California State and Local Wildfire Legal Resource Guide: Summary of Emergency Executive Orders

For L.A. County, Newsom extended the state’s price gouging laws till Jan. 7, 2026. The laws restrict price gouging for “building materials, housing and storage services, emergency supplies, and repair, reconstruction, and emergency clean-up services when a state of emergency is proclaimed.” [Executive Order N-4-25, Paragraph 3.] The governor also extended the penal code’s price gouging statutes for hotel/motel rates, rental housing, and prohibiting eviction of a residential tenant and re-letting at a higher price until March 8, 2025 for L.A. County. [Executive Order N-9-25, Paragraph 13.]

 

This section of the penal code restricts increasing an existing rental listing by more than 10%. Those looking to rent a place not listed before the firestorm are prohibited from renting it for more than 160% of U.S. HUD’s fair market rent calculation. In the following zip codes with high fair market rents, Newsom permitted rental prices in excess of this HUD figure. These are the zip codes which may charge higher rent: 90015, 90049, 90067, 90077, 90094, 90210, 90263, 90265, 90266, 90272, 90274, 90275, 90290, 90291, 90292, 90703, 91011, 91105, 91210, 91301, 91302, 91307, 91354, 91364, 91436, 91709, and 91789. [Executive Order N-17-25, Paragraph 13]. The governor also expanded rental price gouging protections to leases of any length, rather than only leases of one year or less. [Executive Order N-17-25, Paragraph 14].

 

Environmental and Remediation 

For projects to repair, restore, demolish, or replace property or facilities substantially damaged or destroyed by the fires, the governor suspended the California Environmental Quality Act (CEQA), CEQA regulations and “[a]ny requirement to obtain a permit under the California Coastal Act,” subject to specific conditions. [Executive Order N-20-25, Paragraph 2]. Projects are exempt only if the proposed facilities are in “substantially the same location as, and do not exceed 110% of the footprint and height of, the primary structures and facilities that existed immediately before this emergency.” [Executive Order N-204-25, Paragraphs.] Accessory structures that do not exceed 110% of the footprint and height of the accessory structure that existed immediately before the emergency and are in substantially the same location relative to the primary structure are exempted. [Executive Order N-20-25, Paragraph 2.] Supportive infrastructure, such as foundation systems, utilities and driveways are also exempt. [Executive Order N-20-25, Paragraph 2.] 

This CEQA and Coastal Act permitting suspension also extends to new projects that include the construction of a new accessory dwelling unit (ADU) that did not exist, provided the ADUs are built at least 10 feet from a canyon bluff or 25 feet from a coastal bluff.. [Executive Order N-20-25, Paragraph 2.] The suspensions apply only to “the extent that they do not encroach a public access easement or public access deed restrictions…” or to the extent the project does not expand farther into a public view corridor or “farther seaward on the beach” that the structure did before the emergency. [Executive Order N-20-25, Paragraph 3.]

 

Local agencies that issue development and building permits for the projects are solely empowered to determine whether a project is eligible under the CEQA/Coastal Act suspension. [Executive Order N-20-25, Paragraph 4.] These determinations are not appealable to the California Coastal Commission or other state agencies. Local agencies may develop guidance for implementing their approval processes. [Executive Order N-20-25, Paragraph 4.] For damaged or destroyed properties, the governor extended the expiration of any coastal development permit issued under the Coastal Act for three years. [Executive Order N-20-25, Paragraph 6.] Similarly, Newsom extended state building permits for three years for projects to repair, restore or rebuild a damaged or destroyed property in L.A. County. [Executive Order N-20-25, Paragraph 7.]

