Guidance For Homeowners Affected by the 2025 California Fires

At White Sands, we work as designers and builders because we love to create homes that specifically reflect our clients’ needs and styles. With a deep, abiding sense of home as a foundation, homeowners can turn to the priorities in life that truly matter to them: family, career, community. Home should be more than a place to sleep at night – it should be a space to gather, to rest, to rejoice.  

Today, in the wake of January’s devastating fires in Los Angeles, our commitment to our clients has only been reaffirmed. As our hearts go out to those who have been affected by the tragedy – from the thousands who lost their homes to the neighbors and loved ones going out of their way to care for the displaced – we wanted to do what we could to offer support and guidance for those who are embarking on the long, sometimes intimidating, journey of rebuilding. 

Below, we offer a quick, digestible step-by-step overview of the rebuilding process, along with some simple strategies you can use to make sure the space you’re creating is the sanctuary you and your loved ones need. The road ahead might seem long, but with a “one foot in front of the other” mentality and the right collaborators, you’ll have everything you need to reclaim your sense of home. Usually a rebuild takes 18-24 months to complete, after plans are approved, but in this unprecedented moment – when thousands are in need of the same services – it may end up taking longer. 

The Steps

1. Clear the Site: Before you can start to rebuild, you’ll need to create a blank canvas on which you can start to imagine your new life. The debris-clearing process has been split into two Phases, both of which come at no cost to residents: Phase I, conducted by the EPA, disposes of hazardous materials, and Phase II, conducted by the County government or state-approved contractors, takes care of all remaining debris. Once both of these phases are complete, you should commission a property survey, which will provide essential information for any designers and builders that you’ll be working with.
2. Obtain Financing: Before you can start to envision a new home for yourself and your family, you need to know what your financial limitations are. Banks and lending institutions are acutely aware of the adversities faced by many LA homeowners, and they’re collaborating with state and local governments to provide some degree of financial relief. It’s unclear how this will extend over the coming months to financing requests, but we’re hopeful that finding reasonable mortgages for new builds won’t be such an uphill battle.
3. Design & Build Plans: Whether you’re working with us or another local design team, it’s critical that you find a designer who takes the time to learn about you and fully appreciate your vision. Rather than imposing a generic design solution onto your plot, the right design team will help custom-build a home that reflects your specific needs and lifestyle. Then, once the design is complete, they’ll help you find the right architect to manifest your vision.
4. Obtain Permits: The state and county governments are already taking steps toward streamlining the rebuilding process by removing some of the onerous red tape that Californians are all-too-familiar with. Over the coming months, as people start to rebuild their lives, we can only hope that this trend will continue. No matter what happens, though, the right design team will have no problem helping you navigate the legally circuitous permitting process – at White Sands, we’ve been doing it for years.
5. Start Construction & Move In: After both literally and metaphorically laying the groundwork for your project, you’ll have the great joy of watching your new home emerge. If the designer listened closely and honored your vision, you’ll have a space that will uplift and delight you for years to come.

Price Gouging & Other Red Flags

Unfortunately, as we enter into uncharted terrain, there will be some opportunists who try to exploit an already tragic situation for their own personal gain. Once again, this can be avoided by choosing a trustworthy design team. At White Sands, we have the experience and discernment to know exactly how much certain services and materials should cost, and our relationships with a variety of tradespeople across price points means we’ll always be able to offer competitive prices for our clients.

Here are a few simple red flags that might tip you off to a designer, builder, or contractor that’s not necessarily looking out for your best interests:

1. Even after you have finalized plans, they refuse to give you a specific bid, instead insisting on “a ballpark figure.”
2. They can’t refer you to any former clients who are willing to vouch for them.
3. They can’t provide necessary or clear documentation, such as proof of insurance, a well-written contract, or required permits.
4. They ask for a down payment on the project that exceeds 30%.

As you start your rebuild process, we encourage you to reach out – we’re happy to provide a helping hand, even if it doesn’t lead to anything formal. With our extensive experience building new homes, we can help you navigate the legal complexities, the architectural puzzles, and the economic questions as they come up. The path ahead may be long, but with the right collaborators and enough patience, you’ll cultivate a breathtaking home.