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Los Angeles design-build · CSLB #1105249

Rebuild after the fire in Los Angeles. DesignedPermittedRebuilt When you’re ready.

We know what was lost. We can’t replace that. But when you’re ready to think about rebuilding, we’ll be here — and we’ll do it right.

A fire rebuild in LA is rarely one problem at a time. Insurance, debris removal, Chapter 7A code, expedited permits, decision fatigue, and grief usually arrive together. The contractors who do this well are the ones who carry the weight of all of it, on schedule, in writing, without pressure.

We carry the construction side so you can carry your family.

Request a no-pressure rebuild review See how we work
  • CSLB #1105249 · Licensed, bonded, insured
  • BBB A+ accredited
  • 100+ projects completed across LA County
  • Chapter 7A fire-resistant construction expertise

This page is for you if

  • You lost your home — fully or partially — in a recent LA-area fire (Palisades, Eaton, Malibu, Woolsey, or an earlier event you didn’t rebuild from).
  • You’re working through insurance, debris removal, permits, or all three at once.
  • You’re trying to figure out like-for-like rebuild vs. upgrading while the wall is open.
  • Your property is in a WUI or VHFHSZ zone where Chapter 7A is required — Pacific Palisades, Malibu, Topanga, Mandeville Canyon, Altadena, and similar.
  • You want one accountable team for design, permits, Chapter 7A construction, and insurance-scope coordination.

This page is not for you if

  • You’re a partial-loss with under $150K of repairs. A specialty fire-restoration contractor will serve you better.
  • You haven’t filed an insurance claim yet. We can point you to a reputable public adjuster, but we can’t help on the construction side until your claim path is clearer.
  • You expect to be back in your home in six months. Real LA fire-rebuild timelines run 18 to 36 months from settlement to certificate of occupancy. Anyone promising faster is lying.
  • You want the lowest bid. Disaster-zone bottom-feeders are the predators the playbook warns about — cheapest contractor in a fire zone is almost always the most dangerous one.

The value stack

What “one contract, one team” actually buys you on a fire rebuild

After a fire, the rebuild is rarely the hardest part. Coordinating the insurance adjuster, the public adjuster, the architect, the structural engineer, the geotechnical consultant, the debris-removal contractor, the city plan-checker, and the GC as separate parties is what breaks homeowners. Here is what we fold into one accountable team instead.

  1. Insurance-scope coordination, in writing. We document the construction scope to support your insurance claim — line-item, photographed, code-cited. Many policies carry ordinance-and-law coverage and extended-replacement-cost provisions homeowners never realize they can claim. We help you find those line items before the settlement is locked.
  2. Chapter 7A fire-resistant construction expertise. WUI and VHFHSZ rebuilds require Class A roofing, fire-rated exterior walls, ember-resistant vents, dual-pane windows, and non-combustible decking. We build to it from the foundation up — we don’t bolt it on the week before final inspection.
  3. Expedited rebuild permit pathway. LADBS, Malibu B&S, LA County, Pasadena, and Altadena each operate post-disaster expedited tracks. We know which one applies to your address, what triggers it, what doesn’t, and what each one adds to the timeline.
  4. Like-for-like vs. upgrade analysis, modeled in writing. Insurance covers like-for-like. Current code may force certain upgrades. You may want additional upgrades while the wall is open. We model the three scenarios with real numbers before scope is locked, so you’re choosing on facts, not pressure.
  5. Debris-removal and site-certification coordination. Phase 1 hazmat (Army Corps or state programs), Phase 2 structural debris, soils retest, septic re-certification, environmental clearance. We collect the documentation and hand it off into your permit set so the city doesn’t hold plan-check waiting on a missing form.
  6. Soils and geotechnical retest before plan-check. After a fire, slope stability, ash contamination, and foundation integrity all need re-verification. We coordinate the geotech, deliver the report, and feed it into the structural set so plan-check doesn’t loop back asking for it.
  7. Coastal Commission and HPOZ pathway mapped in week one. Coastal-zone properties (Palisades, Malibu) need CCC review even on rebuilds. Older neighborhoods (Altadena, Pasadena) may sit inside HPOZ overlays. We map the overlay before design starts — not after.
  8. Insurance-aligned written change orders. Where rebuild budgets fall apart is verbal scope creep that exceeds the insurance line items. Every change is priced and signed before work continues — and aligned with your adjuster before submission. No surprise invoices.
  9. Weekly site reporting in writing. Photo log, RFI status, change-order register, schedule variance, insurance-doc tracker. You’ll know where your rebuild is on any given Friday without calling us.
  10. One-year workmanship warranty and a punch-list that actually closes. 30-day, 90-day, and 365-day walkthroughs at no cost. If something we built isn’t right, we come back.

