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Frequently Asked Questions

General Questions

What makes you different from other inspectors?

My background is in architecture, not just inspection training. That means I understand building systems, read code, and catch permit and compliance issues that typical inspectors miss. I don’t just run through a checklist—I flag problems that could affect your investment, your transaction, or your compliance status. I also specialize in LA County’s specific regulatory requirements (RHHP, SB-721, SB-326, AB-38), which most general home inspectors don’t focus on.

I cover all of Los Angeles County and Orange County. Core service areas with no travel fee include Pasadena, Glendale, Arcadia, Monrovia, Altadena, Eagle Rock, and the surrounding San Gabriel Valley. I also serve the San Fernando Valley, LA City, and the greater LA metro area.

Yes. I’m ICC California Certified (Residential & Commercial), AHIT Certified, ASHI Member, InterNACHI Certified, and HUD/NSPIRE Certified. I carry $1M general liability and $1M professional liability (E&O) insurance.

I handle a range of inspections including: RHHP preparation inspections for LA County rental properties, SB-721 and SB-326 balcony and exterior elevated element inspections, property condition assessments for investors, due diligence inspections for acquisitions, pre-listing consultations for sellers, AB-38 defensible space inspections for fire zone properties, annual maintenance inspections for property managers, move-in/move-out reports, and standard home inspections. If you need something specific, just ask—I customize the scope for your situation.

Pricing depends on the property type, size, number of units, and scope of work. Contact me with your property details and I’ll provide a quote within 24 hours. Volume pricing is available for property managers and investors with multiple properties.

The 2027 Cooling Mandate

What is the 82°F cooling rule?

A new LA County ordinance requires rental units to maintain indoor temperatures at or below 82°F. This is a performance-based requirement—how you achieve it is up to you. It will be evaluated during habitability inspections starting in 2027.

Key dates: September 12, 2025—tenants gain the legal right to install portable AC units (you cannot prohibit safe installations or refuse electrical access). January 1, 2027—enforcement begins; non-compliance becomes a habitability violation with the same 21-day correction window as RHHP. January 1, 2032—full compliance deadline for properties with 10 or fewer units.

Starting September 2025, you cannot prohibit tenants from installing portable AC units. The ordinance specifically grants this right. You can require safe installation and specify circuit requirements, but you cannot prohibit installation or refuse electrical access. You also can’t raise rent or evict for installing AC. Window units involve different considerations (modifications, egress, waterproofing), so those may still be subject to reasonable restrictions.

This is the electrical reality many landlords face: most buildings built before 1980 weren’t wired for multiple AC units running simultaneously. Starting September 2025, tenants can install portable AC. If five tenants install units and your panel starts tripping breakers, that becomes an electrical habitability violation—your problem, not theirs. Assess your electrical capacity now, not in 2026. You may need a panel upgrade before tenants start installing their own cooling.

The ordinance is performance-based, so you have flexibility: central HVAC (most expensive but most effective), mini-split systems (good for retrofit situations), portable AC units (lowest cost but highest electrical load), improved ventilation and shading (may help in moderate climates), or some combination. The right answer depends on your building, your electrical capacity, and your budget. Start by assessing what you have and what it can handle.

For Property Managers

Do you work with property management companies?

Yes—property managers are a significant part of my business. I work with PMs who need reliable, straightforward inspections to keep properties compliant and tenants safe. I can coordinate access across multiple units, provide multi-unit reports, and schedule recurring portfolio reviews. One vendor for due diligence, annual maintenance, turnovers, and compliance work means you’re not juggling three different inspectors.

Annual maintenance inspections are portfolio-wide walkthroughs designed to catch problems before they become emergencies. I check building systems, identify deferred maintenance, and document conditions. This helps property managers stay ahead of repairs, budget for capital expenditures, and demonstrate proactive management to owners. Many PMs schedule these annually to prevent surprises.

Yes. Move-in/move-out documentation protects both landlords and tenants. I provide detailed photo documentation of unit condition at both stages, creating a defensible record for security deposit decisions. These reports hold up in disputes because they’re timestamped, comprehensive, and created by an independent third party.

I can help you understand what requirements apply to which properties and prioritize based on deadlines. For portfolios with RHHP exposure (unincorporated LA County), SB-721 deadlines (3+ units with balconies), or cooling mandate concerns, I can assess your properties and help you develop a compliance timeline. The goal is making sure nothing becomes an emergency.

