Los Angeles County Municipal Code Ch. 1 Administration
Los Angeles County Municipal Code · 2026-09 edition · updated 2026-10-04 · Los Angeles County
Cite as: Los Angeles County Municipal Code Chapter 1 · Text as of 2026-10-04
SECTION 100 - ADOPTION AND INCORPORATION BY REFERENCE*
Except as hereinafter changed or modified, Sections 1.2 through 1.14 of Chapter 1 of Division I of that certain building code known and designated as the 2025 California Building Code, as published by the California Building Standards Commission, are adopted and incorporated by reference into this Title 26 of the Los Angeles County Code as if fully set forth below, and shall be known as Sections 119.1.2 through 119.1.14, respectively, of Chapter 1 of Title 26 of the Los Angeles County Code.
Except as hereinafter changed or modified, Chapters 2 through 35, and Appendices C, H, I, J, P, and Q, of that certain building code known and designated as the 2025 California Building Code, as published by the California Building Standards Commission, are adopted and incorporated by reference into this Title 26 of the Los Angeles County Code as if fully set forth below, and shall be known as Chapters 2 through 35, and Appendices C, H, I, J, P, and Q, of Title 26 of the Los Angeles County Code.
Projects to repair, restore, demolish, or replace residential structures or facilities substantially damaged or destroyed as a result of the 2025 Eaton and Palisades wildfires may comply with the 2022 Building Standards Code, as adopted by Los Angeles County, provided that the plans and specifications for the project comply with the 2025 fire and public safety requirements and minimum elevation requirements for the National Flood Insurance Program, consistent with the Governor's Executive Order N-29-25, or subsequent applicable legal authorities.
A copy of said California Building Code, hereinafter referred to as the CBC, including the above-designated appendices, shall be at all times maintained by the Building Official for use and examination by the public.
(Ord. 2025-0047 § 2, 2025; Ord. 2022-0051 § 2, 2022; Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 2, 2002; Ord. 99-0040 § 2, 1999; Ord. 95-0065 § 3 (part), 1995.)
* For provisions on the adoption of codes by reference, see Gov. Code §§ 50022.1—50022.8 and 50022.10.
SECTION 101 - TITLE, PURPOSE AND INTENT
101.1 Title.
Title 26 of the Los Angeles County Code shall be known as the "Building Code," may be cited as such, and will be referred to herein as "these regulations" or "these building standards" or "this Code."
(Ord. 2002-0076 § 3, 2002; Ord. 95-0065 § 3 (part), 1995.)
101.2 Purpose and Intent.
The purpose of this Code is to provide minimum standards to preserve the public health, safety, and general welfare by regulating the design, construction, installation, quality of materials, use, occupancy, location, and maintenance of all buildings, structures, grading, and certain equipment as specifically set forth herein. Consistent with this purpose, the provisions of this Code are intended and always have been intended to confer a benefit on the community as a whole and are not intended to establish a duty of care toward any particular person.
This Code shall not be construed to hold the County of Los Angeles or any officer, employee or agent thereof responsible for any damage to persons or property by reason of any inspection authorized herein or by reason of the issuance or nonissuance of any permit authorized herein, and/or for any action or omission in connection with the application and/or enforcement of this Code. By adopting the provisions of this Code, the County does not intend to impose on itself, its employees or agents any mandatory duties of care toward persons and property within its jurisdiction so as to provide a basis of civil liability for damages.
This Section is declaratory of existing law and is not to be construed as suggesting that such was not the purpose and intent of previous Code adoptions.
(Ord. 2010-0053 § 2, 2010; Ord. 95-0065 § 3 (part), 1995.)
101.3 Scope.
The provisions of this Code shall apply to the construction, alteration, moving, demolition, repair, use of any building or structure, and grading within the unincorporated territory of the County of Los Angeles and to such work or use by the County of Los Angeles in any incorporated city.
The provisions of this Code shall not apply to work located primarily in a public way other than pedestrian protection structures required by Chapter 33; public utility towers and poles; certain governmental agencies, special districts, and public utilities as determined by the Building Official; equipment not specifically regulated in this Code; hydraulic flood control structures; or minor work of negligible hazard to life specifically exempted by the Building Official.
Additions, alterations, repairs, relocations and changes of use or occupancy in all existing buildings and structures shall comply with the provisions for new buildings and structures except as otherwise provided in Section 109 and Title 33 -
Existing Building Code.
Detached one- and two-family dwellings and multiple single-family dwellings (townhouses) not more than three stories above grade plane in height with separate means of egress and their accessory structures shall comply with Title 30 - Residential Code.
Except as hereinafter changed or modified, the building standards contained in the International Building Code of the International Code Council, which are published in the California Building Standards Code, are applicable to all occupancies and uses throughout the County of Los Angeles. Amendments to the building standards contained in the International Building Code, by state agencies, are applicable only to those occupancies or uses which the state agency making the amendment is authorized to regulate.
(Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 4, 2002; Ord. 95- 0065 § 3 (part), 1995.)
101.4 Applicability.
101.4.1 Internal Conflict.
Where there is a conflict between a general requirement and a specific requirement, the specific requirement shall be applicable. Where, in any specific case, different Sections of this Code specify different materials, methods of construction, or other requirements, the most restrictive shall govern.
(Ord. 2010-0053 § 2, 2010.)
101.4.2 Other Laws.
The provisions of this Code shall not be deemed to nullify any provisions of local, state, or federal law.
(Ord. 2010-0053 § 2, 2010.)
101.4.3 Codes and References.
The provisions of the codes and standards referenced in this Code shall be considered part of the requirements of this Code to the prescribed extent of each such reference. Where there are conflicts between provisions of this Code and the provisions of any referenced code or standard, the provisions of this Code shall apply.
(Ord. 2010-0053 § 2, 2010.)
SECTION 102 - UNSAFE BUILDINGS
102.1 Definition.
All buildings, structures, or grading work which are structurally unsound or not provided with adequate egress, or which constitute a fire hazard, or are otherwise dangerous to human life, or which in relation to existing use constitute a hazard to safety or health, or public welfare, by reason of inadequate maintenance, dilapidation, obsolescence, fire hazard, disaster damage, lack of an approved water supply, electrical hazard, unsafe gas piping or appliances, or abandonment as specified in this Code or any other effective ordinance, are, for the purpose of this Chapter, unsafe buildings. Whenever the Building Official determines by inspection that a building or structure, whether structurally damaged or not, is dangerous to human life by reason of being located in an area which is unsafe due to hazard from landslide, settlement, or slippage, or any other cause, such building, structure, or grading work shall, for the purpose of this Chapter, be considered an unsafe building.
No person shall own, use, occupy or maintain any unsafe building.
All unsafe buildings are hereby declared to be public nuisances. In addition to instituting any appropriate action to prevent, restrain or correct a violation of this section, the Building Official may abate an unsafe condition or order that the unsafe condition be secured, repaired, rehabilitated, demolished or removed as deemed necessary by the Building Official in accordance with the procedure specified in this Code.
As used in this Chapter "party concerned" means the person, if any, in real or apparent charge and control of the premises involved, the record owner, the holder of any mortgage, trust deed or other lien or encumbrance of record, the owner or holder of any lease of record, the record holder of any other estate or interest in or to the building or structure or the land upon which it is located.
(Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 98-0019 § 1, 1998; Ord. 95-0065 § 3 (part), 1995.)
102.2 Notice of Unsafe Building.
The Building Official shall examine or cause to be examined every building or structure or portion thereof reported as dangerous or damaged and, if, in the Building Official's opinion, such is found to be an unsafe building as defined in this Chapter, the Building Official shall give to the party concerned written notice stating the defects thereof. If necessary, such notice shall also require the building, structure, or portion thereof to be vacated forthwith and not reoccupied until the required repairs and improvements are completed, inspected and approved by the Building Official. This notice may require the owner and/or person in charge of the building or premises, to:
Immediately remove, repair, backfill, shore up or secure such unsafe condition, and/or
Within 48 hours, apply for required permit(s) and commence either the required repairs or improvements or demolition and removal of the building or structure or portions thereof. All such work shall be completed within 90 days from date of notice, unless otherwise stipulated by the Building Official.
Proper service of such notice shall be by personal service or by registered or certified mail upon every party concerned. In the event the Building Official, after reasonable effort, is unable to serve the notice as specified above, proper service shall be by posting on the structure a copy of the notice.
The designated period within which the owner or person in charge is required to comply with such notice shall begin as of the date the owner or person in charge receives such notice by personal service or registered or certified mail. If such notice is by posting, the designated period shall begin ten days following the date of posting.
The failure of any owner or other person to receive such notice shall not affect in any manner the validity of any proceedings taken hereunder.
A person notified to vacate an unsafe building by the Building Official shall vacate within the time specified in the order.
The Building Official may record a notice of violation with the County Recorder's Office that the building or structure described has been inspected and found to be an unsafe building, as defined in this Chapter, and that the owner thereof has been so notified. After all required work has been completed, the Building Official shall record a notice rescinding the prior notice of violation with the County Recorder's Office.
(Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 95-0065 § 3 (part), 1995.)
102.3 Posting of Signs.
The Building Official shall cause to be posted on buildings required to be vacated or remain unoccupied a notice of "RESTRICTED USE" or "UNSAFE—Do Not Enter or Occupy" as described in Section 102.6.
(Ord. 2016-0053 § 2, 2016; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
102.4 Unsafe Buildings: Hearing.
102.4.1 Right of hearing.
The party concerned or the Building Official may request a hearing regarding the unsafe condition. The request by the interested party shall be made in writing to the Building Official within 30 days of the date of the notice of the unsafe condition. A hearing shall be requested by the Building Official prior to demolition or repair of an unsafe building by the County except when such demolition or repair is done under the emergency procedure set forth in this Chapter.
All interested parties who desire to be heard may appear before the Building Board of Appeals to show cause why the building or structure should not be ordered repaired, vacated and repaired, or demolished.
(Ord. 2019-0056 § 2, 2019; Ord. 2002-0076 § 7, 2002; Ord. 95-0065 § 3 (part), 1995.)
102.4.2 Notice of hearing.
Not less than ten days prior to the hearing, the Building Official shall serve or cause to be served either in the manner required by law for the service of summons or by first class mail, postage prepaid, a copy of the notice of hearing upon every party concerned.
(Ord. 95-0065 § 3 (part), 1995.)
102.4.3 Form and contents of notice.
The notice of hearing shall state:
The street address and a legal description sufficient for identification of the premises upon which the building or structure is located.
The conditions because of which the Building Official believed that the building or structure is an unsafe building.
The date, hour and place of the hearing.
(Ord. 95-0065 § 3 (part), 1995.)
102.4.4 Posting of notice.
The Building Official shall post one copy of the notice of hearing in a conspicuous place on the unsafe building involved, not less than ten days prior to the hearing.
(Ord. 95-0065 § 3 (part), 1995.)
102.4.5 Hearing by Building Board of Appeals.
The Building Board of Appeals shall hold a hearing and consider all competent evidence offered by any person pertaining to the matters set forth in the report of the Building Official.
When determined by the Building Official, the Code Enforcement Appeals Board or the Building Rehabilitation Appeals Board shall hold the hearing in lieu of the Building Board of Appeals.
When determined by the Building Official, the Building Rehabilitation Appeals Board shall hold the hearing in lieu of the Building Board of Appeals.
(Ord. 2019-0056 § 2, 2019; Ord. 2013-0048 § 2, 2013; Ord. 2002-0076 § 8, 2002; Ord. 95-0065 § 3 (part), 1995.)
102.4.6 Order.
If the Building Board of Appeals finds that the building or structure is an unsafe building, it shall make an order based on its finding that:
The building or structure is an unsafe building and directing that repairs be made and specifying such repairs, or
The building or structure is an unsafe building and directing that it be vacated and that specified repairs be made, or
The building or structure is an unsafe building and directing that it shall be vacated and demolished.
The order shall state the time within which the work required must be commenced, which shall not be less that 10 nor later than 30 days after the service of the order. The order shall state a reasonable time within which the work shall be completed. The Building Board of Appeals for good cause may extend the time for completion in writing.
The order shall be served upon the same parties and in the same manner as required by Section 102.4.2 for the notice of hearing. It shall also be conspicuously posted on or about the building or structure.
(Ord. 2002-0076 § 9, 2002; Ord. 95-0065 § 3 (part), 1995.)
102.5 Unsafe Buildings: Demolition or Repair.
102.5.1 Work by County.
If the repairs, demolition or other work necessary to remove the unsafe condition as set forth in the Notice of Unsafe Building is not made within the designated period and a hearing has not been requested by any party concerned, the Building Official shall request that a hearing be held regarding the unsafe condition. If the finding by the Building Board of Appeals is not complied with within the period designated by the Board, the Building Official may then secure or demolish such portions of the structure, or may cause such work to be done, to the extent necessary to eliminate the hazard determined to exist by the Building Board of Appeals.
(Ord. 2016-0053 § 2, 2016; Ord. 2002-0076 § 10, 2002; Ord. 95-0065 § 3 (part), 1995.)
102.5.2 Emergency procedure.
Whenever any portion of a building, structure, or grading work constitutes an immediate hazard to life or property, and in the opinion of the Building Official, the conditions are such that repairs, demolition, or barricading must be undertaken within less than the designated period, the Building Official may take necessary action, such as performing alterations, repairs, barricading, grading and/or demolition, to protect life or property, or both, after giving such notice to the parties concerned as the circumstances will permit or without any notice whatever when, in the Building Official's opinion, immediate action is necessary.
(Ord. 2022-0051 § 2, 2022; Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 95-0065 § 3 (part), 1995.)
102.5.3 Costs.
The costs incurred by actions taken pursuant to Sections 102.5.1 and 102.5.2, including the entire cost of the services rendered by the County, shall be a special assessment against the property upon which the structure stands, or stood. The Building Official shall notify, in writing, all parties concerned of the amount of such assessment resulting from such work. Within five days of the receipt of such notice, any such party concerned may file with the Building Official a written request for a hearing on the correctness or reasonableness, or both, of such assessment. Any party concerned who did not receive a notice pursuant to Section 102.2 and who has not had a hearing on the necessity of the demolition, repairs, or other work in such request for hearing also may ask that such necessity be reviewed. The Building Board of Appeals thereupon shall set the matter for hearing; give such party concerned notice thereof as provided in Section 102.4.2; hold such hearing and
determine the reasonableness or correctness of the assessment, or both; and if requested, determine the necessity of the demolition, repairs, or other work. The Building Board of Appeals, in writing, shall notify such party concerned of its decision. If the total assessment determined as provided for in this section is not paid in full within 10 days after receipt of such notice from the Building Official or the Building Board of Appeals, as the case may be, the Building Official shall record in the office of the Department of Registrar-Recorder a statement of the total balance still due and a legal description of the property. From the date of such recording, such balance due shall be a special assessment against the parcel.
The assessment shall be collected at the same time and in the same manner as ordinary County taxes are collected and shall be subject to the same penalties and the same procedure and sale in case of delinquency as provided for ordinary County taxes. All the laws applicable to the levy, collection and enforcement of County taxes shall be applicable to such special assessment.
(Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2002-0076 § 11, 2002; Ord. 98-0020 § 1, 1998; Ord. 95-0065 § 3 (part), 1995.)
102.5.4 Interference Prohibited.
A person shall not obstruct, impede, or interfere with the Building Official or any representative of the Building Official, or with any person who owns or holds any estate or interest in any unsafe building which has been ordered by the Building Board of Appeals to be repaired, vacated and repaired, or vacated and demolished or removed, whenever the Building Official or such owner is engaged in repairing, vacating and repairing, or demolishing any such unsafe building pursuant to this Chapter, or is performing any necessary act preliminary to or incidental to such work, or authorized or directed pursuant hereto.
