Palisades Geohazard Risk Assessment Zones
Guidance for homeowners navigating reconstruction after the 2025 fires from insurance coordination through permitting and construction.
The January 2025 Palisades Fire scorched more than 23,000 acres, destroyed over 6,800 structures, and became the most destructive wildfire in Los Angeles history. Many of the destroyed homes were located in areas now designated as Palisades Geohazard Risk Assessment Zones (PGRAZ)—geologically sensitive areas with documented landslide hazards, steep slopes, unstable soils, and debris flow paths that don't disappear because a fire came through.
The City has streamlined permitting under Mayor Bass's Emergency Executive Orders, with plan check review now completed in approximately 6 days—nearly twice as fast as pre-fire baselines. But properties in PGRAZ orange and yellow zones face mandatory geotechnical requirements that expedited programs cannot eliminate. These requirements exist because the underlying geology demands them, not because of bureaucracy. For the full picture of what a fire rebuild involves beyond PGRAZ requirements - including insurance gaps, construction cost ranges, the 110% threshold, and home hardening - see our comprehensive Los Angeles fire rebuild guide.
(as of Jan 2026)
Review Time
Permit Processing
(One Year Post-Fire)
What PGRAZ Is & Why It Exists
PGRAZ stands for Palisades Geohazard Risk Assessment Zones—a specialized set of hazard overlay designations created by the Los Angeles Department of Building and Safety (LADBS) to identify geologically sensitive properties requiring enhanced geology and soils engineering analysis before rebuilding can occur.
The PGRAZ map was published following the January 2025 fire to provide a quick reference for determining if combined geology and soils reports will be required. Per P/BC 2025-157, PGRAZ zones are identified as geologically sensitive areas.
You can also check your specific address via ZIMAS or LADBS Property Records.
Understanding PGRAZ Zone Designations
LADBS divides the fire-affected area into two primary hazard categories based on terrain characteristics that create specific geotechnical risks. Each zone triggers different report requirements and analysis scope.
Orange Zone vs Yellow Zone
- Combined geology and soils report (EG + GE)
- Grading Division approval before building permit
- Static slope stability analysis (FS ≥ 1.5)
- Seismic slope stability analysis (FS ≥ 1.0)
- Lateral earth pressure analysis
- Foundation recommendations per conditions
- Grading permit (separate from building permit)
- Combined geology and soils report (EG + GE)
- Grading Division approval before building permit
- Debris flow/mudflow hazard assessment
- Drainage and mitigation design
- Foundation recommendations per conditions
- Impact/diversion wall design (min. 3 ft height)
- Channel capacity analysis (10 cfs/acre min.)
Geology of Pacific Palisades
Understanding why PGRAZ requirements exist requires understanding the geology that makes Pacific Palisades inherently challenging for construction. The area's dramatic terrain comes with significant geotechnical constraints that have caused problems for decades—long before the 2025 fire.
Bluff Formations & Composition
Pacific Palisades bluffs extend 50-150 feet above the beachfront with slopes ranging from 45 to 90 degrees. The geological layers present particular challenges for construction and stability.
Documented Landslide History
Pacific Palisades has one of the most significant landslide histories in Los Angeles County. Between 1911 and 2012, more than 30 road-closing slides occurred within three miles of coastline. Pacific Coast Highway has been rerouted at least five times due to landslide activity.
This history is precisely why PGRAZ requirements exist. The January 2025 fire removed stabilizing vegetation across thousands of acres, temporarily increasing erosion and debris flow risk. The underlying geologic hazards haven't changed—if anything, they're elevated in the short term.
Report Requirements by Zone
The following table summarizes what's required based on your property's PGRAZ designation. Properties not identified on the PGRAZ list are typically on relatively flat terrain and may not require combined reports—though soils reports may still be required for specific excavation conditions.
