What Is Title 24 and How Does It Affect a California Fire Rebuild

Title 24 is California's building standards code. It affects a fire rebuild's design, materials, energy performance, permits, and inspections. But the requirements for a rebuild depend on the project and any applicable fire-recovery relief. For qualifying homes damaged or destroyed in the January 2025 Los Angeles-area fires, Executive Order N-29-25 allows a 2022-code pathway with specified safety requirements retained and suspends mandatory solar and battery installation while preserving solar-readiness requirements.

That relief does not apply to every fire, and it does not waive Title 24 as a whole. Your local building department confirms how your project is classified, whether it qualifies for any relief, and which code edition and requirements apply.

For homeowners in Altadena, Pacific Palisades, and other fire-affected neighborhoods throughout Los Angeles County, this carries real and practical consequences. Title 24 governs what insulation goes into your walls, which windows are installed, what HVAC equipment is selected, whether solar panels or solar-ready provisions are required, which roofing and siding materials are permitted, and how every component is documented and verified before your rebuilt home receives final approval from the building department.

This article explains what Title 24 covers, which sections matter most during a fire rebuild, how compliance is confirmed at each construction phase, who carries responsibility for each piece, and what you should understand before the process gets underway.

What Title 24 Actually Is

The California Code of Regulations, Title 24

Title 24 is the portion of the California Code of Regulations that consolidates all of the state's building standards. It is not a single rule or a single threshold to clear. It is an organized collection of multiple parts, each addressing a distinct area of building construction: safety, accessibility, energy performance, fire resistance, plumbing, electrical systems, and mechanical systems.

The California Building Standards Commission has overall oversight of Title 24, but individual state agencies are responsible for specific parts. The California Energy Commission, for example, develops and maintains Part 6, which sets the energy efficiency standards. The Office of the State Fire Marshal contributes fire safety provisions. Local building departments, often referred to as the authority having jurisdiction, are responsible for enforcing Title 24 requirements during plan review and field inspections.

Title 24 follows a regular update cycle, typically every three years. Each revision can modify requirements for insulation values, equipment efficiency ratings, approved materials, construction methods, documentation protocols, and testing procedures. By default, the code edition that applies to a project is generally tied to when the permit application is submitted. For fire rebuilds, that default can be modified by applicable executive orders and local implementation rules, so the code route for a specific project should be confirmed with the building department.

The Parts of Title 24 That Matter Most in a Fire Rebuild

Title 24 contains many parts, but two carry the greatest significance for homeowners rebuilding after a wildfire:

• Part 6: Building Energy Efficiency Standards. This part establishes requirements for insulation, air sealing, windows, HVAC systems, water heating, lighting, and solar energy for residential construction. It is administered by the California Energy Commission and requires specific compliance documentation before permits are issued and before inspections can be approved.
• Wildfire-resistant construction provisions. In prior code cycles these appear in Chapter 7A of the California Building Code (Part 2) and, where relevant, Section R337 of the California Residential Code. In the 2025 cycle they are set out in the California Wildland-Urban Interface Code, Title 24 Part 7, effective January 1, 2026. These provisions cover exterior materials, roofing systems, venting, windows, and other components that influence a structure's ability to resist ignition from embers, radiant heat, and direct flame contact in wildfire-prone areas.

Other parts of Title 24 also apply to a fire rebuild, including the California Electrical Code, Mechanical Code, Plumbing Code, and Green Building Standards Code. That said, Part 6 and the applicable wildfire-resistant construction provisions are the sections that most directly affect what a rebuilt home looks like, what materials are used, and what documentation is required compared to the structure that previously stood on the lot.

Which Title 24 Rules Apply to Your Fire Rebuild

This is one of the most consequential things to understand before the rebuild process begins. A fire rebuild is generally not treated like a routine repair or a cosmetic renovation, and the rebuilt home is not held only to the codes that governed the original structure. The building department determines how the project is classified and which code edition applies. By default, that is generally tied to the permit application date, but applicable orders can modify it.

For the January 2025 Los Angeles-area fires, paragraph 2 of Executive Order N-29-25 allows covered residential repair, restoration, demolition, and replacement projects, on sites where structures were substantially damaged or destroyed in the declared emergency, to use the 2022 California Building Standards Code. That pathway keeps the 2025 State Fire Marshal fire and public safety provisions, along with applicable minimum elevation and elevation-certificate requirements.

