Planning to build or remodel in Malibu? The views are inspiring, but the Coastal Zone has rules that can affect your plans and your timeline. If your project counts as “development,” you may need a Coastal Development Permit. In this guide, you’ll learn what a CDP is, who issues it in Malibu, how long it can take, common conditions, and what buyers and sellers should watch for. Let’s dive in.
What a CDP is
A Coastal Development Permit (CDP) is a land-use permit required under the California Coastal Act for most development in the Coastal Zone. Development is defined broadly and can include new construction, grading, major remodels, shoreline work, substantial repairs, demolition, and some vegetation removal.
The CDP’s purpose is to protect coastal resources, including public access, shoreline and marine habitats, visual quality, and geologic safety. For statewide background on CDPs and the Coastal Act, visit the California Coastal Commission’s website.
- Learn more about the California Coastal Commission and CDPs: California Coastal Commission
Who issues permits in Malibu
Malibu is within California’s Coastal Zone. The City of Malibu administers CDPs for most local projects under its certified Local Coastal Program (LCP). The California Coastal Commission (CCC) retains appeal authority and some original jurisdiction for certain projects and issues.
- Malibu local process and LCP materials: City of Malibu Planning & Building
- Statewide authority and appeals information: California Coastal Commission
Permit steps and timeline
Every project is unique, but most follow a similar path. Simple actions can wrap up in weeks, while complex projects can extend much longer.
Typical steps:
- Pre-application consultation (recommended)
- Application preparation (forms, plans, technical reports)
- City intake and completeness review
- Environmental review under CEQA
- Public notice and hearing(s)
- Local decision (approve, approve with conditions, or deny)
- Possible appeal to the California Coastal Commission
- Building permits and condition compliance
- Monitoring, inspections, close-out
Realistic timeline ranges:
- Simple, exempt, or ministerial actions: weeks to a few months.
- Standard CDP for a modest remodel or new home without an EIR and no appeal: typically 3 to 12 months from intake to local decision and building permits.
- Projects needing environmental review (Initial Study/Negative Declaration or an EIR): 6 to 24+ months.
- If appealed to the CCC or requiring CCC action: add 3 to 12+ months.
- Complex or sensitive sites (shoreline protection, bluff-top, public access issues): 12 to 36+ months is possible.
Why timelines vary:
- Application completeness and quality of technical reports.
- CEQA needs, especially EIRs.
- Neighbor or public objections that trigger hearings and appeals.
- CCC scheduling and staffing.
- Required mitigation and monitoring plans.
Process flow at a glance:
Pre-application meeting
↓
Prepare application (plans, fees, technical reports)
↓
City intake and completeness check
↓
CEQA review (IS/ND or EIR)
↓
Public notice and staff report
↓
Local hearing(s) and decision
↓
If appealed → CCC hearing and decision
↓
Final CDP with conditions → building permits
↓
Monitoring, inspections, and close-out
What drives approval
Reviewers focus on how your project fits Malibu’s LCP and the Coastal Act. Key topics include:
- Public access and view corridors
- Geologic hazards, bluff stability, erosion, and required setbacks
- Shoreline protection devices (seawalls and revetments are tightly restricted)
- Biological resources (dune habitat, wetlands, marine species, nesting birds)
- Visual impacts, height, bulk, materials, and landscaping
- Drainage and stormwater controls
- Archaeological and cultural resource protection
- Neighborhood compatibility, density, and parking impacts
For statewide policy context and guidance, visit the California Coastal Commission.
Common permit conditions
You should expect detailed conditions on most CDPs. Common examples include:
- Geologic or bluff-top setbacks based on geotechnical studies
- Limits on future shoreline armoring and monitoring requirements
- Public access obligations or easements when consistent with the LCP and Coastal Act
- Native landscaping and removal of invasive species
- Construction BMPs and seasonal timing restrictions
- Biological monitoring or mitigation measures
- Recorded deed restrictions or maintenance and monitoring plans
Exemptions and emergencies
Some routine maintenance or minor repairs can be exempt under narrow rules. Definitions vary, so confirm with City staff during pre-application.
