Tips: Fire-Resistant Home Construction in Coastal California - Part 2

Cost of Fire-Resistant Construction

Investment Analysis: Standard vs. Fire-Resistant Building Methods

Every project is different, and the site conditions can affect the cost of construction greatly (for example, building on sand in Malibu will be more expensive than building on a flat piece of property with stable soils). The following is meant only as a generic example to illustrate how implementing fire-resistant construction can increase the cost of construction. Also, please note that I am using the descriptor of “upscale” construction, loosely based on the quality level of materials as described in the “2024 Cost vs. Value Report” which can be downloaded at costvsvalue.com. The finish materials described in this report for “upscale” projects aligns with the minimum level of finishes commonly expected in neighborhoods such as the Pacific Palisades. Luxury-level choices will result in higher prices.

Construction Cost Comparison

Standard “Upscale” Construction (Meeting Minimum Los Angeles Building Code):

  • Base cost: $800-1,000 per square foot

  • Basic fire-resistant features required by code

  • “Upscale” finishes but traditional wooden frame construction

  • Standard “upscale” windows and doors, such as metal-clad wood windows

  • Basic roofing materials

  • Standard ventilation systems

  • Code-minimum fire protection

Enhanced Fire-Resistant “Upscale” Construction:

  • Base cost: $1,000-1,300 per square foot

  • Additional cost increase: 25-35%

  • Key upgrades:

    • Premium cement fiber or natural stone siding: $45,000-60,000

    • Custom fire-rated windows with enhanced views: $75,000-100,000

    • Premium metal roof system: $90,000-120,000

    • Enhanced ventilation systems: $25,000-35,000

    • Fire-resistant landscaping with “upscale” design: $50,000-75,000

    • Comprehensive sprinkler system: $65,000-85,000

      • Includes:

        • High-pressure pump system

        • Backup power supply

        • Smart monitoring system

        • Exterior sprinkler coverage

        • Water storage tank (5,000-10,000 gallons)

In Part 3, we will summarize the 2024 Insurance Crisis that impacted many homeowners in the greater Los Angeles area.

Tips: Fire-Resistant Home Construction in Coastal California - Part 1

Understanding Fire Risk in Coastal California

In this series, we will discuss how we can move forward by building smarter in the face of growing wildfire threats.

As a licensed architect in California, I am grateful that the state licensing exams included an emphasis on fire risk and mitigation techniques. With the level of devastation in California in front of our eyes daily, the responsibility to design and build fire-resistant homes is more evident now than ever before.

effects of Climate Change

The California fires, including those ongoing in areas such as the Pacific Palisades and Eaton Canyon (as of early 2025), demonstrate the evolving nature of our fire risk. These fires, occurring outside traditional fire seasons, highlight that climate change has extended the threat period to nearly year-round. But, how has climate change increased the risk of fire in Coastal California?

  • Extended fire seasons now spanning 9-10 months

  • More frequent extreme weather events

  • Longer drought periods between rainfall

  • Increased vegetation stress and die-off

  • Higher average temperatures leading to drier conditions

  • Extended Santa Ana wind seasons

Water Availability challenges

In Pacific Palisades, firefighters faced particular challenges with limited road access and steep terrain, while simultaneously dealing with water pressure issues in some areas. Water availability is a a growing concern as our infrastructure faces increased demands. Current challenges include:

  • Reduced reservoir levels affecting firefighting capacity

  • Infrastructure strain during multiple simultaneous fires

  • Need for independent water storage systems in new construction

  • Aging infrastructure in high-risk areas

  • Competition between residential and firefighting needs

Firefighting Resource Considerations

Even with “all hands on deck,” the firefighters of Los Angeles were overwhelmed by the size and strength of the fires. Aside from expanding the number of emergency responders and aerial firefighting resources, there are other resources that need consideration to support their effectiveness, including:

  • Need for improved access roads in hillside developments

  • Growing importance of automated fire detection and response systems

  • Efficient coordination with other jurisdictions, especially with multi-jurisdictional emergencies

  • Contingency plan to mitigate the impact of power shutoffs on firefighting capabilities

In Part 2, we will explore the anticipated relative costs of fire-resistant home construction in coastal California.

Project Completion: Stadium District

HISTORY

Built in 1933, this grand manor was built as a downsized residence for matron of Thornewood Castle in Tacoma, Washington. With this new lifestyle, she planned only to bring a few household employees with her. Our work was focused in the maid’s wing, which originally included the kitchen, a sitting room, cooler, rear hall, and pantry. Click here to see photos of construction in process.

The original plans included detailed drawings for the design of the linoleum flooring. The maid's wing is on the right side of this drawing.

BEFORE & AFTER

In 2007, previous owners of the property remodeled this portion of the house and expanded the sitting room. Unfortunately, that design was not in keeping with the quality or style of the original home. Our goal was to bring the maid’s wing up to the standards of the rest of the home and to create a light-filled atmosphere for cooking and informal entertaining.

Before, the sitting room was a dark space with light-filled boxes cut into the ceiling and felt separated from the kitchen. After, the space is filled with light throughout the day and is connected physically and visually with the kitchen. (After photo: © Northlight Photography Inc.)