 

The governor also suspended, “to the extent necessary for expediting the removal and cleanup of debris from this emergency,” state statutes, rules and regulations that fall within the jurisdictions of the California Environmental Protection Agency and the California Natural Resources Agency. Individuals/entities wanting to conduct activities under this suspension must obtain  approval from the Secretary of the California Environmental Protection Agency, the Secretary of the California Natural Resources Agency or their designee that their proposed conduct is eligible under the suspension. In making this determination, the secretaries must “use sound discretion … to ensure that the suspension serves the purpose of accelerating cleanup and recovery, while at the same time protecting public health and the environment. All activities performed under the suspension of these statutes and regulations must adhere to the State Environmental Protection Plan, or a comparable plan describing how such actions will balance expeditious fire recovery and environmental protection.” [Executive Order N-2-25, Paragraphs 5-7.] For emergency personnel working on debris and flooding mitigation in certain areas, Newsom also suspended provisions of the Fish and Game Code that would delay emergency-response activities. [Executive Order N-13-25, Paragraphs 4-5.] Those emergency personnel must follow some regulations outlined in the executive order. [Executive Order N-13-25, Paragraphs 6-8.]

 

Newsom vested the Federal Emergency Management Agency (FEMA) and the U.S. Environmental Protection Agency with full authority to provide mutual aid in any affected areas. The agencies have the authority to enter private property in L.A. County to remove debris and conduct testing to mitigate hazards. [Executive Order N-8-25.] Trump signed an executive order to expedite contaminated and general debris removal by EPA  and  FEMA. [Presidential Executive Order, Section 4.] Trump signed an executive order to expedite contaminated and general debris removal by EPA  and  FEMA. [Presidential Executive Order, Section 4.]

 

In tandem with the California Office of Emergency Services, Bass directed the five bureaus of the Board of Public Works to establish a Debris Removal Task Force to develop a comprehensive and streamlined program for debris removal. The Mayor’s Office will also designate a Debris Manager to coordinate debris removal and disposal operations across all levels of government. [L.A. Emergency Executive Order 1, Paragraph 2.] Bass’ second Emergency Order directs the city of Los Angeles to implement temporary erosion control and debris flow mitigation measures among several flooding mitigation measures. Further, it directs city employees to remove vegetation and sediment from debris in the Palisades area under Newsom’s Executive Order N-13-25. [L.A. Emergency Executive Order 2, Paragraphs A.1-2.] Additionally, the city is directed to conduct street sweeping to remove contaminated materials before they enter its storm drain systems. [L.A. Emergency Executive Order 2, Paragraphs B.2.]

 

Newsom further directed the Office of Emergency Services, in consultation with the California Environmental Protection Agency, to engage with the County of Los Angeles; the cities of Los Angeles, Malibu, Pasadena and Sierra Madre; other impacted communities; and FEMA to develop a comprehensive plan for expeditiously removing debris as quickly as possible. The plan must include a process for “prompt execution of contracts with debris removal vendors with a proven track record of successfully delivering services on a timely and cost-effective basis.” [Executive Order N-5-25, Paragraph 1.]

Newsom prohibited landlords from evicting tenants for violating an occupancy lease term when the tenant provides shelter to one or more people displaced by the fires. The order is in effect until March 8, 2025, unless terminated. [Executive Order N-11-25, Paragraphs 1-2.]

 

The California Department of Housing and Community Development (HCD), the Office of Land Use and Climate Innovation, the Office of Emergency Services, and the Department of General Services (DGS) will provide a report to the governor identifying California permitting requirements that could impede rebuilding that may need to be suspended. That report will be updated every 60 days. HCD, in consultation with DGS, the Office of the State Fire Marshal and the California Energy Commission, will provide the governor a report within 60 days on recommendations regarding portions of the California Building Standards Code that should be suspended to facilitate rebuilding in a safe and rapid manner. HCD will work with local governments to identify and recommend procedures “to establish rapid permitting and approval processes to expedite the reconstruction or replacement of residential properties.” The goal for these procedures is to issue all necessary permits and approvals within 30 days. HCD will provide periodic reports to the governor “identifying recommended updates to local government procedures.” [Executive Order N-4-25, Paragraphs 4-6.] The governor tasked several state agencies with working with L.A. County and other impacted municipalities to develop a comprehensive plan for intermediate long-term housing for displaced residents. [Executive Order N-9-25, Paragraph 1]

 

