Months after wildfires devastated large portions of Pacific Palisades, a slow but determined push to rebuild is beginning to reshape the charred hillsides and fractured neighborhoods. At the center of the recovery effort is Thomas James Homes, a builder with deep roots in the area that has become a key player in getting families back into permanent housing.
With hundreds of lots still vacant and insurance challenges stalling many families’ return, the task ahead remains daunting. But for Jeffrey Sandorf, Vice President of Sales for Thomas James Homes in the Palisades, the goal is clear: simplify the process and restore a sense of community stability.
“We’re basically putting people under contract to rebuild their property from start to finish,” Sandorf said. “It’s essentially an all-inclusive design-build-permit-plan, fixed-cost. Here’s your keys. That’s our program.”
Thomas James Homes, which has built more than 50 homes in the Palisades since 2013, now has eight active projects under contract, with construction underway at three sites and four city permits already secured. The firm recently began working with the mayor’s office on a pilot program that uses artificial intelligence to expedite plan reviews. Sandorf said the company’s guaranteed pricing structure, currently set at $650 per square foot, offers homeowners a rare level of predictability in an otherwise volatile rebuilding environment.
Still, for many residents, construction delays are not due to lack of interest or unwillingness to return. The real stumbling block, Sandorf said, is insurance.
“The biggest issue homeowners are contending with is getting through the process with their insurance company in order to realize the full amount of their proceeds,” he said. “We’re not experts in the insurance field, but that’s probably the number one hurdle. It’s what’s keeping a lot of people frozen.”
Public adjusters, experienced agents and well-structured policies have helped some residents move forward, but others remain stuck in limbo. While adjusters typically work on contingency and can be a lifeline for those struggling with claims, not all homeowners can afford the time, energy or legal leverage needed to unlock funds and begin reconstruction.
“It’s not necessarily an epidemic,” Sandorf said, “but that’s probably the biggest issue for those who are not able or ready to move forward. The people who understand their policy and who they’re working with, those are the ones who are already rebuilding.”
Adding to the complexity is the emotional toll. Sandorf, a fourth-generation Palisadian, said the damage was personal. His children, who live with their mother in the area, were displaced from their townhouse for four months due to smoke damage. Their school, park and after-school center were among the community institutions that burned.
“His social sphere and his friends and kind of his way of life — that was taken from him as well,” Sandorf said.
For those who have opted not to return, a new wave of buyers has emerged. According to Sandorf, 110 fire-damaged lots have been sold since January, many of them to families who intend to live in the area and rebuild. While some properties are trading below pre-fire values, he said the majority of transactions appear to be driven by residents with strong ties to the neighborhood, not outside developers.
“It’s not across the board, by any stretch, that developers are going around buying every single lot,” he said. “It’s just not happening, not right now at least.”
In the months ahead, Thomas James Homes plans to open a design studio in Brentwood to support the Palisades rebuild and a broader push into the Westside. The company is also closely monitoring changes in local permitting policies, including the rollout of one-stop permit shops and ongoing coordination with city departments.
Sandorf said the key to speeding up recovery is continued cooperation between public agencies and builders.
“Every decision that should be made should be made with homeowner in mind across the board,” he said. “There’s a real opportunity here to make this process work better for people. We’re seeing positive steps, and I’d like that to continue.”
While it remains unclear how many former residents will ultimately return, Sandorf said he continues to feel a sense of cautious optimism. He described a growing buzz in the neighborhood, fueled by families eager to rebuild, reconnect and restore what was lost.