Which authority confirms the route depends on where the property is. Altadena is in unincorporated Los Angeles County, which publishes its own implementation sheet. Pacific Palisades is within the City of Los Angeles, where the Department of Building and Safety (LADBS) applies its own implementation guidelines. County-specific details should not be assumed to apply to City parcels. Other relief can also apply; for example, the City guidelines describe reusing certain previously approved plans from 2019 or later. Your architect and the building department can confirm which route fits your project.

In practical terms, the rebuilt home will likely differ from the original in insulation, window specifications, HVAC equipment, roofing materials, exterior cladding, ventilation design, and energy systems. Whatever route applies, the requirements of that route must be satisfied before the building department will approve the work and issue a Certificate of Occupancy.

What Title 24 Requires in a Fire Rebuild

Energy Efficiency Standards Under Part 6

Part 6 of Title 24 establishes minimum energy performance standards for the building envelope and the mechanical systems within it. The exact values depend on the applicable code edition and the approved compliance design, but for a fire rebuild these requirements typically touch nearly every major component of the home:

• Insulation and air sealing. Walls, ceilings, floors, and attic spaces must achieve specific insulation values. Air sealing requirements limit energy loss through gaps, joints, and penetrations in the building envelope. The insulation levels the code requires today are typically higher than what older homes originally contained.
• Windows and glazing. Windows must meet minimum U-factor and Solar Heat Gain Coefficient thresholds. In many situations, this means dual-pane, low-emissivity glass is required. Low-e coatings reduce heat transfer and help the home reach its overall energy performance targets.
• HVAC systems. Heating, ventilation, and air conditioning equipment must meet current efficiency ratings. Duct systems must be sealed, and they are tested when the approved compliance documents call for it. In most cases, the system design must be captured in the Title 24 compliance report before a permit is issued.
• Water heating. Water heaters must satisfy efficiency requirements. Heat pump water heaters have become increasingly common in new construction as a way to meet Part 6 performance targets.
• Lighting and controls. Interior and exterior lighting must meet efficacy standards. Controls such as dimmers, occupancy sensors, and daylight sensors may be required depending on the layout and configuration of the home.
• Solar photovoltaic systems. Under paragraph 1 of Executive Order N-29-25, covered rebuilds from the January 2025 Los Angeles-area fires are exempt from mandatory solar PV installation. The solar-ready requirements in Section 110.10 still apply, which generally means reserving roof space and pathways so a system can be added later. Outside that exemption, whether solar is required depends on the building type, the applicable code, and the compliance design. Owners may also choose to install solar voluntarily.
• Battery storage. Covered rebuilds are also exempt from mandatory battery storage installation under the same paragraph. Outside the exemption, battery requirements depend on the building type, the applicable code, and the compliance design; they do not apply to every new home. A battery can still be added by choice.

The applicable requirements must be captured in the project's Title 24 energy compliance report before the building department will approve the permit application.

Wildfire-Resistant Construction Requirements

Title 24 includes construction standards for buildings in or near Wildland-Urban Interface areas. In prior code cycles these appear in Chapter 7A of the California Building Code and, where relevant, Section R337 of the California Residential Code; in the 2025 cycle they are set out in the California Wildland-Urban Interface Code, Title 24 Part 7. These provisions are designed to reduce the likelihood of structure ignition during a wildfire. A 2022-code pathway under Executive Order N-29-25 does not remove the 2025 fire and public safety provisions it retains.

Which items apply depends on the parcel's designation and the applicable code, and your local building and fire departments confirm that. For a fire rebuild in a designated area, the requirements commonly affect the following:

• Roofing. Class A fire-rated roofing assemblies are required. This is the highest fire-resistance classification available for roof coverings and involves specific testing standards for flame spread, burning brand exposure, and intermittent flame contact.
• Exterior walls and siding. Wall coverings and exterior assemblies must satisfy fire-resistance requirements. Non-combustible or ignition-resistant materials are generally required, and certain assemblies must undergo specific testing for resistance to radiant heat and flame impingement.
• Windows and exterior glazing. Windows in WUI areas must meet defined standards for resistance to radiant heat and ember intrusion. Tempered glass or multi-pane glazing assemblies that satisfy the applicable fire exposure standards are commonly specified.
• Vents. Attic vents, soffit vents, foundation vents, and other openings must be ember-resistant. These products are engineered to prevent burning embers from entering the structure through ventilation openings, which represents one of the most frequent ignition pathways during a wildfire.
• Eaves, soffits, and overhangs. These areas must be enclosed or built with ignition-resistant materials to limit ember accumulation and flame contact from below.
• Decks and attached structures. Decks, porches, fences, and other structures connected to the building may need to meet ignition-resistant or non-combustible material requirements depending on their position and configuration relative to the main structure.

