Understanding the 10% Like-for-Like Guideline: What Altadena Homeowners Should Know When Rebuilding After a Wildfire
- CentrePoint Construction
- Aug 21
- 3 min read
Updated: Sep 19
Wildfires have forced many Altadena families to face one of the toughest challenges imaginable: rebuilding their homes. If you’re in this position, you’ve probably heard about Los Angeles County’s 10% Like-for-Like Guideline, but what does it actually mean, and how can it help you?
At Centrepoint Construction Inc., we’ve worked with Altadena homeowners on fire rebuilds and want to break this rule down in plain English.
What Is the 10% Like-for-Like Guideline?
In Los Angeles County, when homeowners rebuild or repair a property damaged by wildfire (or other disasters), the county assessor reviews whether the new construction counts as "new construction" or a “replacement.” Under the 10% Like-for-Like Guideline, if your rebuild doesn’t exceed 10% of the original structure’s size, footprint, or value, the rebuild often qualifies as a replacement rather than new construction. This distinction allows you to keep your original property tax base rather than being reassessed at a higher value.
Why It Matters for Rebuilding
Keeps Property Taxes Manageable: Staying within the 10% guideline can protect homeowners from a significant jump in annual property taxes.
Supports Faster Permitting: Projects that qualify as replacements may face fewer hurdles with city or county permitting, since the work is considered a rebuild rather than a brand-new structure.
Financial Planning: Understanding how size increases, additions, or design changes might trigger reassessment helps homeowners make informed decisions about their rebuild scope and budget.
How It Works in Practice
Rebuilds “Like-for-Like”: If a 2,000 sq. ft. home is rebuilt at 2,150 sq. ft. (a 7.5% increase), it generally qualifies under the guideline, keeping the existing tax base.
Exceeding the Threshold: If the same home is rebuilt at 2,400 sq. ft. (20% larger), it will be reassessed as new construction , resulting in higher property taxes and new construction set backs.
Documentation Is Key: Working closely with your contractor, architect, and the Los Angeles County Assessor ensures that the scope of work is clearly documented and submitted for review.
Tips for Altadena Homeowners
Consult Early: Before finalizing plans, check with the county assessor’s office to confirm how your project fits within the 10% guideline.
Factor in Permits: Even if your rebuild qualifies as a replacement, permits are still required. Plan for architectural, structural, and possibly grading permits depending on the extent of fire damage.
Work with Professionals: Engage contractors and design teams experienced with fire rebuilds and local regulations—they’ll help align your project scope with the 10% rule and permitting requirements.
How Long Does the Like-for-Like Ordinance Last?
The Like-for-Like Disaster Recovery Ordinance is valid for two years from the date of the Eaton Fire disaster. During this two-year period, homeowners must submit their rebuild application in order to qualify.
It’s important to note:
The application does not need to be fully approved or under construction within that timeframe.
As long as the application is submitted within the two years, you remain eligible under the Like-for-Like provisions.
If you wait beyond the two years, your project will have to comply with the current zoning code, which may mean stricter requirements and longer reviews.
Key Takeaway
For Altadena homeowners, the 10% Like-for-Like Guideline is more than just a technicality it could mean the difference between a faster, more affordable rebuild and facing additional expenses from reassessments and permit delays. Understanding how it applies to your home helps you rebuild with confidence, keeping tax consequences and permitting burdens under control.
If you're planning your fire rebuild and want help navigating the process from plans and permits to making sure your scope qualifies under the guideline reach out to Centrepoint Construction Inc. We specialize in fire rebuilds across Los Angeles County and can help you protect your property tax base while rebuilding safely and beautifully.
👉Workshop Resource: Like-for-Like Rebuilds in LA County
For homeowners in unincorporated Los Angeles County navigating fire or disaster recovery, understanding the “Like-for-Like” rebuild process is crucial.
Watch the official LA County workshop recording here:
This session, hosted by LA County, explains what qualifies as Like-for-Like and how homeowners can take advantage of this program when planning their rebuild.
Book Your Virtual Consultation
Ready to discuss your rebuild? Book your virtual consultation with Centrepoint Construction today and let’s walk through your plans, permitting needs, and the steps to get your Altadena home rebuilt with confidence.
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