From the portfolio

A small sample. Project sizes reflect contract value at substantial completion, anonymized to protect client privacy.

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The process

How we build with you

  1. Discovery

    Free 30-minute rebuild review. Before we meet, we pull your address against LADBS, ZIMAS, and the hillside, HPOZ, coastal, and VHFHSZ overlays, and we walk through where you are with insurance, debris removal, and any plans you already have. No pressure. You leave with a permit map, an insurance-scope checklist, and a realistic 18–36 month timeline for your specific property.

  2. Preconstruction

    Design coordination (rebuild same or modify), Chapter 7A code mapping, structural and MEP engineering, plan-check management, insurance-aligned line-item budgeting, and a decision calendar paced to your emotional bandwidth, not ours. Fire rebuilds: 4 to 8 months in preconstruction depending on insurance and design complexity.

  3. Build

    Single-point project management. Chapter 7A construction supervised every day. Inspections walked. Change orders priced in writing. Weekly photo reports. Typical fire-rebuild construction runs 12 to 20 months from groundbreak to certificate of occupancy.

Recent rebuilds

Four LA fire rebuilds, four jurisdictions

Same documented process, scoped to four very different post-fire overlay maps.

Project sizes and budget deltas anonymized per client privacy.

Custom rebuild · Pacific Palisades

4,800 sq ft · $3.8M contract · 22-month build

Jurisdiction
LADBS + California Coastal Commission. Post-Palisades-Fire expedited rebuild track.
Preconstruction
Insurance-scope alignment with Allstate adjuster, Chapter 7A material specification, geotech re-test, CCC expedited rebuild submittal.
Permits cleared
LADBS expedited disaster rebuild, Coastal Commission LCP compliance, hillside grading sign-off.
Timeline
22 months from site mobilization to certificate of occupancy.
Budget delta
Final contract within 2.4% of preconstruction budget.

Like-for-like rebuild · Altadena

2,400 sq ft · $1.1M contract · 16-month build

Jurisdiction
LA County unincorporated — Public Works permits, NOT LADBS. Post-Eaton-Fire expedited rebuild track.
Preconstruction
USAA insurance scope coordination, debris-removal documentation handoff, Chapter 7A material spec, soils retest.
Permits cleared
LA County expedited rebuild, Title 24 2026 compliance, hillside review.
Timeline
16 months from settlement to substantial completion.
Budget delta
Final contract within 3.1% of preconstruction budget.

Partial-loss rebuild + addition · Malibu

3,600 sq ft (1,200 rebuilt + 400 added) · $1.6M · 15-month build

Jurisdiction
City of Malibu + California Coastal Commission. Post-Woolsey rebuild path.
Preconstruction
Structural retention plan for intact volume, Chapter 7A wall assembly, septic re-certification, CCC after-the-fact rebuild permit.
Permits cleared
Malibu B&S, Coastal Commission, septic re-certification.
Timeline
15 months from groundbreak to certificate of occupancy.
Budget delta
Final contract within 2.9% of preconstruction budget.

Custom rebuild + upgrade · Mandeville Canyon

6,200 sq ft · $4.2M contract · 24-month build

Jurisdiction
LADBS + LAFD Mountain Fire District. VHFHSZ overlay, hillside ordinance, narrow-canyon access.
Preconstruction
Insurance-scope alignment, owner upgrade reconciliation, Chapter 7A material spec, fire-access driveway re-grade.
Permits cleared
LADBS hillside expedited rebuild, fire department access review, soils & geotech sign-off.
Timeline
24 months from groundbreak to certificate of occupancy.
Budget delta
Final contract within 1.9% of preconstruction budget.

Four rebuilds. Four jurisdictions. The same documented process.

Budget delta across the four: 2.6% average against preconstruction.

The work changes; the process doesn’t.

LA fire-zone map

We know the LA rebuild jurisdiction map

Twenty-four fire-affected LA jurisdictions where we have pulled rebuild permits or mapped the rebuild pathway.

Each has its own overlay logic — Chapter 7A, hillside, coastal, HPOZ, expedited-rebuild track — and getting it wrong adds months.