These wildfire-resistant construction requirements are confirmed during plan review and verified again during field inspections. The building department checks materials, assemblies, and installation methods against the approved plans and the applicable code provisions.

Are Altadena and Pacific Palisades in WUI Zones

Both Altadena and Pacific Palisades contain areas that have been designated as Wildland-Urban Interface zones or Very High Fire Hazard Severity Zones under California's fire hazard mapping framework. The California Department of Forestry and Fire Protection, known as CAL FIRE, maintains fire hazard severity zone maps, and local jurisdictions including the City of Los Angeles and Los Angeles County establish and enforce their own designations as well.

If your property falls within one of these designated zones, the applicable wildfire-resistant construction requirements apply to your rebuild. The specific designation for your parcel can be confirmed through your local building department or through the CAL FIRE fire hazard severity zone map. Your architect, designer, or general contractor can help identify the applicable designation early in planning, but the building department is the authority that determines which requirements govern your specific project.

Because fire hazard zone designations are subject to revision, particularly following significant wildfire events, it is important to verify the current status of your property rather than relying on what was in place when the original home was built.

The Title 24 Energy Compliance Report

What It Is and Who Prepares It

The Title 24 energy compliance report is a set of documents that demonstrates how a proposed building design satisfies the energy efficiency requirements of Part 6. This report is not optional. It is a required component of the permit application for new residential construction, including fire rebuilds.

The compliance report is typically prepared by a licensed architect, a building designer working alongside the design team, or an energy consultant who specializes in Title 24 calculations. Depending on the compliance approach, the preparer may use approved energy modeling software to evaluate the building's design, insulation specifications, window ratings, HVAC systems, water heating, lighting, and solar systems against the applicable code requirements.

The result is a set of compliance forms, most commonly referred to as CF1R forms for the design-stage documentation. These forms are included in the plan submittal to the building department and serve as reference documents for inspectors throughout construction, allowing them to verify that installed components match what was approved.

Prescriptive Versus Performance Compliance

Title 24 Part 6 offers two primary compliance pathways:

• Prescriptive compliance requires meeting a defined set of minimum thresholds for each individual component: specific insulation values, specific window ratings, specific equipment efficiency levels, and so on. Every component must independently meet or exceed the listed standard, and there is limited ability to offset weaker performance in one area by exceeding requirements in another.
• Performance compliance uses energy modeling to assess the building as an integrated system. This pathway offers greater design flexibility because it evaluates the building's total energy performance rather than checking each component against a fixed list. A home may use a window with a higher U-factor in one location if other design choices, such as additional insulation or a more efficient HVAC system, bring the overall building performance into compliance.

The prescriptive approach can be simpler where a design fits the listed thresholds. The performance approach gives the design team more room to balance the homeowner's preferences, site conditions, and available materials against code requirements. Your architect or energy consultant can explain which pathway is appropriate for your project during the design phase.

When the Report Is Required and How It Fits Into the Permit Process

The Title 24 energy compliance report must be included in the plan package submitted when applying for a building permit. The building department reviews it alongside the architectural drawings, structural calculations, and other required documents during plan check.

If the compliance report does not demonstrate that the design satisfies the applicable Part 6 requirements, the building department will issue correction notices. Those corrections must be addressed before the permit is issued. This is why the compliance report should be developed during the design phase rather than assembled as a last step before submittal.

Once construction is underway, the compliance forms serve as reference documents during inspections. Inspectors confirm that installed insulation, windows, HVAC equipment, duct sealing, lighting, and other components correspond to what was captured in the approved compliance report. At project completion, the required compliance documents, including any required field verification forms, must be on file before the building department will issue a Certificate of Occupancy.

