Has Anyone Got Retroactive Permits for an Unpermitted Unit in Los Angeles?

Question

Hi BP community,

I’m looking at a single-family residence in Los Angeles County that has an unpermitted unit (guest house). Before moving forward, I want to better understand what the process of legalizing one of these units looks like in the real world.

Has anyone here successfully obtained retroactive permits (“as-built” permits) to bring an unpermitted unit up to code in Los Angeles?

• What was the process like from start to finish?
• How long did it take?
• What were the major challenges with the city (zoning, inspections, utility hookups, etc.)?
• Roughly what did it cost you to get it legalized?
• Would you do it again, or was it more hassle than it was worth?

I know the technical steps (as-built plans, plan check, inspections, corrections, etc.), but I’d love to hear firsthand experiences from other investors who’ve actually gone through it.

Any insights would be greatly appreciated!

Thanks in advance,

Anthony

Jade Miali Everett · Answer

@Anthony Jimenez as a local property manager that has helped with quite a few retroactive permit situations, I have to say that it's the biggest headache that I wish property owners didn't have to deal with. Essentially at the end of the day, the city just wants their money but I will say one of the only good things that I have noticed about the process is that it allows you to fix issues that are not up to code which is going to save you a lot of headache down the road.

If you need help with a great architect, I have someone who could help you and when it comes to getting those permits, my best advice is to be a squaeky wheel. Find out whose desk your application and permit are on and be proactive about contacting them to help push that process along. The owners that I saw who were most succesful in having retrofit permits pushed through were those who were vocal and followed up often.

If you need help on this project I'd love to come check it out. I have a huge passion for renovations, ground break builds and odd ball challenges.

Benjamin Louie · Answer

@Anthony Jimenez

I went through this in LA with a garage conversion. It’s doable, but not quick or cheap. I had to get as-built plans drawn up, submit to LADBS, deal with plan check corrections, then bring everything up to code (electrical, plumbing, egress windows, smoke/CO detectors, etc.). Took me about 9 months start to finish and cost around $25k.

The biggest pain points were city delays and finding hidden issues once walls came open. That said, having a legal unit added a ton of value when I refinanced and for resale. I’d do it again, but only if the numbers make sense upfront. My tip: talk to LADBS and a good architect/expeditor before you buy so you know exactly what you’re in for.

Alan F. · Answer

Rick nailed it, as contractor I've done dozens of retro permits and everyone was different. I will say though, that eventually someone will have to pay the piper.

Rick Albert · Answer

I've had clients do it and been successful.

The challenge is no one can really give you an answer because each property is unique.

For example, I had a client buy an unpermitted unit and had to move 15 feet of wall away from the setback. Now that isn't a requirement. I have another client that is in the process right now and it is taking forever dealing with the City.

I've been told it is getting easier to permit. The City is short housing and making exceptions.