  • Pacific Palisades

    LADBS + Coastal Commission dual permits. Post-Palisades-Fire expedited rebuild track. Chapter 7A required throughout, hillside ordinance on canyon lots.

  • Sunset Mesa

    LA County unincorporated edge (Malibu-adjacent). Coastal Commission review on bluff-facing lots. Chapter 7A, VHFHSZ, post-fire site retest.

  • Mandeville Canyon

    LADBS + LAFD Mountain Fire District. Narrow-canyon fire-access verification, hillside ordinance, Chapter 7A, geotech retest mandatory post-burn.

  • Brentwood (canyon)

    LADBS, hillside grading limits, VHFHSZ on canyon lots, view ordinance, fire-department access review on narrow roads.

  • Bel Air (east)

    LADBS, Mansionization Ordinance, hillside ordinance, VHFHSZ. Mega-mansion review on larger rebuilds. Insurance-scope alignment typical at this scale.

  • Topanga

    LA County unincorporated. Topanga Canyon Specific Plan, septic re-certification post-fire, narrow access, Chapter 7A, geotech retest.

  • Malibu

    Independent city + Coastal Commission. Local Coastal Program required for major work, septic systems, Chapter 7A, post-Woolsey + post-Palisades rebuild tracks.

  • Altadena

    LA County unincorporated — Public Works permits, NOT LADBS. Post-Eaton-Fire expedited rebuild track. Chapter 7A on west/north zones, hillside review.

  • La Cañada Flintridge

    Independent city. Hillside zoning (HZ-1, HZ-2), VHFHSZ on Eaton-fire fringe, view ordinance, fire-access verification, post-fire soils retest.

  • Sierra Madre

    Independent city. Hillside ordinance, oak protection, VHFHSZ on north-side lots, Eaton-fire-adjacent expedited rebuild pathway.

  • Pasadena (foothills)

    Independent city — Pasadena B&S. Landmark district reviews, HPOZ overlay on older blocks, Chapter 7A in foothill VHFHSZ, post-Eaton expedited track.

  • Calabasas

    Independent city. Old Topanga Canyon Specific Plan, Mountains Restoration Trust input, Green Building requirements, hillside ordinance, post-Woolsey rebuild pathway.

  • Hidden Hills

    Independent city (gated). Equestrian R-A zoning, gated construction-vehicle access, Mountains Restoration Trust consultation, Chapter 7A, oak protection.

  • Agoura Hills

    Independent city. Oak Woodlands protection, hillside ordinance, VHFHSZ, post-Woolsey rebuild track, fire-access verification on canyon lots.

  • Westlake Village

    Independent city. Hillside ordinance, VHFHSZ on north fringe, post-Woolsey rebuild track, HOA design review on many lots.

  • Laurel Canyon

    LADBS. Baseline Hillside Ordinance, VHFHSZ, narrow-road fire-access, geological soils reports, haul-route permits for grading.

  • Beachwood Canyon

    LADBS. Hollywoodland HPOZ overlay on portions, hillside ordinance, VHFHSZ, narrow stair-street access on upper lots.

  • Whitley Heights

    LADBS. Whitley Heights HPOZ — strict exterior review, narrow lots, hillside ordinance on upper terraces, VHFHSZ adjacency.

  • Cahuenga Pass

    LADBS. Hillside ordinance, VHFHSZ, CalTrans coordination near the 101, narrow access on side streets, geotech for steep lots.

  • Outpost Estates

    LADBS. Outpost Estates HPOZ on portions, hillside ordinance, VHFHSZ, view-corridor protection, fire-access on narrow roads.

  • Tarzana (hills)

    LADBS. BHO south of Ventura Blvd, VHFHSZ, BMO/RFA mansionization, protected-oak arborist review.

  • Encino Hills

    LADBS. BHO south of Ventura Blvd, VHFHSZ, protected-oak ordinance with arborist review, BMO/RFA, post-fire geotech retest.

  • Sherman Oaks (hills)

    LADBS. Hillside ordinance south of Ventura, VHFHSZ on upper lots, BMO/RFA, fire-access verification on narrow streets.

  • Studio City (hills)

    LADBS. Baseline Hillside Ordinance south of Ventura, VHFHSZ, Specific Plan corridor, haul-route map coordination.

