In the wake of the Palisades and Eaton Fires, thousands of homeowners across Los Angeles County, the City of Los Angeles, and Malibu have faced the overwhelming challenge of rebuilding. As permitting delays often slow recovery, local governments have taken an ambitious step to improve the process: piloting artificial intelligence (AI) for plan check reviews. Through a partnership with Archistar, a company specializing in AI-based compliance tools, jurisdictions are now testing a digital plan review tool called “eCheck” to streamline and accelerate the rebuilding process. This pilot program is focused on fire-impacted zones, but its implications extend far beyond disaster recovery.

The use of AI in permitting is not a new concept, but the application at this scale—particularly under post-disaster conditions—is groundbreaking. For residents rebuilding in unincorporated Los Angeles County, the City of Los Angeles (especially Pacific Palisades), and potentially in Malibu, eCheck offers an early-stage glimpse into the future of municipal plan review. The tool is designed to perform automated checks for building and zoning code compliance, significantly reducing the time architects and building officials spend flagging and revising plans manually. In practical terms, this means faster approvals, fewer costly back-and-forth revisions, and less uncertainty for homeowners and design professionals.

Steadfast LA, a nonprofit led by Rick Caruso, has played a pivotal role in championing the use of AI plan check technology as part of a broader initiative to streamline the rebuilding process for wildfire-affected communities. Under Caruso’s leadership, the organization has advocated for faster, more transparent permitting systems that leverage innovation to reduce bureaucratic delays. Steadfast LA was instrumental in aligning stakeholders—including local government agencies, technology providers like Archistar, and community organizations—to pilot AI-powered tools in areas like Pacific Palisades, where residents faced steep hurdles in post-fire recovery. By promoting the integration of eCheck into public workflows, Caruso and Steadfast LA have positioned Los Angeles as a national leader in adopting smart, responsive permitting solutions tailored to urgent recovery needs. Their efforts reflect a larger commitment to modernizing city infrastructure and empowering residents to rebuild quickly and safely. Ultimately time will tell when it comes to the adoption of AI for plan check reviews for fire rebuilds, and beyond, but beta testing is a step in the right direction to help expedite construction starts and reduce the burden on homeowners. 

Where and How eCheck Is Being Piloted

After laying out LA County Forward: Blueprint for Rebuilding, Los Angeles County officially launched its eCheck pilot on July 15, 2025, as part of a broader “Express Lane” initiative for fire recovery. According to the County’s Recovery and Resilience Office, the tool is currently available to homeowners in single-family (R-1) zones in unincorporated areas, specifically Altadena and Sunset Mesa. These are two neighborhoods significantly affected by the fires, with a high number of homes lost or severely damaged. The City of Los Angeles followed closely, with a July 16, 2025 announcement launching its beta testing phase in Pacific Palisades—another area heavily impacted by wildfire damage. The City’s Department of Building and Safety (LADBS) is actively encouraging architects and builders to use the tool during this testing phase to gather data and improve its accuracy.

Although Malibu has not been officially designated as a separate pilot zone, its inclusion in the City of Los Angeles's larger jurisdiction suggests that eCheck access may be extended to affected properties within Malibu city limits, especially those classified under the same R-1 and RE zoning types. Future expansion is anticipated as the tool proves its efficacy and gains official adoption.

What eCheck Does—and What It Requires

The core functionality of eCheck lies in its ability to scan uploaded architectural plans and compare them against local building and zoning codes. This includes checking for setback compliance, height restrictions, lot coverage, and energy requirements such as solar readiness. The AI reviews PDFs submitted by architects or homeowners and generates a compliance report within approximately 10 business days—far faster than the traditional review process, which often takes four to twelve weeks, depending on workload and plan complexity.

To participate, users must create a free account through the Archistar platform. In the County, plans can be uploaded through start.archistar.ai/us/lacounty. In the City of Los Angeles, submissions are managed through LADBS's beta portal. Users select whether they are submitting a "like-for-like" replacement (rebuilding the home to its pre-fire specifications) or a modified, “non-like-for-like” design. Both are eligible under the program, though the complexity of code checking may vary based on the design.

Importantly, participation in the eCheck program is voluntary. Homeowners and architects may still opt to go through traditional review processes, though this typically results in longer timelines. City and County officials have made clear that participation during this beta phase helps train the AI, improving its future accuracy and utility.

Who Can Use It—and Who Benefits

At present, the eCheck program is limited to those rebuilding homes that were damaged or destroyed in the 2025 Palisades and Eaton Fires. This includes property owners in eligible R-1 zones in Altadena, Sunset Mesa, Pacific Palisades, for now, areas of Malibu that fall under LA County’s jurisdiction for permits. The service is designed to be accessible to homeowners directly, but the primary users are expected to be licensed architects and builders submitting on behalf of clients. That said, homeowners willing to upload plans themselves can gain early feedback and use the AI report to resolve major compliance issues before formally submitting their plans for permitting.

Architects benefit greatly from the ability to test plan compliance early in the design process. The AI system reduces the time spent interpreting complex code and eliminates the need for multiple rounds of revisions based on standard zoning violations. As a result, architects can focus more on design intent and less on regulatory hurdles. Builders also stand to gain, since faster plan approval translates directly into earlier construction starts and less idle time on projects.

Requirements for initial AI testing:

• Homeowner qualification: Must be rebuilding a single-family home damaged in the Palisades/Eaton Fires within eligible zones.
  
  
• Account setup: Free Archistar account for LA County or City of LA
  
  
• Document upload: Architectural plans in PDF format.
  
