Teardown or Remodel in Brentwood? Know the Rules First

Thinking about taking your Brentwood home to the studs or starting fresh with a new build? The right choice can unlock value, but the wrong assumption about permits, overlays, or protected trees can stall your project fast. Brentwood sits at the intersection of hillside, coastal, and historic rules, so it pays to get clear before you swing a hammer. In this guide, you’ll learn the key approvals, how “major remodel” thresholds work, where coastal and hillside overlays apply, and a simple step‑by‑step plan to de‑risk your decision. Let’s dive in.

Remodel vs. teardown: how the City sees it

A light remodel is often quicker and less disruptive. Once your plans remove or replace large portions of structural framing, the City may treat it as new construction. That means full plan check and today’s zoning rules.

• A “major remodel” can trigger the same review as a new build. Confirm how your scope is classified before you design. The City’s zoning resources outline how substantial alterations are treated during review. See the City’s zoning guidance on substantial alterations and major remodel thresholds at zoning.lacity.gov.
• A teardown followed by a rebuild must meet current standards for floor area, height, and setbacks. Size and massing are controlled by Residential Floor Area rules in the Los Angeles Municipal Code. Review the code language on RFA and related standards at the Los Angeles Municipal Code.

Permits you will need

Demolition and building permits

Most teardowns and extensive remodels need demolition and building permits from the Los Angeles Department of Building and Safety (LADBS). LADBS runs plan check, reviews your contractor licensing, and coordinates clearances like hazardous materials and debris handling. Start with LADBS’ overview of plan‑check and permit types at LADBS Plan Check and Permitting.

If you are removing a structure, review LADBS’ demolition bulletins before you apply. They outline required reports and site safety protocols. Find them under LADBS Information Bulletins.

Plan‑check pathways and timelines

Smaller projects may qualify for an over‑the‑counter review, while larger scopes go to regular plan check. Expect additional reviews if your site involves grading, haul routes, or special overlays. LADBS’ plan‑check categories and submittal systems are described at the LADBS Plan Check and Permitting page.

Brentwood‑specific overlays to confirm

Community plan and zoning basics

Brentwood falls within the Brentwood–Pacific Palisades Community Plan. This plan, plus your base zoning, sets the framework for allowable uses, floor area, and setbacks. Start with City Planning’s Brentwood–Pacific Palisades Community Plan.

Coastal Zone areas

Some Brentwood parcels lie within the Brentwood/Pacific Palisades Dual Coastal Plan Zone. Coastal rules can add findings or require a Coastal Development Permit, with potential appeals in certain cases. Check address‑specific applicability at City Planning’s Brentwood/Pacific Palisades overlays page.

Hillside and grading limits

Many Brentwood lots are in or near hillside areas. Hillside regulations limit grading and calculate floor area by slope bands. These standards can affect both remodel and rebuild options. The City’s RFA and hillside provisions are outlined in the Los Angeles Municipal Code.

Trees, history, and environmental checks

Protected native trees

Protected species like oak, walnut, sycamore, bay, toyon, and Mexican elderberry are regulated citywide. Removing or impacting a protected tree without a permit can lead to fines and even withholding of building permits. Bring in a certified arborist early and coordinate with Urban Forestry. See City resources via the Community Forest Advisory Committee.

Historic resources

If your home is designated or nominated as a Historic‑Cultural Monument, or sits in a preservation overlay, the City can delay or deny demolition and require special approvals. Review how local designation and approvals work through the City’s preservation provisions in the Municipal Code. Recent reporting shows the City has intervened on high‑profile Brentwood demolitions, as seen in the case of Marilyn Monroe’s former home covered by Reuters.

Hazardous materials and CEQA

Older homes often need asbestos and lead surveys before demolition. LADBS requires safe abatement and documentation as part of your permit process, referenced in its Information Bulletins. If your project needs discretionary approvals, additional environmental review steps may apply.