(Ord. 2013-0048 § 2, 2013; Ord. 2002-0076 § 12, 2002; Ord. 95-0065 § 3 (part), 1995.)
102.5.5 Prosecution.
In case the owner shall fail, neglect, or refuse to comply with the notice to repair, rehabilitate, or demolish and remove said building or structure or portion thereof, the Building Official may cause the owner of the building to be prosecuted as a violator of this Code.
(Ord. 2019-0056 § 2, 2019; Ord. 95-0065 § 3 (part), 1995.)
102.6 Posting of signs for safety assessment.
The Building Official shall cause placard(s) to be posted on buildings upon completion of a safety assessment. The placard shall be posted at the main entrance(s) and shall be visible to persons approaching the building or structure from a street. The placard shall remain posted until the required repairs, demolition, removal, or other work are completed to the satisfaction of the Building Official and shall not be removed without written permission of the Building Official. No person shall enter the building or portion of the building if so noted except as authorized in writing by the Building Official for the purpose of performing required repairs, demolition, removal, or other work.
All placards shall read "Department of Public Works, Building and Safety Division, County of Los Angeles." As applicable, the placards shall identify the nature of the damage to, or condition of, the building or structure and restrictions to access or occupancy as follows:
"INSPECTED - Lawful Occupancy Permitted" (green placard) shall be posted on any building or structure where no apparent structural hazard has been found. This placard does not establish that there is no damage to the building or structure.
"RESTRICTED USE" (yellow placard) shall be posted on each building or structure where a condition may pose a hazard to life, health or safety, which has resulted in some form of restriction to continued access or occupancy. This placard will note the type of damage or condition encountered and restrictions on access or occupancy.
"UNSAFE—Do Not Enter or Occupy" (red placard) shall be posted on each building or structure where a condition exists such that continued access or occupancy poses a hazard to life, health or safety. Buildings or structures posted with this placard shall not be entered under any circumstances except as authorized in writing by the Building Official. This placard is not to be used or considered as a demolition order. This placard will note the type of damage or condition encountered and prohibit entry.
(Ord. 2016-0053 § 2, 2016.)
SECTION 103 - VIOLATIONS AND PENALTIES
103.1 Compliance with Code.
It shall be unlawful for a person to erect, construct, enlarge, alter, extend, repair, move, improve, remove, connect, convert, demolish, equip, or perform any other work on any building or structure or portion thereof, or perform any grading within a property subject to this Code as defined in Section 101.3, or cause the same to be done, contrary to, or in violation of, any of the provisions of this Code.
(Ord. 2025-0047 § 3, 2025; Ord. 2019-0056 § 2, 2019; Ord. 95-0066 § 1 (part), 1995; Ord. 95-0065 § 3 (part), 1995.)
103.2 Violation.
It shall be unlawful for any person to own, use, occupy, or maintain any building or structure or portion thereof, or cause the same to be done, contrary to, or in violation of, any of the provisions of this Code.
(Ord. 2019-0056 § 2, 2019; Ord. 95-0066 § 1 (part), 1995.)
103.3 Penalty.
Any person, firm or corporation violating any of the provisions of this Code shall be guilty of a misdemeanor, and each such person shall be guilty of a separate offense for each and every day or portion thereof during which any violation of any of the provisions of this Code is committed, continued or permitted, and upon conviction of any such violation such person shall be punishable by a fine of not more than $1,000, (one thousand dollars) or by imprisonment for not more than six months, or by both such fine and imprisonment. The provisions of this Section are in addition to and independent of any other sanctions, penalties or costs which are or may be imposed for a violation of any of the provisions of this Code.
(Ord. 95-0066 § 1 (part), 1995; Ord. 95-0065 § 3 (part), 1995.)
103.4 Recordation of Violation.
103.4.1 General.
The Building Official may record a Notice of Violation (NOV) with the County Recorder's Office that a property, building or structure, or any part thereof, is in violation of any provision of this Code provided that the provisions of this Section are complied with. The remedy provided by this Section is cumulative to any other enforcement actions permitted by this Code.
(Ord. 2019-0056 § 2, 2019; Ord. 2010-0053 § 2, 2010; Ord. 95-0066 § 1 (part), 1995; Ord. 95-0065 § 3 (part), 1995.)
103.4.2 Recordation.
If (1) the Building Official determines that any property, building, or structure, or any part thereof, is in violation of any provision of this Code; and if (2) the Building Official gives written notice as specified below of said violation, then the Building Official may have sole discretion to, at any time thereafter, record with the County Recorder's Office a Notice of Violation (NOV) that the property and/or any building or structure located thereon is in violation of this Code.
Following the recordation of the NOV, the Building Official is not required to conduct an inspection or review of the premises to determine the continued existence of the cited violation. It is the responsibility of the owner or other interested party to
meet the requirements of this Code to remove the violation.
(Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 95-0066 § 1 (part), 1995; Ord. 95-0065 § 3 (part), 1995.)
103.4.3 Notice.
The written notice given pursuant to this Section shall indicate:
The nature of the violation(s); and
That if the violation is not remedied to the satisfaction of the Building Official, the Building Official may, at any time thereafter, record with the County Recorder's Office an NOV that the property and/or any building or structure located thereon is in violation of this Code. The NOV shall be posted on the property and shall be mailed to the owner of the property as indicated on the last equalized County Assessment roll. The mailed NOV may be by registered, certified, or first-class mail.
(Ord. 2019-0056 § 2, 2019; Ord. 2010-0053 § 2, 2010; Ord. 95-0066 § 1 (part), 1995; Ord. 95-0065 § 3 (part), 1995.)
103.4.4 Rescission.
Any person who desires to have recorded a notice rescinding the NOV must first obtain the necessary approval(s) and permit(s) to correct the violation. Once the Building Official determines that the work covered by such permit(s) has been satisfactorily completed, the Building Official may record a notice rescinding the NOV.
(Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 98-0019 § 2, 1998; Ord. 95-0066 § 1 (part), 1995; Ord. 95-0065 § 3 (part), 1995.)
103.4.5 Appeal.
Any person having any right, title, lien or interest in the property so recorded or any part thereof may request a hearing before the Code Enforcement Appeals Board to appeal the violation notice. The request for hearing shall be submitted in writing within 30 days of the notice from the Building Official provided in accordance with Section 103.4.3. The time for appeal may be extended by the Building Official for good cause shown. Failure to submit a timely written request for appeal or to appear at a scheduled hearing shall be deemed a waiver of the right to a hearing before the Code Enforcement Appeals Board.
(Ord. 2016-0053 § 2, 2016.)
103.5 Costs.
Any person that violates any provision of this Code shall be responsible for the costs of any and all Code enforcement actions taken by the Building Official in response to such violations. These costs shall be based on the amounts specified in Section 107.13 and Table 1-F.
(Ord. 2002-0076 § 13, 2002; Ord. 98-0019 § 3, 1998; Ord. 95-0066 § 1 (part), 1995.)
SECTION 104 - ORGANIZATION AND ENFORCEMENT
104.1 Building and Safety Division.
There is hereby established a division in the Department of Public Works to be known and designated as "Building and Safety Division."
(Ord. 2002-0076 § 14, 2002; Ord. 95-0065 § 3 (part), 1995.)
104.2 Powers and Duties of the Building Official.
104.2.1 General.
The Building Official is hereby authorized and directed to enforce all the provisions of this Code, including the Electrical Code, the Plumbing Code, the Mechanical Code, the Residential Code, the Existing Building Code, the Green Building Standards Code, and any other codes as indicated in this Code, and to make all inspections pursuant to the provisions of each such Code. For such purposes, the Building Official shall have the powers of a law enforcement officer.
. . .
(Ord. 2025-0047 § 4, 2025; Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 2002-0076 § 15, 2002; Ord. 95-0065 § 3 (part), 1995.)
104.2.1.1
The Building Official is authorized to make and enforce such guidelines and policies for the safeguarding of life, limb, health or property as may be necessary from time to time to carry out the purpose of this Code. A copy of said regulations and policies shall be maintained in the offices of the Building Official.
(Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 16, 2002; Ord. 95-0065 § 3 (part), 1995.)
104.2.2 Deputies.
The Building Official may appoint such number of officers, inspectors and assistants, and other employees as shall be authorized from time to time. The Building Official may deputize such employees as may be necessary to carry out the functions of the building department.
(Ord. 2002-0076 § 17, 2002; Ord. 95-0065 § 3 (part), 1995.)
104.2.3 Right of entry.
104.2.3.1
Whenever it is necessary to make an inspection to enforce any of the provisions of or perform any duty imposed by this Code or other applicable law, or whenever the Building Official or an authorized representative has reasonable cause to believe that there exists in any building, structure or grading, or upon any premises, any condition which makes such building, structure, grading or premises hazardous, unsafe, or dangerous for any reason specified in this Code or other similar law, the Building Official or an authorized representative hereby is authorized to enter such property at any reasonable time and to inspect the same and perform any duty imposed upon the Building Official by this Code or other applicable law; provided that (i) if such property is occupied, then the Building Official shall first present proper credentials to the occupant and request entry explaining the reasons therefor; and (ii) if such property is unoccupied, then the Building Official shall first make a reasonable effort to locate the owner or other persons having charge or control of the property and request entry, explaining the reasons therefor.
If such entry cannot be obtained because the owner or other person having charge or control of the property cannot be found after due diligence or if entry is refused, then the Building Official or an authorized representative shall have recourse to every remedy provided by law to secure lawful entry and inspect the property.
(Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 95-0065 § 3 (part), 1995.)
104.2.3.2
Notwithstanding the foregoing, if the Building Official or an authorized representative has reasonable cause to believe that the building or grading or premises is so hazardous, unsafe, or dangerous as to require immediate inspection to safeguard the public health or safety, the Building Official shall have the right to immediately enter and inspect such property, and may use any reasonable means required to effect such entry and make such inspection, whether such property be occupied or unoccupied and whether or not permission to inspect has been obtained. If the property be occupied, the Building Official
shall first present credentials to the occupant and demand entry, explaining the reasons therefor and the purpose of the inspection.
(Ord. 2010-0053 § 2, 2010; Ord. 95-0065 § 3 (part), 1995.)
104.2.3.3
"Authorized representative" shall include the officers named in Section 104.2.2 and their authorized inspection personnel.
(Ord. 2016-0053 § 2, 2016; Ord. 95-0065 § 3 (part), 1995.)
104.2.3.4
No person shall fail or refuse, after proper demand has been made upon such person as provided in this subsection, to promptly permit the Building Official or an authorized representative to make any inspection provided for by Section 104.2.3.2. Any person violating Section 104.2.3 shall be guilty of a misdemeanor.
(Ord. 2016-0053 § 2, 2016; Ord. 95-0065 § 3 (part), 1995.)
104.2.4 Stop orders.
Whenever any building or grading work is being done contrary to the provisions of this Code, or other pertinent laws or ordinances implemented through the enforcement of this Code, the Building Official may order the work stopped by notice in writing served on any persons engaged in the doing or causing such work to be done, and any such persons shall forthwith stop such work until authorized by the Building Official to proceed with the work.
(Ord. 95-0065 § 3 (part), 1995.)
104.2.5 Occupancy violations.
Whenever any structure or portion thereof is being used contrary to the provisions of this Code, or other pertinent laws or ordinances, or whenever any structure or portion thereof which was built contrary to the provisions of this Code or other pertinent laws or ordinances, is being used or occupied, the Building Official may order such use discontinued and the structure, or portion thereof, vacated by notice served on any person causing such use to be continued. Such person shall discontinue the use within 10 days after receipt of such notice to make the structure, or portion thereof, comply with the requirements of this Code, provided, however, that in the event of an unsafe building Section 102 shall apply.
(Ord. 2002-0076 § 18, 2002; Ord. 95-0065 § 3 (part), 1995.)
104.2.6 Liability.
The liability and indemnification of the Building Official and any subordinates are governed by the provisions of Division 3.6 of Title 1 of the Government Code.
(Ord. 95-0065 § 3 (part), 1995.)
104.2.7 Modifications.*
Whenever there are practical difficulties involved in carrying out the provisions of this Code, the Building Official shall have the authority to grant modifications on a case-by-case basis, upon application by the owner or the owner's authorized agent, provided the Building Official shall first find that a special individual reason makes the strict letter of this Code impractical and that the modification is in conformity with the spirit and purpose of this Code and that such modification does not lessen any fire-protection or other life-safety-related requirements, accessibility, or any degree of structural integrity. The details of any action granting modifications shall be recorded and entered in the files of the code enforcement agency.
A written application for a modification shall be submitted together with a filing fee of $317.25. When staff review exceeds two hours, an additional fee of $158.63 per hour shall be charged for each hour or fraction thereof in excess of two hours.
(Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
104.2.8 Alternate Materials, Designs and Methods of Construction.*
The provisions of this Code are not intended to prevent the use of any material, appliance, installation, device, arrangement, design, or method of construction not specifically prescribed by this Code.
The Building Official may approve on a case by case basis, any such alternate, provided that he or she finds that the material, appliance, installation, device, arrangement, design, or method of construction or work offered is, for the purpose intended, at least the equivalent of that prescribed in this Code in quality, strength, effectiveness, fire resistance, and other life-safety factors, durability, planning and design, energy, material resource efficiency and conservation, environmental air quality, performance, water, and sanitation.
The Building Official shall require that sufficient evidence or proof be submitted to substantiate any claims that may be made regarding its use.
A written application for use of an alternate material, design or method of construction shall be submitted together with a filing fee of $317.25. When staff review exceeds two hours, an additional fee of $158.63 per hour shall be charged for each hour or fraction thereof in excess of two hours.
(Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002- 0076 § 19, 2002; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
104.2.8.1 Reports.
Supporting data, where necessary to assist in the approval of any material, appliance, installation, device, arrangement, design, or method of construction not specifically provided for in this Code, shall comply with Sections 104.2.8.1.1 and 104.2.8.1.2.
104.2.8.1.1 Evaluation reports.
Evaluation reports shall be issued by an approved agency as defined in Chapter 2, and use of the evaluation report shall require approval by the Building Official for the installation. The alternate material, appliance, installation, device, arrangement, design or method of construction shall be within the scope of the Building Official's recognition of the approved agency's expertise. Criteria used for the evaluation shall be identified within the report and, where required, provided to the Building Official.
104.2.8.1.2 Other reports.
Reports not complying with Section 104.2.8.1 shall describe criteria, including, but not limited to, any referenced testing or analysis, used to determine compliance with code intent and justify code equivalence. The report shall be prepared by a qualified engineer, specialist, laboratory or specialty organization acceptable to the Building Official. The Building Official is authorized to require design submittals to be prepared by, and bear the stamp of, a registered design professional.
104.2.8.2 Peer review.
In addition to the evaluation report, the Building Official is authorized to require submittal of a peer review report in conjunction with a request to use an alternative material, appliance, installation, device, arrangement, design or method of construction, prepared by a qualified peer reviewer that is approved by the Building Official.
(Ord. 2025-0047 § 4, 2025.)
104.2.9 Tests.
Whenever there is insufficient evidence of compliance with the provisions of this Code or evidence that any material or any construction does not conform to the requirements of this Code, or in order to substantiate claims for alternate materials or methods of construction, the Building Official may require tests as proof of compliance to be made at the expense of the owner or the owner's agent by an approved agency.
Test methods shall be as specified by this Code for the material in question. If there are no appropriate test methods specified in this Code, the Building Official shall determine the test procedure.
(Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 95-0065 § 3 (part), 1995.)
104.2.10 Cooperation of other officials.
The Building Official may request, and shall receive so far as may be necessary in the discharge of their duties, the assistance and cooperation of other officials of the County.
(Ord. 2019-0056 § 2, 2019; Ord. 95-0065 § 3 (part), 1995.)
