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Frequently
Asked Questions
Questions:
How
can I determine what the zone of my property is?
How
big, and how high can I build my house or room addition?
Can
I as a homeowner apply for a construction permit?
Do
I need a permit to build a fence around my property?
What
is the allowable fence height?
How
much is a building permit and what is it based on?
I
want to enlarge my house, how do I apply for a building
permit?
Can
a homeowner prepare the drawings, obtain my building
permit, and construct my own house or addition, without
consulting an architect/engineer/contractor?
What
is a "TYPE V" sheet? How do I get one?
What
is an inspection?
What
is the Certificate of Occupancy?
Is
a plumbing permit required to replace my residential
garbage disposer?
Do
I need a permit to change to a low-consumption toilet
in my house?
Is
a plumbing permit required to replace my gas water heater
in my single family dwelling?
Is
a permit required to install a domestic cooking range,
broiler unit or domestic-type clothes dryer in my single
family dwelling?
When
is a plumbing permit required for natural gas piping?
How
long do I have to obtain a plumbing permit once work
has commenced in order to avoid any LADBS fines?
Is
a permit required for installing any portable ventilating,
comfort-cooling or evaporative cooler equipment?
Is
heating required in a dwelling unit?
What
if my project doesn't conform to code?
How
are changes to approved plans during construction handled
by the Department?
How
long is a plan check application good for?
How
long is a permit good for?
How
many sets of plans do I need a) at the time of filing
for plan check and b) at permit issuance?
What
is the current status of my plan check review?
How
can I contact different area of Building and Safety
via the telephone?
How
do I request a refund on my fees?
Answers:
How
can I determine what the zone of my property is?
http://ladbs.org/Zoning/Zoning_Info/zoning_info.htm
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How
big, and how high can I build my house or room addition?
The requirements are different depending on factors
such as the zone of the lot and its location. For example,
lots in hillside areas are subject to different regulations
when compared to the flat areas of the City. Moreover,
there are certain ordinances that designate Specific
Plan areas in the City that have their own set of requirements.
Please visit one of our Construction
Service Center for assistance.
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Can
I as a homeowner apply for a construction permit?
A homeowner can obtain a permit and do the construction,
alteration or repair on his/her house and accessory
buildings or facilities thereto if the owner resides
or will reside in the dwelling.
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Do
I need a permit to build a fence around my property?
A permit is not required for any type of fence under
3'6" in height.
A
permit is required for a masonry or concrete fence over
3'6" in height, and for a fence of any other material
over 10'0" in height. Please note that eventhough
a permit may not be required, all fences must comply
with the requirements of the LA
Zoning Code.
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What
is the allowable fence height?
In most residential areas, fences are limited to 3'-6"
in height in the front yard and 6'-0 in the side and
rear yards. Depending on lot size and location, the
height limit may be increased to 8'-0 for the side and
rear yards. The regulations can be found in Section
12 22 C 20 (f) of the LA
Zoning Code.
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How
much is a building permit and what is it based on?
Building permit fees are calculated based on the valuation
of the project. Please refer to the Los Angeles City
Building Code
section 91.107, or call our Customer
Call Center for assistance.
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I
want to enlarge my house. How do I apply for a building
permit?
A complete set of plans showing the proposed work is
brought into the Department. A permit is issued after
the plan are reviewed and approved by our plan check
engineers. A complete set of plans includes:
- Site
Plan
- Floor
Plan
- Roof
Plan
- Elevation
of the building
- Section
of the building
- Framing
Plan
- Foundation
Plan
- Architectural
and Structural Details Plan
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Can
a homeowner prepare the drawings, obtain my building
permit, and construct my own house or addition without
consulting an architect/engineer/contractor?
Yes, if the house is one story, and will be built
from plans based on the Department standard "TYPE
V" sheet.
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What
is a "TYPE V" sheet? How do I get one?
The Type
V sheet is merely a representation of the "Conventional
Light Frame Construction" regulations found in
Chapter 23 of the Building Code. It includes the necessary
architectural and structural elements and construction
details for one story residential buildings that meet
certain criteria. The construction must be substantially
of regular shape without substantial offsets and without
large openings in the walls for doors or windows.
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What
is an inspection?
All construction work for which a permit is required
shall be subject to inspection by authorized inspectors.
It is your responsibility to notify the inspector when
the work is ready for inspection. Work is generally
inspected and approved in succession and no work may
continue beyond the point indicated in each successive
inspection without first obtaining the approval of the
inspector. Common items to be inspected are foundation
excavations, concrete work, wood framing, ventilation
equipment, plumbing, electrical, shear wall nailing,
roof nailing etc. When completed, there shall be a final
inspection and approval of the completed project.