Field verification is handled by a certified energy rater. The California Energy Commission's Energy Code Compliance (ECC) program replaces the former HERS field verification program, and it applies when the measures in a project require testing. Forms under older code editions may still refer to HERS. Where required by the approved compliance documents, testing can include duct leakage measurement, fan flow verification, refrigerant charge confirmation, and other diagnostics based on the installed systems.

How Title 24 Applies Across the Rebuild Timeline

A common misconception about Title 24 is that it represents a single checkpoint at the start of the project. In reality, Title 24 compliance runs continuously through every phase of the rebuild, beginning with the earliest design decisions and extending through the final inspection. Recognizing where it appears at each stage helps you plan more effectively and reduces the likelihood of delays.

Design and Planning Stage

Title 24 becomes relevant from the very first design conversations. During the design phase, the architect or designer works alongside the energy consultant to confirm that the proposed building envelope, mechanical systems, and energy features will satisfy the Part 6 requirements of the confirmed code route. Window specifications, insulation values, HVAC equipment selections, water heater type, lighting layouts, and any solar-ready or voluntary solar provisions are all shaped by Title 24 at this stage.

For properties in designated wildfire areas, the design team also identifies exterior materials, roofing assemblies, venting products, and glazing systems that comply with the applicable wildfire-resistant construction provisions. These selections must be captured in the construction drawings submitted for permit.

Choices made during design carry through the entire project. Revising a window specification or swapping an HVAC system after permits have been issued can require a revised compliance report, a plan amendment, and an additional review cycle with the building department, all of which affect the project schedule.

Permit Application and Plan Check

When plans are submitted to the building department, the Title 24 energy compliance report is included as part of the package. Plan checkers review the compliance documents alongside the architectural and structural drawings to confirm the design meets the applicable code requirements.

If the plan checker identifies discrepancies between the compliance report and the drawings, or if the report does not adequately demonstrate compliance, correction notices are issued. Those must be resolved before the building permit is granted. In areas with high permit application volume, plan check timelines can vary. Submitting a thorough and complete package from the outset reduces the risk of correction cycles that add time to the permitting process.

Framing and Rough Construction

Once construction begins, Title 24 compliance shifts from a documentation issue to a field execution issue. Framing must accommodate the insulation depths specified in the compliance report. Window rough openings must be sized for the approved window units. Mechanical, electrical, and plumbing rough-in must align with the equipment and layouts documented in the compliance package.

This is the stage where coordination between the general contractor and the subcontractors has the greatest impact. If the HVAC subcontractor installs ductwork that departs from the approved mechanical plan, or if framing does not allow for the specified insulation depth, a compliance problem is created that must be corrected before the work can be inspected and approved.

Insulation, Rough Inspections, and Cover-Up Approvals

Before insulation is concealed by drywall, the building department conducts a rough inspection. At this point, the inspector verifies that insulation type, thickness, and installation quality match the approved Title 24 compliance documents. Air sealing, vapor barriers where required, and other envelope details are also reviewed at this stage.

Rough mechanical, electrical, and plumbing inspections occur around the same time. HVAC duct sealing, equipment installation, and electrical components are checked against the approved plans and the compliance report.

This is among the most critical quality control points in the entire rebuild. Once insulation is enclosed and walls are finished, correcting problems becomes significantly more difficult and costly. Verifying compliance details before calling for inspection is one of the most effective ways to avoid failed inspections and rework at this stage.

Final Inspection and Certificate of Occupancy

Before the building department issues a Certificate of Occupancy, a final inspection confirms that all completed work matches the approved plans and that all required compliance documentation has been submitted and registered. For Title 24 Part 6, this includes any required field verification forms confirming that on-site testing was completed and that the installed systems perform at the levels documented in the compliance report.

For WUI compliance, the final inspection confirms that all exterior materials, roofing, venting, glazing, and other fire-resistant components were installed in accordance with the approved plans.

If compliance documentation is incomplete, or if field conditions do not correspond to the approved documents, the Certificate of Occupancy can be held until the issues are resolved. This is why documentation management throughout the project is as important as the physical construction work itself.

Who Is Responsible for Title 24 Compliance on a Fire Rebuild

Title 24 compliance is not the responsibility of any single individual. It is distributed across design, construction, and certified testing professionals, and understanding who handles what allows you to ask better questions and hold the right parties accountable throughout the process.