104.2.11 Demolition.
Whenever the term "demolition" or "demolish" is used in this Code, it shall include the removal of the resulting debris from such demolition, the abandonment of any sewer or sewage disposal system when applicable, and the protection or filling of excavations exposed by such demolition, as may be required by this Code or other ordinances or laws.
(Ord. 2016-0053 § 2, 2016; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
104.2.12 Service.
Whenever in this Code a notice is required to be served by personal service or by registered or certified mail, it shall be deemed a reasonable effort has been made to serve such notice when registered or certified letters have been mailed to the address of the interested party as shown on the official record and on the record of the County Assessor. When an address is not so listed or contact cannot be made at the listed address, the service shall be by posting on the structure a copy of the notice.
(Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
104.2.13 [Reserved]
104.2.14 Amendments to Ordinances.
Whenever any reference is made to any other ordinance such reference shall be deemed to include all future amendments thereto.
(Ord. 95-0065 § 3 (part), 1995.)
104.2.15 Validity.
If any section, subsection, sentence, clause or phrase of this ordinance is, for any reason, held to be invalid, such decision shall not affect the validity of the remaining portions of this ordinance. The Board of Supervisors hereby declares that it would have passed this ordinance, and each section, subsection, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses and phrases be declared invalid.
(Ord. 95-0065 § 3 (part), 1995.)
104.3 Definitions.
Whenever any of the names or terms defined in this section are used in this Code, each such name or term shall be deemed and construed to have the meaning ascribed to it in this section.
BUILDING CODE or LOS ANGELES COUNTY BUILDING CODE shall mean Title 26 of the Los Angeles County Code.
BUILDING DEPARTMENT shall mean the Building and Safety Division of the Los Angeles County Public Works.
BUILDING OFFICIAL shall mean Director of Public Works or other designated authority charged with the administration and enforcement of this Code, or the Building Official's duly authorized representative.
BUILDING REHABILITATION APPEALS BOARD shall mean Property Rehabilitation Appeals Board.
ELECTRICAL CODE shall mean Title 27 of the Los Angeles County Code.
EXISTING BUILDING CODE shall mean Title 33 of the Los Angeles County Code.
FIRE CODE or LOS ANGELES COUNTY FIRE CODE shall mean Title 32 of the Los Angeles County Code.
FIRE DEPARTMENT shall mean the Los Angeles County Fire Department.
GREEN BUILDING STANDARDS CODE shall mean Title 31 of the Los Angeles County Code.
HEALTH CODE or LOS ANGELES COUNTY HEALTH CODE shall mean Division 1 of Title 11 of the Los Angeles County Code.
LOS ANGELES COUNTY FLOOD CONTROL DISTRICT shall mean the Department of Public Works.
MECHANICAL CODE shall mean Title 29 of the Los Angeles County Code.
PLUMBING CODE shall mean Title 28 of the Los Angeles County Code.
RESIDENTIAL CODE shall mean Title 30 of the Los Angeles County Code.
ROAD COMMISSIONER shall mean the Director of Public Works.
(Ord. 2022-0051 § 2, 2022; Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 2002-0076 § 20, 2002; Ord. 95-0065 § 3 (part), 1995.)
SECTION 105 - APPEALS BOARDS
105.1 Building Board of Appeals.
105.1.1 General.
Unless otherwise provided for below, in order to conduct the hearings provided for in this Code, there shall be a Building Board of Appeals consisting of five members who are qualified by experience and training to pass upon matters pertaining to building construction. One member shall be a practicing architect, one a builder who is a licensed general contractor, one a lawyer, and two structural engineers, each of whom shall have had at least 10 years of experience as an architect, builder, lawyer, or structural engineer. The Building Official shall be an ex officio member and shall act as secretary to the Board. The members of the Building Board of Appeals shall be appointed by the Board of Supervisors and shall hold office at its pleasure. The Building Board of Appeals shall adopt reasonable rules and regulations for conducting its investigations. Each member of the Board shall be compensated for each meeting attended as provided from time to time by the County Code.
(Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 2002-0076 § 22, 2002; Ord. 95-0065 § 3 (part), 1995.)
105.1.2 Scope of authority.
Except as provided below, the Building Board of Appeals shall have the authority to hear appeals regarding any action of the Building Official, including actions taken by the Building Official in connection with Section 104.2.7 or Section 104.2.8. The Building Board of Appeals shall also be authorized to recommend to the Board of Supervisors such new legislation as it deems appropriate.
The Building Board of Appeals shall have no authority relative to interpretation of the administrative portions of this Code, other than Section 102, nor shall the Board be empowered to waive requirements of this Code.
The Building Board of Appeals shall document all decisions and findings in writing to the Building Official with a duplicate copy to the applicant.
(Ord. 2010-0053 § 2, 2010; Ord. 2002-0076 § 23, 2002; Ord. 95-0065 § 3 (part), 1995.)
105.2 Accessibility Appeals Board.
In order to conduct the hearings on written appeals regarding action taken by the Building Official and to ratify certain exempting actions of the Building Official in enforcing the accessibility requirements of Title 24 of the California Code of Regulations for privately-funded construction, to serve as an advisor to the Building Official on disabled access matters, and to make recommendations to the Board of Supervisors on appeals of decisions made by the Building Official on County- funded buildings, there shall be an Accessibility Appeals Board as established and provided for in Title 2 of the Los Angeles County Code. The Accessibility Appeals Board shall consist of five members. Two members of the Appeals Board shall be physically disabled persons, two members shall be persons experienced in construction, and one member shall be a public member. The Building Official shall be an ex officio member and shall act as Secretary to the Board. The members of the Accessibility Appeals Board shall be appointed by the Board of Supervisors and shall hold office at its pleasure. Each member of the Board shall be compensated for each meeting attended as provided from time to time by the County Code.
The Appeals Board may approve or disapprove interpretations and enforcement actions taken by the Building Official. All such approvals or disapprovals for privately funded construction shall be final and conclusive as to the Building Official in the absence of fraud or prejudicial abuse of discretion. The Board shall adopt regulations establishing procedural rules and criteria for the carrying out of its duties.
(Ord. 95-0065 § 3 (part), 1995.)
105.3 Building Rehabilitation Appeals Board.
In order to conduct the hearings provided for in Section 102.4 and Chapters 98 and 99 of this Code, there shall be and is hereby created a Building Rehabilitation Appeals Board. The Building Rehabilitation Appeals Board shall consist of five members who are qualified to pass on matters pertaining to substandard buildings and property. The members of the Board shall be appointed by and hold office at the pleasure of the Board of Supervisors. The Board shall adopt reasonable rules and regulations for conducting its investigations. The Building Official shall be an ex officio nonvoting member and act as secretary. The Building Official shall keep a record of all proceedings and notify all parties concerned of the findings and decisions of the Board.
Every member of the Building Board of Appeals established by Section 105.1 is an ex officio alternate member of the Building Rehabilitation Appeals Board and may serve in the place and stead of any regular member of the Building Rehabilitation Appeals Board who is absent from any meeting and, at such meeting, shall be deemed to be a regular member of the Building Rehabilitation Appeals Board.
(Ord. 2016-0053 § 2, 2016; Ord. 2002-0076 § 24, 2002; Ord. 95-0065 § 3 (part), 1995.)
105.4 Code Enforcement Appeals Board.
In order to conduct the hearings provided for in Section 103.4.5 and Government Code Section 54988, there shall be a Code Enforcement Appeals Board. The Code Enforcement Appeals Board shall be comprised of the same five members and alternates as the Building Rehabilitation Appeals Board. The Building Official shall be an ex officio nonvoting member and act as secretary.
(Ord. 2016-0053 § 2, 2016; Ord. 2002-0076 § 25, 2002; Ord. 95-0065 § 3 (part), 1995.)
105.5 Fees.*
A fee of $622.84 shall be paid to the Building Official whenever a person requests a hearing or a rehearing before the appeals boards provided for in this Section.
Exception: No fee shall be required for the initial hearing requested pursuant to Sections 102.4.1, 103.4.5, 9606.4, 9807, or 9917.
(Ord. 2019-0056 § 2, 2019; Ord. 2013-0048 § 2, 2013; Ord. 2002-0076 § 26, 2002.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
105.6 Tenure.
The tenure of appointed members of the Building Board of Appeals, Accessibility Appeals Board and Building Rehabilitation Appeals Board shall be subject to the provisions of Section 5.12.050 of Title 5 of the Los Angeles County Code.
(Ord. 2016-0053 § 2, 2016; Ord. 2006-0076 §§ 21 (part), 26 (part), 2002.)
SECTION 106 - PERMITS
106.1 Permits Required.
No person shall erect, construct, enlarge, alter, repair, move, improve, remove, connect, convert, demolish, or equip any building, structure, or portion thereof, or automatic fire protection system regulated by Chapter 9, perform any grading, or perform landscaping as regulated by Chapter 2.7 of Division 2 of Title 23 of the California Code of Regulations (Model Water Efficient Landscape Ordinance) or perform landscaping on slopes requiring planting in conformance with Section J110, or cause the same to be done, without first obtaining a separate permit for each such building, structure, automatic fire protection system, grading, or landscaping from the Building Official.
No person shall install, connect, move, remove, or equip any mobilehome, manufactured home, commercial modular, recreational vehicle or multifamily manufactured home subject to Sections 18300(f) or 18551 of the Health and Safety Code without first obtaining a separate permit.
(Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0066 § 2, 1995; Ord. 95-0065 § 3 (part), 1995.)
106.2 Unpermitted Structures.
No person shall own, use, occupy or maintain any "Unpermitted Structure."
For the purposes of this Code, "Unpermitted Structure" shall be defined as any structure, or portion thereof, that was erected, constructed, enlarged, altered, repaired, moved, improved, removed, connected, converted, demolished, or equipped, at any point in time, without the required permit(s) having first been obtained from the Building Official, pursuant to Section 106.1, or any unfinished work for which a permit has expired.
(Ord. 2010-0053 § 2, 2010; Ord. 95-0066 § 3, 1995.)
106.3 Work Exempted.
A building permit shall not be required for the following:
One-story detached accessory buildings used as tool and storage sheds, shade structures, pump houses, and similar uses, provided the gross floor area does not exceed 120 square feet (11.15 m 2 ), the height does not exceed 12 feet (3.69 m), and the maximum roof projection does not exceed 24 inches (610 mm).
Fences which are not used as a barrier to private swimming pools, spas, or hot tubs, and ground signs, provided that:
2.1
Fences do not exceed 6 feet (1.8 m) in height .
2.2
Ground signs do not exceed 6 feet (1.8 m) in height.
Tanks not storing hazardous material as defined in the Fire Code provided that:
3.1
Steel tanks are supported on a foundation not more than 2 feet (610 mm) above grade and the overall height to diameter or width does not exceed 1½ times the diameter.
3.2
Water tanks constructed of materials other than steel, including cisterns and rain barrels, are supported directly on grade, the overall height to diameter or width does not exceed 1½ times the diameter, and the capacity does not exceed 5000 gallons (18925 L).
Gantry cranes and similar equipment.
Retaining walls that retain not over 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding a Class I, II, or III-A liquids.
Motion picture, television and theater stage sets and scenery. Buildings or structures constructed as part of a set or as scenery shall not be occupied or used for any other purpose.
Ground mounted radio and television antennae towers which do not exceed 45 feet (13,716 mm) in height and ground supported dish antennas not exceeding 15 feet (4,572 mm) in height above finished grade in any position.
Light standards which do not exceed 30 feet (9,144 mm) in height.
Flagpoles not erected upon a building and not more than 15 feet (4,572 mm) high.
A playhouse or tree house provided that:
10.1
It does not exceed 64 square feet (5.94 m 2 ) in area nor 8 feet (2438 mm) in height from floor to roof.
10.2
The ceiling height as established by door height or plate line does not exceed 6 feet (1829 mm).
Canopies or awnings, completely supported by the exterior wall, attached to a Group R-3 or U Occupancy, and extending not more than 54 inches (1372 mm) from the exterior wall of the building, and not encroaching into the public right-of-way or any required fire separation distance specified by this Code.
Sheds, office or storage buildings, and other structures that are less than 1,500 square feet (139 m²) and incidental to work authorized by a valid grading or building permit. Such structures must be removed upon expiration of the permit or completion of the work covered by the permit.
A portable metal hanger located on County-owned airports, provided that:
13.1.
It is less than 2,000 square feet (185.8 m 2 ) in area,
13.2.
It is used exclusively for the parking of aircraft,
13.3.
It bears the Department of Motor Vehicles, State of California insignia of approval for movement on any highway,
13.4.
It incorporates as an integral part of its basic construction a hitch or coupling device for towing,
13.5.
It can accommodate, without further structural change, wheel and axle assemblies to provide a safe means of portability,
13.6.
It is equipped with permanent ventilation to prevent the accumulation of combustible gases, and
13.7.
It is not provided with water or sanitary facilities.
Oil derricks.
Decks, walks and driveways not more than 30 inches (762 mm) above grade and not over any basement or story below, and which are not part of an accessible route.
Prefabricated swimming pools and other bodies of water accessory to a Group R-3 Occupancy that are less than 18 inches (0.46 m) deep, or do not exceed 5,000 gallons (18,927 L) and are installed entirely above adjacent grade.
Playground equipment not to exceed 12 feet (3.69 m) in height accessory to Group R-3 occupancy.
One-story detached animal cages and kennels, chicken coops, and animal pens provided the gross floor area does not exceed 400 square feet (37.2 m 2 ) and the height does not exceed 6 feet (1.8 m) and at least one horizontal dimension does not exceed 12 feet (3.69 m).
Non-combustible livestock shelters provided that the gross floor area does not exceed 300 square feet (27.9 m 2 ), the height does not exceed 12 feet (3.69 m), and at least 3 sides are each a minimum of 65 percent open.
Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work where disabled access requirements do not apply.
Nonfixed and movable fixtures, cases, racks, counters and partitions not over 5 feet 9 inches (1753 mm) in height.
Unless otherwise exempted, separate plumbing, electrical and mechanical permits will be required for the above-exempted items.
Exemption from the permit requirements of this Code shall not be deemed to grant authorization for any work to be done in any manner in violation of the provisions of this Code, other laws, ordinances, or regulations, or required approvals from other County Departments and State and federal agencies. Structures shall still be regulated by Chapter 5 of the California Wildland Urban Interface Code, despite exemption from permits.
(Ord. 2025-0047 § 5, 2025; Ord. 2022-0051 § 2, 2022; Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 27, 2002; Ord. 95-0066 § 4, 1995; Ord. 95-0065 § 3 (part), 1995.)
106.4 Application for Permits.
106.4.1 Application.
To obtain a permit, the applicant shall first file an application for that purpose. Every such application shall:
Identify and describe the work to be covered by the permit for which application is made;
Describe the land on which the proposed work is to be done, by lot, block, tract, and house and street address, or similar description that will readily identify and locate the proposed building or work;
Show the use and occupancy of all parts of the building;
Be accompanied by plans and specifications as required in Section 106.4.2;
State the valuation of the proposed work or for grading the volume of earth to be handled;
Where applicable, state the area to be landscaped in square feet (m 2 ) and the source of water for irrigation;
Be signed by the permittee, or an authorized agent, who may be required to submit evidence to indicate such authority;
Give such other information as reasonably may be required by the Building Official.
(Ord. 2019-0056 § 2, 2019; Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 95- 0065 § 3 (part), 1995.)
106.4.1.1 Expiration of Application.
When no permit is issued within one year following the date of the application therefor, the application shall automatically expire. Plans and specifications previously submitted may thereafter be returned to the applicant or destroyed by the Building Official. The Building Official may grant up to two extensions not exceeding 180 days per extension, beyond the initial one- year limit upon written request by the applicant showing that circumstances beyond the control of the applicant have prevented action from being taken and upon the payment of an extension fee as determined by the Building Official, not to exceed 25 percent of the plan check fee.