Through  March 8, 2025, Newsom relaxed rules governing hotel/motel stays. Specifically, his order “temporarily allows survivors to remain classified as short-term occupants rather than tenants when they stay beyond 30 days.” The order aims to remove barriers to hotels/motels offering rooms to displaced victims. [Executive Order N-14-25, Paragraph 3] Newsom also authorized the Office of Emergency Services to immediately use all fairgrounds, without fairground board of director’s approval, to assist individuals impacted by the emergency. [Executive Order N-9-25, Paragraph 11]

Bass ordered all city departments to complete initial building permitting reviews for reconstruction of destroyed/substantially damaged properties within 30 days following a completed application. Such applications are subject to the California Coastal Act if applicable. Further, she directed several L.A. city agencies to participate in a disaster recovery permitting center. The center will be located in the impacted burn areas with representatives from the Department of City Planning, Department of Building and Safety, Department of Recreation and Parks, Department of Transportation, Department of Water and Power, Department of Public Works, the Los Angeles Fire Department, and the Los Angeles Housing Department. These agencies are also directed to establish development services and a building permit unified task force to remove any roadblocks to reconstruction. [L.A. Emergency Executive Order 1, Paragraph B 1-3.]

Bass ordered streamlined approval for “eligible projects.” An eligible project is defined as a “structure or facility to be repaired, restored, demolished, or replaced in substantially the same location as it existed immediately prior to the [w]ildfires.” The structure may not exceed 110% of the floor area or height of the structure that existed before the emergency. The project must have the same use as it did before the wildfire. For example, a residential project cannot become a commercial project, nor can the project increase density. The project must obtain reconstruction/repair permits within seven years of the Emergency Executive Order, and the work must be finished within three years of obtaining building permits. [L.A. Emergency Executive Order 1, Paragraph B 4.]

Generally, eligible projects do not need demolition permits if the applicant supplies Building and Safety through an online portal with the documentation specified by Building and Safety. Removing a deep or a step foundation or a retaining wall requires review by Building and Safety to ensure the removal does not worsen safety risks. All demolitions must still comply with all laws and regulations governing waste disposal. [L.A. Emergency Executive Order 1, Paragraph B 6.]

Eligible projects will be deemed exempt from L.A.’s discretionary review process, and city departments are directed to review eligible project applications under a streamlined ministerial review process. Haul route approvals must be approved ministerially. [L.A. Emergency Executive Order 1, Paragraph B 5.] Eligible projects in the Coastal Zone will be exempt from the requirements of a coastal development permit per Coastal Act Section 30610(g). Some nonconforming use rules are also relaxed under the order, provided the eligible project meets certain additional criteria. [L.A. Emergency Executive Order 1, Paragraph B 5a.]

For up to three years or while a property has an active building permit, recreational/mobile vehicles, tiny homes or modular structures are permitted on a rebuilding project site. Property owners are also permitted to have a storage unit or shed for up to three years. [L.A. Emergency Executive Order 1, Paragraph B 8.]. For displaced persons, under specific circumstances, Newsom also suspended provisions of the California Coastal Act with respect to establishing, repairing, or operating a mobile home park. [Executive Order N-20-25, Paragraph 5.]

Newsom also issued several orders suspending regulations governing the use of mobile homes or manufactured homes for individuals displaced by the disaster. These orders include a suspension of several fees as well as a suspension local mobile home ordinances within L.A. County that are authorized by California statutes. [Executive Order N-9-25, Paragraphs 4-9]

Bass also created an interdepartmental task force to help existing multifamily residential projects near completion obtain their temporary certificate of occupancy expeditiously. [L.A. Emergency Executive Order 1, Paragraph B 8.] The task force is directed to contact project applicants to assist proactively. Building and Safety must issue guidelines for implementing this multifamily provision by Jan. 23, 2025. [L.A. Emergency Executive Order 1, Paragraph B 8] By Jan. 28, 2025, Building and Safety must also provide a report on what permit reviews could be undertaken as a self-certification procedure by a licensed project architect. Such a process would apply only to eligible projects reconstructing single-family homes. [L.A. Emergency Executive Order 1, Paragraph B 9.] 

Finally, Building and Safety and City Planning, within 10 days of safe access, will identify all properties with a “historic” designation. The Planning Department will publish a list of the properties and will determine the next steps for the historic properties. [L.A. Emergency Executive Order 1, Paragraph B 7.]

