What Happens When RHHP Finds Unpermitted Work on Your Property

I pull permit records before every inspection I do. Most inspectors don’t—it’s not required, and it takes time. But I do it because of what I’ve learned: the buildings that cause the biggest problems almost always have permit issues hiding beneath the surface.

That’s not an exaggeration. In my experience, a significant share of properties I research have work that was never permitted, permitted but never finaled, or built in ways that don’t match what was approved. And when RHHP (or SCEP) inspectors find evidence of unpermitted work, a routine habitability inspection can turn into something much more complicated.

The 40% Reality

Los Angeles has a long history of unpermitted construction. The reasons vary:

• Cost avoidance: Permits cost money. So does meeting code requirements.
• Time pressure: The permit process takes weeks or months. Some owners didn’t want to wait.
• Ignorance: Many homeowners genuinely didn’t know permits were required.
• Previous owners: You may have inherited unpermitted work from someone who owned the property decades ago.
• Contractor shortcuts: Some contractors told owners permits “weren’t necessary” for the work being done.

Whatever the reason, the unpermitted work exists. And if you don’t know about it before your RHHP inspection, you might find out the hard way.

Common Types of Unpermitted Work

In my experience, these are the most frequent unpermitted modifications in LA rental properties:

Garage Conversions

Converting a garage to living space is extremely common—and almost always requires permits. The work involves structural changes, egress requirements, electrical upgrades, and often plumbing. Many conversions were done without any of the required permits.

ADUs (Accessory Dwelling Units)

The ADU boom has created a surge in both permitted and unpermitted second units. Some owners built ADUs during less favorable regulatory periods and never permitted them. Others tried to permit them but never completed the final inspection.

Room Additions

Adding a bedroom, expanding a living room, or enclosing a porch all require permits. These additions affect square footage, egress, structural loads, and often electrical and HVAC systems.

Kitchen and Bathroom Remodels

Relocating plumbing fixtures, adding electrical circuits, or changing ventilation typically requires permits. Many remodels were done by handy owners or unlicensed contractors who skipped the permit process.

Electrical Panel Upgrades

Upgrading from 100-amp to 200-amp service, or replacing a Federal Pacific or Zinsco panel, requires permits. These upgrades are often done without them.

Window and Door Changes

Enlarging openings, adding new openings, or changing egress windows typically requires permits. Many owners don’t realize this and make changes without city approval.

The “Nobody Ever Checked” Fallacy

Many property owners tell me, “This work was done 20 years ago and nobody ever said anything.” That’s because nobody was looking. RHHP didn’t exist until late 2024. Now inspectors are systematically visiting every rental property in unincorporated LA County. Work that flew under the radar for decades is suddenly being discovered.

How Inspectors Find Unpermitted Work

RHHP inspectors are focused on habitability issues, not permit compliance. But they’re trained to notice things that suggest unpermitted work:

Obvious Signs

• Living space in a garage (especially with original garage door tracks still visible)
• Unit counts that don’t match assessor records
• Construction quality inconsistent with the building’s age
• Electrical work that doesn’t match the panel age or capacity
• Bathroom or kitchen in an unexpected location

Documentation Triggers

• Square footage that doesn’t match property records
• Bedroom counts that don’t match permits
• Structures that appear on aerial photos but not on building records

Tenant Information

Inspectors sometimes learn about property modifications from tenants during interviews. “Oh, the owner added this room a few years ago” can trigger a permit review.

The Referral Chain

When an RHHP inspector suspects unpermitted work, here’s what happens:

Step 1: Documentation

The inspector documents what they observed—photographs, measurements, and notes about what seems inconsistent with the building’s permit history.

Step 2: Referral to Building & Safety

RHHP (administered by Public Health) refers suspected unpermitted work to the appropriate Building & Safety department. In unincorporated LA County, that’s the Department of Public Works Building & Safety Division.

Step 3: Building & Safety Investigation

Building & Safety conducts their own investigation. They pull permit records, compare them to current conditions, and determine whether unpermitted work exists.

Step 4: Notice of Violation

If unpermitted work is confirmed, you receive a notice requiring you to either legalize the work (obtain permits and pass inspections) or remove it.

Two Separate Enforcement Tracks

Once referral happens, you’re dealing with two separate agencies: Public Health (RHHP) for habitability violations, and Building & Safety for permit violations. Each has its own timeline, fees, and requirements. The processes don’t automatically coordinate with each other.