| Requirement | Orange Zone | Yellow Zone | Outside PGRAZ |
|---|---|---|---|
| Combined Geology & Soils Report | Required | Required | Typically not required |
| Grading Division Approval | Required | Required | If grading permit required |
| Static Slope Stability (FS ≥ 1.5) | Required | If applicable | If slopes > 2:1 |
| Seismic Slope Stability (FS ≥ 1.0) | Required | If applicable | If in State hazard zone |
| Debris Flow / Mudflow Analysis | If applicable | Required | If in drainage path |
| Seismic Hazard Evaluation | Required | Required | If in State hazard zone |
| Grading Pre-Inspection (GPI) | Not required (reports mandatory) | Not required (reports mandatory) | Required in hillside areas |
| Self-Certified Compaction | Not allowed | Not allowed | Allowed (civil/geotech engineer) |
| Grading Permit | Required | Usually required | See exemptions |
Technical Thresholds & Code Requirements
The following technical thresholds are derived from LADBS Information Bulletins and the Los Angeles Building Code. Understanding these values helps contextualize what geotechnical reports must demonstrate.
| Requirement | Value | Reference |
|---|---|---|
| Seismic slope safety factor | ≥ 1.0 | P/BC 2023-049 |
| Static permanent slope safety factor | ≥ 1.5 | P/BC 2023-049 |
| Static temporary slope safety factor | ≥ 1.25 | P/BC 2023-049 |
| Retaining wall sliding safety factor (no EQ) | ≥ 1.5 | LABC 1807.2 |
| Retaining wall overturning safety factor (no EQ) | ≥ 1.5 | LABC 1807.2 |
| Retaining wall safety factor (seismic) | ≥ 1.1 | LABC 1807.2 |
| Hillside building slope threshold | 1:3 (33.3%) | LABC 1613.9 |
| Steep slope threshold | 2:1 (50%) | LABC 7003 |
| Liquefaction analysis trigger | Ss > 0.5g | LABC 1803 |
| Mudflow channel capacity | 10 cfs/acre min. | LABC 7014.3 |
| Retaining wall height for geotech report | > 6 feet | P/BC 2023-083 |
| Impact/diversion wall minimum height | 3 feet | P/BC 2023-064 |
| Impact wall lateral design pressure | 125 psf/ft depth | P/BC 2023-064 |
| Engineered grading threshold | > 5,000 cu yd | LABC 7006 |
| Slope failure height trigger (slough protection) | > 20 ft vertical | LABC 7014 |
| Max R-value (hillside seismic design) | 5.0 | LABC 1613.9 |
| Minimum compaction | 90% (ASTM D-1557) | LABC 7011.3 |
What the Combined Geology & Soils Report Must Include
Per P/BC 2023-113, reports submitted to the Grading Division must be prepared by both a licensed Engineering Geologist (EG) and a Geotechnical Engineer (GE) or Soils Engineer. The report represents a substantial technical undertaking—not a checkbox exercise.
Site Investigation
Field exploration including test borings and/or test pits to characterize subsurface conditions. Detailed logs showing soil types, sampling depths, blow counts, and groundwater observations. For hillside sites, exploration must follow P/BC 2023-068 requirements for hillside exploratory work. The geotechnical map and cross sections must clearly show site boundaries, location of all exploratory excavations, earth material contacts, and extent of proposed grading work.
Laboratory Testing
All testing must be performed by an LADBS-approved laboratory. Required tests typically include grain size analysis, moisture content, density testing, shear strength testing, and consolidation testing as applicable. Shear test graphs must include sample location, soil description, moisture content, dry density at time of shearing, shearing rate, type of test (undisturbed or remolded), and resulting cohesion and friction angle. Material testing for slope stability analysis must follow P/BC 2023-049 requirements.
Engineering Analysis
Site-specific analysis requirements based on conditions:
- Static slope stability: Required for slopes steeper than 2:1 or where adverse geologic conditions exist. Minimum factor of safety 1.5 for permanent slopes, 1.25 for temporary slopes. All analyses must use saturated shear test data.
- Seismic slope stability: Required for sites with landslides or within State-mapped Seismically Induced Landslide Seismic Hazard Zones. Minimum factor of safety 1.0. Analysis per CGS Special Publication 117.
- Liquefaction analysis: Required for sites in State-mapped Potentially Liquefiable Seismic Hazard Zones. Per P/BC 2023-151 guidelines.
- Lateral earth pressure analysis: Required for retaining structures over 6 feet or surcharged by structures. Seismic lateral pressures required for walls exceeding 6 feet. Minimum seismic coefficient = ½ × ⅔ × PGAM.