Twenty-four shown above · we work across all WUI and VHFHSZ zones in LA County. Don’t see your neighborhood? Just request a rebuild review — we work everywhere LA issues a post-disaster rebuild permit.

Risk reversal

Where we put our risk on the line

Every NPLD contract carries these operational guarantees in writing. They are not slogans.

  • We don’t take a deposit before scope is locked and your insurance scope is documented. No exceptions. The deposit-and-disappear pattern is the most common post-fire contractor fraud; our contract closes that path before it opens.
  • Every crew member carries ID, NPLD-branded vehicles, and a copy of our CSLB and bond certificates available on request. You should never wonder who’s on your site or whether they belong there.
  • If a city inspection fails on work we performed, we re-do it at zero cost. Re-inspection fees included. Chapter 7A failures included.
  • Change orders are priced and signed before any work happens, and aligned with your insurance adjuster before submission. No verbal scope creep. No surprise invoices the adjuster won’t cover.
  • If we miss an insurance-deadline filing through our negligence, we cover any resulting coverage gap up to the insured limit. Insurance timelines are unforgiving; we treat them as our timelines too.

How most NPLD rebuild clients pay

Funding the rebuild

Most fire rebuilds are funded by insurance. The question is rarely “do I have enough” in absolute terms — it’s “is everything claimable claimed, and what bridges the gaps.” We never push debt, and we earn no lender fees.

Bridge between insurance disbursements

Insurance pays in stages — settlement, mid-construction, completion — and the gaps can hurt. Hearth pre-qual covers them: soft-credit pull, no FICO impact, $25K to $250K, terms up to 12 years. We earn no fee on Hearth loans.

Start with Hearth pre-qual

Insurance proceeds first

Before financing anything, we help document scope so your settlement aligns with construction reality. Ordinance-and-law, extended-replacement-cost, debris-removal, and ALE are commonly under-claimed. We’ll walk your policy with you.

Review insurance scope

Insurance-plus-upgrade financing

Rebuilding larger or to a higher spec than your insurance covers? Construction-to-perm loans bridge the gap. We work with LA lenders who actually understand fire-rebuild timelines — not 12 months, the real 18 to 36.

Discuss construction loans

Financing via Hearth (Aspire Financial Services LLC NMLS #1810501) and other partner lenders.

Subject to credit approval.

NP Line Design Inc. (CSLB #1105249) is not a lender and earns no lender fees.

The team

Who actually shows up

Three named principals — design-build, operations & software, interiors & storage — one accountable team. Same email, same phone, every week of the project.

Design-Build

Netanel Presman

General Contractor & Architectural Designer · CSLB #1105249

Netanel draws it and builds it. Over a decade as a residential architectural designer in LA — plan sets, permit drawings, hillside / HPOZ / coastal pathway, and structural coordination with stamping engineers — and the field GC who walks every inspection, sequences every trade, and signs off the punch list. 100+ completed LA projects across hillside, HPOZ, and coastal overlays. One person carrying design through permit through build means no architect-builder gap, no “that wasn’t in the drawings” fights, no re-coordination after permit issuance.

  • 10+ yrs designing · permit-set author
  • LADBS · 10 independent permit depts
  • Hillside · HPOZ · Coastal · VHFHSZ

Operations & Software

Jason

Design Coordination · Preconstruction · Operations · Systems

Jason runs design coordination, preconstruction budgeting, project sequencing, scheduling, and homeowner communication on every NPLD project. Same email and phone every week — no PM swap-outs. He’s also founder of AskBaily.com, the AI-driven marketplace and business-automation platform for general contractors and specialty pros — live in LA and 18 expansion metros — covering CRM, TCPA compliance (phone-verified consent, suppression cascade, recovery SMS), lead-lifecycle reconciliation, conversational AI intake, calendar & gcal sync, and a native pro mobile app. NPLD’s own back office runs on that same stack, which is why your project gets software-grade operational rigor: every decision dated, every milestone tracked, every neighbor letter logged — nothing living in a whiteboard or a lost text thread.

  • Preconstruction value engineering
  • Preconstruction sequencing · decision calendar
  • AskBaily.com · pro & GC ops platform

Interiors & Storage

Aksana Presman

Interior Designer · Custom Closets & Built-Ins

Aksana handles interior design — finishes, fixtures, lighting feel, and the custom-storage layer most GCs leave to a finish-out subcontractor. Thirteen years specifying closets, mudrooms, and built-ins across LA at three firms, now senior designer at California’s largest design-build custom-storage brand. NPLD clients get her direct line, designer-trade access at her firm, and a closet plan drawn into the framing — not bolted on at finish-out. Married to Netanel; same team, same standards, every project.

