As a property owner in Los Angeles, receiving a Notice to Comply from the Los Angeles Department of Building and Safety (LADBS) or the Los Angeles Housing Department (LAHD) can be stressful and confusing. These notices indicate that your property is in violation of building codes, which can affect both your property’s value and potential income. Understanding common code violations can help you address issues proactively or respond effectively if you receive a notice.
Comprehensive Code Enforcement Violation List for Los Angeles
Below is a detailed list of common code enforcement violations in Los Angeles, organized by their violation codes and categories. This list will help property owners identify potential issues and understand the specific codes that may appear on a Notice to Comply.
Common Code Enforcement Violations in Los Angeles: What Property Owners Need to Know
Building and Safety Violations (LADBS)
| Violation Code | Description |
|---|---|
| 91.106.1.1 | Construction without required permits |
| 91.106.3.2 | Work not completed according to approved plans |
| 91.8104 | Substandard building conditions |
| 91.8104.2 | Inadequate sanitation facilities |
| 91.8104.3 | Structural hazards |
| 91.8104.7 | Faulty weather protection |
| 91.8104.9 | Fire hazards |
| 91.8104.13 | Inadequate exit facilities |
| 91.8104.15 | Electrical hazards |
| 91.6109 | Non-compliant electrical installations |
| 91.6201.2 | Plumbing code violations |
| 91.3103 | Non-compliant roof construction |
| 91.1806 | Foundation violations |
Housing Department Violations (LAHD)
| Violation Code | Description |
|---|---|
| 161.801.12 | Lack of smoke detectors |
| 151.05.A | Failure to register rental unit |
| 152.06 | Ellis Act violations |
| 91.8104.6 | Dampness in habitable rooms |
| 91.8104.10 | Improper occupancy |
| 91.8104.14 | Lack of proper ventilation |
| 151.04 | Illegal rent increases |
Zoning Code Violations
| Violation Code | Description |
|---|---|
| 12.21.A | Illegal use of land |
| 12.21.A.1(a) | Use not permitted in zone |
| 12.21.C | Yard and setback violations |
| 12.22.A.27 | ADU violations |
| 12.21.A.4 | Insufficient parking spaces |
| 12.21.A.6 | Excessive height of fence/wall |
| 12.21.G | Inadequate landscaping |
Most Common Building Code Violations in Los Angeles
1. Unpermitted Construction
One of the most frequent violations involves construction work completed without proper permits. This includes:
- Garage conversions without permits
- Unpermitted room additions
- Converting spaces into Accessory Dwelling Units (ADUs) without authorization
- Unpermitted remodeling projects
- Adding bathrooms or kitchens without proper documentation
The consequences of unpermitted work can be severe, including forced removal of the work, fines, and complications when selling your property.
2. Improper ADU Conversions
With California’s relaxed zoning regulations to address housing shortages, many homeowners are creating Accessory Dwelling Units. However, these must meet specific requirements:
- Proper electrical and plumbing installations
- Adequate egress (entry/exit points)
- Compliance with size limitations
- Adherence to setback requirements
- Proper kitchen and bathroom installations
3. Occupancy Violations
Using a space for a purpose other than what it’s zoned or permitted for is a common violation:
- Converting a garage into living space without proper permits
- Operating a business in a residentially zoned property
- Exceeding occupancy limits in rental properties
- Using a property for short-term rentals in areas where it’s prohibited
4. Health and Safety Violations
Violations that pose risks to occupants receive particular attention:
- Inadequate smoke detectors or carbon monoxide detectors
- Faulty electrical wiring
- Plumbing issues that cause leaks or water damage
- Structural problems affecting the building’s integrity
- Mold or pest infestations
- Inadequate heating systems
- Missing handrails or guardrails
5. Exterior Maintenance Issues
Property owners must maintain building exteriors according to code:
- Deteriorating exterior paint or siding
- Damaged roofing materials
- Overgrown vegetation
- Accumulation of trash or debris
- Broken windows or doors
- Unmaintained swimming pools
- Dilapidated fencing or retaining walls
Responding to a Notice to Comply
If you receive a Notice to Comply from LADBS or LAHD, it’s important to act promptly. The notice typically provides:
- Specific violations that need correction
- A deadline for compliance
- Potential consequences for non-compliance
Your Options When Facing a Building Violation
- Legalize the Work: If you have unpermitted structures or additions, you may be able to obtain retroactive permits by working with professionals who can help bring the work up to code.
- Remove Non-Compliant Work: In some cases, removing the non-compliant elements might be the most practical solution.
- Professional Assistance: Working with a licensed and experienced building compliance service like CCS Inc. can simplify the process of addressing violations.
How CCS Inc. Can Help
With over 20 years of experience in Los Angeles construction and compliance, CCS Inc. offers comprehensive services to address building code violations:
- Professional Assessment: Our team can evaluate your property to identify all potential code violations.
- Permit Navigation: We handle the complex process of obtaining retroactive permits for existing construction.
- Design Services: Our design team can create plans that bring non-compliant structures into compliance.
- Construction Services: As a design-build firm, we can complete any necessary modifications to resolve violations.
- Documentation: We ensure all necessary documentation is properly filed with LADBS or LAHD.
Preventing Future Violations
To avoid code enforcement issues in the future:
- Always obtain proper permits before beginning construction projects
- Work with licensed contractors who understand local building codes
- Maintain your property according to health and safety standards
- Consider regular compliance checks for rental properties
- Stay informed about changes to local building codes and zoning regulations
Additional Common Violation Categories
Fire Code Violations
| Violation Code | Description |
|---|---|
| 57.105.5.1 | Blocked fire exits or escape routes |
| 57.503.1.1 | Inadequate fire access roads |
| 57.904 | Non-functional fire suppression systems |
| 57.907.2 | Missing or non-functional fire alarm systems |
| 57.1004 | Exceeding maximum occupancy limits |
| 57.308.1.4 | Open flame violations |
Environmental Violations
| Violation Code | Description |
|---|---|
| 64.70.02 | Improper discharge into storm drain system |
| 66.25 | Improper waste disposal |
| 57.5706 | Improper storage of flammable liquids |
| 64.30 | Excessive noise violations |
| 116.1 | Substandard property conditions |
ADA Compliance Violations (Commercial Properties)
| Violation Code | Description |
|---|---|
| 11B-206 | Inaccessible path of travel |
| 11B-404 | Non-compliant door width or threshold height |
| 11B-502 | Improper accessible parking spaces |
| 11B-603 | Non-compliant toilet facilities |
| 11B-309 | Inaccessible operable parts and controls |
Violation Fine Structure
Failure to address code violations can result in escalating penalties:
| Time Period | Typical Fine Range |
|---|---|
| Initial Citation | $100 – $500 |
| Second Citation (Same Violation) | $500 – $1,000 |
| Third Citation (Same Violation) | $1,000 – $2,500 |
| Daily Noncompliance Fees | $100 – $1,000 per day |
Note: Actual fines may vary based on violation severity, property type, and enforcement actions.
Conclusion
Building code violations can lead to significant financial penalties and property value reduction. By understanding specific violation codes and addressing them promptly—or better yet, preventing them altogether—you can protect your investment and ensure the safety of your property’s occupants.
If you’ve received a Notice to Comply or suspect your property may have code violations, contact CCS Inc. at (323) 405-8909 for a consultation. Our experienced team can help navigate the complex process of bringing your property into compliance with all applicable building codes.
This blog post is provided for informational purposes only and does not constitute legal advice. Building codes and enforcement procedures may change over time, so it’s advisable to consult with professionals regarding your specific situation.