  
• Plan type: Like-for-like rebuild or new design (non-like-for-like) allowed.
  
  
• Training support: Beta/pilot participants help improve system accuracy.

Architects and builders can also upload plans—architects especially encouraged during City beta.

Timeline for Review and Future Expansion

As of mid-2025, both the City and County pilots are still in beta or pilot stages. The current turnaround for AI-generated compliance reports is ten business days or less, according to early user reports and official program documents. This is significantly faster than manual plan checks, which can take upwards of three months for full review and approval, especially in disaster recovery zones facing high submission volumes.

Following the pilot period, which is expected to last through the end of 2025, both jurisdictions will evaluate performance metrics, user feedback, and review accuracy. Based on those findings, the County and City will determine how to integrate eCheck into their standard permitting pipelines. Full-scale implementation could begin as early as Q1 2026, with expanded zoning coverage, enhanced code modules, and integration with other digital permitting tools.

Notably, officials have signaled their interest in extending the AI tool beyond fire recovery. If the pilot is successful, eCheck—or a more advanced iteration—may be used for all single-family residential plan reviews, regardless of whether the property is being rebuilt after a disaster. In that scenario, homeowners across Los Angeles and beyond could benefit from faster, smarter, and more accessible permitting services.

Limitations and Risks to Consider

Despite the clear advantages, eCheck is not a silver bullet. There are limitations users should be aware of. First, AI is still a developing technology, and its performance during beta phases may vary depending on how well the tool interprets the specific design, code nuance, and formatting of uploaded plans. While the software is highly accurate in reading plan sheets and applying general zoning and building rules, edge cases or complex variances may be flagged incorrectly—or missed altogether. Therefore, AI-generated reports should be reviewed carefully and supplemented by a qualified professional’s judgment.

Second, the tool does not replace structural or engineering review. It does not analyze load calculations, shear walls, foundation systems, or fire safety infrastructure. Nor does it review for subjective or design-based concerns such as aesthetics or community compatibility. As such, eCheck should be viewed as a powerful pre-screening tool, not a substitute for full architectural and engineering services.

There are also data privacy and liability concerns. Since plans are uploaded to a third-party platform, users should ensure that confidential project information is protected and handled in accordance with professional ethics and applicable privacy regulations.

Letter Four’s Advantage: Combining AI with Self-Certification

One of the most exciting developments in this space is the ability to pair AI plan check with self-certification, a process that allows certain licensed professionals to bypass parts of the standard permitting timeline. Letter Four is uniquely positioned in this regard. Lauren, our Co-Owner and one of Letter Four’s licensed architects, is approved by Los Angeles County to self-certify her plans. By combining AI pre-checks with self-certification, Letter Four can substantially reduce the total time required to secure building permits.

Based on current pilot data and internal performance tracking, Letter Four estimates that the combined approach can shave six to eight weeks off the traditional permit timeline. This is especially important in post-disaster recovery, where time lost in permitting often leads to higher construction costs, housing insecurity, and delays in insurance claim resolution. With AI pre-check identifying and resolving issues early, and self-certification allowing for expedited formal submission, homeowners are put on a path to rebuilding faster and with greater confidence.

In terms of financial savings, early analysis suggests that using eCheck can save $1,500 to $3,000 in professional fees by avoiding multiple plan revisions. We think that the estimate is on the lower end, and when considering both professional fees and City and County fees saved, the savings will more likely exceed $10,000. For a homeowner balancing insurance budgets, temporary housing costs, and contractor deadlines, these savings can be significant.

The Future of AI in Permitting

Looking ahead, the AI plan check initiative in Los Angeles represents a broader shift toward digitization and automation in the built environment. Cities and counties nationwide are exploring similar tools, but Los Angeles is among the first to pilot AI in a real-world, high-stakes scenario like fire recovery. If successful, the model may be expanded to multifamily housing, commercial projects, or affordable housing initiatives, where time and budget constraints are even more acute.

Moreover, integration with additional AI modules—such as environmental review, sustainability compliance, or affordability metrics—could make plan check even more comprehensive. This layered approach would help cities balance regulatory enforcement with housing production goals, particularly in regions facing housing shortages and climate-related risks.

How to Get Started—and Why Now Is the Time

If you are a homeowner in Altadena, Pacific Palisades, Malibu, or any other fire-impacted zone in Los Angeles County or City, and you are preparing to rebuild, now is the optimal time to take advantage of AI plan check. The program is currently free, offers fast turnaround times, and can help you catch compliance issues before they slow down your project. For more information about expediting plan check for your rebuild, visit our blog page.

As both licensed architects and builders, participating in the pilot offers Letter Four the ability to test and improve a tool that is likely to become a standard part of our workflow in the years ahead. We are actively working to expedite all of our processes for our fire rebuild clients, especially plan check, as historically it can amount to almost half of a project’s schedule leading up to the start of construction. Designing your new custom home and getting it built is our top priority and minimizing the pain of and costs of permitting will help us immensely in getting you back home, faster. 

Letter Four is currently working with clients looking to leverage AI and self-certification for faster results. With expertise in both the technical aspects of eCheck and the procedural nuances of County permitting, our team is positioned to help you navigate this evolving landscape effectively. From architectural design to permitting strategy, we offer a comprehensive, AI-enhanced path to rebuilding.

To learn more or discuss your project, we encourage you to schedule a consultation. We’re booking out our calendar to ensure the highest level of service and attention to each client, and we recommend reaching out soon if you are planning to start design work within the next several months.

Book a call with our team today and take the first step toward a faster, smarter rebuilding process with the support of Letter Four.