Yes. Contact me with your portfolio details—number of properties, unit counts, property types, and what services you need. I’ll provide a customized quote. Property managers who work with me regularly receive preferred pricing.

Understanding RHHP

What is RHHP?

RHHP stands for Rental Housing Habitability Program. It’s LA County’s mandatory inspection program for rental properties in unincorporated areas. Launched in October 2024, it requires all rental units to be inspected every four years to ensure they meet minimum health and safety standards. The program is administered by the LA County Department of Public Health, Environmental Health Division.

RHHP applies to rental properties with 2+ units and tenant-occupied single-family rentals in unincorporated LA County. This includes areas like Altadena, East Los Angeles, Hacienda Heights, Rowland Heights, Willowbrook, Lennox, and about 120 other communities. If you’re not inside a city like Pasadena, Glendale, Long Beach, or LA City proper, you’re likely in unincorporated territory. The County website has a lookup tool, or contact me and I’ll verify your property’s status.

You’ll receive a Notice of Routine Inspection (NRI) packet about 30 days before the county inspector arrives. You must post the NRI placard within 24 hours in conspicuous locations and give tenants 24-hour entry notice per California Civil Code §1954(d). This 30-day window is your opportunity to identify and fix issues before the official inspection. If violations are found during the county inspection, you get 21 days to correct them, with the possibility of requesting a 30-day extension if you can show proof of repair orders or accepted contractor bids.

Failure to comply can result in re-inspection fees (which you can’t pass through to tenants), administrative hearing costs, and potential placement in REAP—the County’s Rent Escrow Account Program. Under REAP, tenants pay rent into a County-managed escrow account instead of to you until violations are corrected. Emergency repairs made under deadline pressure also typically cost 2-3x normal rates. Prevention is dramatically cheaper than reaction.

RHHP Violations & Preparation

What do RHHP inspectors look for?

RHHP inspections focus on habitability and safety. Key categories include: Structure (roof, walls, ceilings, floors, windows, stairs), Plumbing (water supply, hot water, water heater, sewer/drain lines), Electrical (wiring, outlets, switches, lighting, GFCI protection), Fire Safety (smoke and CO detectors, egress, fire extinguishers), Comfort Heat (heating system must maintain 70°F at 3 feet above floor), Vermin (cockroaches, bedbugs, rodents), and Sanitation (unit cleanliness, refuse areas).

Based on inspections I’ve performed, the most common violations are: non-functional or expired smoke/CO detectors, missing GFCI protection in kitchens and bathrooms, water heaters without earthquake straps or improper TPR valve discharge, minor plumbing leaks (faucets, under-sink connections), missing or damaged window screens, and inoperable window or door locks. The good news? Most of these cost under $400 to fix and can often be handled in an afternoon by a handyman.

RHHP focuses on habitability and safety, not aesthetics. Faded paint doesn’t fail. But peeling paint in a pre-1978 building—especially if a child under 6 occupies the unit—can trigger a lead paint violation, which is a Unit Critical issue. Worn carpet doesn’t fail unless it’s a tripping hazard or harboring mold. The question is always: does this affect health or safety?

Visible mold is a Unit Critical violation. However, surface mildew in bathrooms caused by moisture and poor ventilation is treated differently—it’s more of a cleaning and ventilation issue. What triggers critical violations is mold combined with evidence of chronic water intrusion, like water stains showing ongoing leaks. If mold remediation is required, the County requires reinspection before you can enclose walls—they want to verify structural components are clean before covering them up.

Unit Critical means the violation affects a specific rental unit—like missing smoke detectors in Unit 3. Premises Critical means it affects the whole property or common areas—like a sewage leak in the parking lot or structural damage to exterior stairs. Both require correction, but Premises Critical violations can trigger referrals to other agencies like Public Works Building and Safety. Emergency violations of either type require correction within 24 hours.

The Permit Trap

What is the 'permit trap' and how do I avoid it?

Certain repairs require building permits: water heater replacements, major plumbing work, structural repairs, electrical panel upgrades, and others. Here’s the problem: permits in LA County often take 3+ weeks just to process, but your 21-day correction window after the county inspection doesn’t pause while you wait. If you discover permit-required work after the inspection, you’re already behind. The solution: during your 30-day NRI window (before the inspector arrives), identify any issues that might need permits and file applications immediately. The landlords who struggle are the ones who discover permit issues after the inspection.