- Settlement analysis: Required where differential settlement exceeds ¼ inch.
- Mudflow/debris flow analysis: Per LABC 7014.3 and P/BC 2023-064 where site is in concentrated drainage path.
- Bulking and shrinkage factors: Required for projects in hillside grading areas to determine actual export/import volumes.
Foundation Recommendations
The report must provide recommendations for foundation type, allowable bearing capacity, minimum embedment depths, setbacks from slopes (per LABC 1808.7.1), drainage requirements, and construction sequencing. These parameters become the basis for structural engineering design—the structural engineer cannot complete foundation design without them.
Timeline Reality: What "Expedited" Actually Means
Mayor Bass's Emergency Executive Orders have dramatically accelerated plan check review—LADBS is currently completing plan check in approximately 6 days, nearly twice as fast as pre-fire baselines. The first permit was issued 57 days after the fire started—more than twice as fast as the Camp and Woolsey fires.
But the geotechnical investigation and Grading Division approval happen before plan check completes and operate on their own timeline.
| Duration | Activity |
|---|---|
| 2-4 weeks | Engage geotechnical consultant — Schedule field work, coordinate site access, mobilize drill rig. Post-fire demand has extended lead times for qualified firms. |
| 1-2 weeks | Field investigation — Test borings, sampling, geologic mapping. Hillside access constraints and terrain complexity can extend this phase. |
| 2-3 weeks | Laboratory testing — Shear tests, density, moisture, consolidation. Must use LADBS-approved laboratory. |
| 2-4 weeks | Report preparation — Analysis, cross-sections, recommendations. Complex sites require more extensive analysis and documentation. |
| 2-6 weeks | Grading Division review — LADBS review and approval. Correction cycles add time. This cannot begin until report is complete. |
| 8-16+ weeks | Total before building permit can issue — This is the critical path for PGRAZ properties, regardless of plan check speed. |
For complex hillside sites with multiple slopes, landslide history, or challenging access, add time. Each Grading Division correction cycle adds 2-4 weeks. The report timeline is driven by technical scope and site conditions, not permit expediting programs. For a broader view of how construction timelines work on complex residential projects, see our construction timeline guide.
Cost Context for PGRAZ Rebuilds
Geotechnical investigation costs vary significantly based on site complexity, number of borings required, laboratory testing scope, and analysis requirements. For PGRAZ properties, expect costs toward the higher end of these ranges. These costs are for investigation and reporting only—separate from recommended remediation.
| Investigation Type | Typical Range | Notes |
|---|---|---|
| Basic soils investigation (flat site, non-PGRAZ) | $3,000 - $6,000 | Limited borings, standard tests |
| Combined geology/soils report (PGRAZ zone) | $8,000 - $15,000 | Full EG + GE scope |
| Complex hillside investigation (steep slopes, multiple borings) | $15,000 - $25,000+ | Extended analysis required |
| Sites with landslide history or known instability | $20,000 - $40,000+ | Back-calculation, extensive testing |
| Neighboring property joint investigation (per property) | $6,000 - $12,000 | Shared mobilization costs |
Full Reconstruction Costs
Beyond the investigation, PGRAZ properties often require foundation systems and site improvements that significantly exceed standard flat-lot construction:
- Full home reconstruction: Varies significantly by size, finish level, and site complexity. Custom homes in Pacific Palisades typically range from $800-$1,200+/SF; PGRAZ hillside sites trend toward the higher end due to foundation and site work requirements.
- Hillside site work (caissons, soldier piles, retaining walls, shoring): $200,000 - $1,000,000+ depending on slope conditions, depth to bearing, and number of retention systems required
- Design, engineering, permits: Additional 15-20% of construction costs
- Total permitting costs (all technical reports): $70,000+ reported by some residents
What Expedited Permitting Doesn't Change
The City's streamlined fire rebuild programs have reduced permitting times significantly for standard rebuilds. Under EEO1, CEQA requirements are waived, discretionary processes are eliminated, and plan check is targeted for 30 days or less (currently averaging ~6 days). Over 70% of single-family permit clearances are no longer required.