The Architect or Designer

The architect or building designer is responsible for incorporating Title 24 requirements into the building design. They specify insulation, windows, envelope assemblies, and the overall building configuration that form the foundation of the compliance strategy. They also work with the energy consultant to confirm the design can satisfy Part 6 requirements before the plans are submitted for permit.

The Energy Consultant

The energy consultant prepares the Title 24 Part 6 compliance report using approved calculation software. They model the building's energy performance, produce the required compliance forms, and advise the design team on how to satisfy code requirements within the project's budget and design parameters. They may also coordinate with the certified energy rater who performs any required field verification testing during and after construction.

The General Contractor

The general contractor is responsible for constructing the project in accordance with the approved plans and compliance documents. This involves coordinating subcontractors to install insulation, windows, HVAC systems, duct sealing, lighting, and other components exactly as specified. The contractor also manages the inspection schedule to confirm that each phase of work is reviewed and approved before subsequent construction covers it.

A contractor who proactively monitors compliance details in the field, rather than waiting for inspectors to identify problems, helps keep the project moving and reduces the risk of costly corrections.

The Building Department and Inspector

The local building department, acting as the authority having jurisdiction, reviews plans and compliance documents during plan check, issues the building permit, conducts field inspections at each required stage, and issues the Certificate of Occupancy at project completion. The building inspector's role is to verify that the installed work matches the approved plans and compliance documentation.

The building department does not develop the compliance strategy or specify the materials. Its function is to confirm that what was approved in the documents is what was actually constructed.

How 1st Choice Development Coordinates Title 24 Compliance

At 1st Choice Development, Title 24 coordination is integrated into the rebuild process from the outset. During pre-construction, the team works alongside the architect and energy consultant to confirm that the compliance strategy is fully developed and that the plan package is ready for submittal. During construction, field management monitors insulation installation, window specifications, HVAC rough-in, duct sealing, and other compliance-critical details before inspections are scheduled.

Jobsite documentation, schedule tracking, subcontractor coordination, and inspection readiness are managed as components of a structured construction operation, not left to chance across disconnected trades. The objective is to verify compliance details before work is enclosed, so that inspections move forward without disruption and the project progresses steadily toward final approval.

This coordination does not replace the roles of the architect, energy consultant, or certified energy rater. Each professional remains responsible for their own defined scope. What 1st Choice Development contributes is the project-level management that connects those efforts in the field, so that nothing is lost between design intent and installed reality.

How Title 24 May Interact With Your Rebuild Budget and Timeline

Required costs follow the code route that is confirmed and approved for your project. Even where a 2022-code pathway applies, the retained safety provisions, applicable energy features, solar-ready provisions, and compliance documents still matter, and the rebuilt home will often include higher-performing insulation, windows, and HVAC equipment than the original structure contained. These components can affect both the overall project budget and the construction timeline.

Required items and voluntary upgrades are worth separating. For covered rebuilds exempt under Executive Order N-29-25, solar panels and batteries are optional choices rather than automatic budget items, while the solar-ready provisions remain required.

Title 24 compliance documentation must be completed before permits are issued, which means the energy compliance report and associated calculations need to be finalized during the design phase. If compliance issues surface during plan check, correction cycles add time to the permitting process. During construction, any required field verification introduces inspection steps that must be scheduled and completed before certain work can advance.

For homeowners coordinating with insurance carriers on a fire rebuild, it is worth noting that the insurance estimate for the original home may not automatically account for the cost of bringing the rebuilt structure into compliance with the applicable Title 24 requirements. The gap between what the original home contained and what the applicable code requires can be meaningful, particularly for homes that were built many years ago. This is a topic worth raising with your insurance carrier and your contractor early in the process, so that you have an accurate picture of project scope and costs before construction begins.

1st Choice Development does not provide insurance advice or guarantee what any insurance policy will cover. We recommend discussing code-upgrade costs with your insurance carrier and, if needed, with a public adjuster or attorney who specializes in property insurance claims.

Frequently Asked Questions About Title 24 and Fire Rebuilds

Does my fire rebuild have to meet current Title 24 standards even if my original home was built decades ago?

