Nine months after the Eaton Fire tore through the Altadena area, most homeowners are still unable to move forward with rebuilding — according to a new report by UCLA researchers published in 2025. ABC7 Los Angeles
Who’s Coming Home?
The study — conducted by UCLA’s Latino Policy & Politics Institute — used property sales, building permits, and other records to ask a fundamental question: “Who’s coming home?” Their findings underscore how slow, uneven, and inequitable post-disaster recovery can be.
Key Findings
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~70% of severely fire-damaged homes currently show no record of a permit or a sale. ABC7 Los Angeles
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Of those homeowners who did try to rebuild, one in four remain stuck mid-application, unable to advance. ABC7 Los Angeles
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The report highlights significant race and age disparities:
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Black homeowners face the steepest barriers, in part due to being older on average. ABC7 Los Angeles
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Black households are more likely to apply for “like-for-like” (restoration) permits versus upgrades or new construction. ABC7 Los Angeles
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Latino households stand out for applying for temporary housing permits more often. ABC7 Los Angeles
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Asian American households, and many others still recovering, appear to be in a prolonged holding pattern.
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A fraction of properties have sold — and two-thirds of those sales went to outside investors. ABC7 Los Angeles
What’s Stalling Recovery?
The UCLA analysts point to several potential barriers to rebuilding:
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Financial constraints. Many homeowners may lack funds to pay for design, permitting, or construction costs.
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Permitting complexity and uncertainty. Navigating approvals can be confusing, time-consuming, or opaque, especially for those without prior experience.
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Lack of technical or legal support. Homeowners may not know where to turn for guidance in reconstruction decisions.
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Choice paralysis. Some may choose to wait rather than commit without clear direction or resources.
As one UCLA researcher put it: “The conversation should start around what these homeowners are dealing with … Are they not applying because they don’t have the resources, or because the process feels inaccessible?” ABC7 Los Angeles
Why This Matters
Post-disaster recovery isn’t just about rebuilding structures — it’s about restoring neighborhoods, communities, equity, and stability. The delays in Altadena point to the risks of deepening inequality after disasters, where already vulnerable residents may be further disadvantaged in the rebuild process.
What Could Help
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Proactive technical and financial counseling for affected homeowners, especially those disproportionately impacted
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Streamlined permitting and clearer communication from municipal agencies
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Targeted support for older homeowners or those with limited capacity to navigate bureaucracy
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Policies to discourage speculative acquisitions of fire-damaged properties by outside investors