Once an application, including any extension(s) thereof has expired, the applicant shall file a new application, resubmit plans and specifications and pay a new plan checking or review fee.
(Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 28, 2002.)
106.4.2 Plans and Specifications.
Within each application for a building permit, and when required by the Building Official for enforcement of any provisions of this Code, complete plans and specifications shall be submitted. The Building Official may require plans and specifications to be prepared and designed by an engineer, architect or landscape architect licensed or registered by the state to practice as such. Submittals shall include special inspection and structural observation statements required by Chapter 17.
EXCEPTION: When authorized by the Building Official, complete plans and specifications need not be submitted for the following when drawings and data sufficient to determine the nature and scope of the work are submitted for review:
One-story buildings of conventional light-frame construction with a gross floor area not exceeding 600 square feet (55.74 m 2 );
Small and/or minor work.
Plans, specifications, reports or documents for work regulated by this Code to which the provisions of Article 3, Chapter 7, Division 3 of the Business and Professions Code applies shall bear the signature and number or seal of a civil engineer, structural engineer or architect, registered or certified to practice in the State of California. A signature or seal shall not be
required for work authorized by the said article to be performed by a person not registered or certified as a civil engineer, structural engineer or architect.
For buildings exceeding 160 feet (48.77 m) in height, the structural calculations and each sheet of structural plans shall be prepared under the supervision of and shall bear the signature or approved stamp of a person authorized by the State of California to use the title structural engineer. In addition, all architectural sheets shall bear the signature or approved stamp of an architect licensed by the State of California.
(Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
106.4.3 Information on Plans and Specifications.
Construction documents shall be dimensioned and drawn to scale upon suitable material. Electronic media documents are permitted to be submitted. Construction documents shall be of sufficient clarity to indicate the location, nature and extent of the work proposed and show in detail that it will conform to the provisions of this Code and relevant laws, ordinances, rules, and regulations, as determined by the Building Official. The first sheet of each set of plans shall give the house and street address of the work and the name and address of the owner and persons who prepare them. Plans shall include a plot plan showing the location of the proposed building and of every existing building on the property. In lieu of detailed specifications, the Building Official may approve references on the plans to a specific section or part of this Code or other ordinances or laws.
Computations, stress diagrams and other data sufficient to show the correctness of the plans shall be submitted when required by the Building Official.
Where proposed construction will affect site drainage, existing and proposed drainage patterns shall be shown on the plot plan.
The plans shall show all mitigation measures required under the National Pollution Discharge Elimination System (NPDES) permit issued to the County of Los Angeles. For the application of NPDES permit requirements as they apply to grading plans and permits, see Appendix J of this Code.
All permittees must show compliance with the construction debris recycling requirements of the County of Los Angeles.
(Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 29, 2002; Ord. 95- 0066 § 5, 1995; Ord. 95-0065 § 3 (part), 1995.)
106.4.4 Architect or Engineer of Record.
106.4.4.1 General.
When it is required that documents be prepared by an architect or engineer, the Building Official may require the owner to designate on the building permit application an architect or engineer who shall act as the architect or engineer of record. If the circumstances require, the owner may designate a substitute architect or engineer of record who shall perform all of the duties required of the original architect or engineer of record. The Building Official shall be notified in writing by the owner if the architect or engineer of record is changed or is unable to continue to perform the duties.
The architect or engineer of record shall be responsible for reviewing and coordinating all submittal documents prepared by others, including deferred submittal items, for compatibility with the design of the building.
(Ord. 95-0066 § 6 (part), 1995.)
106.4.4.2 Deferred Submittals.
For the purposes of this Section, "deferred submittals" are defined as those portions of the design which are not submitted at the time of the application and which are to be submitted within a period specified by the Building Official.
Deferral of any submittal items shall have prior approval of the Building Official. The architect or engineer of record shall list the deferred submittals on the plans and shall submit the deferred submittal documents for review by the Building Official.
Submittal documents for deferred submittal items shall be submitted to the architect or engineer of record who shall review them and forward them to the Building Official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall not be installed until their design and submittal documents have been approved by the Building Official.
(Ord. 2013-0048 § 2, 2013; Ord. 95-0066 § 6 (part), 1995.)
106.5 Permits.
106.5.1 Issuance.
The application, plans and specifications, geological or engineering reports and other required data filed by an applicant for a permit shall be checked by the Building Official. Such plans may be reviewed by other departments of the County to verify compliance with the laws and ordinances under their jurisdiction.
The Building Official shall issue a permit to the applicant for the work described in the application and plans filed therewith when the Building Official is satisfied that all of the following items comply:
The work described conforms to the requirements of this Code.
The work described conforms to the requirements of other pertinent laws and ordinances.
The fees specified by this Code have been paid.
The applicant has obtained a permit pursuant to Public Resources Code Section 30600 et seq., if such a permit is required.
When the Building Official issues the permit, the Building Official shall endorse in writing or stamp on the plans and specifications "APPROVED." Such approved plans and specifications shall not be changed, modified or altered without authorization from the Building Official, and all work shall be done in accordance with the approved plans. The issuance of a permit shall not be deemed to certify that the site of the described work is safe.
The Building Official may issue a permit for the construction of part of a building or structure before the entire plans and specifications for the whole building or structure have been submitted or approved, provided adequate information and detailed statements have been filed complying with all pertinent requirements of this Code. The holder of such permit shall proceed at his or her own risk without assurance that the permit for the entire building or structure will be granted.
(Ord. 2016-0053 § 2, 2016; Ord. 95-0065 § 3 (part), 1995.)
106.5.2 Retention of plans.
One set of approved plans, specifications, and computations shall be retained by the Building Official. Except as required by Section 19850 and 19851 of the Health and Safety Code, the Building Official shall retain such set of the approved plans, specifications and computations for a period of not less than 90 days from date of completion of the work covered therein. One set of approved plans and specifications shall be returned to the applicant, which set shall be kept on such building or work site at all times during which the work authorized thereby is in progress.
(Ord. 2002-0076 § 30, 2002; Ord. 95-0065 § 3 (part), 1995.)
106.5.3 Validity.
The issuance or granting of a permit or approval of plans and specifications shall not be construed to be a permit for, or an approval of, any violation of any of the provisions of this Code or of any other laws or regulations. No permit presuming to give authority to violate or cancel the provisions of this Code or any other laws or regulations shall be valid, except insofar as the work or use which it authorizes is lawful.
The issuance of a permit based on plans and specifications shall not prevent the Building Official from thereafter requiring the correction of errors in said plans and specifications, or from preventing building operations being carried on thereunder when in violation of this Code or of any other pertinent laws and ordinance of the County.
(Ord. 2002-0076 § 31, 2002; Ord. 95-0065 § 3 (part), 1995.)
106.5.4 Expiration.
Every permit issued by the Building Official under the provisions of this Code shall expire by limitation and become null and void if the work authorized by such permit is not commenced within 12 months from the date such permit is issued, or the work authorized by such permit is suspended or abandoned for a period of 180 days, or the permittee fails to obtain inspection as required by the provisions of Section 108 of this Code for a period of 180 days.
Exception: Permits issued to abate violation(s) in conjunction with a code enforcement action shall expire and become null and void at a date not to exceed 12 months from the issuance date or at a date determined by the Building Official.
The Building Official may grant one or more extensions of the time for action by the permittee for a period not exceeding 180 days from the date of expiration upon written request from the permittee and payment of a fee in an amount determined by the Building Official, not to exceed 25 percent of the permit fee.
Once a permit, including any extension(s) thereof, has expired, the permittee shall file a new application as specified in Section 106.4.
Permits for rebound tumbling equipment as defined in Chapter 66 shall be valid for a period of not exceeding one year. Permits for portable amusement devices and for temporary Group A-5 structures shall be valid for a period not exceeding 30 days. Permits for amusement devices erected under a building permit shall be valid for a period of 90 days.
(Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 32, 2002; Ord. 98-0020 § 5, 1998; Ord. 95-0065 § 3 (part), 1995.)
106.5.5 Suspension or revocation.
The Building Official may, in writing, suspend or revoke a permit issued under provisions of this Code if the permit was issued in error or on the basis of incorrect information supplied to the Building Official, or in violation of any of the provisions of this Code or of any other laws, ordinances or regulations.
(Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
106.5.6 Combined building permit.
A combined building permit may be issued for new one-family or two-family dwellings, and additions and alterations to one- family or two-family dwellings, and attached garages, which will include all building, electrical, plumbing, heating, ventilating, and air-conditioning work, but will not include grading and landscape which require permits pursuant to any provision of this Code, or sewer connections. The combined building permit shall be subject to the requirements of this Code, the Residential Code, the Existing Building Code, the Electrical Code, the Plumbing Code, the Mechanical Code, and the Green Building Standards Code, except that the fee for the combined building permit shall be as provided in Section 107.1 of this Code.
(Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 33, 2002; Ord. 95- 0065 § 3 (part), 1995.)
106.5.7 Combined swimming pool permit.
A combined swimming pool permit, which includes all building, electrical, plumbing, heating, and excavation work, may be issued for construction, addition, alteration, or repair work of a swimming pool, spa or hot tub. The combined swimming pool permit shall be subject to the requirements of this Code, the Residential Code, the Existing Building Code, the Green Building Standards Code, the Electrical Code, the Plumbing Code and the Mechanical Code, except that the fee for the combined swimming pool permit shall be as provided in Section 107.1 of this Code.
(Ord. 2025-0047 § 5, 2025; Ord. 2016-0053 § 2, 2016.)
SECTION 107 - FEES
107.1 Building Permit Fees.*
In addition to a permit issuance fee of $39.99, a fee for each building permit shall be paid to the Building Official as set forth in Table 1-A.
The determination of value or valuation under any of the provisions of this code shall be made by the Building Official. The valuation to be used in computing the permit and plan check fees shall be the total value of all construction work for which the permit is issued, as well as all finish work, painting, roofing, electrical, plumbing, heating, air conditioning, elevators, fire protection systems and any other permanent work or permanent equipment.
EXCEPTIONS:
The total permit fee for a combined swimming pool permit, as provided in Section 106.5.7, shall be two times the building permit fee determined from Table 1-A and the barrier inspection fee of Section 107.9, item K.
The total permit fee for a combined building permit, as provided in Section 106.5.6, shall be 1.60 times the building permit fee determined from Table 1-A.
(Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 98-0020 § 6, 1998; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
107.2 Plan Checking or Review Fees for Buildings or Structures.*
When an application for a building permit is submitted for review, a fee shall be paid to the Building Official. Said fee shall be equal to 85 percent of the building permit fee as set forth in Table 1-A, provided, however, the minimum fee shall be $118.64.
In addition to the aforementioned fees, the Building Official may require additional charges for review required by changes, additions or revisions of approved plans or reports, and for services beyond the first and second check due to changes, omissions or errors on the part of the applicant. The payment of said fees shall not exempt any person from compliance with other provisions of this Code.
The fees specified in this Section are separate fees from the permit fees specified in Section 107.1.
(Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2002-0076 § 34, 2002; Ord. 98-0020 § 7, 1998; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
107.3 Standard Plans.*
The Building Official may approve a set of plans for a building or structure as a "standard plan," provided that the applicant has made proper application, submitted complete sets of plans as required by this Section, and paid the plan checking fee required by Section 107.2, or $218.17, whichever is greater.
Plans shall reflect laws and ordinances in effect at the time a permit is issued except as provided herein below in this Section. Nothing in this Section shall prohibit modifying the approved standard plans to reflect changes in laws and ordinances that have become effective since the approval of the standard plan. The standard plans shall become null and void where the work required by such changes exceeds 5 percent of the value of the building or structure.
When it is desired to use an approved "standard plan" for an identical structure, two plot plans and one duplicate plan shall be submitted and a plan checking fee equal to 70 percent of the full plan checking fee required by Section 107.2 shall be paid at the time application is made for such identical structure. Such duplicate plans shall be compared, stamped and kept on the project site. In case of deviation from this standard plan, except as permitted in this subsection, complete plans, together with a full plan checking fee, shall be submitted for the proposed work.
Standard plans shall be valid for a period of one year from the date of approval. This period may be extended by the Building Official when there is evidence that the plans may be used again and the plans show compliance with this Code and all other applicable laws and ordinances.
(Ord. 2019-0056 § 2, 2019; Ord. 2013-0048 § 2, 2013; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
107.4 [Reserved]
107.5 Grading Permit Fees.*
In addition to a permit issuance fee of $39.99, a fee for each grading permit shall be paid to the Building Official as set forth in Table 1-B.
(Ord. 2013-0048 § 2, 2013; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
107.6 Plan Checking Fees for Grading.
A plan checking fee for grading equal to the fees set forth in Table 1-C shall be paid to the Building Official at the time of submitting plans. Said fee shall be in addition to other fees prescribed in the code. In addition to the aforementioned fees, the Building Official may require additional charges for review required by changes, additions or revisions of approved plans or reports, and for services beyond the initial and second check due to changes, omissions or errors on the part of the applicant. The payment of said fees shall not exempt any person from compliance with any provisions of this code.
The fees specified in this subsection are separate fees from the permit fees specified in Section 107.5.
Fees for the review of grading plans submitted in connection with parcel maps, tract maps, conditional use permits or other permits required by Title 22 of the Los Angeles County Code, are set forth in Title 21, Section 21.44.065, Title 22, Chapter 22.250, and Title 32, Section 320.
(Ord. 2022-0029 § 25, 2022; Ord. 2008-0039 § 11, 2008; Ord. 2005-0033 § 19, 2005; Ord. 95-0066 § 8, 1995; Ord. 95-0065 § 3 (part), 1995.)
107.7 Landscape Permit Fees.
A landscape permit fee shall be paid to the Building Official as set forth in Table 1-D. For landscaping in excess of one acre, the Building Official shall receive sufficient payment to recover inspection costs to the County.
(Ord. 95-0065 § 3 (part), 1995.)
107.8 Plan Checking Fees for Landscaping.
A plan checking fee for landscaping equal to the fees set forth in Table 1-E shall be paid to the Building Official at time of submitting plans and other required documents. For landscaping in excess of 1 acre, the Building Official shall recover sufficient payment to recover plan checking and document review costs to the County. Said fee shall be in addition to other fees prescribed in this code.
Fees for the review of landscaping plans submitted in connection with parcel maps, tract maps, conditional use permits or other permits required by Title 22 of the Los Angeles County Code, are set forth in Title 21, Section 21.44.065, Title 22, Chapter 22.250, and Title 32, Sections 317 and 320.
(Ord. 2022-0029 § 26, 2022; Ord. 2008-0039 § 12, 2008; Ord. 2005-0033 § 20, 2005; Ord. 95-0065 § 3 (part), 1995.)
107.9 Other Fees.*
The following fees shall be paid before a permit is issued, inspection is made, occupancy is allowed, or a device is operated:
In addition to the fees set forth in Items A through K, below, for issuance of each inspection application receipt .....$39.99
A.
For a site inspection not otherwise covered herein by a fee and which is regulated by the Los Angeles County Code .....$610.29
B.
For inspection of any use, occupancy or change in use or occupancy: .....
Group R or U Occupancy .....$316.81
Occupancy groups other than R or U
Affected floor area:
Less than 5,000 ft 2 (464.5 m 2 ) .....$780.81
5,001—10,000 ft 2 (464.6 m 2 —929 m 2 ) .....$939.65
10,001—100,000 ft 2 (929.1 m 2 —9290.3 m 2 ) .....$1,562.17
Above 100,000 ft 2 (9290.3 m 2 ) .....$2,367.74
C.
Reserved. .....
D.
For inspection of the demolition of a building or structure (including sewage system termination) .....$236.83
E.
For inspection or reinspection of Group A-5 structures, each .....$316.81
F.
