Beneath the insect whine of the circling drone, the future was being drafted in real time: legacy-driven blueprints rising from the ash, one vacant lot after the next.
Developers were already circling. The harsh winter sun on February 18, 2025 illuminated the scar where a house once stood at 575 Via de la Paz. The lot was stripped flat.
Earlier in the morning a crew with the Army Corps of Engineers covered the raw soil with a plastic tarp. It had been rolled out like a bandage on a wound – green and synthetic against the gray dust.
Five-Seventy-Five was the first property of thousands to be cleared in the coming weeks, and quickly celebrated.
Governor Gavin Newsom marked the milestone from Sacramento, calling it ‘a record pace never seen before at this scale… we’re working hand-in-hand with President Trump and his administration to clear debris as fast as possible to get Angelenos back to their properties to start rebuilding.’
The Olympics remained the goal and by now the governor had publicly declared the summer event ‘The Recovery Games,’ linking the Olympics and its impact on the economy directly to the rebuild.
‘The mayor and the governor were thrilled with the progress,’ said one City Hall staffer. ‘The Olympics became its own kind of branding for the rebuild.’
That made 575 a perfect photo op.
The Olympics were dubbed ‘The Recovery Games’ in the race to rebuild LA
Mayor Karen Bass and Governor Gavin Newsom tour downtown as the Palisades Fire continues to burn
What was designed as efficiency quickly became what critics described as reckless acceleration, says Vigliotti
Mayor Karen Bass appeared at the lot in a city-issued field jacket, standing beside an Army Corps engineer. It was 18 days after the Palisades fire was declared fully contained. What the Army Corps had once projected as an 18-month slog of hazardous cleanup was now being celebrated as conquered in weeks.
The mayor’s jacket, the bandaged earth, and the official line all broadcast the unmistakable message that Los Angeles was moving forward.
Bass’s words carried the triumph of speed: ‘Our focus is on making sure we rebuild the Palisades as quickly and safely as possible, and today marks a major milestone that’s months ahead of expectations. This underscores my commitment to drive this wildfire recovery forward in record time.’
What emerged was not recovery but a race – and Bass, Trump and Newsom had all waved the checkered flag welcoming residents in.
To speed the process, the city unveiled a ‘One-Stop Rebuilding Center,’ a single hall meant to collapse years of red tape into a matter of days for residents who were now officially allowed back in.
Under its roof sat every desk that once dragged a homeowner across town: building and safety, planning, permits, zoning, even insurance liaisons. Forms that used to require months of back-and-forth could now be stamped in an afternoon.
But what was designed as efficiency quickly became what critics described as reckless acceleration. Within days, some realtors marketed cleared parcels as investment opportunities. Listings boasted that new homes could rise 10 percent larger than those lost, and that groundbreaking could happen quickly.
‘Now made easier with expedited permitting under the Mayor’s Executive Order, this property offers a rare chance to create your dream home without delay,’ one ad teased.
The fires burn a building on Sunset Boulevard – the city’s recovery became a race against time
Wreckage of homes that were destroyed were cleared in record time
The hazardous clean-up in the aftermath of the fires was completed in weeks – despite a more than year-long projection
‘This street-to-street lot has been professionally cleared and is ready for immediate construction, with fast-track permitting in place allowing for up to 10% additional square footage,’ promised another.
Empty lots, branded now as ‘rare opportunities’ sold for more than they had before the town burned.
In the Palisades, the selling point was no longer the house but the absence of it. Even the lack of guardrails became part of the pitch: ‘Exempt from full Coastal Commission review, the lot provides significant advantages for streamlining the permitting process.’
By the end of February, the first foundations were being poured. Construction began even as the cleanup remained unfinished, and before the risks were fully understood.
At the very moment residents were being allowed back into the Palisades to rebuild, local public health crews were pulling soil samples. Testing stretched from late February into late March. The findings were sobering.
In the Palisades, where nearly 7,000 homes and businesses had been destroyed or damaged, the soil tests revealed that 15 percent of properties – both cleared and awaiting clearance – showed elevated levels of cancer-causing toxins, including arsenic.