A rebuild is generally held to the Title 24 edition that applies to the project, not the codes the original home was built under. By default, that is tied to the permit application date, but applicable relief can change it. For qualifying homes damaged or destroyed in the January 2025 Los Angeles-area fires, Executive Order N-29-25 allows a 2022-code pathway that keeps specified 2025 fire and public safety provisions. Your building department confirms the classification, eligibility, and code route for your project.

What is a Title 24 energy compliance report and do I need one?

A Title 24 energy compliance report is a set of documents demonstrating that a proposed building design meets California's energy efficiency standards under Part 6 of Title 24. It is a required component of the building permit application for new residential construction, including fire rebuilds. The report is typically prepared by an energy consultant or the project's design team using approved calculation software.

Does Title 24 require solar panels on a rebuilt home?

Not for covered rebuilds from the January 2025 Los Angeles-area fires. Paragraph 1 of Executive Order N-29-25 exempts them from mandatory solar PV and battery installation, but the solar-ready requirements in Section 110.10 still apply. Outside that exemption, whether solar or batteries are required depends on the building type, the applicable code, and the compliance design. You can still choose to add either. An energy consultant can confirm what is required for your project.

What is the WUI zone and does my property in Altadena or Pacific Palisades fall in one?

WUI stands for Wildland-Urban Interface. It describes areas where developed land meets or intermingles with wildland vegetation, creating elevated wildfire exposure. Both Altadena and Pacific Palisades contain areas designated as WUI zones or Very High Fire Hazard Severity Zones. The specific designation for your property can be confirmed through your local building department or the CAL FIRE fire hazard severity zone map.

Who is responsible for Title 24 compliance during my rebuild?

Title 24 compliance is a shared responsibility distributed across multiple parties. The architect or designer incorporates requirements into the building design. The energy consultant prepares the compliance report. The general contractor builds according to the approved documents and manages inspection readiness. A certified energy rater performs any required field verification testing. The building department reviews plans and conducts inspections to verify compliance. No single party carries all of it alone.

What happens if my rebuild does not pass a Title 24 inspection?

If installed work does not match the approved compliance documents during an inspection, the inspector will document the deficiencies and the work must be corrected before the inspection can be approved. Depending on the nature of the issue, corrections can range from minor adjustments to more substantial rework. This is why confirming compliance details before calling for inspection is an important part of quality control throughout construction.

How does Title 24 affect my rebuild timeline?

Title 24 affects the timeline at multiple points: the compliance report must be completed during design, it is reviewed during plan check, compliance details are verified during rough and final inspections, and any required field verification must be completed and registered before a Certificate of Occupancy is issued. Delays at any of these points can affect the overall schedule. Working with a contractor who manages compliance documentation and inspection readiness throughout the project helps reduce the risk of avoidable setbacks.

Official Sources

Updated October 3, 2026.

• Executive Order N-29-25, paragraphs 1 and 2: the primary legal text for the solar and battery exemption and the 2022-code pathway.
• Los Angeles County Executive Order N-29-25 implementation sheet: guidance for unincorporated County areas such as Altadena.
• LADBS Executive Order implementation guidelines: guidance for City of Los Angeles areas such as Pacific Palisades, including code edition, retained safety and elevation requirements, and approved-plan reuse.
• California Energy Commission Energy Code Compliance program: the field verification program that replaces the former HERS program.
• 2025 California Wildland-Urban Interface Code: Title 24 Part 7, published by the International Code Council, effective January 1, 2026.

These sources describe the rules in general. They are not an assessment of any individual project's eligibility.

What to Do Next

Title 24 is not a single form to submit or a single inspection to clear. It is a body of requirements that runs through the entire rebuild process, from the earliest design decisions to the final approval that allows you to return to your home. Early in the process, confirm your code route, any relief eligibility, and the requirements that remain with your architect, energy consultant, and local building department. Understanding how it works helps you ask more informed questions, make better decisions, and engage more effectively with the professionals guiding your project.

If you are rebuilding after a wildfire in Altadena, Pacific Palisades, or the surrounding areas of Los Angeles County, 1st Choice Development manages Title 24 coordination as part of a complete, documented rebuild process. From pre-construction planning through final inspection and owner handoff, the team tracks compliance details, coordinates with licensed design professionals, manages subcontractors, documents progress, and verifies quality before work is enclosed.

Schedule a rebuild consultation with 1st Choice Development at 1stchoicedevelopment.com to discuss your project, your property's requirements, and the next steps in your rebuild process.