A Clear Path Forward After the Fire.
We’ll Help You Build It.
We manage everything—from lot splits to new homes—so you can focus on recovery.
Foundations simplifies the rebuilding process for families affected by the Palisades fire.
We guide you through every step, from splitting lots to constructing new homes, with minimal upfront costs. Our goal is to make rebuilding accessible, so you can focus on what matters most—your family’s recovery and future.
Rebuilding With Purpose
The Palisades fire changed lives, but it doesn't have to define your future.
At Foundations, our mission is to help families rebuild and thrive by turning challenges into opportunities. We unlock the untapped potential of your property, making it easier to rebuild and move forward without the financial burden. Our goal is to support families in regaining what was lost and creating a better, more secure future.
Build Faster, Stay in Control, Retain More Value
Maximize Your Property’s Value
By splitting your lot, you’re not just creating more space — you’re unlocking the potential for higher returns. The second lot offers the opportunity to build new units, increasing the overall value of your property.
Faster, Streamlined Financing
With the second lot free of mortgage obligations, securing construction financing becomes easier and more accessible. This means fewer financial obstacles and more opportunities to invest in the growth of your property.
Flexible Financial Options for Your Family
The split gives you choices. You can sell or rent the second lot, providing immediate income or freeing up capital for other goals — all without the constraints of traditional property development.
Assess Your Property’s Potential
We evaluate your lot’s eligibility for lot splitting and rebuilding, helping you unlock the full value of your property and prepare for a fresh start.
Eligibility & Zoning
and zoning requirements
Assess & Plan
and environmental factors
Handle Permits & Secure Financing
We manage the permitting and financing process so you can move forward with confidence, without needing to put much money down upfront.
Your Property
half the land
New 2nd Unit
Rebuild Your Home & Start Fresh
We build two homes on your lot. Selling one helps cover most construction costs so you can move into a brand new home with peace of mind.
Your New Home
profits from the lot
split and sold unit
$$$ SOLD
Assess Your Property’s Potential
We evaluate your property’s full potential for lot splitting, ensuring you can maximize its value and set the stage for rebuilding.
Typical Original
Property
Handle Permits & Build New Units
From obtaining permits to managing construction, we oversee every detail to build new units, giving you a fresh start on your property.
Your Property
New Unit
Sell or Rent Units & Rebuild Your Home
Once your units are complete, we take care of the sale or set you up for rental success, ensuring the proceeds fund the rebuilding of your home and secure your family’s future.
Your New Home
from the sold units
$$$ SOLD
Have Questions?
How can I get started with the process?
Click the “Inquire Now” button at the top right of our website to schedule a consultation through our Calendly link. We’ll assess your property, learn about your goals, and walk you through every step. For any other questions, feel free to email us at rebuildla@layfoundations.com.
What is the process for rebuilding after the Palisades fire?
We guide you through every step of the rebuilding process. First, we assess your property’s potential for lot splitting. Then, we help you secure the necessary permits and construct new units on your property. Once the units are built, we assist with selling or renting them to provide the funds to rebuild your home.
What is SB9, and how does it help?
SB9 is a California state law that makes it easier to split lots and build additional units. It’s a powerful tool for homeowners in fire-affected areas like the Palisades and Altadena, as it allows you to maximize the value of your property by building new units without traditional zoning constraints.
What is the benefit of splitting my lot?
Splitting your lot increases your property’s value by enabling the construction of new units on the second lot. This creates opportunities for rental income or profit through sales, helping fund your primary home’s rebuild.
How do I know if my property is eligible for a lot split?
We assess your property for SB9 eligibility, reviewing zoning, size, and location. Our team will guide you through the requirements and determine if your property qualifies.
What happens if my property doesn't qualify for a lot split?
If your property doesn’t qualify under SB9, we can explore other rebuilding or development options and assist with financing solutions.
What if the local government denies my lot split application?
If your application is denied, we’ll help you understand the reasons and identify alternative ways to build or increase value on your property.
Do I have to live in one of the properties after the lot split?
Yes. SB9 requires homeowners to live in one of the units as their primary residence for three years following a lot split.operty, discuss your goals, and guide you through every step of the process.
What role do you play in the rebuilding process?
We manage everything—from property assessment and permits to construction and eventual sale or rental of new units. We’re your full-service project manager.
Do I need to hire my own contractors or construction team?
No. We handle all construction logistics, including working with US-Offsite and other trusted partners to complete your project.
What types of units can be built on the new lot?
Depending on zoning and lot characteristics, you may be able to build single-family homes or accessory dwelling units (ADUs).
How long does the rebuilding process take?
Timelines vary based on permits and project scope. However, units may be occupied before final permits are granted, accelerating your return to normalcy.
What are the permitting requirements?
We handle all required permits, including those for lot splits, SB9 development, and construction.
Can you build in Very High Fire Hazard Severity Zones (VHFHSZ)?
Yes. All construction complies with California’s strict fire safety standards, and we coordinate with local officials to ensure full compliance.
How do I secure construction financing for the new units?
The newly split second lot is typically mortgage-free, making it easier to secure construction loans.
What happens if the project goes over budget or experiences delays?
We build in a contingency fund to cover unexpected costs. If the project stays on time and on budget, that’s when we earn our success-based fee, keeping us aligned with your goals.
How does Foundations make money?
We receive a project management fee only after your project costs have been fully covered. We share in both the upside and downside of the project, and cap our fees to align our interests and protect your returns. Additionally, we earn the standard sales commission on the sale of your new unit(s).
Is there any risk involved in the process?
All construction carries some risk. We mitigate this through thorough planning, reliable partners, and recommending builder’s risk insurance.
What if I don’t have enough equity or cash to rebuild?
Lot splitting can unlock property value to help fund rebuilding. We can also help you explore financing options.
What if my property is currently under insurance or mortgage restrictions due to the fire?
We coordinate with your mortgage lender for a partial release of the second lot and assist with your insurance claims throughout the process.
Do I have to sell the new units?
No. You have flexibility to sell or rent them. Rental income can help support your long-term financial goals.
What if I’m not ready to sell the new units right away?
You can rent the units for cash flow, hold them as investments, or use them for guests. The choice is yours.
Will I need to pay property taxes on the new lot or units?
Yes, property taxes will apply to the new lot and units. These ongoing costs should be factored into your planning.
How do I know if the construction team is reputable?
We work with US-Offsite, led by Dan Ferreira, who has 20+ years in California's building industry. Dan founded Ferreira Inc., Monarch Window, Architectural Ironworks, and Studio Prime. US-Offsite has delivered over 100 ADUs on time.
How do you ensure the new homes meet environmental and safety standards?
We build to California codes and environmental guidelines and inspect thoroughly at every phase.
How do I track the progress of my project?
You’ll receive regular updates from your dedicated project manager, including permitting and construction milestones.
Do I need to be involved in the day-to-day management of the project?
No. We manage the project for you. Your involvement is limited to major decisions and approvals.
What happens if I decide not to move forward with the rebuild?
After reviewing everything with us, if you decide not to move forward, you retain full ownership with no obligations, and we’ll assist you with any next steps or questions.
What if I have other questions or need more personalized advice?
Contact us anytime at rebuildla@layfoundations.com. We offer personal consultations to help you understand your options and move forward with confidence.
Rebuild with Foundations