Across the San Gabriel foothills in Altadena, where over 9,400 structures were lost, the contamination was even more pronounced: Roughly one in three lots tested positive for heavy metals and PAHs.
The poisons did not respect lot lines. They drifted in the wind, settled on lawns, and clung to clothing.
The results were not publicly released until April 10. By then, some families were already rebuilding or returning to homes that weren’t destroyed. Public health officials urged residents to take precautions.
For those returning to their lots, the Los Angeles County Department of Public Health recommended wearing gloves, washing hands after contact, and using N95 or P100 masks to guard against inhaling ash and dust.
Governor Gavin Newsom said the rebuild was happening at ‘a record pace never seen before at this scale’
Reality TV star Spencer Pratt picks through the wreckage of his Pacific Palisades home
In the Palisades, nearly 7,000 homes and businesses were destroyed or damaged
Soil tests revealed that 15 percent of properties showed elevated levels of cancer-causing toxins, including arsenic
Residents were also urged to seal contaminated soil beneath fresh topsoil, grass clippings, and wood chips. Even mulch and plastic tarps were suggested as a temporary cover to keep toxins from blowing across neighborhoods.
The irony was complete: the same carpet of green plastic laid down at 575 Via de la Paz to mask a wound was also being suggested as a shield against carcinogens still loose in the air.
Families were moving back into homes and onto lots where the dust itself carried risk. And at the center of it all stood the mayor, government-issued jacket zipped against the February chill, the public face of ‘safety’ promising a return that was anything but.
The Olympic rush to rebuild outran the science.
And in that same rush, another flawed promise took hold. One that sounded, at first, like progress.
Officials assured residents that what would rise from the ash would be safer. Every new home, they said, would be built to modern fire codes. For a community where many of the homes lost had been built decades earlier, before those standards existed, it carried the weight of transformation.
But what was left unsaid was far more consequential: Modern code had already failed.
Hundreds of the homes destroyed in the Palisades had been built to those same standards. They were not relics. They were compliant.
They burned anyway.
Because ‘meeting code’ is not the same as being built to survive. Fire code sets a floor. A minimum threshold for approval, not a guarantee of protection. And in Los Angeles, that floor is where the rebuild has largely remained.
Concrete composite panels and steel framing, materials proven to withstand extreme heat and ember intrusion, offer dramatically greater fire resistance than wood-built homes that meet code.
They are not experimental. They are not prohibitively expensive. In many cases, they are cost-comparable. Homes built this way have not only survived wildfires, they have secured stable insurance in a market where insurers are rapidly retreating.
New homes are being built to code – but ‘meeting code’ is not the same as being built to survive
Homes being rebuilt are surrounded by cleared lots – but is the rapid rebuild coming at a cost?
But choosing them would have required something the rebuild was designed to avoid: Time. Education. Friction.
And time was the one thing leadership had already decided to eliminate.
So the system defaulted to what it knew. Permits were issued. Plans were approved. And across the Palisades, the rebuild began not with reinvention, but with repetition – a community erased by fire, rebuilding to the very standard that had failed it.
In the year following the fires, Los Angeles outpaced other disaster zones in permitting. Roughly 20 percent of destroyed homes received residential building permits within a year, compared to about 2 percent in Lahaina after the 2023 Hawaii fires, and roughly 5 percent in Paradise after the 2018 Camp Fire.
It was, by every official measure, a success, even as many homeowners have struggled to break ground because of shortage in architects and builders.
What has sprung from lots in the Palisades resembles a lumber yard. Fresh wood framing rises where neighborhoods once stood. Sheets of plywood climb into place – house after house, lot after lot – recreating, almost exactly, what the fire erased.
At 15532 Bowdoin Street, one home breaks from the pattern. Its frame is steel. It stands out not because it is extravagant, but because it is rare.
The science is settled. The next fire is not hypothetical. In this landscape, it is inevitable. The only question is what will be left standing when it comes.
Copyright © 2026 by Jonathan Vigliotti. From the book TORCHED by Jonathan Vigliotti, published by One Signal/Atria, an Imprint of Simon & Schuster, Inc. Printed by permission.