For inspection of structures or devices regulated by Chapter 66: .....
The first structure or device .....$236.83
Each additional structure or device .....$38.10
G.
For application and investigation for relocation building permits as required by the Existing Building Code: .....
Floor area: Up to 2,500 ft 2 (232.2 m 2 ) .....$630.84
2,501 ft 2 (232.3 m 2 ) and above .....$1,261.91
H.
For investigation and/or permit for trailer coaches as required by Chapter 69 .....$234.61
I.
For inspection outside of normal business hours, per hour .....$142.19
J.
For inspection for which no fee is specifically indicated, per hour .....$142.19
K.
For inspection of barriers for swimming pools, spas and hot tubs .....$133.41
For search of office records and a single copy of microfilmed permit .....$4.33
For each hour responding to public records requests which do not reasonably describe identifiable records .....$49.77
For approval in concept review pursuant to the 1976 Coastal Act (Section 30,000 et seq., Public Resources Code) .....$188.73
For geotechnical site review and processing geology or engineering reports submitted pursuant to Sections 110, 111, 113, 1804, and Appendix J, Sections J104.3 and J104.4: .....
A.
Geotechnical review of building plans and geotechnical reports .....
Geotechnical site review (to determine if geotechnical reports are required) .....$597.52
Geotechnical report, site, and plan review (review of initial and two addenda reports): The fee shall be 0.50% of the valuation of the proposed structure;
However, the minimum fee shall be .....$1,474.52
And the maximum fee shall be .....$9,506.30
Review of geotechnical addenda beyond third review .....$244.83/hr.
B.
Geotechnical site inspections and Geotechnical report review PRIOR to building permit application .....
Geotechnical site review (to determine if geotechnical reports are Required .....$597.52
Geotechnical report and plan review prior to building permit application (per review) .....$1,183.82
C.
Geotechnical review of grading plans .....
1 - 1,000 cubic yards .....$975.87
1,001 - 10,000 cubic yards .....$1,304.56
10,001 - 100,000 cubic yards .....$1,778.11
100,001 - 500,000 cubic yards .....$2,337.75
500,001+ cubic yards .....$2,337.75 + $146.07/100,000 cubic yards of additional grading
D.
Geotechnical report for grading plan review (review of initial and two addenda reports) .....
1 - 1,000 cubic yards .....$2,045.27
1,001 - 10,000 cubic yards .....$3,067.01
10,001 - 100,000 cubic yards .....$3,723.52
100,001 - 500,000 cubic yards .....$5,110.62
500,001+ cubic yards .....$5,110.62 + $219.39/100,000 cubic yards of additional grading
Review of Geotechnical addenda beyond third review .....$244.83/hr.
For processing coastal engineering reports .....$561.53
For determining occupant load for purposes of parking requirements pursuant to Title 22 (Zoning Ordinance) .....$158.63
For reproduction of microfilmed plans (plus $4.33 for each sheet to be reproduced) .....$44.99
For assignment of addresses: .....
Effective July 1, 2025:
A.
House number assignment base fee for subdivisions - first house number .....$825.79
Each additional house number .....$10.22
B.
House number assignment base fee for non-subdivisions - first house number .....$893.00
Each additional house number .....$10.22
Each additional parcel .....$67.21
C.
House number change base fee - first house number .....$970.87
Each additional house number .....$18.44
Each additional parcel .....$76.43
For additional review required by changes, additions or revisions of approved or resubmitted plans or reports, per hour .....$158.63
For additional review required beyond the initial and second check of plans or reports, per hour .....$158.63
For the issuance of a Certificate Of Occupancy .....$146.52
For the issuance of a Temporary Certificate Of Occupancy .....$220.06
For the extension of a Temporary Certificate Of Occupancy .....$146.52
For processing of notice pursuant to Section 103.4 .....$639.95
For processing and recording a Notice of Violation pursuant to Section 103.4 .....$508.65
For processing and recording a Rescission of Notice of Violation pursuant to Section 103.4 .....$437.56
For investigation of alternate materials and methods of construction .....
For the initial filing fee .....$317.25
For each hour or fraction thereof, in excess of two .....$158.63
Preliminary plan review for conceptual approval, code application/interpretation prior to submittal of permit application (two staff-hour minimum) .....$317.25
(Exception: No fee for 15 minutes or less)
Additional fee beyond minimum, per hour or fraction thereof .....$158.63
Review of drawings and data which are sufficient to determine nature and scope of work in lieu of submittal of plans and specifications as defined in Section 107.2 (including pedestrian protection, underground tanks, etc.) .....$118.64
Minimum plan check fee for plans to be "substandard" .....$218.17
Plan maintenance fee, 2% of building permit fee (based on valuation of work) .....
Minimum .....$14.33
Maximum .....$610.29
Investigation fee for work done without a required permit shall be equal to the permit fee, but not less than .....$487.88
Exception: One or two family dwellings, when work is performed by owner-builder .....$243.94
Noncompliance fee, when person fails to comply with written order: .....
Group R-3 occupancy .....$146.52
All other occupancies .....$293.26
Request for hearing before Building Board of Appeals .....$622.84
Exception: Regarding the unsafe condition of building or structure per Section 102.4.1. Regarding the initial determination as a welded steel moment frame building in a high earthquake damaged area. Regarding the initial determination as a pre-April 13, 1975 concrete tilt-up building. Regarding initial determination as an unreinforced masonry building (URM)/potentially earthquake hazardous building.
(Ord. 2019-0056 § 2, 2019; Ord. 2019-0040 § 1, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 2008-0011 § 2, 2008; Ord. 2007-0108 § 2 (part), 2007; Ord. 2004-0031 § 1, 2004; Ord. 2002-0076 § 36, 2002; Ord. 99-0040 § 5, 1999; Ord. 98-0020 §§ 9, 10, 1998; Ord. 98-0019 § 4, 1998; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
107.10 Exemption from Fees.*
Neither the Los Angeles County Development Authority, nor any public officer or body acting in an official capacity on behalf of the Los Angeles County Development Authority, shall pay or deposit any building fee. This Section does not apply where a public officer is acting with reference to private assets, which have come under such public officer's jurisdiction by virtue of their office. (See Section 107.19 for affordable housing exemption.)
(Ord. 2019-0056 § 2, 2019; Ord. 95-0065 § 3 (part), 1995.)
TABLE 1-A BUILDING PERMIT FEES* 1, 2, 3
| TOTAL VALUATION | FEE |
|---|---|
| $0 to and including $700 | $63.21 |
| More than $700 to and including $25,000 | $94.87 |
| plus for each additional $1,000 or fraction thereof in excess of $1,000 | $24.44 |
| $25,001 to and including $50,000 | $682.83 |
| plus for each additional $1,000 or fraction thereof in excess of $25,000 | $18.77 |
| $50,001 to and including $100,000 | $1,159.71 |
| plus for each additional $1,000 or fraction thereof in excess of $50,000 | $14.22 |
| More than $100,000 | $1,867.20 |
| plus for each additional $1,000 or fraction thereof | $9.66 |
* For additional permit issuance fee, see Section 107.1.
1 The building permit fee specified in the table above shall be increased by a surcharge of 0.013 percent of the total valuation of a Group R Occupancy or by 0.028 percent of the total valuation of all other occupancies or $0.50, whichever amount is higher, pursuant to Section 2705, Chapter 8, Division 2 of the Public Resources Code of the State of California (State Strong- Motion Instrumentation Program). This surcharge shall not be included in the building permit fee for the purpose of determining the plan check fee.
2 The permit fee specified in the table above shall be increased by 10 percent for all construction work required to comply with the rules and regulations adopted by the California Energy Commission. This increase in fee shall be included in the building permit fee for the purpose of determining the plan checking fee.
3 The permit fee specified in the table above shall be increased by 5 percent for all construction work required to comply with Title 24, California Code of Regulations, Section 101, et seq., the State's disabled access and adaptability requirements. The increase in fee shall be included in the building permit fee for the purpose of determining the plan check fee.
(Ord. 2025-0047 § 6, 2025; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
TABLE 1-B GRADING PERMIT FEES* (Based on Volume of Material Handled)
| 1—50 cubic yards (1—38.2 m 3 ) | $234.61 |
|---|---|
| 51—1,000 cubic yards (40—764.6 m 3 ) | $348.80 plus $118.08/100 cubic yards (76.5 m 3 ) or fraction thereof in excess of 100 cubic yards (76.5 m 3 ) |
| 1,001—10,000 cubic yards (765.3—7,645.5 m 3 ) | $1,412.43 plus $99.20/1,000 cubic yards (764.6 m 3 ) or fraction thereof in excess of 1,000 cubic yards (764.6 m 3 ) |
| 10,001—100,000 cubic yards (7,646.3—76455 m 3 ) | $2,304.09 plus $63.32/1,000 cubic yards (764.6 m 3 ) or fraction thereof in excess of 10,000 cubic yards (7645.5 m 3 ) |
)
100,001 cubic yards (76456 m 3 ) or more $8,005.23 plus $157.74/10,000 cubic yards (7645.5 m 3 ) or fraction thereof in excess of 100,000 cubic yards (76455 m 3 )
(Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
TABLE 1-C GRADING PLAN CHECK FEES* (Based on Volume of Material Handled)
| 1—1,000 cubic yards (1 m 3 —764.6 m 3 ) | $415.12 plus $141.19/100 cubic yards (76.5 m 3 ) or fraction thereof in excess of 100 cubic yards (76.5 m 3 ) |
|---|---|
| 1,001—10,000 cubic yards (765.3—7,645.5 m 3 ) | $1,689.36 plus $117.19/1,000 cubic yards (764.6 m 3 ) or fraction thereof in excess of 1,000 cubic yards (764.6 m 3 ) |
| 10,001—100,000 cubic yards (7,646.3—76,455 m 3 ) | $2,743.43 plus $69.09/1,000 cubic yards (764.6 m 3 ) or fraction thereof in excess of 10,000 cubic yards (7,645.5 m 3 ) |
| 100,001—500,000 cubic yards (76,456—382,275 m 3 ) | $8,979.87 plus $191.17/10,000 cubic yards (7645.5 m 3 ) or fraction thereof in excess of 100,000 cubic yards (76,455 m 3 ) |
| 500,001 cubic yards (382278 m 3 ) or more | $16,623.86 plus $173.51/10,000 cubic yards (7645.5 m 3 ) or fraction thereof in excess of 500,000 cubic yards (382,275 m 3 ) |
(Ord. 2016-0053 § 2, 2016; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
TABLE 1-D LANDSCAPE PERMIT FEES UP TO ONE ACRE* (Based on Area to be Landscaped)
| 500 - 7,500 ft 2 (46.5 m 2 - 696.8 m 2 ) | $274.71 |
|---|---|
| 7,501 - 15,000 ft 2 (696.9 m 2 - 1393.5 m 2 ) | $412.01 |
| 15,001 - 30,000 ft 2 (1393.6 m 2 - 2787.1 m 2 ) | $823.35 |
| 30,001 ft 2 - 1 acre (2787.2 m 2 - 4046.9 m 2 ) | $1,006.42 |
(Ord. 2019-0056 § 2, 2019; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
TABLE 1-E LANDSCAPE PLAN CHECK FEES UP TO ONE ACRE* (Based on Area to be Landscaped)
| 500 - 7,500 ft 2 (46.5 m 2 - 696.8 m 2 ) | $2,266.21 |
|---|---|
| 7,501 - 15,000 ft 2 (696.9 m 2 - 1393.5 m 2 ) | $2,447.28 |
| 15,001 - 30,000 ft 2 (1393.6 m 2 - 2787.1 m 2 ) | $2,629.01 |
| 30,001 ft 2 - 1 acre (2787.2 m 2 - 4046.9 m 2 ) | $2,993.37 |
(Ord. 2019-0056 § 2, 2019; Ord. 2004-0029 § 9, 2004; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
TABLE 1-F CODE ENFORCEMENT FEES*
| SERVICE | FEE |
|---|---|
| 1 - Investigation and Processing | $471.99 |
| 2 - Preparation of job specifications | $632.18 |
| 3 - Reserved | |
| 4 - Contract cancellation | $329.58 |
| 5 - Contract performance inspection | $252.49 |
| 6 - For processing a 45-day letter | $639.95 |
| 7 - For processing a Notice of Violation | $508.65 |
| 8 - For processing a Rescission of Notice of Violation | $437.56 |
| 9 - Billing | $188.73 |
| 10 - Record Special Assessment | $188.73 |
| 11 - Filing of Special Assessment | $319.81 |
(Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 2002-0076 § 58, 2002.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
107.11 Surrender of Permit.
If no portion of the work or construction covered by a permit issued by the Building Official under the provisions of this Code has been commenced, the person to whom such permit has been issued may deliver such permit to the Building Official with a request that such permit be canceled. The Building Official shall thereupon stamp or write on the face of such permit the words, "Canceled at the request of the Permittee." Thereupon such permit shall be null and void and of no effect.
(Ord. 95-0065 § 3 (part), 1995.)
107.12 Refunds.
In the event that any person shall have obtained a permit and no portion of the work or construction covered by such permit shall have been commenced, and such permit shall have been canceled either as provided for in Section 106.5.4 or Section 107.11, the permittee, upon presentation to said Building Official of a request therefor, in writing, shall be entitled to a refund in an amount equal to 80 percent of the fee actually paid for such permit.
When approved by the Building Official and upon verification of eligibility, a refund may be processed provided the request has been submitted no later than one year after the expiration date of the permit.
No portion of the plan checking fee shall be refunded, unless no review has been performed on a set of plans, in which case 80 percent of the plan checking fee shall be refunded.
(Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 98-0020 § 11, 1998; Ord. 95-0065 § 3 (part), 1995.)
107.13 Investigation Fee for Work without Permit.*
Whenever any work has been commenced without a permit as required by the provisions of Section 106.1 of this Code, a special investigation shall be made prior to the issuance of the permit. An investigation fee shall be collected for each permit so investigated. The investigation fee shall be equal to and in addition to the permit fees specified in Sections 107.1, 107.5, and 107.7, but in no event shall the investigation fee be less than $487.88.
EXCEPTION: The investigation fee shall be $243.94 when the Building Official has determined that the owner-builder of a one- or two-family dwelling, accessory building or accessory structure had no knowledge that a permit was necessary and had not previously applied for a permit from the Building and Safety Division of the County of Los Angeles.
The payment of the investigation fee shall not exempt any person from compliance with all other provisions of this code nor from any penalty prescribed by law.
(Ord. 2013-0048 § 2, 2013; Ord. 2002-0076 § 37, 2002; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
107.14 Noncompliance Fee.*
If the Building Official or duly authorized board, in the course of enforcing the provisions of this Code or any state law, issues an order to stop work, vacate, or otherwise to a person and that person fails to comply with the order within 15 days following the due date for compliance stated in the order, including any extensions thereof, then the Building Official shall have the authority to collect a noncompliance fee.
The noncompliance fee shall not be imposed unless the order states that a failure to comply within 15 days after the compliance date specified in the order will result in the fee being imposed. No more than one such fee shall be collected for failure to comply with an order. The amount of the noncompliance fee shall be $146.52 per building for Group R-3 Occupancies and $293.26 per building for all other occupancies, and shall be in addition to the fees specified elsewhere in this code.
(Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
107.14.1.
In accordance with Health and Safety Code 17973, where noncompliance occurs in a project related to exterior elevated elements, the Building Official may assess a civil penalty of not less than $100 nor more than $500 per day until the repairs are completed, unless an extension of time is granted by the Building Official.
(Ord. 2025-0047 § 6, 2025.)
107.15 Preliminary Review Fees.*
Upon payment of a preliminary review fee of $317.25, an applicant may have a building, structure, or other project reviewed by the Building Official prior to submittal of a permit application. Such fee entitles the applicant to two staff hours of review, which may be of any combination of building and specialty Code requirements. An additional fee of $158.63 per hour shall be charged for each hour or portion thereof in excess of two hours. All charges must be paid at the conclusion of any such meeting and before any written findings are issued.
