TR Constructions LLC | Altadena Rebuild Resource Series
Published February 2026 | Based on information shared at the Altadena Solutions Summit
The TR Constructions team recently attended the Altadena Solutions Summit, a community event where experts shared critical information for families rebuilding after the Eaton Fire. We believe every homeowner deserves access to this information, whether or not they were able to attend. Below is a summary of key takeaways from one of the summit panels. This is educational information only and should not be considered legal, financial, or tax advice. Please consult with licensed professionals for guidance specific to your situation.
One of the most common questions from families planning their rebuild is: what will my property taxes look like when I am done? The Altadena Solutions Summit featured a panel with representatives from the LA County Assessor’s Office and the Tax Collector’s Office who walked through the basics. Here is a summary of the key points.
The 110% Rule
Under current California law, if you rebuild your home after a disaster, you can build up to 110% of the original square footage (or up to 200 additional square feet, whichever is greater) without triggering a full reassessment of your property. This means your Proposition 13 base value stays protected for the original square footage.
Only the square footage that exceeds the 110% threshold would be assessed as new construction. So if your home was 1,400 square feet and you rebuild at 1,540 square feet, the first 1,540 falls under your existing base value. Anything beyond that gets assessed at current market rates.
How Do You Estimate What That Extra Square Footage Would Cost in Taxes?
The assessor’s office explained that they cannot predict future property values. However, they offered a practical approach for homeowners who want to estimate the potential tax impact of going over the 110% threshold.
A Simple Way to Estimate
- Go to Zillow, Redfin, or a similar site and search for recently sold homes in Altadena that are comparable to what you plan to build (same number of bedrooms and bathrooms)
- Divide the sale price by the square footage to get an approximate price per square foot
- Do this for two or three comparable properties and average them together
- Apply that per-square-foot value to the additional square footage beyond your 110% buffer
- Factor in approximately 8% annual appreciation for however long until your rebuild is complete
This is a rough estimation method only. The assessor’s office made clear that actual assessed values are determined after construction is complete and cannot be predicted in advance. But this approach gives you a ballpark to work with as you plan your budget.
The 120% Fair Market Value Option
There is a second option under the law for governor-declared disaster areas. You can rebuild up to 120% of the fair market value of your home as of the day before the fire (January 6, 2025) and still receive property tax protections. This is a different concept from the 110% square footage rule. Fair market value and Proposition 13 base value are two different numbers.
The challenge is that LA County property values have been appreciating at roughly 8% per year. So the longer you wait to rebuild, the smaller the effective benefit of that 120% fair market value window becomes. This is something to be aware of when planning your rebuild timeline.
Common Questions That Came Up
Does the garage count toward square footage? Garages that existed in the original home are part of the baseline. They generally do not create new assessment issues unless you convert them into livable space.
What about moving the laundry room inside? If your laundry was previously in the garage and you incorporate it into the home’s interior as part of the rebuild, the assessor indicated this would likely fall within the 110% threshold and would not trigger a separate assessment. Minor utility additions like gas and water lines for a laundry nook are considered standard.
Can I get more specific guidance for my property? Yes. The LA County Assessor’s Office allows you to schedule a free appointment, either in person or virtually. Visit assessor.lacounty.gov and use the contact/scheduling tool to book a time slot. They recommended giving at least 48 hours advance notice.
Property Tax Deadlines and Payment Options
The tax collector reminded attendees that the April 10 property tax deadline still applies. However, if you are in one of the 18 zip codes covered by the governor’s executive order and you are unable to pay, you can submit a penalty cancellation request on the tax collector’s website at ttc.lacounty.gov.
Helpful Tools on the Tax Collector Website
- View and pay your property tax bills online without waiting for a physical bill
- Set up automatic monthly payments at no cost (a good option if you do not have an impound account)
- Update your mailing address if you have been displaced
Protect Yourself from Fraud
Both offices also encouraged homeowners to sign up for the Homeowner Alert system through the assessor’s website. This free service notifies you within 48 hours if any document is recorded against your property with the register recorder. Given the increase in fraud targeting fire-impacted homeowners, this is an important layer of protection.
About TR Constructions
TR Constructions LLC is a fully licensed Class B General Contractor (CA License #926469) with over 26 years of experience in residential, commercial, and industrial construction. We are actively helping Altadena families navigate the rebuild process. If you have questions about rebuilding your home, call us at (626) 542-1609 or visit trconstructionsllc.com to schedule a free consultation.