If you want to be proactive, absolutely. A preparation inspection identifies everything before the county does, giving you time to fix issues on your timeline with contractors of your choosing. Nothing goes on record until you’re ready. Think of it as a practice test before the real exam. Some landlords wait for the 30-day notice window, but many prefer knowing their property is ready before that clock starts ticking.

SB-721 Balcony Inspections

What is SB-721?

SB-721 is a California law requiring inspection of exterior elevated elements (balconies, decks, walkways, exterior stairs) on multifamily buildings with 3 or more units. The law was passed after the 2015 Berkeley balcony collapse that killed six people. It applies to buildings with wood or wood-based structural components in these elevated elements.

Phase I deadline is January 1, 2026—less than a year away. After the initial inspection, subsequent inspections are required every 6 years. If you own a qualifying building and haven’t scheduled yet, you’re running out of time. Inspectors are getting booked up.

SB-721 applies to apartment buildings and other multifamily rentals (3+ units). SB-326 applies to condominiums and HOA properties. Both laws require inspection of exterior elevated elements, but they have different timelines and requirements. The SB-326 Phase I deadline already passed (January 2025), so many HOAs are playing catch-up. SB-721’s Phase I deadline is January 2026.

SB-721 specifically covers wood or wood-based structural components. If your balconies are fully concrete or steel-framed with no wood elements, you’re likely not covered. However, if there’s any wood in the structure—including the ledger board connection to the building—it’s covered. When in doubt, it’s worth having someone assess whether the law applies to your property.

The most critical failure points are: ledger board connection issues (the structural connection to the building wall—this is where the Berkeley balcony failed), signs of wood rot or decay, cracked or deteriorated structural members, failed flashing at wall connections, poor drainage or slope that allows water to pool, and damaged walking surfaces. Both SB-721 and SB-326 prioritize waterproofing because water infiltration causing hidden rot was the root cause of the Berkeley tragedy.

Under SB-721, inspections must be performed by one of four qualified inspector types: a licensed structural engineer, a licensed architect, a licensed general contractor with at least five years of experience in the relevant type of construction, or the local building official or their designee. I work with a licensed contractor who’s qualified under SB-721 to perform and sign off on these inspections. I help with the walkthrough, photos, and documentation.

For Investors & Buyers

What's a Property Condition Assessment (PCA)?

A PCA is a comprehensive evaluation of a property’s physical condition, typically performed during due diligence before acquiring a multifamily or commercial building. I assess building systems, identify deferred maintenance, estimate remaining useful life of major components, and provide capital expenditure (CapEx) forecasting. PCAs go well beyond ‘does the plumbing work’—they give you the full picture of what you’re buying.

Key compliance concerns include: RHHP status (if in unincorporated LA County—has it been inspected? Any outstanding violations?), SB-721 compliance (if 3+ units with wood balconies—has Phase I been completed? Any required repairs?), permit history (are there unpermitted units, ADUs, or modifications?), and cooling mandate exposure (what’s the electrical capacity? Will you need upgrades by 2027?). These can significantly affect your acquisition costs and ongoing obligations.

Yes. I pull permit history and compare what’s been permitted against what actually exists on the property. Unpermitted garage conversions, unpermitted ADUs, and undocumented modifications are common in LA County. Identifying these before you close gives you leverage in negotiations and helps you understand the true cost of bringing the property into compliance if needed.

Yes. For commercial and multifamily acquisitions, I provide investor-grade reports following ASTM E2018-15 standards. These include detailed photo documentation, repair cost estimates, CapEx projections, and executive summaries suitable for due diligence packages, lender requirements, and partner presentations.

A pre-offer walkthrough is a quick assessment before you submit an offer—it identifies red flags that might make you walk away or adjust your price. Full due diligence happens after you’re under contract and includes comprehensive inspection, permit research, compliance status verification, and detailed reporting. The pre-offer walkthrough costs less and helps you decide whether to pursue the deal; full due diligence happens once you’re committed.

For Sellers

What's a pre-listing inspection?

A pre-listing inspection lets you see what a buyer’s inspector will find before you list. This gives you the opportunity to fix issues, price accordingly, or prepare disclosures. No surprises during escrow means fewer deals falling apart and stronger negotiating position. It’s strategy, not just inspection—I help you prioritize what to fix, what to disclose, and what to leave alone.

Buyers’ inspectors will find problems whether you know about them or not. The question is whether you find out on your timeline or theirs. When issues surface during escrow, buyers use them to negotiate price reductions, often inflated beyond actual repair costs. When you know upfront, you control the narrative: fix it and market the property as move-in ready, price it appropriately, or disclose it transparently. Sellers who get inspected first typically have smoother transactions.