Exception: No fee shall be charged for a preliminary review by one staff member which does not exceed 15 minutes.
(Ord. 2019-0056 § 2, 2019; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
107.16 Plan Maintenance Fee.*
Before issuing a building permit, the Building Official shall collect a plan maintenance fee for all building plans which are required to be retained by Section 19850 of the Health and Safety Code.
The amount of the plan maintenance fee shall be 2 percent of the building permit fee as set forth in Table 1-A provided, however, that the minimum fee shall be $14.33 and the maximum fee shall be $610.29. A plan maintenance fee shall be collected for each separate plan to be retained by the Building Official.
EXCEPTIONS:
Single or multiple dwellings not more than two stories and basement in height.
Garages and other structures appurtenant to buildings specified in Exception No. 1, above.
Farm or ranch buildings appurtenant to buildings specified in Exception No. 1, above.
Any one-story building where the span between bearing walls does not exceed 25 feet (7620 mm), except a steel frame or concrete building.
(Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
107.17 Annual Review of Fees.
The fees in this Code shall be reviewed annually by the Director of Public Works. Beginning on July 1, 1992, and thereafter on each succeeding July 1, the amount of each fee in this Code shall be adjusted as follows: Calculate the percentage movement between March of the previous year and March of the current year in the Consumer Price Index (CPI) for all urban consumers in the Los Angeles-Long Beach-Anaheim, CA areas, as published by the United States Government Bureau of Labor Statistics; and adjust each fee by said percentage amount, provided, however, that no adjustment shall decrease any fee and no fee shall exceed the reasonable cost of providing services. When it is determined that the amount reasonably necessary to recover the cost of providing services is in excess of this adjustment, the Building Official may present fee proposals to the Board of Supervisors for approval.
(Ord. 2022-0051 § 2, 2022; Ord. 2019-0056 § 2, 2019; Ord. 2013-0048 § 2, 2013; Ord. 99-0040 § 6, 1999; Ord. 95-0065 § 3 (part), 1995.)
107.18 Fees - Factory-built housing.
107.18.1 General.
The fees established by Section 107 for building permits and for plan checking shall be modified for "Factory-built Housing" as set forth in this Section.
(Ord. 2019-0056 § 2, 2019; Ord. 95-0065 § 3 (part), 1995.)
107.18.2 Definitions.
For the purpose of this Section, certain terms are defined as follows:
FACTORY-BUILT HOUSING shall mean structures which meet all of the following criteria: (1) fabricated at an off-site location under the inspection of the State for which the state inspection agency has attested to compliance with the applicable State laws and regulations by the issuance of an insignia; (2) bearing the State insignia and which have not been modified since fabrication in a manner that would void the State approval; and (3) for which the County of Los Angeles has been relieved by statute of the responsibility for the enforcement of laws and regulations of the State of California or the County of Los Angeles.
UNIT shall mean a single factory-assembled component of the factory-built housing brought to the jobsite for connection to the foundation and/or connection to other units of the structure.
(Ord. 2019-0056 § 2, 2019; Ord. 95-0065 § 3 (part), 1995.)
107.18.3 Building permit fees.
A fee for each building permit shall be paid to the Building Official. The Building Official shall determine the estimated valuation in all cases and for such purpose the Building Official shall be guided by accepted estimating practices.
The building permit fee shall be established by determining the total number of units to be assembled at the jobsite to construct the building defined as factory-built housing and multiplying the building permit fee established in Table No. 1-A for the estimated valuation by the percentage listed below:
| Job Assembled Units | Percentage of Table 1-A Fee |
|---|---|
| 1—3 | 60 |
| 4—7 | 75 |
| 8 or more | 90 |
(Ord. 95-0065 § 3 (part), 1995.)
107.18.4 Plan checking fees.
A plan checking fee shall be paid to the Building Official at the time of submitting plans and specifications for the proposed work. The plan checking fee shall be 80 percent of the building permit fee established by this Section.
(Ord. 95-0065 § 3 (part), 1995.)
107.18.5 Plans and Specifications.
With each application, two sets of plans and specifications for the work to be performed at the jobsite shall be submitted with such other information as may be necessary to determine compliance with local and State laws and regulations.
(Ord. 95-0065 § 3 (part), 1995.)
107.19 Fee Exemption—Affordable Housing.
Any nonprofit organization shall be exempt, as set forth in this Section, from the payment of any building fee for dwelling units it constructs which are for lower-income and/or very-low-income households.
To be eligible for this exemption, the nonprofit organization shall present a certificate issued by the Community Development Commission that such dwelling units qualify as housing for lower-income or very-low-income households and that the nonprofit organization is receiving a subsidy from Community Development Block Grant Funds or other public funding sources. This exemption shall not be granted when the subject dwelling units for lower- and/or very-low-income households are being constructed as a condition of approval by any other agency.
For the purposes of this Section only, certain terms are defined as follows:
BUILDING FEE shall include plan check, permit, and inspection fees required by Titles 26, 27, 28, 29, 30, 31 and 33 of the Los Angeles County Code.
LOWER-INCOME HOUSEHOLDS shall be as defined in Section 50079.5 of the Health and Safety Code.
NONPROFIT ORGANIZATION is a corporation organized under the Nonprofit Public Benefit Corporation Law of the State of California (Corporations Code Section 5120 et seq.) and which qualifies as an exempt organization under Section 501(c)(3) of the Internal Revenue Code of 1986 or the corresponding provision of any future United States internal revenue law. A corporation or body organized for the private gain of any person shall not be deemed to be a nonprofit organization.
VERY LOW-INCOME HOUSEHOLDS shall be as defined in Section 50105 of the Health and Safety Code.
(Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 95-0065 § 3 (part), 1995.)
SECTION 108 - INSPECTIONS
108.1 General.
All construction or work for which a building permit is required shall be subject to inspection by the Building Official and all such construction or work shall remain accessible and exposed for inspection purposes until approved by the Building Official. In addition, certain types of construction shall have continuous inspection as specified in Chapter 17.
Approval as a result of an inspection shall not be construed to be an approval of a violation of the provisions of this Code or of other laws. Inspections presuming to give authority to violate or cancel the provisions of this Code or of other laws shall not be valid.
It shall be the duty of the permit holder to cause the work to remain accessible and exposed for inspection purposes. Neither the Building Official nor the jurisdiction shall be liable for expense entailed in the removal or replacement of any material required to allow inspection.
A survey of the lot may be required by the Building Official to verify compliance of the structure with approved plans.
A site inspection may be required prior to plan check of building plans when the Building Official finds that a visual inspection of the site is necessary to establish drainage and/or grading requirements for the protection of property, existing buildings, or the proposed construction. The fee for such inspection shall be as set forth in Section 107.9. When approved by the Building Official, such a preinspection shall not be required for a building pad previously graded under the provisions of Appendix J.
(Ord. 2019-0056 § 2, 2019; Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 38, 2002; Ord. 95- 0065 § 3 (part), 1995.)
108.2 Inspection Record Card.
Work requiring a building permit shall not be commenced until the permit holder or the permit holder's agent shall have posted or otherwise made available an inspection record card so as to allow the Building Official to conveniently make the required entries thereon regarding inspection of the work. This card shall continue to be posted or otherwise made available by the permit holder until a final approval of the building or structure has been granted by the Building Official.
(Ord. 95-0065 § 3 (part), 1995.)
108.3 Approvals Required.
No work shall be done on any part of the building or structure beyond the point indicated in each successive inspection without first obtaining the written approval of the Building Official. The Building Official, upon notification, shall make the requested inspections and shall either indicate that portion of the construction which is satisfactory as completed or shall notify the permit holder or the permit holder's agent wherein the same fails to comply with this Code. Any portions which do not comply shall be corrected and such portion shall not be covered or concealed until authorized by the Building Official.
There shall be a final inspection and approval on all buildings when completed and ready for occupancy.
(Ord. 95-0065 § 3 (part), 1995.)
108.4 Required Inspections.
108.4.1 General.
Reinforcing steel or structural framework of any part of any building or structure shall not be covered or concealed without first obtaining the approval of the Building Official.
Excavation and foundation reinforcement shall not be covered or concealed without first obtaining the approval of the Building Official.
Upon notification from the permit holder or the permit holder's agent, the Building Official shall make the inspections as set forth in Sections 108.4.2 through 108.4.8.
(Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2002-0076 § 39, 2002; Ord. 95-0065 § 3 (part), 1995.)
108.4.2 Foundation inspection.
Inspection shall be made after excavations for footings is complete and any required reinforcing steel is in place. For concrete foundations, any required forms shall be in place prior to inspection. All materials for the foundation shall be on the job site; however, where concrete is ready mixed in accordance with approved nationally recognized standards, the concrete need not be on the job site. Where the foundation is to be constructed of approved treated wood, additional inspections may be required by the Building Official.
(Ord. 2002-0076 § 40, 2002; Ord. 95-0065 § 3 (part), 1995.)
108.4.3 Concrete slab or under-floor inspection.
Inspection shall be made after all in-slab or under-floor reinforcing steel, building service equipment, conduit, piping accessories and other ancillary equipment items are installed but before any concrete is poured or floor sheathing installed, including the subfloor.
(Ord. 2002-0076 § 41, 2002; Ord. 95-0065 § 3 (part), 1995.)
108.4.4 Frame inspection.
Inspection shall be made after the roof, roof deck or sheathing, all framing, braced walls, fire blocking and bracing are in place and all conduits, plumbing pipes, chimneys and vents to be concealed are complete and the rough electrical,
plumbing, and heating wires, conduits, plumbing pipes, and ducts are approved.
(Ord. 2016-0053 § 2, 2016; Ord. 2002-0076 § 42, 2002; Ord. 95-0065 § 3 (part), 1995.)
108.4.5 Lath inspection and/or gypsum board.
Inspection shall be made after all lathing and gypsum board, interior and exterior, are in place, but before any plastering is applied or before gypsum board joints and fasteners are taped and finished.
(Ord. 2002-0076 § 43, 2002; Ord. 95-0065 § 3 (part), 1995.)
108.4.6 Fire and smoke resistant penetrations.
Inspection shall be made after all protection of joints and penetrations in fire-resistance-rated assemblies, smoke barriers, and smoke partitions are installed, but prior to concealing the joints and penetrations.
(Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016.)
108.4.7 Energy efficiency elements.
Inspections shall be made after the insulation, fenestration, duct installation, and mechanical and plumbing equipment has been installed, but prior to any of said elements being concealed.
(Ord. 2016-0053 § 2, 2016.)
108.4.8 Types IV-A, IV-B and IV-C connection protection inspection.
In buildings of Types IV-A, IV-B and IV-C construction, where connection fire-resistance ratings are provided by wood cover calculated to meet the requirements of Section 2304.10.1, the Building Official shall inspect the wood cover after the cover is installed, but before any other coverings or finishes are installed.
(Ord. 2025-0047 § 7, 2025.)
108.4.9 Weather-exposed balcony and walking surface waterproofing.
Where balconies or other elevated walking surfaces have weather-exposed surfaces, and the structural framing is protected by an impervious moisture barrier, all elements of the impervious moisture barrier system shall not be concealed until inspected and approved by the Building Official.
Exception: Where special inspections are provided in accordance with Section 1705.1.1, Item 3.
(Ord. 2025-0047 § 7, 2025.)
108.4.10 Final inspection.
Inspection shall be made after finish grading and the building is completed and ready for occupancy.
(Ord. 2025-0047 § 7, 2025; Ord. 2016-0053 § 2, 2016; Ord. 2002-0076 § 44, 2002; Ord. 95-0065 § 3 (part), 1995.)
108.5 Other Inspections.
In addition to the called inspections specified above, the Building Official may make or require any other inspections of any construction work to ascertain compliance with the provisions of this Code and other laws which are enforced by the building department.
For the purpose of determining compliance with Section 3403.8, the Building Official may cause any structure to be reinspected.
(Ord. 95-0065 § 3 (part), 1995.)
108.6 Special Inspector.
Before commencing duties, the special inspector shall be examined and shall obtain a certificate of registration from the Building Official. As to the written portion of the required examination, the Building Official may administer a written examination or the Building Official may require that a special inspector applicant successfully complete an examination administered by the International Code Council (ICC). Applications shall be made in writing and shall be accompanied by a fee of $354.25. When the Building Official requires the ICC Certificate in lieu of administering a written examination, the application shall be accompanied by proof of the required Certificate and a fee of $220.06. A separate application and a separate fee shall be required for each type of work, and shall be valid for one year from the application submission date. Requests for refunds shall be made within 30 days of expiration of the application, only for applicants who did not take the exam. Applicants failing to pass an examination shall be ineligible for re-examination for a period of 30 days. Applicants failing to pass an examination for a second time shall be ineligible for re-examination for a period of 180 days, at which time a new application and fee shall accompany the request for re-examination. Unless sooner revoked, certificates of registration for special inspectors shall expire biennially on June 30, and must be renewed by payment of biennial renewal fee of $146.52. Registrations issued from January 1 through June 30 in renewal years shall be valid through June 30 of the successive biennial period.
Upon evidence, satisfactory to the Building Official, of the failure of a special inspector to perform properly and effectively the duties of said office, the Building Official may revoke, suspend or refuse to renew any certificate of registration. Prior to such action, the holder shall be given an opportunity to appear before the Building Official and be heard.
For special inspections, see Chapter 17.
(Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
Editor's note: Fee changes in this section were made by the Director of Public Works due to increases in the Consumer Price Index and are effective July 1, 2025.
108.7 Inspection Requests.
It shall be the duty of the permit holder to notify the Building Official that work authorized by a permit is ready for inspection. The Building Official may require that every request for inspection be filed at least one working day before such inspection is desired. Such request shall be submitted in a manner prescribed by the Building Official.
It shall be the duty of the person requesting any inspection required by this Code to provide access to, and means for, inspection of such work.
(Ord. 2019-0056 § 2, 2019; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
108.8 Non-inspected Work.
No person shall own, use, occupy or maintain any structure on which "Non-inspected Work" has been performed.
For the purposes of this Code, "Non-inspected Work" shall be defined as any erection, construction, enlargement, alteration, repair, movement, improvement, removal, connection, conversion, demolition or equipping, for which a permit was first obtained, pursuant to Section 106.1 supra, but which has progressed beyond the point indicated in successive inspections, including but not limited to inspections set forth in Section 108.4, 108.5 and Chapter 17, without first obtaining inspection and approval of the Building Official.
(Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0066 § 9, 1995.)
108.9 Approval required.
Work shall not be done beyond the point indicated in each successive inspection without first obtaining the approval of the Building Official. The Building Official, upon notification, shall make the requested inspections and shall either indicate the portion of the construction that is satisfactory and approved, or notify the permit holder or the permit holder's agent wherein
the same fails to comply with this Code. Any portions that do not comply shall be corrected and such portion shall not be covered or concealed until authorized by the Building Official.
(Ord. 2025-0047 § 7, 2025.)
108.10 Reinspections.
An inspection fee may be assessed for reinspection, as determined by the Building Official, for any of the following reasons:
The portion of work for which inspection is requested is not complete;
Corrections given by the Building Official are not completed;
There is inadequate work site access preventing inspection;
The inspection record card is not posted or otherwise available on the work site;
The approved plans are not available for the inspector;
Work has deviated from the approved plans and has not been approved by the Building Official.
This Section is not to be interpreted as requiring additional hourly inspection fees the first time a job is rejected for failure to comply with the requirements of this Code.
To obtain reinspection, the applicant shall pay the hourly inspection fee in advance, as provided in Section 107.9.
(Ord. 2025-0047 § 7, 2025; Ord. 2016-0053 § 2, 2016.)
