All Forum Posts by: Ernest Bovenizer

Hi Michael,

I am an engineering geologist working here in Los Angeles.  Sheds tend to be a bit of a gray area.  If you ask the City, I am sure they will tell you that it needs to be engineered to code.  However, if you just did your own thing without permits they may just be fine with it.  This is because if you don't need permits you can just say that it is to code, nobody is checking anything.  That said, I was not aware of a <120 ft2 exemption from permitting.  To really know what you need you should probably apply for a grading pre-inspection (GPI).  Someone from LADBS would stop by and tell you exactly what you need to proceed.

A shed which meets code may cost more in ground preparations that you are willing to spend.  The H/2 (15' max) refers to the setback of the structure from the ascending slope.  This would require you to do some grading into the slope to create a flat area for the setback.  Typically the more problematic setback is your foundation setback which corresponds to H/3 (40 max).  This can necessitate putting the shed on very deep piles, which may be total overkill but is nevertheless required by code.

H refers to the height of the ascending or descending slope.  Look up Information Bulletin P/BC 2002-001 on the LADBS website, it should be instructive.  Large slopes can create big problems with either of the setbacks.  These things in general are pretty location specific.  I would be happy to help out further if you wanted to reach out.

As an engineering geologist and realtor working within the hillside areas of Los Angeles I can tell you that there are many pitfalls which you may only become aware of as you get into the project.  What lurks below the surface can really crush a project.  Slope instabilities (landslides, mudflows, adverse geology, etc.), governmental regulations (mansionization ordinance, coastal commission requirements, etc.), and septic system limitations.  Any one or all of these things can make it impossible to develop a property.  If you are looking at a specific property reach out to me and I can give you additional info that you won't get from any other realtor.

The square footage is based on a number of factors the most important of which is the slope gradient. You would need to have a surveyor prepare a slope analysis to figure that out (this aspect is not my specialty). There are quite a few little work arounds in the ordinance that actually favor subterranean construction. The problem that creates is the cost associated with holding up the hillside.

NavigateLA / Zimas won't tell you if you are in a landslide, only if you are in an earthquake induced landslide hazard zone. The two are very different things. If you are indeed in a landslide the City of LA requires the entire property to be stable prior to construction of a new development. Furthermore they typically only allow up to 2 retaining walls up to 10' in height (not including interior walls) and all graded slopes need to be less than a 2:1 (h:v) slope gradient. Code variances may be granted on a case by case basis but tend to be pretty rare. They may have separated the land so the portion with the house was not in a landslide.

Of course you still need to comply with code required slope setbacks which can really complicate things as well. There is also liability associated with owning a landslide if it moves onto neighboring properties or roads. Geologists such as myself routinely perform pre-purchase inspections of properties to mitigate these risks.

Hi @Annunciata R.,

I am an engineering geologist working in the LA area. Hillside development is very tricky and there are many, many lots out there that are either useless for development or currently undevelopable from a cost/benefit standpoint. Some of the questions you need to ask when you are looking are...

Is it on sewer? Septic systems on hillsides add a tremendous amount of cost. It may even be impossible to develop the property due to shallow groundwater or an impermeable subsurface.

Is it in a landslide? This can quickly destroy any development plans for various reasons.

How many sq.ft. can be built on the lot? LA has a pretty strict hillside ordinance that limits your square footage according to how steep the terrain is.

Is there access to the property? I have seen roadways cost three times what the actual house costs to build.

Is there deep uncertified fill on the property? This can significantly increase the cost of your foundations.

Hillside construction is significantly more expensive than flatland due to shoring, excavation, seasonal grading restrictions, and deep foundation issues. It is my experience that raw hillside lot development in Los Angeles is about as tricky as it gets. That said, most lots can be developed with the right combination of knowledge, ingenuity, and of course, $. Drop me a line if you had any questions, I would be happy to help.

Thanks all for the kind words and help! I am excited to have the wonderful BP community as a resource for my business.

Hi all,

First post here. I have an eclectic background in the fields of geology (engineering and environmental) and real estate agency. My experience spans the Los Angeles and Orange County areas as well as southern Arizona and Hawaii.

I am ramping up my real estate investing business and was hoping to both provide assistance with my areas of expertise as well get intel from those that have been there/done that. I am primarily wanting to do rehab deals with an emphasis on providing solutions for properties with adverse subsurface and environmental conditions throughout Los Angeles. If any of you have questions about problematic soils / geology, please ask, I have seen it all (expansive soils, landslides, poor foundations, etc.).