AB-38 requires sellers of properties in Very High Fire Hazard Severity Zones to provide buyers with documentation of defensible space compliance. If your property is in a fire zone (much of the hillside areas, Malibu, Palisades, parts of the San Gabriel foothills), you’ll need to demonstrate compliance with defensible space requirements. This became especially relevant after the recent LA fires. I can assess your property’s compliance status and document it for sale.

AB-38 inspections assess compliance with defensible space zones: Zone 0 (0-5 feet from structure—ember-resistant zone), Zone 1 (5-30 feet—lean, clean, green zone), and Zone 2 (30-100 feet—reduced fuel zone). I document vegetation clearance, combustible material storage, roof and gutter conditions, and other fire-hardening factors. If the property isn’t compliant, I provide recommendations for achieving compliance before sale.

That’s exactly what a pre-listing consultation does. Based on inspections I’ve performed on similar properties, the most common issues buyers’ inspectors flag include: aging roofs and water intrusion evidence, electrical panel and wiring concerns, foundation cracks and drainage issues, HVAC system age and condition, plumbing issues (water heater, supply lines, drain conditions), and safety items like smoke detectors, GFCI, and handrails. I walk you through what’s likely to come up and help you decide how to handle each item.

Process & Logistics

How do I schedule an inspection?

Call or text (626) 214-5929, or email nathan@larentalinspections.com with your property address, property type, number of units, and what you need inspected. I’ll respond within a few hours during business hours. Most inspections can be scheduled within 3-5 business days, sometimes sooner depending on my calendar.

Single-family homes typically take 2-3 hours. Single rental units take 60-90 minutes. Multi-unit properties take 2-4 hours depending on the number of units and scope. Property condition assessments for larger multifamily or commercial buildings may take half a day or more. I’ll give you a time estimate when you schedule.

Most reports are delivered within 24-48 hours, depending on property size and complexity. Morning inspections often get same-day reports. Reports are delivered as PDF files, easy to email, print, or share with contractors, lenders, or other parties.

For rental property inspections, either the property owner, manager, or a representative must provide access to the property. You’re welcome to be present but it’s not required. For home inspections (buyer inspections), I recommend buyers attend at least the last 30-60 minutes so I can walk you through findings in person. For investor due diligence, being present lets you ask questions in real-time.

To make things go smoothly: access instructions or an on-site contact, any known issues or recent repairs worth mentioning, HOA or management rules if applicable, parking or gate codes, a unit list for multi-unit properties, and any safety concerns I should know about. For rental units, please ensure tenants have been given proper notice.

If they’re accessible and safe, yes. For roofs, I’ll inspect from the ground, from eaves if accessible, or note limitations if the roof isn’t safely accessible. I don’t walk roofs that are too steep, too high, or have questionable structural integrity. I’ll always tell you if something couldn’t be fully inspected and why.

Sometimes—depends on my schedule. If you have an urgent need, reach out and I’ll see what I can do. Rush availability is more likely mid-week than on busy Monday/Friday schedules.

What I Don't Do

Do you test for mold, asbestos, or lead?

Not as part of a standard inspection. I note conditions that suggest potential mold, asbestos, or lead concerns and recommend appropriate testing. If you need certified testing, I can refer you to qualified specialists.

I inspect what’s visible and accessible. I don’t move heavy furniture, appliances, or stored items. If something is blocked, I’ll note it as not accessible.

No. I don’t do destructive or invasive inspection methods. I won’t cut into walls, remove siding, open unsafe electrical panels, or take apart appliances. I inspect what’s visible and safely accessible.

I identify issues and provide context on severity and priority, but I don’t provide repair estimates. You’ll need to get quotes from licensed contractors for repair pricing.

Not exactly. I’ll identify issues I can see and point out habitability concerns, but I don’t provide official code compliance certifications or legal code interpretations. For formal code compliance determination, you’d need to work with the local building department.

I can provide general guidance on the type of contractor needed for specific repairs, but I don’t endorse specific contractors. This maintains my objectivity as an inspector.

The inspection is a snapshot of the property’s condition on the day I’m there, based on what’s visible and accessible. Conditions can change, and hidden issues may exist that aren’t discoverable through a visual inspection. I don’t guarantee that problems won’t develop or that hidden issues don’t exist—no inspector can.

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