But PGRAZ properties aren't standard rebuilds. The expedited programs don't eliminate:
- Combined geology and soils reports reviewed by LADBS Grading Division
- Grading permits separate from building permits
- Foundation designs that respond to site-specific geotechnical recommendations
- Slope stability analysis or debris flow assessment depending on zone
- Grading Division inspections during construction
- 30-day written notice to adjacent property owners for deep excavations
- Grading bonds per LABC 91.7006.5
These requirements exist because the underlying hazards haven't changed. A fire doesn't stabilize a slope or redirect a debris flow path. If anything, the loss of vegetation increases short-term erosion and debris flow risk until regrowth occurs.
Streamlined Compliance Options
LADBS has built in several provisions specifically to reduce time and cost for fire rebuild projects. Understanding these options can accelerate your timeline significantly.
Reusing Previously Approved Reports
Per P/BC 2025-157, if your property has an existing geology and/or soils report with LADBS approval dated within 10 years of the Mayor's EEO1 (January 2025), that report may be used for the rebuild if the scope is similar. Reports approved prior to the 2019 California Building Code will need updates for current seismic design parameters including seismic slope stability analysis and seismic lateral earth pressures.
Reports older than 10 years may still be used if the consultant can justify their validity. The consultant must provide a statement accepting responsibility for the prior data. Existing reports can be requested through LADBS Records.
Using Adjacent Property Reports
Existing reports for adjacent or nearby properties may be used to reduce new exploration if the area is geologically comparable. The new consultant must review, concur with, and assume responsibility for data from the prior report. This is particularly relevant where multiple neighboring properties were destroyed—shared geotechnical studies can significantly reduce per-property costs.
Self-Certification (Outside PGRAZ Only)
For properties NOT in Orange or Yellow PGRAZ zones, soil compaction may be self-certified by a licensed civil or geotechnical engineer rather than requiring Grading Division approval. Both a subgrade observation memorandum and compaction report must be submitted to the LADBS Residential Inspector (BMI) for record keeping.
Plans must include the note: "The compaction report and observation of the subgrade will be self-certified by the consulting licensed civil/geotechnical engineer." The plan check engineer will verify the project is not within the PGRAZ.
Foundation Reuse
Per P/BC 2025-157, reusing the existing slab and foundation is permitted, provided a California-licensed Professional Structural Engineer or Architect evaluates the foundation system and affirms it is in satisfactory condition. Documentation including observations and tests must be submitted to LADBS for review.
For PGRAZ properties, additional geotechnical investigation may be required to assess whether foundation reuse is feasible given slope stability and debris flow considerations. Don't assume reusability without professional evaluation.
Old Fill Exemption (Pre-1963)
Building code section 91.7011.6 requires investigation of fills placed before April 25, 1963. However, per P/BC 2025-157, testing the old fill is not required for fire rebuilds if the consultant determines the fill and proposed foundation are suitable for reconstruction. This determination is at the soils engineer's professional judgment.
When Grading Permits Are Required
A grading permit is required for any excavation, fill, or import/export of earth materials. However, several exemptions may apply that can simplify the process for qualifying projects.
Grading Permit Exemptions
Per P/BC 2025-157, a grading permit is not required if the work complies with any of the following:
- Self-certified compaction: Outside PGRAZ zones only, where compaction is certified by the consulting civil/geotechnical engineer.
- Shallow excavation: An excavation less than 2 feet in depth.
- Minor slope cuts: Where the remaining cut has less than 50% (45°) slope, doesn't exceed 50 cubic yards, and doesn't change existing drainage patterns.
- Minor fill: Fill less than 1 foot deep on natural terrain with slope flatter than 10%, not exceeding 50 cubic yards, and not changing drainage patterns.
- Hillside caissons/piles: Excavations in hillside areas for caissons or piles under buildings authorized by valid building permits.
- Non-hillside foundations: Excavations in non-hillside areas for basements, footings, caissons, piles, swimming pools, or underground structures authorized by valid building permits.
- Utilities: Excavations for wells, tunnels, or utilities that don't provide vertical or lateral support for buildings.
- Shallow hillside footings: May be waived by LADBS if the site is relatively level and excavation is entirely for footings/grade beams not exceeding 5 feet deep.
