Rebuild phases explained.
A rebuild is six discrete phases. Understanding them up front prevents the frustration that sinks most projects.
A rebuild is six discrete phases. Understanding them up front prevents the frustration that sinks most projects.
A rebuild is six discrete phases from fire date to move in. Understanding each phase prevents the confusion and frustration that derail most rebuild projects.
Phase 1: Assessment (months 0 to 3). Site clearance, debris removal, engineering inspection, insurance scoping. Phase 2: Schematic design (months 3 to 6). Floor plan, massing, exterior concept. Phase 3: Design development (months 5 to 9). Materials, finishes, structural coordination. Phase 4: Construction documents (months 8 to 12). Full permit set. Phase 5: Permit and plan check (months 11 to 15). LA County Department of Public Works, Building and Safety Division submittal. Phase 6: Construction (months 14 to 34). Actual build.
Phases overlap. The timeline above is idealized. In practice, early phases can start before debris removal is complete, and construction can sometimes start while design refinements continue on selected scopes.
Phase 1 deliverables: site survey, foundation engineering report, debris clearance verification, zoning analysis, insurance scope review. Client decisions: engagement of the full design team, preliminary budget confirmation.
Phase 2 deliverables: schematic floor plans, massing study, exterior concept sketch, rough budget. Client decisions: floor plan approval, style direction, significant program trade offs.
Phase 3 deliverables: refined floor plans, window schedule, material palette, structural coordination, cabinetry concepts, mechanical system approach. Client decisions: final finishes, fixtures, appliance selections.
Phase 4 deliverables: full construction documents, specifications, Title 24 report, CALGreen checklist, structural stamped drawings, permit set ready for plan check. Client decisions: mostly ratification of prior decisions, occasional value engineering.
Phase 5 deliverables: plan check submission, correction response, issued permit. Client decisions: general contractor selection, construction financing.
Phase 6 deliverables: construction administration, RFI responses, submittal reviews, site visits at milestones. Client decisions: change order approvals.
Our role on Altadena rebuild projects covers design, permit documentation, and construction administration. David Foote, Associate AIA, draws every project personally. No junior designer intermediaries. Forty years of California residential design, 1,532 completed homes.
We accept new Eaton Fire rebuild clients on a limited basis to preserve project quality. If your rebuild lot is in Altadena and you want to explore working with us, the next step is a free 90 minute consultation. Call (805) 444 1230 or email dcfoote@dcfoote.com. We respond within one business day.
Published hourly rate $350. Most rebuild projects quoted as fixed fee or percent of construction cost after initial scope is clear. Insurance often reimburses the design fee as a covered claim expense.
Yes. In practice, pre design begins while debris is still being removed. Schematic design can start before the foundation engineering report is complete. Phases are conceptual, not strictly sequential.
Design development. During DD the volume of decisions (finishes, fixtures, appliances, windows, doors) is highest. Budget mental energy for this phase.
Typically at the end of design development, before permit issuance. This allows the GC's trade partners to price the design and surface value engineering before construction documents are complete.
Pre design: 2 to 3. Schematic: 4 to 6. DD: 8 to 12. CDs: 4 to 6. Permit: 1 to 2. Construction: 1 per month plus milestone walks.
Ninety minute consultation, no fee. We meet at our Camarillo office, your temporary housing, or your Altadena lot. From there, we decide together whether we are the right match for your rebuild.
David C. Foote, Principal Designer, Associate AIA. 40 years practicing residential design. 1,532 completed homes since 1986.