The 10 Things I See in Almost Every LA Rental (And How to Fix Them for Under $500)

After inspecting hundreds of rental units across LA County, I’ve noticed something: the same issues show up over and over again.

These aren’t disasters. They’re small things that accumulate over time—the kind of stuff that busy landlords don’t notice until an inspector points them out.

The good news? Almost all of them can be fixed for under $500, often much less.

Smoke Detector Issues

What I find: Dead batteries, missing detectors, wrong locations, expired units (yes, they expire—usually after 10 years).

Why it matters: California law requires working smoke detectors in every bedroom, outside each sleeping area, and on every level of the home.

The fix: Replace batteries ($5-15), replace expired units ($20-40 each), install missing detectors ($20-50 each).

Total: $50-150 typically

Missing or Non-Functional GFCI Outlets

What I find: Kitchens, bathrooms, and garages with standard outlets instead of GFCI outlets. Or GFCI outlets that don’t trip when tested.

Why it matters: GFCI outlets prevent electrocution in areas where water is present. Required by code since 1975 in bathrooms, 1987 in kitchens.

The fix: Replace standard outlet with GFCI: $15-25 per outlet. DIY difficulty: Moderate.

Total: $50-300

Water Heater Problems

What I find: Missing earthquake straps, no TPR discharge pipe, discharge pipe not routed correctly, missing drip pan.

Why it matters: California requires earthquake straps on all water heaters. The TPR valve and discharge pipe prevent explosions.

The fix: Earthquake straps: $15-30 kit. TPR discharge pipe: $20-50. Drip pan: $20-40.

Total: $50-150

Window and Door Lock Problems

What I find: Broken window locks, sliding doors that don’t secure properly, deadbolts that don’t extend fully.

Why it matters: Landlords must provide working locks on all doors and windows. This is both a habitability requirement and a safety issue.

The fix: Window lock replacement: $10-30 per window. Sliding door bar or lock: $15-40. Deadbolt adjustment: $30-100.

Total: $50-200

Plumbing Leaks Under Sinks

What I find: Slow drips from supply lines, P-trap connections that aren’t tight, garbage disposal leaks, faucet base leaks.

Why it matters: Small leaks cause big damage over time. A leak that costs $50 to fix today can cause $5,000 in damage if ignored.

The fix: Tighten P-trap: Free. Replace supply line: $10-20. Faucet repair: $50-200.

Total: $50-200

Electrical Panel Issues

What I find: Missing knockouts, double-tapped breakers, missing panel cover, unlabeled circuits.

Why it matters: Electrical issues cause fires. Many common issues are simple fixes.

The fix: Knockout fillers: $5-10. Circuit labeling: $0. Double-tap correction: $100-200 per circuit (electrician required).

Total: $50-300 for minor issues

Weatherstripping and Seal Problems

What I find: Gaps around doors and windows, missing weatherstripping, daylight visible around door frames.

Why it matters: Proper weatherproofing is a habitability requirement. Gaps let in pests, moisture, and outside air.

The fix: Door weatherstripping kit: $15-30. Window weatherstripping: $10-20 per window. Door sweep: $10-25.

Total: $50-150

Exhaust Fan Problems

What I find: Bathroom exhaust fans that don’t work, fans that vent into the attic instead of outside.

Why it matters: Proper ventilation prevents mold and moisture damage. Fans should exhaust to the exterior.

The fix: Replace non-functional fan: $50-150 for unit, $100-200 for installation. Clean existing fan: $0.

Total: $50-400

Missing or Inadequate Handrails

What I find: Stairs with no handrails, handrails that are loose, decks with missing guardrails.

Why it matters: Falls are a leading cause of injury. Building codes require handrails on stairs with more than three risers.

The fix: Tighten loose handrail: $0-20. Install new handrail: $100-300. Deck guardrail repair: $200-500.

Total: $50-400

The Bottom Line

If you added up the high end of every fix on this list, you’d still be under $2,500. And most properties only have three or four of these issues, not all ten.

The best approach? Get a building inspection that identifies these issues before they become problems. Fix them on your schedule, at your pace, with your choice of contractors.

That’s proactive landlording. That’s how you keep good tenants, avoid code violations, and protect your investment.