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Primary residence replacement shall be allowed up to 125% of the original home gross square footage and within or in close proximity to the original footprint vicinity. Close proximity will be discretionarily determined by County staff. For second dwellings and guest houses, the 125% rule is also applicable as long as the increased square footage does not exceed the maximum allowed 1,200 net square feet (second dwelling) and 1,000 net square feet (guest house). Please refer to the planning department regarding non-conforming structures or other structure types.
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Yes, any legal structure destroyed by fire can be rebuilt. Current building code requirements will be applied for all fire rebuilds. If you plan on expanding or relocating your structure, please check with the Planning Division on the steps needed for approval.
Yes. A Permit is required for repairs and construction pursuant to State Code (2019 California Residential Code, Section R105.1). The review of repair/rebuild permit applications will be prioritized as identified above under the Building/Construction category.
In most cases, we will close the permit and issue a new one.
Fire rebuild requirements may include additional items beyond a standard submittal including but not limited to Assessor’s records to verify your previous square footage and a suitability analysis for existing foundations which are to be incorporated into the project. Please refer to the Residential Fire Rebuild Submittal Checklist.
Development impact fees for schools and affordable housing fees do not apply to reconstruction of an existing structure with the same floor area. Impact fees may apply to additional floor area beyond the original structure, such as when a bedroom is added.
Permit processing fees,
The Planning, Building, and Environmental Services Director shall reduce fees in the following amounts for all building permits submitted after October 7, 2017, for structures damaged or destroyed in the 2017 Napa Fire Complex:
To qualify for a fee reduction, the structure must meet all of the following criteria:
Development impact fees for schools and affordable housing do not apply to reconstruction of an existing structure with the same floor area. Impact fees would apply to additional floor area beyond the original structure, such as when a bedroom is added.
All fire rebuild projects will be given first priority for review, approval, and/or processing. If the rebuild is deemed to be a like-for-like replacement (see Engineering’s, Applicability-of-the-2021-Road-and-Street-Standards-for-Fire-Rebuild-Projects (countyofnapa.org) and Environmental Health’s, link to burned dwelling agreement) and located within or in close proximity to the original footprint, first correction comments or approval will be issued within 7 days. Subsequent reviews with be provided within 7 days.
Standard non-fire related projects will not be affected by accommodating fire related projects because the Board of Supervisors authorized additional resources to accommodate the increased workloads. Standard plan review timelines will continue to be met on non-fire related projects.
No. If you choose to build up to 125% of the original home square footage and within the original footprint vicinity, then the fire rebuild will be considered a like-for-like replacement and certain development standards will not be triggered. However, adding square footage could result in additional assessed value above the Proposition 13 base year value of the destroyed residence. (contact the Assessor Division at [email protected] or 707-253-4467 for more information)
Yes. The code in effect now is the 2019 California Residential Code, as amended and adopted by Napa County.
It depends on the design of the home. At a minimum, a simple home design will require a designer, and energy consultant. More complex designs will require a licensed design professional including but not limited to an architect, a civil or structural engineer, a geotechnical engineer, and an energy consultant.
Yes, you will need to do Energy Calculations and you will need to comply with the provision of CALGreen. For more information, refer to the Napa County Residential Fire Rebuild Submittal Checklist.
No (applies to all homes in Napa County). For more information, visit Bay Area Air Quality Control District Wood-burning Device Regulations. See Bay Area Air District requirements for rebuilding fireplaces bulletin for additional information.
Yes, these standards do apply within the State Responsibility Area. For more information, consult the County for determination of properties within the WUI area.
Applicants that wish to use the existing foundation system must have a “suitability analysis” of the existing foundation performed by a registered civil or structural engineer. This analysis shall state that the engineer has visited the site and investigated the condition of the existing building elements. It shall also state that the remaining foundation is suitable for the support of the new structure, and that all under-slab utility systems (such as drain, waste, vent, water, mechanical, electrical, etc.) are suitable for continued use. Electrical conduits may remain but all under-slab electrical conductors must be replaced. See below as to what testing methods may be utilized to demonstrate the suitability of the existing foundation for the proposed rebuild.
Commonly Used Concrete Forensic Testing Methods for Damaged Concrete:
Nondestructive tests are used for three primary reasons:
Typical applications of nondestructive testing are:
Typical nondestructive tests methods:
Nondestructive tests are usually confirmed by obtaining core samples.
Yes, provided the new foundation does not rely on the structural integrity of the old foundation.
Yes, all new and replacement dwellings inclusive of single family residences and second dwellings, but not guest houses, will require fire sprinklers. However, if less than 50% of the original home requires replacement due to fire damage and the existing home is not sprinklered, then the rebuild will not be considered a total replacement and sprinklers will not be required.
Yes, you need a licensed fire protection contractor to design and install the sprinkler system. For more information, visit Contractor license classifications.
Napa County will not require driveway entrance or private road upgrades for rebuilds due to the fire if the following criteria can be met:
Consult with fire and engineering divisions for additional information.
Yes. This is required in all areas of the County (regardless of zones).
Yes, the County will require evidence of a legal parcel and the approved previous gross square footage(s) prior to the issuance of a new building permit. See the Napa County Residential Fire Rebuild Submittal Checklist.
If a homeowner wishes to reconstruct structures in approximately the pre-fire footprint, with minor additional grading then a grading permit in most cases will not be required. Consult the Engineering Division (See the County Grading Ordinance and site erosion control Best Management Practices (BMPs) for site stabilization methods.)
Yes, please see the Installing a Temporary Trailer After a Disaster handout for more information.
Contact the Napa County Fire Marshal’s office to have your roadway/driveway evaluated. Every roadway/driveway is required to be evaluated to ensure it was not a contributing factor in delaying first responders from accessing the residence. It will also be inspected to make sure it is safe for your evacuation during a disaster. To have your driveway evaluated call 707-299-1464.
The California Fire Code requires all new residential structures to have fire sprinklers installed. Other structures are evaluated on size and use of the building. For specific questions on non-residential structures call the Napa County Fire Marshal’s office at 707-299-1464.
Please refer to the Napa County Fire Marshal’s Rebuild Guidelines at https://www.countyofnapa.org/391/Fire-Marshals-Office