LA County to Launch Rental Housing Inspection Program in Unincorporated Areas

A program intended to address rental properties with a history of repeated violations and ensure the safety of tenants is set to begin, Los Angeles County officials announced Monday.

Under the county’s Rental Housing Habitability Program, landlords in the unincorporated areas of L.A. County will receive a 30-day notice for inspection in October, as part of a new process to inspect each rental housing unit once every four years.

Then in November, the county’s Department of Public Health will begin inspections of all rental housing properties with two or more rental housing units, and tenant-occupied single-family homes. Rental properties that have a history of repeated violations will be prioritized.

Officials say the goal of the Rental Housing Habitability Program is to ensure that rental housing properties and units in the unincorporated areas of L.A. County are meeting state and county safety codes.

“Routine inspections of rental housing can identify hazards that compromise health and reduce property values,” Barbara Ferrer, director of the Department of Public Health, said in a statement. “Tenants and property owners are encouraged to work closely with Public Health inspectors to facilitate timely inspections and, where needed, appropriate repairs.”

A 30-day notice is sent to the property owner or landlord informing them of the upcoming inspection, which could happen over a span of days depending on the number of rental units on the property. Landlords are required to post these notices in common areas, so tenants are also aware of the inspection.

Additionally, within 24-hours of a scheduled routine inspection, the landlord is expected to give a written notice to tenants of the inspection.

Inspections can also be initiated as a means to habitability complaints.

Public Health inspectors will review units for several issues such as waterproofing, plumbing and gas, water supply and pressure, operable ventilation systems in bathrooms, mold, and bug infestation.

“Every resident in Los Angeles County deserves a safe and healthy place to call home,” Supervisor and Board Chair Lindsey Horvath said in a statement. “This program not only safeguards tenants but also supports property owners in maintaining and enhancing the quality of housing across the county.”

Landlords will be required to fix violations within 21 days. Extensions may be granted if there is substantial progress in the correction or repair, according to Public Health.

Landlords can face consequences such as administrative hearings, fines and additional inspections can be imposed for failing to address violations. Significant ongoing violations can cause a property to be placed into the Rent Escrow Account Program, also known as REAP, with additional penalties and fines, as well as a reduction in rent, until repairs are made.

Tenants, who are living in deplorable conditions, may receive legal protections against evictions, rent increases, and harassment through the county’s Department of Consumer and Business Affairs. For information about rental housing and tenant protections visit https://dcba.lacounty.gov/.

The county’s program is similar to inspections and enforcement procedures that have been in place in the city of Los Angeles since 1998.

“Renters should not have to choose between being safe or having a roof over their heads. And as a landlord, having habitable rental units is not just the right thing to do; it’s good for business,” Supervisor Holly Mitchell said in a statement.

Earlier this year, the L.A. County Board of Supervisors approved the Rental Housing Habitability Program, which will be funded by an annual fee of $86 per rental housing unit. The bill will be part of the landlord’s property tax, but 50% of the fee, or $3.58 per month, can be passed on to the tenant, according to Public Health.

A representative of the California Apartment Association — the nation’s largest statewide trade group representing owners, investors, developers, managers and suppliers of apartment communities — did not immediately respond to a request for comment.

The organization previously challenged the county’s inspection program, calling for an alternative inspection time and cost assessment for properties that have a “demonstrated history of compliance.”

“Responsible housing providers and those operating in excellence should not face the same administrative burden or cost structure as those with non-compliant histories,” Fred Sutton, senior vice president of local public affairs for CAA, wrote in a letter to the county back in April.