Trump’s order directs the Secretary of Housing and Urban Development and the Secretary of Homeland Security, through the Administrator of FEMA, to provide a plan to the Office of Management and Budget to house displaced survivors. [Presidential Executive Order, Section 4.]

Land Speculation

For at least until April 14, 2025, the governor prohibited certain unsolicited offers to purchase or acquire an interest in real property to owners in specific ZIP codes impacted by the fire. Any unsolicited offer must be equal to or greater than the property’s fair market value or interest in the property as of Jan. 6, 2025. [Executive Order N-7-25, Paragraph 1; Executive Order N-17-25, Paragraph 15.]  The fair market value executive order covers: 90019, 90041, 90049, 90066, 90265, 90272, 90290, 90402, 91001, 91024, 91103, 91040, 91104, 91106, 91107, 91367.93535 and 93536.

The California Department of Real Estate is directed to determine any unlawful or unfair practices employed by any entity/individual “seeking to take advantage of property owners in the wake of this emergency.” [Executive Order N-7-25, Paragraph 2.] The Department of Real Estate must provide public notice of findings of unlawful or unfair practices. 

The governor’s land speculation executive order explicitly notes that “any person who violates, or refuses or willfully neglects to obey, any lawful order or regulation issued pursuant to the California Emergency Services Act can be convicted of a misdemeanor.” [Executive Order N-7-25, Preamble.]

Building

Destroyed residential units constructed under the 2019 California Building Standards Code do not need additional plan review under state law. This provision is subject to the discretion of the local enforcing agency. The elevation standards in the 2022 California Building Standards Code continue to apply. [Executive Order N-20-25, Paragraph 8.]

Future Fire Mitigation

The governor also directed the State Board of Forestry to accelerate its regulations which will require ember-resistant zones within 0 to 5 feet (known as Zone 0 regulations) of structures that are located in the highest fire severity areas. According to Newsom, scientific research demonstrated the greatest risk of embers directly or indirectly igniting a home stems from built or planted materials within five feet of a home (e.g., wood fencing, combustible landscaping). Similarly, he ordered the State Fire Marshal to release an updated “Fire Hazard Severity Zone” that will add 1.4 million new acres in the higher two tiers of fire severity. This will force planning changes throughout the State. He also required Cal Fire and Cal OES to work with federal government to improve and modernize communications between state and federal governments. [Executive Order N-18-25, Paragraphs 1-3.]

Tax Relief

L.A. County taxpayers were granted various federal and California tax postponements up to Oct. 15, 2025. 

The IRS postponement includes:

• Individual income tax returns and payments normally due on April 15, 2025.
• 2024 contributions to IRAs and health savings accounts for eligible taxpayers.
• 2024 quarterly estimated income tax payments normally due on Jan. 15, 2025, and estimated tax payments normally due on April 15, June 16 and Sept. 15, 2025.
• Quarterly payroll and excise tax returns normally due on Jan. 31, April 30 and July 31, 2025.
• Calendar-year partnership and S corporation returns normally due on March 17, 2025.
• Calendar-year corporation and fiduciary returns and payments normally due on April 15, 2025.
• Calendar-year tax-exempt organization returns normally due on May 15, 2025.

The California tax postponement includes: 

• Individuals whose tax returns and payments are normally due on April 15, 2025.
• Quarterly estimated tax payments normally due on Jan. 15, April 15, June 15 and Sept. 15, 2025.
• Business entities whose corporate or pass-through entity tax returns are normally due on March 15 and April 15, 2025.
• Pass-through entity (PTE) elective tax payments normally due on March 15 and June 15, 2025.
• Tax-exempt organization returns normally due on May 15, 2025.

The governor extended certain taxation deadlines individuals claiming disaster-related tax relief to submit required documentation for three months after the due date of the return or payment. [Executive Order N-17-25, Paragraph 14] Newsom also suspended certain tax laws imposing penalties and interest for late payments of property taxes due in the calendar year 2025 until April 10, 2026. Through April 10, 2026, he also suspended laws governing filing various property tax statements. These rules apply to these specific zip codes: 90019, 90041, 90049, 90066, 90265, 90272, 90290, 90402, 91001, 91024, 91103, 91104, 91106, 91107, 91367, or 93536. [Executive Order N-10-25, Paragraphs 1-2.]

