projects, including an outdoor urban eatery, an adaptive reuse of an old department store into creative office spaces, and a homeless shelter housing 50 people. In these cases, self-certification significantly reduced approval times while still ensuring compliance with safety regulations. The same approach could be applied in LA to expedite the rebuilding process for fire-affected homeowners.
Another idea is for the city to use existing records of previously approved plans. If homeowners want to rebuild what was already permitted, the city should provide those records and allow construction to begin immediately.
Lessons from Other Cities
Siyamak Khorrami: Have other places successfully expedited rebuilding efforts?Michael Bohn: Unfortunately, history shows that many communities struggle with rebuilding efficiently. Lahaina, which was hit by a fire 18 months ago, is still in the planning stages. Paradise, California, which was devastated six years ago, has only rebuilt about 2,500 of the 18,000 structures lost.
If we don’t take action now, LA could face the same slow recovery. We need to be proactive in implementing policies that streamline rebuilding efforts.
The Role of Government and Resources
Siyamak Khorrami: Should the city establish a dedicated department to handle rebuilding efforts?Michael Bohn: That would be a smart move. About 60% of permits issued in LA are for homes, meaning there’s already a wealth of expertise available. If we had a dedicated team focused solely on rebuilding, they could process approvals much faster. By creating a specialized department, the city could streamline approvals, reduce bureaucracy, and allocate resources more effectively to prioritize fire-affected communities. This approach would also facilitate communication between architects, contractors, and city officials, ensuring a more coordinated effort in rebuilding homes quickly and efficiently.
Siyamak Khorrami: Aside from permitting, what other challenges could delay rebuilding?
Michael Bohn: Several factors could slow down reconstruction, including labor shortages, material costs, and supply chain disruptions. The increasing demand for skilled laborers, such as electricians, carpenters, and plumbers, often results in longer wait times and higher wages, further driving up costs for homeowners. Additionally, rising costs for essential building materials such as lumber, steel, and concrete add to the financial burden, making it even more difficult for people to rebuild within their budgets.
Interest rates have also impacted construction, making financing new projects more expensive. Many insurance policies do not cover the full cost of rebuilding, leaving homeowners with financial gaps that force them to delay or reconsider their rebuilding plans.
Moreover, infrastructure must be in place before homes can be occupied. If water lines, power grids, and roadways aren’t repaired quickly, even completed homes cannot be lived in. Utility companies and municipal agencies need to work in coordination with homeowners and builders to ensure that infrastructure improvements keep pace with reconstruction efforts. In some cases, outdated infrastructure may need to be upgraded to meet modern safety and environmental standards, adding another layer of complexity to the process.
To accelerate rebuilding, city and state officials must address these systemic issues by implementing workforce development programs, controlling material costs, and prioritizing infrastructure repairs in affected areas.
Statewide Housing Issues and Potential Reforms
Siyamak Khorrami: What are some broader challenges California faces when it comes to housing?Michael Bohn: There are five key areas that need reform:
- Condo Liability Reform – Developers avoid building condominiums because of excessive legal risks. Right now, developers, architects, and contractors are responsible for ensuring buildings remain defect-free for ten years. This has led to frequent lawsuits, making condo development financially risky. As a result, many developers prefer to build rental units instead of condominiums, which limits affordable homeownership opportunities. Reforming liability laws could encourage more condo development and provide more housing options for first-time buyers.
- Adaptive Reuse of Commercial Buildings – California has a significant amount of underutilized office space, and much of it could be converted into housing. However, zoning laws and building codes often make these conversions difficult and expensive. Streamlining the process for adaptive reuse could allow more buildings to be transformed into livable spaces, helping to address the state’s housing shortage without requiring new land development.
- Commercial Prevailing Wage Costs – Affordable housing projects that exceed four stories are required to meet commercial prevailing wage requirements, which can add 25-30% to the cost of construction. This discourages developers from building high-density housing, even in areas where it is needed most. Adjusting these wage regulations for specific housing projects could make it more financially viable to construct multi-family developments.
- Expanding the Use of the California Residential Code – Many townhomes and row homes are required to follow stricter commercial building codes, even though they function similarly to single-family residences. This drives up costs and slows down construction. Allowing these housing types to be built under the California Residential Code could simplify the development process while still maintaining safety and quality standards.
- Statewide Appeals Board for Building Permits – With over 500 cities in California, each jurisdiction has its own interpretation of building codes, leading to inconsistencies and delays. Developers often face different requirements depending on where they are building, which can cause frustration and increase costs. A statewide appeals board could help standardize code enforcement and provide developers with a clear process for challenging regulatory obstacles, ultimately expediting the approval process and increasing housing production.
Final Thoughts
Siyamak Khorrami: What message do you have for those looking to rebuild?Michael Bohn: If you’re committed to rebuilding, start the process now. While it will take time, early movers will have better access to architects, contractors, and materials.
As for city and state officials, we need urgent action. The more we delay in streamlining the process, the longer these communities will struggle to recover. By adopting self-certification, expediting approvals, and providing clear guidelines, we can rebuild faster and stronger.
Conclusion
The rebuilding effort in LA presents an opportunity to fix a broken system. By implementing practical reforms, officials can help residents return to their homes faster while addressing California’s broader housing crisis. The time to act is now.
