After the January 2025 fires, the majority of Palisades and Eaton homeowners remain in limbo — unsettled insurance claims, no permits, minimal active construction. TGG Realty manages the entire process for you: insurance advocacy, design and permitting, construction oversight, or property sale. Both paths. No pressure. Senior principal on every file.
Choosing not to rebuild is not giving up. And committing to rebuild doesn’t have to mean navigating it alone. TGG provides senior-led professional management for both outcomes.
You’re committed to returning to Pacific Palisades or Eaton. What you need is someone experienced enough to manage the entire reconstruction lifecycle — so you don’t have to make it your second full-time job for the next two years.
Fourteen months of displacement, dispute, and uncertainty has led you to a clear conclusion: you don’t want to rebuild here. That is a legitimate decision — and it deserves the same professional care as any significant financial transaction.
California has some of the strongest insurance policyholder protections in the country. Understanding them before accepting any settlement offer is essential.
Note: TGG Realty provides operational and advocacy support — not legal advice. We work alongside your attorney or public adjuster and know when to refer.
Homeowners who begin moving now should plan for occupancy in late 2027 at the earliest — and that timeline is achievable only with competent, proactive management of every phase.
| Phase | Where You Stand Now | Remaining | Primary Risk |
|---|---|---|---|
| Debris Clearance Most: Complete |
Phase 1 & 2 clearance complete for most properties; some parcels outstanding. | 0–2 mo | Cannot permit without clearance certificate. |
| Insurance Settlement Many: Still open |
Majority of total-loss claims remain unsettled or in dispute 14 months post-event. | 1–6 mo | Underpayment; bad-faith delay; premature release. |
| Design & Architecture Can begin now |
Design can proceed in parallel with insurance — no need to wait for settlement. | 2–4 mo | Architect availability; fire-zone code; HOA. |
| Permitting Heavily backlogged |
LA County permit queue remains congested despite expedited review programs. | 3–6 mo | Application errors; missing docs; CalFire overlaps. |
| Construction | Minimal active construction across the Palisades as of early 2026. | 12–18 mo | Labor shortage; material costs; contractor management. |
| Final Inspection & Occupancy | Inspection queue will be significant when the construction wave arrives. | 1–3 mo | Correction notices; reinspection delays. |
There are meaningful financial-assistance programs available to you — and most require active application to access. TGG helps identify and pursue every applicable program as part of our engagement.
Grants for temporary housing, home repair, and other uninsured disaster costs. Registration deadlines have been extended — verify current status at DisasterAssistance.gov.
Low-interest disaster loans for homeowners — up to $500,000 for real-property losses not covered by insurance. Available to individuals, not only businesses.
State-administered hazardous-debris clearance at no cost to homeowners who opt in. If your property has not completed Phase 2, this program remains your first priority.
Governor Newsom’s executive order established accelerated review timelines for fire-affected residential rebuilds. Proper application positioning is critical to accessing this track.
SCE, SoCalGas, and LA DWP all have assistance programs for fire-affected property owners. Early engagement is essential — reconnection lead times are significant.
California law provides forbearance rights that pause mortgage payments for fire-affected homeowners. Document every communication with your servicer in writing.
No scripts. No junior associates. You’ll speak directly with a principal — Dawson Davenport — who has spent more than four decades managing exactly the kind of complex, multi-phase real estate situations you’re in right now.
Whether you want to rebuild or sell, whether your insurance is settled or stalled, whether you have a clear plan or none at all — start with a conversation. It costs nothing, and it will give you a clearer picture of where you stand and what you can do.
“This is not acceptable — but it is the reality. Your frustration is warranted. And your options are more numerous than the process may be making visible to you.”
One principal, one conversation, zero pressure to list or rebuild.