Mortgages

Over 4300 financial institutions are offering mortgage relief to impacted residents. The arrangement includes: 

• 90-day mortgage payment forbearance periods 
• Streamlined processes for requesting initial relief without submitting forms or documents 
• Payment options that do not require immediate repayment of unpaid amounts (i.e., no balloon payments) at the end of the forbearance period
• Relief from mortgage-related late fees accruing during the forbearance period for 90 days 
• Protection from new foreclosures or evictions for at least 60 days
• Institutions will not report late payments of forborne amounts to credit agencies

Borrowers must contact their mortgage servicer to obtain relief. These provisions apply in the following zip codes: 90019, 90041, 90049, 90066, 90265, 90272, 90290, 90402, 91001, 91104, 91106, 91107, or 93536. [Mortgage Relief Commitments] 

Public Contracting Code

The governor suspended some provisions of the “Government Code and the Public Contract Code, including but not limited to travel, advertising, and competitive bidding requirements” for state agencies to the extent necessary to address the emergency. [Emergency Proclamation, Paragraph 3.] 

Flooding

The Office of Emergency Services, the Department of Water Resources, the California Geological Survey, the California Conservation Corps, the California Department of Fire and Forestry, the State Water Resources Control Board, and the California Department of Fish and Wildlife must develop a plan to mitigate the risks of flash floods, mudslides and debris flows in the “burn scar” areas created by the fires. These agencies must respond promptly to any such flooding or mudslides if significant winter storms impact the Los Angeles area. [Executive Order N-5-25, Paragraph 5.]

Bass similarly directed the five bureaus of the Board of Public Works to create a Watershed Hazards Task Force to conduct post-fire debris-flow hazard assessments to mitigate the risks of flash floods, mudslides and debris flows in response to rain events. This task force will evaluate and recommend mitigation measures to protect infrastructure and implement emergency measures as necessary. The task force will make recommendations to protect infrastructure and implement emergency measures. [L.A. Emergency Executive Order 1, Paragraph 3.]

Fees, Unemployment and Social Programs

For individuals who cannot comply due to the emergency, Newsom also waived (1) the one-week waiting period for unemployment insurance applicants; (2) fees related to the replacement of driver licenses, identification cards or registration stickers; (3) the timely registration or transfer of title of a vehicle; and (4) required fees regarding copies of birth, death or marriage records. [Executive Order N-2-25, Paragraphs 2-4.]

The governor also relaxed some requirements for local agencies that contract with the California Department of Social Services to operate alternative payment programs; migrant alternative payment programs; CalWORKs Stages 1, 2 and 3 programs; emergency child care bridge programs; or family child care home education network programs. [Executive Order N-2-25, Paragraph 1.] Under the order, child development agencies may now “be reimbursed for approvable startup costs in an amount in excess of 15 percent of the agency’s total contract amount … even if the startup costs are not used to expand or increase the impacted contractor’s total contract amount.” [Executive Order N-3-25, Paragraph 9.] To ensure delivery of services, the governor granted the Department of Developmental Services authority to suspend in a time limited fashion certain legal requirements to ensure individuals with developmental disabilities continue to receive services without interruption. Additionally, Newsom extended deadlines for impacted families to submit eligibility documentation for participation in CalWORKs welfare program. [Executive Order N-17-25, Paragraph 9-10.]. The governor made clear that survivors who receive in-kind charitable gifts will not be disqualified from receiving CalWORKs based on their income. [Executive Order N-21-25, Paragraph 4]

Licensing

Newsom's 2025 fire orders empower (1) the Secretary of the California Department of Social Services to waive certain registration and licensing requirements for impacted adult and senior care facilities, child care facilities, children’s residential facilities, resource family homes, and home care organizations and (2) the Director of the Department of Health Care Services to waive specific registration and licensing requirements for impacted behavioral health programs, including drug and alcohol treatment facilities. Any waivers granted will be in effect for only as “long as necessary to address the direct impacts of this emergency in Los Angeles County.” [Executive Order N-2-25, Paragraphs 9-10.] Subject to the approval of the Director of the Emergency Medical Services Authority for medical personnel or the Director of the Office of Emergency Services for non-medical personnel, certain out-of-state emergency and medical personnel will be deemed licensed/certified to provide services for the duration of the emergency.