Soils Report Exemptions (Non-PGRAZ Only)
For properties NOT in PGRAZ zones, a soils report is not required when removing lateral support from an adjacent private property if the neighboring lot has no structures (including masonry walls) within 45 degrees from the bottom of the excavation, provided one of these methods is used:
- ABC Slot Cuts: Maximum 6 feet wide, 8 feet high. If sloughing or caving occurs, a soils report becomes required.
- Shoring: Designed for 30 pcf equivalent fluid pressure, maximum 12 feet high. If deflection exceeds 1 inch, additional support and a soils report are required.
California Seismic Hazard Zone Requirements
Properties in California Seismic Hazard Zones require additional evaluations for earthquake-induced ground failure. These requirements apply in addition to PGRAZ requirements where zones overlap.
- Earthquake-induced slope stability analysis: Required for sites with landslides or in State-mapped Seismically Induced Landslide zones. Minimum factor of safety 1.0. Per P/BC 2023-049 and CGS SP 117.
- Liquefaction analysis: Required for sites in State-mapped Potentially Liquefiable zones. Per P/BC 2023-151 guidelines.
- Fault investigation: Required for sites in Alquist-Priolo Earthquake Fault Zones or City PFRSA (Preliminary Fault Rupture Study Areas). Per P/BC 2023-129.
Exemptions are defined in P/BC 2023-044. If the site has a previously approved report with valid seismic hazard evaluations, new investigation may not be required.
Coastal Zone Considerations
A substantial portion of Pacific Palisades falls within the California Coastal Zone, subject to the California Coastal Act and City's Local Coastal Program. PGRAZ requirements still apply in the Coastal Zone, and additional requirements may affect your project.
Emergency Executive Order 8 Provisions
- Waives local Coastal Act review processes for streamlined projects
- Expands single-family home projects eligible for State's emergency CEQA suspension
- "Like-for-like" exemptions expanded to allow up to 110% reconstruction size
- Aligns with Governor Newsom's executive order provisions
Height and Setback Standards
- Minimum 10 feet from canyon bluff
- Minimum 25 feet from coastal bluff
- Additional constraints for critical resources
When Full Coastal Review Applies
Projects exceeding 110% of original size may require full Coastal Development Permits with additional review time. Properties in Palisades Highlands are subject to Coastal Development Permit No. A-381-78 (issued 1979) and must comply with adopted conditions. Contact California Coastal Commission South Coast District: SouthCoast@coastal.ca.gov or (562) 590-5071.
Notification Requirements
Adjacent Property Notice (30 Days)
Per LAMC 91.3307.1, for excavations deeper than the foundation of an adjoining building and closer to the property line than the excavation depth, a 30-day written notice to adjacent property owners is required before permit issuance. Notice must be by certified mail, return receipt requested, stating the depth and timing of excavation.
Hillside Project Notice (Suspended)
For hillside projects exceeding 500 SF of floor area or 1,000 cubic yards of grading, the standard 10-day notification requirement has been suspended under Mayor Bass's Emergency Executive Order No. 8. However, posting on the property is still required.
Frequently Asked Questions
LADBS maintains the PGRAZ map and address list, available through their website and via ZIMAS (Zone Information and Map Access System). You can also access maps through LADBS Atlas. Even if not on the PGRAZ list, properties in hillside areas may still require geological reports based on site-specific conditions discovered during plan check or grading pre-inspection.
Architectural design can proceed in parallel, but structural design requires the geotechnical recommendations. Starting structural work before the soils report is complete risks expensive rework if foundation recommendations differ from assumptions. We strongly recommend initiating geotechnical investigation as the first step—it's on the critical path and should drive the entire project schedule.
Yes. Per P/BC 2025-157, LADBS explicitly encourages neighboring properties to jointly commission one geotechnical firm to provide reports covering multiple properties. This reduces per-property costs for mobilization, drilling, and report preparation while meeting all requirements. The consultant addresses each property's specific conditions in a combined or coordinated report.
No. Emergency Executive Orders have accelerated plan check review and waived certain zoning and discretionary requirements, but geotechnical safety requirements remain mandatory. The combined geology/soils report must still be approved by the Grading Division before building permit issuance. The expedited pathway makes everything faster except the geotechnical work—which is driven by site conditions, not paperwork.
