The Palisades would never be the same; that much was certain. Not only because the fire had taken so much—homes, memories, and even the old trees, some of which had stood for a hundred years, now gnarled and warped—but also because of what was coming next. It wasn’t just the burned-out lots or the hollow-eyed tenants and homeowners, many of whom would never return; it was the unknown future itself, creeping in like rot beneath the foundations of what once was.
The Palisades Fire didn’t just blacken the hills and send walls of flame licking at the sky; it changed the bones of the place, reshaping the land and the lives of those who had called it home. Long after the last embers died and the smoke curled away like the spirit of something wicked, the absolute horror begins—not the fire itself, but what comes after.
New rules, codes, and restrictions create a creeping, unsettling feeling that perhaps, just perhaps, the fire was the easy part. The government will work to enhance and streamline what has always been shaped by its slow, impersonal bureaucratic hands. It plans to implement and revise building requirements—not all negative, as there will be stricter building codes, new zoning laws, and regulations to reduce damage and loss of life.
However, the unfortunate reality is that effectively and economically implementing these changes will present a significant challenge. This is mainly due to skyrocketing construction costs and available labor and materials, which will make it nearly impossible for many displaced residents who still wish to remain and rebuild. In addition, the required code upgrades for fire-resistant materials, tempered glass, and ember-proof vents as precautions against the expected fires will add additional costs. Infrastructure repairs and replacement needs and rising costs of water and related delivery systems will also accumulate and ultimately be passed on to the property owners.
In total, this will amount to a small fortune, often exceeding what most homeowners have in their bank accounts or might receive from insurance claims, assuming insurance companies operate fairly. Spoiler alert: Quite often, they don’t make it easy. Gathering enough funds from claims to cover the increased costs of new construction and current building code requirements can be challenging and time-consuming. Insurance rates are skyrocketing and will continue to rise, increasing property ownership costs and diminishing rental property income.
Los Angeles and the State of California seem to have ambitious plans to turn this crisis into a housing opportunity. This time, they’re not keeping it a secret. The ashes haven’t even cooled before discussions about rezoning begin—higher density, multi-family developments, and affordable housing. Where many single-family homes once stood, the new vision envisions clusters of multi-family residences and towering apartments, creating a new type of neighborhood rising from the ruins. It is possible that Los Angeles County will ask the state to limit or waive the application of some density and bonus legislation for Altadena.
If that happens, the City of Los Angeles should consider making a similar request for the Palisades.
You can push back, petition, or scream until your voice is raw. But deep down, this is how this story ends for now. It’s not the script some of us might prefer, but the fact is, progress (in the name of) doesn’t ask for permission. It simply squats down and moves in, whether you’re ready for it or not.
And so, the for-sale properties are starting to sprout like weeds. Some people will likely decide to leave for good because they have no choice—their policies won’t cover enough, or their savings aren’t deep enough to start over and endure the inevitable, excruciating permit-to-construction periods.
Others left because they could not handle the nightmare and stress of rebuilding while trying to normalize and continue their daily lives. Many will also be burdened by mandatory interest payments piling up on existing mortgages, like another firestorm consuming their savings. Additionally, there is a palpable fear that this nightmare could return with its destructive malevolence again.
Some of the fortunate ones (if you can really say that) with relocation options, fortitude, and sufficient funds to rebuild are now packing up, moving, and living in Santa Monica, Playa Vista, Brentwood, or even Newport Beach—places where the ocean glows blue instead of toxic gray.
Inevitably, new buyers will arrive, and this process has already started. But who will they actually be? Many will be fueled by a burning hunger unrelated to smoke or ash.
They see profit opportunities where others perceive ruin and despair. Private investors, large corporate entities, developers, and visionaries for a brighter future wanting to reside in what could be reimagined as “better” desire a piece of scorched earth to revitalize, and they will be prepared to pay at the right price, of course!
The Palisades has always been a unique and special place, embodying the charming, quintessential California lifestyle. Quiet and removed from the chaos of the city, it has served as a retreat for those who could afford to pretend the outside world didn’t exist—a small, peaceful, cozy bubble of dreams. However, that illusion has also been burned and deeply scarred.
Indeed, not all progress is negative, and many will choose to rebuild despite the challenges and changes because the location is exceptional and enchanting. Being new and improved doesn’t always equate to being better for the soul. Regardless of what ultimately unfolds, there is no denying that the vintage and historic charms of the neighborhoods and communities we cherish, many of which have been destroyed or demolished for development, cannot be easily replaced. For long-time and older residents, the true horror of this situation may not lie in the fire or the loss but rather in the realization that something irreplaceable has been taken away. After the homes and community are fully reconstructed, the Palisades will never be the same or evoke the same feelings.
Michael Jolly for SMa.r.t.
Santa Monica Architects for a Responsible Tomorrow
Samuel Tolkin, Architect & Planning Commissioner; Thane Roberts, Architect; Mario
Fonda-Bonardi AIA, Architect; Robert H. Taylor AIA, Architect; Dan Jansenson, Architect & Building and Fire-Life Safety Commission; Michael Jolly, AIRCRE; Phil Brock, SM Mayor (ret)