The governor extended the deadline to pay several business licensing and renewal fees, including beverage and cannabis licensing, and certificates for one year if the renewal date occurred between January 1, 2025, and July 1, 2025. Fees pertaining to license certificates were waived if the document was burned or destroyed. These provisions apply to entities located within the following zip codes: 90041, 90049, 90265, 90272, 90290, 90402, 91001, 91024, 91103, 91104, 91107, 91367, or 93536. Newsom also significantly relaxed the requirements for transferring an Alcoholic and Beverage Control license from an entity located in one of the prior zip codes to a new location within L.A. County. [Executive Order N-15-25, Paragraphs 1-3.]

Education

The governor issued several orders relating to the continuing education of displaced students. He suspended the class size requirements for transitional kindergarten through 8th grade for school districts, county offices of education and charter schools (local educational agencies) impacted by the wildfires. [Executive Order N-6-25, Paragraph 4-6.] He also suspended residency requirements the 2024-2025 school year for displaced L.A. County students or students attending a school damaged/destroyed by the emergency. [Executive Order N-17-25, Paragraph 5.]. All local educational agencies are urged to facilitate enrollment of displaced students. [Executive Order N-6-25, Paragraphs 6.] The governor also extended several educational reporting and assessment deadlines. [Executive Order N-3-25, Paragraphs 5-6.]; Executive Order N-17-25, Paragraphs 3-4, 6-7.] Newsom also suspended caps on administrative costs for state-funded preschool programs and Community Development Block Grants. [Executive Order N-17-25, Paragraph 1.]. Newsom also made it easier for schools to provide independent study if the reason for non-classroom-based study was a result of the emergency. [Executive Order N-21-25, Paragraphs 1-2]

Bass also increased enrollment caps of schools and child care centers by 20%. Her order also allows displaced children and youth to transfer to schools or child care facilities unaffected by the fires for three to five years. Schools or child care facilities that were damaged/destroyed by the fires will receive a 180-day permit allowing them to relocate and operate anywhere in Los Angeles. Schools or child care facilities that would like to operate beyond the 180 days in a new location will be subject to an expedited review process. [L.A. Emergency Executive Order 4, Paragraphs !-B.].

Law Enforcement

The governor ordered the California Highway Patrol and the Governor’s Office of Emergency services to develop a plan for enforcing, including but not limited to prohibited trespassing, loitering with intent to commit crimes of opportunity, vehicle-related laws aimed at preventing “gawkers from disrupting ongoing emergency response activities,” and relevant local laws and ordinances. Law enforcement is directed to protect private property and minimize the impacts on ongoing recovery efforts that may be caused by the entry of large numbers of individuals who do not reside in the impacted neighborhoods. [Executive Order N-12-25, First Order.]

Resources

The state of California launched CA.gov/LAfires, the County of L.A. created https://recovery.lacounty.gov/ and the city of L.A. published https://emergency.lacity.gov/recovery to support wildfire survivors with resources and information detailing how to apply for federal assistance. Victims looking to begin debris removal can find resources via L.A. County’s website. L.A. County also created a website providing information on resources specifically for workers and businesses. The Biden-Harris administration provided a $20 million grant to support workers suffering job losses. 

On January 23, 2025, Newsom signed legislation providing $2.5 billion in disaster aid for Los Angeles. The money is intended to support “emergency protective measures, evacuations, support sheltering for survivors, debris removal and cleanup, post-fire hazard assessments (such as flash flooding and debris flows), traffic…”

Wildfire victim can receive free rides on L.A. Metro. 

L.A. County Superior Court temporarily paused collections on some past due debts.