  • 13+ yrs custom-closet specification
  • Closet plans integrated at framing stage
  • Designer-trade pricing · curated finishes
Phone
(818) 605‑1388
Call or text. Same number, Netanel direct.
Office
22616 Kittridge St
Los Angeles, CA
License
CSLB #1105249
Bonded, insured, BBB A+ accredited.
Hours
Mon–Fri 8a–6p PT
Email replies same business day.

Request a rebuild review

Before you apply

Common questions, honest answers

How long does a fire rebuild really take in LA?

Eighteen to thirty-six months from insurance settlement to move-in. Debris removal and site certification: 2 to 6 months. Design and expedited permits: 4 to 8. Chapter 7A construction: 12 to 20. Community-wide rebuild competition for trades and plan-checkers stretches all of those. Anyone telling you six months is selling you a number that hasn’t survived plan check.

My insurance settlement is less than my rebuild estimate. What now?

First, check whether your policy includes an ordinance-and-law endorsement and extended-replacement-cost coverage — these often cover code-upgrade costs (Chapter 7A, Title 24) that homeowners assume are out-of-pocket. If the settlement is still short, a reputable public adjuster can re-open the negotiation; we can refer one. From the construction side, we help document scope to support the maximum claimable settlement before we ever talk price.

What is Chapter 7A and is it required for my rebuild?

Chapter 7A of the California Building Code governs fire-resistant construction in WUI (Wildland-Urban Interface) and VHFHSZ zones. If your property sits in one of those overlays — which most fire-affected LA properties do — your rebuild must include Class A roofing, fire-rated exterior walls, ember-resistant vents, dual-pane windows, and non-combustible decking. We confirm overlay status by address in week one.

What’s the difference between like-for-like and upgrade rebuilds?

Insurance covers like-for-like reconstruction at time of loss. Current code (Chapter 7A, Title 24 2026, seismic) may force certain upgrades regardless. And you may want additional upgrades while the wall is open. We model the three scenarios — pure like-for-like, code-forced upgrade, owner-elected upgrade — in writing with real numbers before scope is locked. You decide on facts, not pressure.

Has my site been cleared for construction? How do I know?

Two phases. Phase 1 is hazmat (asbestos, lead, hazardous household waste) — handled by Army Corps of Engineers or state programs on declared disasters. Phase 2 is structural debris (ash, concrete, metal). After both phases close, you need an ALTA / Right-of-Entry sign-off, environmental clearance, and often a soils retest before plan-check will accept your rebuild package. We coordinate the documentation handoff.

What about Coastal Commission if I’m in Palisades or Malibu?

Even rebuilds need California Coastal Commission review in the coastal zone — the “like-for-like” exemption is narrower than most homeowners think. Expedited rebuild tracks exist for post-disaster work, but they aren’t automatic; you have to request and document them. We map the CCC pathway in week one alongside the LADBS or Malibu B&S submittal.

How do I know you’re not one of the predatory contractors?

Verify CSLB #1105249 at cslb.ca.gov right now — license status, disciplinary history, bond status. We’re bonded, insured, BBB A+ accredited. No deposit before scope is locked. Named principals you can call directly (not a faceless brand). Local LA office at 22616 Kittridge St. References from past fire-rebuild clients available on request.

Do you offer financing for the gap between insurance disbursements?

Yes — Hearth pre-qual for short-term gaps (soft credit, 60 seconds, up to 17 lenders, $25K–$250K) plus LA construction-to-perm lenders who understand 18-month fire-rebuild timelines for owner-elected upgrades. We earn no lender fees on either path.

Still have a question? Text or call Netanel directly · (818) 605‑1388

Next step

Request your no-pressure rebuild review

Eight short questions, about three minutes. We’ll pull your property records and overlay map before we meet. When you’re ready to book a call, pick a slot on the next page. If we’re not the right fit for your rebuild — for any reason — you’ll hear that from us on the spot, and we’ll recommend someone who is.

  • No deposit ever required before scope is locked
  • Honest insurance-reality conversation
  • When-you’re-ready pace, not contractor-pace
Request a rebuild review →

Prefer to talk first? Text or call Netanel directly · (818) 605‑1388