Building Inspection Service Areas in Los Angeles and Orange County
I inspect rental, multifamily, and commercial property across Los Angeles County and Orange County, based in Pasadena and Monrovia. Which local rules apply to your property depends on where it sits, so start with the county below.
Los Angeles County
Across Los Angeles County, the local program that applies depends on whether the property is in the City of Los Angeles, in an unincorporated area, or in one of the incorporated cities.
- City of Los Angeles: the Systematic Code Enforcement Program (SCEP) and the Rent Escrow Account Program (REAP), both run by the Los Angeles Housing Department. See SCEP inspections and REAP inspections.
- Unincorporated Los Angeles County: the Rental Housing Habitability Program (RHHP), run by LA County Public Health, covers properties with 2 or more rental units and tenant-occupied single-family homes. See RHHP inspections.
- Incorporated cities: RHHP does not apply in cities such as Glendale, Pasadena, Burbank, and Long Beach. Each runs its own rental rules, including Glendale’s Rental Rights Program, Pasadena’s Measure H, Burbank’s Tenant Protection Ordinance, and Long Beach’s Proactive Rental Housing Inspection Program. See habitability inspections in Glendale, Pasadena Measure H and habitability petitions, and preparing for a Long Beach PRHIP inspection.
Inspections Available in Both Counties
State law applies the same way in both counties, so these inspections are available wherever the property is:
- Habitability inspections measured against Civil Code 1941.1 and Health and Safety Code 17920.3
- SB-721 balcony inspections for apartment buildings
- SB-326 inspection for HOAs
- Multifamily due diligence and property condition assessments
- Commercial property inspections
- Expert witness work and litigation inspections for attorneys
Orange County
I also inspect property in Orange County. The state-level inspections above apply there the same way. The Los Angeles programs do not: RHHP, SCEP, and REAP have no reach in Orange County, so an Orange County inspection is measured against state law and local code.
Not Sure Which Rules Apply?
Call me at (626) 214-5929 with the address and what prompted the inspection, whether that is a demand letter, a program notice, or a sale, and I can point you to the inspection that fits.