Time, cost, and neighborhood impacts

A modest remodel usually moves faster and creates less friction. Once you cross into major remodel or new construction, expect more steps and conditions.

Key drivers to plan for:

• Plan‑check and permit fees, plus utility coordination.
• Soils and geotechnical reports on hillside lots, and potential grading permits.
• Arborist reports, tree mitigation or replacement planting where required.
• Hazardous‑materials surveys and abatement for older structures.
• Haul routes, traffic control plans, and construction hours compliance.

Proactively communicate with adjacent neighbors and coordinate traffic and parking with your contractor. Well‑planned haul routes and noise controls reduce complaints and delays.

Smart alternatives to consider

• Accessory Dwelling Units can add space and value without a full teardown. LADBS provides detailed ADU resources, and these projects often follow a more predictable path than a new main residence.
• SB9 may allow a two‑unit development or an urban lot split on eligible single‑family parcels. Many properties are excluded due to hazards, historic status, or other criteria. Review current City guidance for eligibility at City Planning’s SB9 information page.

Your step‑by‑step due‑diligence plan

1. Screen the property early. Confirm base zoning and whether your lot sits in hillside, coastal, or historic overlays using the Community Plan and overlays page for Brentwood/Pacific Palisades.

2. Define your scope with the City’s lens. Ask whether your work will be viewed as maintenance, an addition, a major remodel, or new construction. For thresholds and treatment of substantial alterations, review zoning resources and then confirm with LADBS.

3. Line up core reports. Order a hazardous‑materials survey for older homes, a soils and geotechnical report if hillside, and an arborist report to identify protected trees. The City’s tree guidance starts at the Community Forest Advisory Committee.

4. Map your permit path. Use LADBS’ overview of plan‑check types, demolition requirements, and submittal systems at LADBS Plan Check and Permitting and the Information Bulletins.

5. Right‑size your design. Match your plans to RFA, height, setback, grading, and parking rules. Start with the Los Angeles Municipal Code to understand bulk limits that could affect your desired square footage.

6. Budget for contingencies. Include grading and trucking, tree mitigation, abatement, plan‑check fees, and potential legal or consulting costs if coastal or historic reviews apply.

Choosing between a remodel and a teardown in Brentwood is less about design taste and more about getting the rules right, early. With a clear permit path, the right consultants, and a neighbor‑friendly plan, you can protect your timeline and your budget.

If you want a discreet, high‑touch partner to coordinate the moving parts, from pre‑listing improvements to vendor referrals and sale strategy, reach out to Margaux Glaser. Together we can map the smartest path for your Brentwood property.

FAQs

Do I need a demolition permit to remove a Brentwood house?

• Yes. LADBS issues demolition permits, requires safety and hazardous‑materials clearances, and sets debris and haul‑route conditions. Start with the LADBS Plan Check and Permitting page and demolition bulletins.

What counts as a “major remodel” under Los Angeles rules?

• If your remodel removes or replaces substantial structural elements, the City may treat it like new construction for zoning compliance. Review how substantial alterations are handled at zoning.lacity.gov and confirm with LADBS.

How do coastal rules affect a Brentwood project near the Coastal Zone?

• Lots within the Brentwood/Pacific Palisades Dual Coastal Plan Zone have extra coastal consistency checks and may require a Coastal Development Permit. Verify status at City Planning’s overlays page.

Can protected trees stop my remodel or teardown in Brentwood?

• They can delay or reshape it. Certain native species are protected, and removal or damage needs permits and mitigation. Start with an arborist report and review City resources at the Community Forest Advisory Committee.

Could historic status block demolition of my Brentwood home?

• It can. Designated or nominated Historic‑Cultural Monuments require special approvals, and the City can impose hold periods. See the City’s preservation provisions in the Municipal Code.

Can SB9 or an ADU change my plan after a teardown?

• Possibly. SB9 allows two‑unit projects or lot splits on eligible parcels, subject to exclusions. Review current rules at the City Planning SB9 information page, and coordinate with LADBS for ADU feasibility.