Emergency permits can be issued more rapidly to protect life or property. They still carry conditions and documentation requirements, and follow-up approvals may be required.
- For official rules and emergency guidance: City of Malibu Planning & Building
Buyer checklist
Before you write an offer or remove contingencies, request and verify:
- CDP history for the property, including permit numbers and decision letters (City and any CCC records)
- Building permits and final sign-offs; look for any unpermitted work
- Geotechnical and erosion reports, plus permits for any shoreline protection
- Recorded easements, public access paths, and encroachment agreements
- Site limits for future remodels or expansions, including setbacks and what counts as “substantial” development
- If bluff-top or shoreline-adjacent, consider a coastal geologist or coastal engineer review
- Timeline and cost impacts for permits that could affect your closing
Seller prep checklist
Give buyers confidence and reduce surprises by assembling:
- CDP and building permit records, plans, inspections, and reports
- Full disclosure of any known unpermitted work or corrections
- Pre-listing clarity on major planned improvements (for example, a City pre-application meeting or survey)
- An expectation that buyers may request longer contingencies for coastal-specific inspections
Resale and marketability
A clear CDP and building permit history helps your sale. Buyers respond well to documented compliance and no pending enforcement. Properties that rely on shoreline armoring or have access constraints can face insurance and financing challenges, which can affect pricing and time on market. Long-term monitoring obligations or public access dedications may also influence perceived privacy and maintenance.
Costs to expect
Permitting fees vary by project type and change over time. Plan for City fees plus consultant costs. Technical reports such as geotechnical, biological, or coastal engineering can range from a few thousand dollars for straightforward sites to tens of thousands for complex locations. Appeal-related costs and specialized studies can add more. For current fee schedules and checklists, contact the City of Malibu Planning & Building and review statewide guidance at the California Coastal Commission.
Local expertise you may need
The right team can save months. Depending on your site and goals, you may need:
- A Malibu-experienced real estate agent
- A coastal land-use attorney for complex entitlements or disputes
- A coastal geologist or geotechnical engineer for bluff stability and erosion
- A coastal engineer for shoreline processes and armoring alternatives
- A biologist or habitat consultant for sensitive resources
- An architect who knows Malibu’s LCP and CCC expectations
- A planning consultant to coordinate with City and CCC
- A title or escrow officer to review recorded restrictions and easements
For local specialist referrals, consult Aziza.
Ready to move forward?
If you are weighing a remodel, a new build, or a purchase that needs coastal due diligence, get a clear plan and realistic timeline before you start. A focused pre-application strategy, complete reports, and the right experts can help you avoid costly delays. For a property-specific conversation and trusted referrals, connect with Aziza El Wanni.
FAQs
Do Malibu remodels always need a CDP?
- Not always. It depends on the type and scale of work and Malibu’s LCP rules. Many discretionary changes or work near bluffs or the shoreline will require a CDP.
How long does a Malibu CDP usually take?
- Routine, uncontested projects often take months, commonly 3 to 12 months. Projects with environmental review or appeals can extend to 12 months or more.
Will a seawall for my Malibu property be allowed?
- Hard shoreline protection is tightly regulated and often discouraged. Approval depends on site-specific need, alternatives, public access impacts, and mitigation requirements.
If the property sells, does the CDP transfer?
- CDPs are generally tied to the property. Many conditions run with the land, so buyers should obtain and review the permit and its conditions before purchase.
What if prior owners built without a CDP in Malibu?
- Unpermitted development can trigger enforcement, penalties, or require removal or mitigation. It can also complicate resale and financing, so disclosure is important.
Who enforces coastal permit conditions in Malibu?
- The City of Malibu enforces permits issued under its LCP, and the California Coastal Commission enforces where it has jurisdiction and for statewide Coastal Act violations.