SECTION 109 - USE AND OCCUPANCY
109.1 General.
No building or structure or portion thereof shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the Building Official has approved the building or structure or portion thereof for such use or occupancy as evidenced by the issuance of a certificate of occupancy or a temporary certificate of occupancy. A building of Group R-1, R-2, R-2.1, R-3, R-3.1, or R-4. Occupancy, if erected on a site where grading has been performed without a grading permit or pursuant to a grading permit issued under provisions of this Code, shall not be occupied, nor shall gas or electric utilities be connected thereto, unless the grading has been completed in accordance with Appendix J or the Building Official has found, should the grading not be so completed, that the site conditions will pose no hazard to health, safety or welfare of occupants and/or occupants of adjacent properties, and that a temporary certificate of occupancy has been issued.
Approval of a building or structure for use or occupancy (including, but not limited to, final inspection approval and/or issuance of a certificate of occupancy or temporary certificate of occupancy) shall not be construed as approval of a violation of the provisions of this Code or of other laws and regulations. Approvals presuming to give authority to violate or cancel the provisions of this Code or of other laws or regulations are not valid. The Building Official may, in writing, suspend or revoke any such approvals or certificates whenever the Building Official determines that the approval or certificate was issued in
error, or on the basis of incorrect information supplied, or when it is determined that the building or structure or portion thereof is in violation of any ordinance or regulation or any of the provisions of this Code or other laws or regulations. Any certificate of occupancy or temporary certificate of occupancy so issued shall be surrendered upon request of the Building Official.
(Ord. 2022-0051 § 2, 2022; Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002- 0076 § 45, 2002; Ord. 95-0065 § 3 (part), 1995.)
109.2 Change in Use.
Changes in the character or use of a building shall not be made except as specified in the Existing Building Code. When required by the Building Official, a new certificate of occupancy shall be issued in accordance with Section 109.3 where there is a change in a building's use, or a portion thereof, with no change in its occupancy classification.
(Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
109.3 Certificate Issued.
When the building or structure has passed final inspection, and when the building or structure complies with the applicable laws and regulations, and the required fees have been paid, the Building Official shall issue a certificate of occupancy which shall contain the following:
The building or miscellaneous permit number.
The address of the building or structure.
The name and address of the owner.
A description of that portion of the building for which the certificate is issued.
A statement that the described portion of the building complies with the requirements of this Code for group and division of occupancy and the use for which the proposed occupancy is classified.
The name of the Building Official.
The edition of this Code under which the permit was issued.
The type of construction as defined in Chapter 6.
The design occupant load.
Where an automatic sprinkler system is provided, whether the sprinkler system is required.
Any special stipulations and conditions of the building permit.
(Ord. 2025-0047 § 8, 2025; Ord. 2016-0053 § 2, 2016; Ord. 95-0065 § 3 (part), 1995.)
109.4 Temporary Certificate.
If the Building Official finds that no substantial hazard will result from occupancy of any building or portion thereof before the same is completed, the Building Official may issue a temporary certificate of occupancy for the use of a portion or portions of a building or structure prior to the completion of the entire building or structure. A request for issuance of a temporary certificate of occupancy must be made in writing.
Such temporary certificate of occupancy shall be valid for a period not to exceed three months. Upon request of the owner or permittee the Building Official may, in writing, extend the temporary certificate of occupancy when it is determined that the circumstances so warrant. After the expiration of a temporary certificate of occupancy and any extension(s) thereof, the building or structure shall not be used or occupied until the Building Official has approved the building for such use or occupancy.
(Ord. 2016-0053 § 2, 2016; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
109.5 Posting.
The certificate of occupancy shall be posted in a conspicuous place on the premises and shall not be removed except by the Building Official.
EXCEPTION: Group R-3, and Group U Occupancies.
(Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
109.5.1 Live loads posted.
A durable sign that indicates the "live load" shall be required in commercial or industrial buildings where the floor or roof or portion thereof is or has been designed with a live load that exceeds 50 psf. The live load sign shall be posted on that part of each story or roof to which it applies, in a conspicuous place. The live load sign shall be posted as a condition precedent to the issuance of a certificate of occupancy. It shall be unlawful to remove or deface any such sign.
(Ord. 2010-0053 § 2, 2010.)
SECTION 110 - PROHIBITED USES OF BUILDING SITES
110.1 Flood Hazard.
110.1.1
Buildings are not permitted in an area determined by the Building Official to be subject to flood hazard by reason of inundation, overflow, or erosion.
The placement of the building and other structures (including walls and fences) on the building site shall be such that water or mud flow will not be a hazard to the building or adjacent property, or obstruct a natural drainage course. Subject to the conditions of Section 110.1.2, this prohibition shall not apply when provision is made to eliminate such hazard to the satisfaction of the Building Official by providing adequate drainage facilities by protective walls, suitable fill, raising the floor level of the building, a combination of these methods, or by other means. The Building Official, in the application of this Section for buildings, structures, and grading located in whole or in part in flood hazard areas, shall enforce, as a minimum, the current Federal Flood Plain Management Regulations defined in Title 44, Code of Federal Regulations, Section 60.3, and may require the applicant or property owner to provide the following information and/or comply with the following provisions:
Delineation of flood hazard areas, floodway boundaries and flood zones, and the design flood elevation, as appropriate;
The elevation of the proposed lowest floor, including basement, in flood hazard areas (A Zones), and the height of the proposed lowest floor, including basement, above the highest adjacent grade;
The elevation of the bottom of the lowest horizontal structural member in coastal high hazard areas (V Zone);
If the design flood elevations are not included on the community's Flood Insurance Rate Map (FIRM), then the applicant shall obtain and reasonably utilize any design flood elevation and floodway data available from other sources, as approved by the Building Official; and
During construction, upon placement of the lowest floor, including basement, and prior to further vertical construction, the permittee shall provide to the Building Official documentation, prepared and sealed by a registered design professional, certifying the elevation of the lowest floor, including basement.
(Ord. 2019-0056 § 2, 2019; Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 95-0065 § 3 (part), 1995.)
* Editor's note: Volume 5 of the Los Angeles County Code contains the Flood Control District Code.
110.1.2
Portions of the unincorporated territory of the County of Los Angeles subject to severe flood hazard by reason of inundation, overflow, erosion or deposition of debris are established as floodways by Chapter 11.60 of Title 11 of the Los Angeles County Code. Whenever, in such ordinance establishing floodways, reference is made to any floodway, it shall be construed to mean a floodway referred to in this Section. A person shall not perform work for which a building or grading permit is required within the boundaries of an established floodway if such work increases the flood hazard to adjacent properties by either increasing the capital flood water surface elevation, deflecting flows or increasing bank erosion. Such work may be performed within an established floodway, and a building or grading permit therefor may be issued, where provisions are made to the satisfaction of the Building Official to avoid such an increase in the flood hazard.
(Ord. 95-0065 § 3 (part), 1995.)
110.2 Geotechnical Hazards.
110.2.1
No building or grading permit shall be issued under the provisions of this section when the Building Official finds that property outside the site of the proposed work could be damaged by activation or acceleration of a geotechnically hazardous condition and such activation or acceleration could be attributed to the proposed work on, or change in use of, the site for which the permit is requested. For the purpose of this section, a geotechnically hazardous condition does not include surface displacement due to earthquake faults.
(Ord. 2016-0053 § 2, 2016; Ord. 2002-0076 § 47, 2002; Ord. 95-0065 § 3 (part), 1995.)
110.2.2
Except as provided in Section 110.2.3, work requiring a building or grading permit by this Code is not permitted in an area determined by the Building Official to be subject to hazard from landslide, settlement, or slippage. For the purpose of this
Section, landslide, settlement, or slippage does not include surface displacement due to earthquake faults.
(Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 98-0020 § 12, 1998; Ord. 95- 0065 § 3 (part), 1995.)
110.2.3
Subject to the conditions of Subsection 110.2.1, permits may be issued in the following cases.
(Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
110.2.3.1
When the applicant has submitted an engineering geology and/or soils engineering report or reports complying with the provisions of Section 111 such that said reports show to the satisfaction of the Building Official that the hazard will be eliminated prior to the use or occupancy of the land or structures.
(Ord. 2010-0053 § 2, 2010; Ord. 2002-0076 § 48, 2002; Ord. 95-0065 § 3 (part), 1995.)
110.2.3.2
When the applicant has submitted an engineering geology and/or soils engineering report or reports that comply with the provisions of Section 111, and that demonstrate, to the satisfaction of the Building Official, that the site is safe for the intended use.
(Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
110.2.3.3
When the proposed work involves the alteration or repair of existing structures and the cost of such alteration or repair does not exceed 25 percent of the current market value of the existing structure, such value to be based on assumed continuation of the established legal use. Before a permit may be issued pursuant to this section, the owner shall do all of the following:
If required by the Building Official, submit an engineering geology and/or soils engineering report or reports that contain(s), at a minimum, a qualitative and/or conditional finding that the proposed work complies with the provisions of Section 110.2.1.
Record in the office of the Department of Registrar-Recorder, a statement that the owner is aware that the records of the Building Official indicate that the property is potentially subject to hazard from landslide, settlement, or slippage.
Record in the office of the Department of Registrar-Recorder, an agreement relieving the County and all officers and employees thereof of any liability for any damage or loss which may result from issuance of such a permit. This agreement shall provide that it is binding on all successors in interest of the owner and shall continue in effect until the Building Official records in the office of the Department of Registrar-Recorder a statement that the Building Official has determined that such hazard from landslide, settlement or slippage no longer exists. The repair work shall consist of restoring the original construction. The Building Official may require that provisions be made in anticipation of future settlement. For the purposes of this Section 110.2.3.3, "alteration" does not include an addition or additions.
(Ord. 2016-0053 § 2, 2016; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 49, 2002; Ord. 95- 0065 § 3 (part), 1995.)
110.2.3.4
When the proposed work involves an addition or additions to an existing structure but is not a change in use or occupancy and such work does not increase the gross floor area of the structure by more than 25 percent of the area of the structure as it existed on July 6, 1968, and the Building Official determines that the proposed work will not impact a historically active landslide. Before a permit may be issued pursuant to this Section, the owner shall do all of the following:
Submit an engineering geology and/or soils engineering report or reports that contain(s), at a minimum, a qualitative and/or a conditional finding that the proposed work complies with the provisions of Section 110.2.1.
Record in the office of the Department of Registrar-Recorder the finding of such report or reports.
Record in the office of the Department of Registrar-Recorder an agreement relieving the County and all officers and employees thereof of any liability for any damage or loss which may result from the issuance of such a permit. This agreement shall provide that it is binding on all successors in interest of the owner and shall continue in effect until the Building Official records in the office of the Department of Registrar-Recorder a statement that the Building Official has determined that a hazard from landslide, settlement, or slippage no longer exists.
This Section shall not apply to structures constructed after July 6, 1968.
(Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002- 0076 § 50, 2002; Ord. 95-0065 § 3 (part), 1995.)
110.2.3.5
When the proposed work involves the repair of a single-family residence or accessory structures where the cost of such repair exceeds 25 percent of the current market value of the existing building.
The scope of the repair work shall be subject to the approval of the Building Official. Before a permit may be issued pursuant to this Section, the owner shall do all of the following:
Submit an engineering geology and/or soils engineering report or reports that contain(s), at a minimum, a qualitative and/or conditional finding that the proposed work complies with the provisions of Section 110.2.1.
Record in the office of the Department of Registrar-Recorder a statement by the owner acknowledging that the records of the Building Official indicate that the property is potentially subject to hazard from landslide, settlement, or slippage.
Record in the office of the Department of Registrar-Recorder an agreement relieving the County and all officers and employees thereof of any liability for any damage or loss which may result from issuance of such a permit. This agreement shall provide that it is binding on all successors in interest of the owner and shall continue in effect until the Building Official records in the office of the Department of Registrar-Recorder a statement that the Building Official has determined that such hazard from landslide, settlement, or slippage no longer exists.
(Ord. 2019-0056 § 2, 2019; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
110.2.3.6
When the proposed work involves the replacement of structures destroyed by causes other than landslide, settlement, or slippage, and the permit applicant was the owner of the property at the time of the loss, their immediate heir(s), or their authorized representative, and the application for a permit under this Section is filed no later than ten (10) years following the date of the loss.
The replacement structure(s) shall not exceed the area, number of stories, load, or number of fixtures and bedrooms of the structure that was destroyed. No change in occupancy type shall be permitted. Before a permit may be issued pursuant to this Section, the owner shall do all of the following:
Demonstrate, to the satisfaction of the Building Official, that the replacement structure and/or the associated private sewage disposal system (if any) and/or the replacement landscaping (if any) will not result in a greater amount of groundwater infiltration than occurred under the original condition.
Submit an engineering geology and/or soils engineering report or reports that contain, at a minimum, a qualitative and/or conditional finding that the proposed work complies with the provisions of Section 110.2.1, and that contain recommendations for enhancing the stability of the site.
Record in the office of the Department of Registrar-Recorder a statement by the owner acknowledging that the owner is aware that the records of the Building Official indicate that the property is potentially subject to a hazard from landslide, settlement, or slippage.
Record in the office of the Department of Registrar-Recorder an agreement relieving the County and all officers and employees thereof of any liability for any damage or loss which may result from issuance of such a permit. This agreement shall provide that it is binding on all successors in interest of the owner and shall continue in effect until the Building Official records in the office of the Department of Registrar-Recorder a statement that the Building Official has determined that such hazard from landslide, settlement, or slippage no longer exists.
(Ord. 2019-0056 § 2, 2019; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 51, 2002; Ord. 95- 0065 § 3 (part), 1995.)
110.2.3.7
When the proposed work involves a one-story, detached, light-framed structure not intended or used for human occupancy, such as a garage, carport, patio cover, deck or storage shed, accessory to a single-family residence not exceeding 400 square feet (37.2 m 2 ) in gross floor area nor 12 feet (3.69 m) in height. Before a permit may be issued pursuant to this Section, the owner shall do all of the following:
If required by the Building Official, submit an engineering geology and/or soils engineering report or reports that contain(s), at a minimum, a qualitative and/or conditional finding that the proposed work complies with the provisions of Section 110.2.1.
Record in the office of the Department of Registrar-Recorder a statement by the owner acknowledging that the owner is aware that the records of the Building Official indicate that the property is potentially subject to hazard from landslide, settlement, or slippage.
Record in the office of the Department of Registrar-Recorder an agreement relieving the County and all officers and employees thereof of any liability for any damage or loss which may result from issuance of such a permit. This agreement shall provide that it is binding on all successors in interest of the owner and shall continue in effect until the Building Official records in the office of the Department of Registrar-Recorder a statement that the Building Official has determined that such hazard from landslide, settlement, or slippage no longer exists.
(Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 98-0020 § 13 (part), 1998.)
110.2.3.8
When the Building Official determines that the hazard from landslide, settlement, or slippage is based solely on the fact that the area has been identified as a potentially liquefiable area in a seismic hazard zone (pursuant to Public Resources Code Section 2690 et seq.) and a foundation investigation is performed in connection with the work in accordance with Section 1803.
(Ord. 2019-0056 § 2, 2019; Ord. 2013-0048 § 2, 2013; Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002- 0076 § 52, 2002; Ord. 98-0020 § 13 (part), 1998; Ord. 95-0065 § 3 (part), 1995.)
110.2.3.9
Notwithstanding any other provisions of this Section, the Building Official may, at his or her discretion, deny a permit for any building, structure, or grading subject to hazard from landslide, settlement, or slippage, which cannot be mitigated and may endanger the health or safety of the occupants, adjoining property, or the public.
(Ord. 2010-0053 § 2, 2010; Ord. 2007-0108 § 2 (part), 2007.)