Consequences of Unpermitted Work

Legalization Costs

Permitting work retroactively (“after-the-fact permits”) typically costs more than doing it right the first time:

• Permit fees (often higher for after-the-fact applications)
• Plan check fees
• Potential penalty fees
• Costs to open walls/ceilings for inspection
• Costs to bring work up to current code (not the code when work was done)
• Professional fees (architect, engineer) if plans are required

Removal/Remediation

If the work can’t be legalized—because it violates zoning, setbacks, or structural requirements that can’t be resolved—you may be required to remove it. For a garage conversion, that might mean converting it back to a garage. For an unpermitted ADU, it might mean demolition.

Rental Income Loss

If an unpermitted unit is discovered, you may be prohibited from renting it until it’s legalized. That’s lost rental income, potentially for months during the permit process.

Sale and Refinancing Problems

Unpermitted work appears in disclosure requirements. Lenders and buyers will find it. Unpermitted square footage typically isn’t counted for appraisal purposes, affecting your property’s value and financing options.

Insurance Issues

If something goes wrong in an unpermitted structure—fire, injury, flood—your insurance company may deny the claim based on unpermitted construction.

Your Options When Unpermitted Work is Found

Option 1: Legalize It

Apply for after-the-fact permits. This requires:

• Submitting plans showing existing conditions
• Paying permit and penalty fees
• Having the work inspected (which may require opening walls)
• Correcting anything that doesn’t meet code
• Passing final inspection

This is the best option when the work was done competently and meets current code requirements, or when bringing it up to code is financially feasible.

Option 2: Remove It

Return the property to its permitted condition. This is sometimes the only option when:

• The work violates zoning (setbacks, lot coverage, height)
• The work violates building code in ways that can’t be corrected
• Legalization costs exceed the value of the improvement

Option 3: Amnesty Programs (When Available)

LA has occasionally offered amnesty programs for unpermitted ADUs and other structures. These programs typically have time limits and specific requirements. Check with the city or county to see if any current programs apply to your situation.

What To Do If You Suspect Unpermitted Work

1. Don’t panic. Many properties have permit issues; you’re not alone.
2. Pull records yourself or have someone do it for you. LA County and LADBS have online portals.
3. Compare permits to reality. Look for unit count, square footage, and structure count discrepancies.
4. Assess your options. Legalization, removal, or waiting to see what happens each have tradeoffs.
5. Get professional input. An architect or contractor can tell you what legalization would require and cost.

I include full permit research with every inspection. If you want to know what’s there before RHHP does, schedule an inspection with permit research →

Related Articles

If you’re dealing with permit or compliance issues, these articles may also help:

• Why Your ADU Might Still Be Illegal (Even With a Permit)
• How to Avoid REAP — What happens if you don’t fix violations in time
• Due Diligence Inspections for Multifamily Buyers — Why permit research matters before you buy

Finding Out Before They Do: The Permit Research Advantage

Here’s why I pull permit records before inspections: I want my clients to know what exists before RHHP arrives.

What Permit Research Reveals

• Original building permit and construction date
• All subsequent permitted work
• Permits that were issued but never finaled
• What the city thinks the building contains (square footage, unit count, bedrooms)
• Gaps between city records and what actually exists

Why This Matters

If you know about unpermitted work before your RHHP inspection, you have options:

• Proactive legalization: Start the permit process now, on your timeline
• Strategic decisions: Decide whether to legalize, remove, or accept the risk
• Budget preparation: Understand potential costs before you’re under deadline pressure
• Professional consultation: Talk to an architect or contractor about feasibility

Finding out during an RHHP inspection means reacting under pressure. Finding out beforehand means making informed decisions.

My Architecture Background

My training is in architecture, not just inspection. When I look at a property, I see structural systems, load paths, and construction logic. I can often identify likely unpermitted work before pulling a single record—the garage conversion that doesn’t match the building’s structural grid, the addition that has different ceiling heights, the bathroom that was clearly carved out of a closet. Then I verify with permit research.

What To Do Now

If You’re Unsure About Your Property’s Permit History

• Pull your own permit records (available through LA County’s online portal)
• Compare permitted square footage and unit count to actual conditions
• Look for obvious modifications (converted garages, additions, second kitchens)
• Consider a pre-inspection with permit research before RHHP arrives
• Consult with an architect or contractor about legalization options

Final Thoughts

Unpermitted work isn’t always a crisis. Many properties have minor unpermitted modifications that are easily legalized or that inspectors may not even notice. But some properties have significant unpermitted construction that creates real problems when discovered.

The difference between manageable and crisis often comes down to timing. Discovering unpermitted work during an RHHP inspection means scrambling to respond while compliance clocks are ticking. Discovering it beforehand means making rational decisions with adequate time and information.

If you’re not sure what your property’s permit history looks like, find out before the inspector does. That’s what I’m here for.