Housing inspectors play a vital role in ensuring that rental properties in Los Angeles meet health and safety standards. Whether you’re a landlord, tenant, or simply curious, this guide provides clear, up-to-date information on Los Angeles Housing Inspections, covering their purpose, processes, fees, and how to stay compliant.
What is a housing inspector?
A housing inspector ensures residential properties comply with local, state, and federal housing codes. In the city of Los Angeles, inspectors work for the Los Angeles Housing Department (LAHD). In unincorporated areas of Los Angeles County, they are part of the Department of Public Health’s Environmental Health Division. Their main tasks include:
- Conducting routine inspections of rental properties.
- Investigating complaints about unsafe or unsanitary conditions.
- Enforcing codes to ensure properties are safe and habitable.
Inspectors focus on maintaining quality living conditions, protecting tenants from hazards like mold, pests, or faulty systems.
Types of Housing Inspections in Los Angeles
Los Angeles has two primary inspection types: routine inspections and complaint-based inspections. Each serves a specific purpose in maintaining housing standards.
Systematic Code Enforcement Program (SCEP)
The SCEP, managed by LAHD, applies to rental properties in the city with two or more units, where at least one is rented. Key details include:
- Frequency: Tier 1 properties (larger complexes) are inspected every four years, while Tier 2 properties (smaller buildings) are inspected every two years.
- Scope: Inspectors check all buildings, units, and common areas for compliance with housing codes.
- Notification: Property owners receive a Notice of Inspection (NOI) at least 30 days before a scheduled inspection.
For more details, visit the LAHD Inspections and Fees page.
Complaint-Based Inspections
These inspections occur when tenants or others report issues. They can address:
- Urgent Issues: Lack of heat, no hot water, or sewage backups.
- Non-Urgent Issues: Leaky faucets or minor structural damage.
LAHD handles complaints for city properties, while the county’s Environmental Health Division covers unincorporated areas. Complaints can be filed online, by phone, or in person.
Rental Housing Habitability Program (RHHP)
In unincorporated Los Angeles County, the RHHP, launched in November 2024, mandates inspections every four years for rental properties with two or more units and tenant-occupied single-family homes. This program enhances habitability protections and includes a Rent Escrow Account Program for non-compliant landlords. Learn more at the RHHP website.
What Do Housing Inspectors Look For?
Inspectors ensure properties meet standards set by the Los Angeles Housing Code and California Health and Safety Code. They check for violations in several categories, as outlined in the Los Angeles County Housing Inspection Guide. Below is a table summarizing common violations and what inspectors focus on:
| Category | Common Violations | What Inspectors Look For |
|---|---|---|
| Vermin | Cockroaches, bedbugs, rats, or mice in units (critical) or common areas (non-critical). | Live vermin, breeding sites, droppings, entry points, window screen conditions. |
| Plumbing | No water or hot water in units (critical), leaks, or inadequate flow (non-critical). | Water pressure, temperature (min 110°F), leaks, sewage discharge, clean-out cap status. |
| Electrical | Burnt or sparking outlets (critical), missing cover plates (non-critical). | Functional outlets/switches, wiring integrity, panel cover presence. |
| Heating | Inoperable heating during October-March (critical), unapproved heaters (critical). | Heating unit operation, carbon monoxide leak risks, seasonal functionality. |
| Structural | Damaged walls/ceilings compromising safety (critical), mold ≥10 sq ft (critical). | Structural integrity, paint condition, mold extent, window/screen repair, roof/stair safety. |
| Sanitation | Unclean common areas, improper waste storage (non-critical). | Cleanliness of common areas, waste bin conditions, animal excrement management. |
| Occupancy | Illegal conversions or overcrowding (critical or non-critical). | Legal construction, room use, occupancy limits. |
How to Prepare for a Housing Inspection
Landlords and property managers can take proactive steps to ensure their properties pass inspections. Here are practical tips:
- Keep Maintenance Records: Document all repairs and maintenance activities.
- Fix Known Issues: Address problems like leaks or pest infestations before the inspection.
- Clean Common Areas: Ensure hallways, laundry rooms, and other shared spaces are tidy.
- Check Systems: Verify that plumbing, electrical, and heating systems work properly.
- Address Vermin: Hire pest control if needed to eliminate cockroaches, rodents, or other pests.
Tenants can also prepare by reporting issues early, allowing landlords time to fix them before an inspection.
Fees Associated with Housing Inspections
Inspection fees vary depending on the location and program. Below is a table summarizing current fees as of October 2024:
| Program | Fee | Details |
|---|---|---|
| SCEP (City) | $67.94 per unit per year | Billed annually, due January 1, delinquent after February 28. Landlords can pass 50% ($2.83/month) to tenants. |
| RHHP (County) | $86 per unit per year | Billed via property taxes. Landlords can pass 50% ($3.58/month) to tenants. |
Additional fees may apply for follow-up inspections or substandard property recordings. For city properties, check the LAHD Billing Fee Schedule. For county properties, visit the RHHP website.
What Happens If Your Property Fails an Inspection?
If a property fails an inspection, the process typically includes:
- Notice to Correct: Owners receive a notice detailing violations, with 30 days to make repairs.
- Follow-Up Inspection: Inspectors verify corrections. Additional fees may apply if issues persist.
- Consequences for Non-Compliance: Properties may be referred to the City Attorney or placed in the Rent Escrow Account Program (REAP), where tenants pay rent into an escrow account until repairs are completed.
In unincorporated areas, the RHHP’s REAP allows tenants to pay reduced rent if landlords fail to fix violations within 21 days.
How to Report a Housing Code Violation
Tenants and others can report violations easily:
- City of Los Angeles:
- Online: Use the LAHD complaint form at https://housingapp.lacity.org/ReportViolation/Pages/ReportViolation.
- Phone: Call (866) 557-7368.
- In Person: Visit an LAHD public counter.
- Unincorporated Los Angeles County:
- Phone: Call (888) 700-9995.
- Online: File a complaint at http://publichealth.lacounty.gov/i-want-to/file-a-complaint.htm.
Reporting is free, and inspections are prioritized based on the severity of the issue.
Recent Updates to Housing Inspection Programs
In November 2024, Los Angeles County launched the RHHP for unincorporated areas, mandating inspections every four years for rental properties with two or more units. This program, approved by the Los Angeles County Board of Supervisors in April 2023, aims to enhance tenant protections. No major changes to the city’s SCEP were reported as of July 2025, but landlords should stay updated via the LAHD website.