110.2.3.10
When the proposed work involves the repair and restoration of a slope. Before a permit may be issued pursuant to this Section, the owner shall submit an engineering geology and/or soils engineering report or reports that contain(s) the following:
A description and analysis of the existing conditions, including the cause or causes of the failed slope.
Recommendations for the repair of the failed slope.
A qualitative and/or conditional finding that the proposed work complies with the provisions of Section 110.2.1.
An analysis demonstrating that future failures originating from the repaired portion of the slope will not impact previously permitted structures.
An analysis demonstrating that the proposed work will improve existing slope stability.
(Ord. 2019-0056 § 2, 2019; Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007.)
110.2.3.11
When the proposed work involves a minor alteration or repair to an existing Group R-3 Occupancy building and/or its accessory structures. Minor alterations and repairs shall include the following:
Roof mount photovoltaic solar systems that impose no more than 5 percent gravity load increase to the existing building.
Ground mount photovoltaic solar systems.
Recovering and reroofings.
New and replacement mechanical and plumbing equipment.
Window change-outs.
Similar work as determined by the Building Official.
(Ord. 2016-0053 § 2, 2016.)
110.3 Fills Containing Decomposable Material.
Permits shall not be issued for new buildings or enclosed structures, additions, or conversions of a building or structure to habitable or occupiable space regulated by this Code within 1,000 feet (304.8 m) of fills containing rubbish or other decomposable material unless the fill is isolated by approved natural or artificial protective systems or unless designed according to the recommendation contained in a report prepared by a registered design professional, such as a licensed civil engineer or a licensed petroleum engineer. Such report shall contain a description of the investigation, study, and recommendation to minimize the possible intrusion, and to prevent the accumulation of explosive concentrations of decomposition gases within or under enclosed portions of such building or structure. At the time of the final inspection, the registered design professional shall furnish a signed statement attesting that the building or structure has been constructed in accordance with the design professional's recommendations as to decomposition gases required herein.
Exception: When approved by the Building Official, mitigation of decomposition gases shall not be required for additions to single-family dwellings not exceeding 400 square feet (37.2 m 2 ) in gross floor area and/or alterations to single-family dwellings.
(Ord. 2019-0056 § 2, 2019; Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
110.4 Methane Gas Hazards.
Permits shall not be issued for new buildings or enclosed structures, additions, or conversions of a building or structure to habitable or occupiable space regulated by this Code on, adjacent to, or within 300 feet (91.44 m) of active, abandoned or idle oil or gas well(s) unless designed according to recommendations contained in a report prepared by a registered design professional, such as a licensed civil engineer or a licensed petroleum engineer, to evaluate whether such wells are being properly operated or maintained, or are abandoned. No permits shall be issued until documentation of proper operation, maintenance, abandonment, or reabandonment is submitted to and approved by the Building Official.
Exceptions:
When approved by the Building Official, mitigation of methane gas hazards shall not be required for additions or alterations to existing buildings or structures located no closer than 200 feet (60.96 m) to active, abandoned, or idle oil or gas well(s).
Grading permits may be issued when the proposed work is necessary to mitigate the methane gas hazard.
As used in this Section, "well" shall mean any well as defined by Section 3008 of the California Public Resources Code.
(Ord. 2019-0056 § 2, 2019; Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 95- 0065 § 3 (part), 1995.)
110.5 Contaminated Soil Hazards.
Permits shall not be issued for new buildings or enclosed structures, additions, or conversions of a building or structure to habitable or occupiable space regulated by this Code on contaminated soil unless designed according to recommendations contained in a report prepared by a registered design professional, such as a licensed civil engineer or licensed petroleum engineer. Such report shall contain a description of the design professional's investigation and recommendation to prevent the accumulation of hazardous concentrations of organic and inorganic compounds, gases, or other accumulation of hazardous material caused by contaminated soil within or under enclosed portions of such building or structure. At the time of the final inspection, the registered design professional shall furnish a signed statement attesting that the building or structure has been constructed in accordance with the engineer's recommendations to address the contaminated soil conditions.
As used in this Section, "contaminated soil" shall mean contaminated soil as defined by Title 14 of California Code Regulation Section 17361(b). "Contaminated soil" shall also include soil containing harmful concentrations of any additional organic or inorganic compounds that the Building Official determines to be hazardous or potentially hazardous.
(Ord. 2019-0056 § 2, 2019.)
110.6 Conditional Use.
Work required by this Section as a condition for the use of the site shall be performed prior to the connection of the utilities or occupancy of the building.
(Ord. 2019-0056 § 2, 2019; Ord. 95-0065 § 3 (part), 1995.)
SECTION 111 - ENGINEERING GEOLOGY AND SOILS ENGINEERING REPORTS
The Building Official may require an engineering geology or soils engineering report, or both, where in the Building Official's opinion, such reports are essential for the evaluation of the safety of the site. The engineering geology or soils engineering report or both shall contain a finding regarding the safety of the site of the proposed work against hazard from landslide, settlement or slippage and a finding regarding the effect that the proposed work will have on the geotechnical stability of the area outside of the proposed work. Any engineering geology report shall be prepared by a certified engineering geologist licensed in the State of California. Any soils engineering report shall be prepared by a civil engineer licensed in the State of California, experienced in the field of soil mechanics, or a geotechnical engineer licensed in the State of California. When both an engineering geology and soils engineering report are required for the evaluation of the safety of a building site, the two reports shall be coordinated before submission to the Building Official.
(Ord. 2007-0108 § 2 (part), 2007; Ord. 2002-0076 § 53, 2002; Ord. 95-0065 § 3 (part), 1995.)
SECTION 112 - EARTHQUAKE FAULT MAPS
Earthquake Fault Zone Maps within the County of Los Angeles prepared under Sections 2622 and 2623 of the California Public Resources Code, which show traces of earthquake faults, are hereby declared to be, on the date of official issue, a
part of this Code, and may be referred to elsewhere in this Code. Earthquake Fault Zone Maps revised under the above sections of the California Public Resources Code shall, on the date of their official issue, supersede previously issued maps, which they replace.
Copies of each of the above maps shall be available for examination by the public at the Department of Public Works, Department of Regional Planning and the Executive Office of the Board of Supervisors.
(Ord. 2019-0056 § 2, 2019; Ord. 2002-0076 § 54, 2002; Ord. 95-0065 § 3 (part), 1995.)
SECTION 113 - EARTHQUAKE FAULTS
113.1 General.
The construction of a building or structure near a known active earthquake fault and regulated by this Code shall be permitted as set forth in this Section.
(Ord. 95-0065 § 3 (part), 1995.)
113.2 Scope.
The provisions of this Section shall apply only to permits for buildings or structures on individual lots or parcels and are not intended to be supplementary to geologic investigations required to qualify divisions of land as set forth in Title 21 of the Los Angeles County Code, the Subdivision Code.
(Ord. 95-0065 § 3 (part), 1995.)
113.3 Definition.
For the purpose of this Section, a geologist shall be a professional geologist, licensed by the California Board for Professional Engineers, Land Surveyors, and Geologists to practice geology in California.
(Ord. 2019-0056 § 2, 2019; Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
113.4 Known Active Earthquake Faults.
For the purpose of this Section, known active earthquake faults are those faults which have had displacement within Holocene time (approximately the last 11,000 years) as defined in the most current issue of Special Publication 42 of the California Geological Survey.
(Ord. 2007-0108 § 2 (part), 2007; Ord. 95-0065 § 3 (part), 1995.)
113.5 Construction Limitations.
No building or structure shall be constructed over or upon the trace of a known active earthquake fault which is shown on maps maintained by the Building Official. These maps include, but are not limited to, earthquake fault zone maps prepared under Sections 2622 and 2623 of the California Public Resources Code.
The absence of a known active earthquake fault trace at the proposed building location shall be determined by a professional geologist licensed in the State of California in the following cases:
When the proposed building is within (50) feet (15.24 m) of that line designated by the Building Official as the assumed location of a known active earthquake fault on the aforementioned maps.
When the proposed building is within 50 feet (15.24 m) of the most probable ground location of the trace of a known active earthquake fault shown on the aforementioned maps.
In these cases the Building Official may require the excavation of a trench, for the purpose of determining the existence of an active earthquake fault. Such a trench will be required if a lack of distinguishable fault features in the vicinity prevents the Building Official from determining by a site examination, review of available aerial photographs, or by other means that the fault trace does not underlie the proposed building. The trench shall be approximately perpendicular to the most probable direction of the fault trace, at least 1-½ feet (0.15 m) wide, and at least five feet in depth measured from natural grade, or to a depth satisfactory to the Building Official.
The trench must be accessible for mapping and inspection by the Building Official, when requested, and meet the requirements of Title 8 of the California Code of Regulations, Construction Safety Orders. The trench need not extend further than the full width of the proposed structure plus 5 feet (1.52 m) beyond the traversed exterior walls. A known active earthquake fault shall be presumed nonexistent if an exposure is not found by the professional geologist in the walls or floor of the trench.
The Building Official may require a more extensive investigation by a professional geologist as evidence to the absence of a known active earthquake fault prior to the issuance of a permit for Groups A, E, I, H and R, Division 1 Occupancies and B, F, M and S Occupancies over one story in height.
The results of the investigation, conclusions and recommendations shall be presented in a geology report prepared by a professional geologist as defined by Section 113.3. The report shall comply with the guidelines presented in Note 49 prepared by the California Department of Conservation, Geological Survey.
EXCEPTION: The provisions of this Section do not apply to:
One-story, detached light-frame buildings not intended or used for human occupancy and not exceeding 1,000 square feet (92.9 m 2 ) in gross floor area or 12 feet (3.66 m) in building height.
Alterations or repairs to an existing building provided that the aggregate value of such work within any 12-month period does not exceed 50 percent of the current market value of the existing building. For the purposes of this Section 113.5, "alteration" does not include an addition or additions.
Swimming pools, retaining walls, fences and minor work of a similar nature.
(Ord. 2025-0047 § 9, 2025; Ord. 2016-0053 § 2, 2016; Ord. 2013-0048 § 2, 2013; Ord. 2007-0108 § 2 (part), 2007; Ord. 2002- 0076 § 55, 2002; Ord. 95-0065 § 3 (part), 1995.)
113.5.1 Additions to One- or Two-Family Dwellings.
The Building Official may waive the requirements for an active earthquake fault investigation for additions to existing one- or two-family dwelling units when all of the following conditions are met:
There is no increase in the number of bedrooms or bedroom equivalent rooms in the dwelling unit;
The addition does not increase the permitted gross floor area of the structure by more than 20 percent as it existed on January 1, 2017, or 400 square feet, whichever is less;
The Building Official has determined that the addition is not located over or upon the trace of a known active earthquake fault as shown on the aforementioned maps; and
The owner shall record in the office of the Department of Registrar-Recorder a statement acknowledging that the owner is aware that the records of the Building Official indicate that the property is potentially subject to a hazard from a known active earthquake fault. The owner shall also record in the office of the Department of Registrar-Recorder an agreement relieving the County and all officers and employees thereof of any liability for any damage or loss that may result from the issuance of such a permit. This agreement shall provide that it is binding on all successors in interest of the owner and shall continue in effect until the Building Official records in the office of the Department of Registrar-Recorder a statement that the Building Official has determined that a hazard from a known active earthquake fault no longer exists.
(Ord. 2025-0047 § 9, 2025.)
113.5.2 Repair of single-family dwellings, their accessory dwelling units, or accessory structures destroyed by the wildfires.
The Building Official may waive the requirements for an active earthquake fault investigation for the repair of a single-family dwelling, its accessory dwelling units, or accessory structures that were damaged or destroyed by wildfires as expressly designated by the Los Angeles County Board of Supervisors through a proclaimed local emergency motion or resolution, when all of the following conditions are met:
The structure is a wood-frame or steel-frame structure not exceeding two stories and a basement.
The structure is not part of a development of four or more dwellings.
The permit applicant is the owner of the property at the time of the loss, the owner's immediate heir(s), or their authorized representative.
The application for a permit is filed no later than ten (10) years following the date of the loss.
The repaired structure does not exceed the area of the previously existing, permitted structure, plus 10 percent.
The owner shall record in the office of the Department of Registrar-Recorder a statement acknowledging that the owner is aware that the records of the Building Official indicate that the property is potentially subject to a hazard from a known active earthquake fault. The owner shall also record in the office of the Department of Registrar-Recorder an agreement relieving the County and all officers and employees thereof of any liability for any damage or loss that may result from the issuance of such a permit. This agreement shall provide that it is binding on all successors in interest of the owner and shall continue in effect until the Building Official records in the office of the Department of Registrar-Recorder a statement that the Building Official has determined that a hazard from a known active earthquake fault no longer exists.
In this section, repair shall be defined as the reconstruction, replacement, or renewal of any part or the whole of an existing building for the purpose of either maintenance related to the fire or to correct damage caused by the fire.
113.5.2.1. In addition to the work allowed under 113.5.2, the Building Official may permit the construction of a new accessory dwelling unit on a property where a single-family dwelling was destroyed by wildfires as part of a project permitted under 113.5.2.
113.5.2.2. The provisions of this Section may also apply to other disasters as expressly designated by the Los Angeles County Board of Supervisors through a proclaimed local emergency motion or resolution.
(Ord. 2025-0047 § 9, 2025.)
113.6 Maps of Active Faults.
The Department of Public Works shall maintain maps available to the public showing the location of known active earthquake faults. In the absence of additional information, the location of known active earthquake faults shall be as shown on Earthquake fault zone maps as required by Section 112.
(Ord. 2002-0076 § 56, 2002; Ord. 95-0065 § 3 (part), 1995.)
113.7 Earthquake Fault Zones.
Work within the earthquake fault zones established under Sections 2622 and 2623 of the California Public Resources Code shall comply with State laws, policies, criteria, rules and regulations applicable to such work. Fees established by Chapter 7.5 of Division 2 of the California Public Resources Code shall be collected and disbursed as required by State law.
In addition to the State regulations, the provisions of this Section shall apply when geologic investigations, mapping, aerial photographs, other acceptable data or Earthquake Fault Zone Maps show the location of a known active earthquake fault as defined by Section 113.4.
(Ord. 2002-0076 § 57, 2002; Ord. 95-0065 § 3 (part), 1995.)
SECTION 114 - SERVICE UTILITIES
114.1. Connection of service utilities.
A person shall not make connections from a utility, a source of energy, fuel, or power, or a water system or sewer system to any building or system that is regulated by this Code for which a permit is required, until approved by the Building Official.
114.2. Temporary connection.
The Building Official shall have the authority to allow the temporary connection of a building or system to a utility, a source of energy, fuel, or power, or a water or sewer system for the purpose of testing systems or for use under a temporary approval. The Building Official shall approve the duration of the temporary timeframe.
114.3. Authority to disconnect service utilities.
The Building Official shall have the authority to disconnect utility services to a building, structure or system regulated by this Code in case of emergency where necessary to eliminate an immediate hazard to life or property or where such utility connection has been made without the approval required by Section 114.1 or 114.2. The Building Official shall notify the serving utility, and wherever possible the owner or the owner's authorized agent and occupant of the building, structure or service system of the decision to disconnect prior to taking such action. If not notified prior to disconnecting, the owner or the owner's authorized agent or occupant of the building, structure or service system shall be notified in writing, as soon as practical thereafter.
(Ord. 2025-0047 § 10, 2025.)
115 through 118 are hereby reserved.
(Ord. 2025-0047 § 10, 2025; Ord. 2007-0108 § 2 (part), 2007.)
SECTION 119 - APPLICATION OF STATE AGENCIES
Following is a list of the state agencies that adopt building standards, the specific scope of application of the agency responsible for enforcement, and the specific statutory authority of each agency to adopt and enforce such building standards, unless otherwise stated.
(Ord. 2007-0108 § 2 (part), 2007.)
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