Introduction: Permits Are Not Optional in Los Angeles

In Los Angeles, skipping permits can mean massive fines, stop-work orders, and even mandatory demolition. From kitchen remodels to full home additions, understanding when and why you need a permit is essential. This guide breaks down how the city’s permitting and inspection process works—and how to navigate it with confidence.

1. What Projects Require a Permit in LA?

Permits are needed for most construction work that alters a home’s structure, plumbing, or electrical systems. Common projects requiring permits include:

• Room additions and ADUs
• Structural changes (removing walls, altering framing)
• Electrical upgrades or rewiring
• Plumbing relocations or re-piping
• Roofing, HVAC installation, and window replacements

Even certain landscaping, fences, or decks may require approval, depending on height or size.

2. LADBS: The Authority Over Permits in Los Angeles

The Los Angeles Department of Building and Safety (LADBS) is the primary agency overseeing permits, inspections, and code compliance.

Their online portal (ladbs.org) allows for:

• Permit applications
• Plan submittals
• Scheduling inspections
• Status tracking

Always confirm permit types and fees with LADBS before starting a project.

3. Types of Permits You May Need

Depending on your project, you may need one or more of the following:

• Building Permit: For structural changes, additions
• Electrical Permit: For all electrical work
• Plumbing Permit: Any plumbing alterations
• Mechanical Permit: HVAC systems
• Grading Permit: For hillside or foundation work
• Demolition Permit: Required before teardown

4. Plans and Drawings: What Must Be Submitted

For most permits, you’ll need detailed plans, including:

• Site plans
• Floor plans
• Elevations
• Engineering documents (if structural)

These must be prepared by a licensed architect or engineer and submitted digitally to LADBS.

5. Plan Check Process: What Happens After Submission

Once submitted:

• LADBS reviews for code compliance
• Plans may be returned with corrections
• Resubmittal required for any revisions

This back-and-forth is normal—budget 2–6 weeks for the full plan check process.

6. Title 24 & Zoning Regulations

California Title 24 energy standards and LA’s local zoning code impact approvals.

Your design must comply with:

• Energy efficiency (windows, HVAC, lighting)
• Setback requirements
• Height limits
• Floor Area Ratio (FAR)
• Parking requirements (especially for ADUs)

7. Permit Fees: What to Expect

Fees vary by project scope, square footage, and permit types. Typical fees:

• Minor remodel: $500–$2,500
• Full home renovation: $3,000–$10,000+
• ADUs/additions: $5,000–$15,000 (including plan check)

Confirm fees with LADBS or your contractor.

8. When Is an Owner-Builder Permit an Option?

Homeowners can act as their own contractor under an “Owner-Builder” permit. But be warned:

• You assume full liability
• You must supervise work personally
• You’re responsible for hiring licensed subcontractors

It’s best for experienced renovators or very small jobs.

9. The Inspection Schedule Explained

After your permit is approved and work begins, inspections are mandatory at specific milestones:

• Rough framing, electrical, plumbing
• Insulation
• Drywall installation
• Final inspection

10. Scheduling & Passing Inspections

Inspections must be scheduled via LADBS. Tips:

• Give 1–2 days’ notice
• Have all work 100% complete for that phase
• Ensure the inspector has access

Failing an inspection can delay the job and cost more money.

11. Common Reasons Inspections Fail

• Work not done to code
• Missing permits
• Site not clean or accessible
• Using unapproved materials
• Lack of documentation onsite

Fix issues quickly and reschedule. You usually won’t be fined for first failures.

12. Certificate of Occupancy: Why It Matters

After final inspection, you may need a Certificate of Occupancy (CofO) before you can legally inhabit the new space—especially for ADUs, additions, or new construction.

Without it, you could face:

• Fines
• Insurance problems
• Delays in refinancing or selling

13. What Happens If You Skip Permits?

• Work may be red-tagged (stopped)
• Fines of $500–$5,000+
• Forced demolition
• Lower resale value
• Insurance refusal if claims arise

It’s not worth the risk—always permit properly.

14. Permits for Historic or Hillside Homes

These properties fall under stricter regulations:

• HPOZ (Historic Preservation Overlay Zones) require special review
• Hillside work may need grading/geological reports

Expect longer timelines and higher costs.

15. FAQs: Permitting & Inspections in LA

Q: Can I apply for permits myself?
Yes—but unless you’re experienced, let your contractor or designer handle it.

Q: How long does permitting take?
Minor projects: 2–4 weeks. Major remodels: 6–12 weeks or more.

Q: Are all remodels inspected?
Yes—any permitted work must be inspected and signed off.

Q: Can I live in the home during inspections?
Usually, yes—but certain phases may require temporary relocation (like when utilities are cut).

Conclusion: Stay Legal, Stay Safe

Permits and inspections may feel like red tape, but they’re designed to protect you. With the right professionals and preparation, the process doesn’t have to be stressful.

Ready to start your renovation the right way? Contact us for guidance through LA’s permitting maze and get your project off to a strong, legal start.