The report provides the basis for safe construction. If it recommends caissons, soldier piles, retaining walls, buttress fills, or slope stabilization measures, those become required elements of your project. Understanding this early—before committing to design or budget—is critical. A preliminary geotechnical assessment can identify major cost drivers before you're deep into the process.
Reports approved within 10 years of the Mayor's EEO1 (January 2025) can generally be reused for fire rebuilds if the scope is similar. Older reports may be used with consultant justification and acceptance of responsibility. Reports approved before the 2019 California Building Code require seismic parameter updates for seismic slope stability and seismic lateral earth pressures.
Both sets of requirements apply. PGRAZ geotechnical requirements must be met, and Coastal Zone provisions also apply. Under EEO8, projects rebuilding within 110% of original size have streamlined coastal review pathways. Projects exceeding 110% may require full Coastal Development Permits with additional review time. Coordinate with both LADBS and the California Coastal Commission early in your planning.
Potentially. Per P/BC 2025-157, a California-licensed Structural Engineer or Architect must evaluate the foundation and affirm it is in satisfactory condition. For PGRAZ properties, additional geotechnical investigation may be required to assess feasibility given slope stability and debris flow considerations. Foundation reuse can save significant time and cost—but requires professional evaluation, not assumption.
PGRAZ properties require a coordinated team: Engineering Geologist (EG) for geology report and hazard assessment; Geotechnical Engineer (GE) for soils analysis and foundation recommendations; Structural Engineer for foundation and building design based on geotech recommendations; Architect for design and permit documents; and Civil Engineer for grading plans, drainage, and site work. A construction manager can coordinate the team and sequence work efficiently to minimize total timeline.
Many fire insurance policies cover "like-for-like" replacement. PGRAZ requirements don't change what was destroyed—they affect what's required to rebuild safely. If your previous home was built to code at the time, your policy may cover rebuilding to current code. However, if geotechnical investigation reveals conditions requiring foundation systems beyond your original construction (deeper caissons, additional retaining walls, etc.), those costs may exceed coverage. Extended Replacement Cost coverage can help bridge gaps. Work with your adjuster to document scope requirements early and understand your policy limits.
Research indicates approximately 70% of Palisades fire survivors are experiencing insurance delays or denials. The average insurance gap is estimated at $1.5 million—the difference between coverage amounts and actual rebuild costs. State Farm dropped 70% of Palisades policyholders (1,600 policies) before the fire. While permitting has been expedited (6-day plan check, 49-day average to permit), insurance resolution is taking much longer and creating the primary financial barrier to rebuilding for most homeowners.
As of January 2026, over 1,070 permits have been issued for 540+ addresses, with 1,300+ rebuilding plans approved. However, fewer than a dozen homes have been fully rebuilt. The first Certificate of Occupancy was issued on November 21, 2025 (915 N Kagawa Street). Permit processing peaked in October 2025 (495 permits) but has declined since. The gap between permits issued and homes completed reflects the lengthy construction timeline for complex hillside rebuilds, not permit processing delays.
Related LADBS Information Bulletins
The following LADBS Information Bulletins contain detailed technical requirements relevant to PGRAZ rebuilds. Understanding these documents provides the foundation for navigating the approval process.
How We Help
Benson Construction Group provides Construction Manager at Risk (CMAR) services for complex residential rebuilds, including properties in PGRAZ zones. Our pre-construction involvement on hillside and fire rebuild projects includes:
- Identifying geotechnical requirements and timeline implications at project outset
- Recommending qualified geotechnical consultants experienced with LADBS requirements
- Coordinating geotechnical investigation with design schedule to avoid delays
- Reviewing report recommendations for constructability and cost implications
- Budgeting for recommended foundation systems, retaining walls, and remediation
- Navigating Grading Division approval process and correction cycles
- Sequencing grading, foundation, and building permits to minimize total timeline
- Providing realistic cost and schedule projections before design commitment
For fire-affected properties, the difference between a well-coordinated rebuild and a delayed, over-budget project often comes down to early identification of geotechnical requirements and realistic timeline planning. The investigation phase drives everything that follows. Tell us about your project to start the conversation, or see our fire rebuild guide for the full picture of what the rebuild process involves beyond PGRAZ requirements.