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What
is the Certificate of Occupancy?
A Certificate of Occupancy is issued pursuant to a building
permit for new construction, additions, and changes
of occupancy after all the necessary construction has
been approved by the inspector. It is evidence that
the Department of Building and Safety has determined
that the construction was done according to the requirements
of the code for the given occupancy to be housed in
the building.
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Is
a plumbing permit required to replace my residential
garbage disposer?
No.
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Do
I need a permit to change to a low-consumption toilet
in my house?
No, when done as part of the City's "Water Conservation
Retrofit Program" pursuant to the City's Water
Conservation regulations. A non owner occupied single
familly dwelling requires a permit obtained by a licensed
plumbing contractor.
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Is
a plumbing permit required to replace my gas water heater
in my single family dwelling?
Yes, unless the work is performened by a contractor
that holds a valid Certificate of Registration from
LADBS as a Certified Licensed Contractor (CLC). The
CLC is limited to the replacement of a water heater
of equivalent capacity in gallons, BTU rating, and vent
capacity.
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Is
a permit required to install a domestic cooking range,
broiler unit or domestic-type clothes dryer in my single
family dwelling?
No.
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When
is a plumbing permit required for natural gas piping?
A plumbing permit is required for the installation of
any gas piping except piping less than 6 feet in length
between an existing gas outlet and a gas appliance in
the same room.
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How
long do I have to obtain a plumbing permit once work
has commenced in order to avoid any LADBS fines?
You have until 12:00 noon of the third day that the
office of LADBS is open for public business.
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Is
a permit required for installing any portable ventilating,
comfort-cooling or evaporative cooler equipment?
No.
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Is
heating required in a dwelling unit?
Yes. The space must be able to be maintained at a room
temperature of 70 degrees F. at a point 3 feet above
the floor in all habitable areas.
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What
if my project doesn't conform to code?
If it is a building code issue, you may file a request
for modification. Please refer to the Structural
Plan Check Request for Modification section for
reference. In approving such a request, the Department
needs to determine that the slight modification is reasonably
equivalent to the ordinance requirement involved, that
a special individual reason makes the strict letter
of the ordinance impractical, and that the slight modification
is in conformity with the spirit and purpose of the
Code involved.
If
the request is denied by the Department, it may be appealed
to the Board
of Building and Safety Commissioners.
If
it is a Planning Code issue, this Department can only
review and act on items stipulated in Section 12.26,
specifically, yard variances not exceeding 20% of the
required yard and parking facility design as published
in Sec. 12.21A5. (Reprint from Planning Code Section
12.26). All other request for changes from the Planning
Code shall be filed with the Planning
Department .
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How
are changes to approved plans during construction handled
by the Department?
Generally speaking, any changes to Department approved
plans shall be approved by the plan check engineer who
reviewed and issued the permit. Sometimes, the changes
can be handled over the counter on the some day it is
brought in; other times, the changes may need to be
resubmitted for further review with an additional plan
check fee. In either case, it is always a good idea
to first call the plan check engineer who issued the
permit and ask for his/her help.
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How
long is a plan check application good for?
Plan check expires 18 months after the plan check fees
are paid. However, within 30 days of its expiration,
an extension of time to extend a permit application
may be filed with the Department using a Request
for Modification of Building Ordinances. The request
may be filed with any Plan Check office, preferably
with the office where the plan was checked. A fee of
$100 shall accompany each request.
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How
long is a permit good for?
A permit expires, a) in two years from the date of its
issuance, b) if no work has been started within six
months from its issuance, or c) work has started but
stopped for over six months.
However,
within 30 days of its expiration, an extension of time
to extend a permit may be filed with the Department
using either modification Form
41 or Form
42. The request shall be filed with any Plan Check
office if no work has been started, and with the inspection
supervisor for the office where the project is located
if work has been started. A fee of $100 shall accompany
each request. An additional $65 fee is required if an
inspection needs to be made pertaining to the request.
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How
many sets of plans do I need a) at the time of filing
for plan check and b) at permit issuance?
For single family or duplex submittal, one set if
the job is not in a hillside area, and two sets if it
is.
For
apartment or commercial project submittal, two sets
of plans are required. If it is a Title 19 project,
a third set is required for Fire Department review.
For
residential project permit issuance, two sets of plans
if the job is not in a hillside area, and three sets
if it is.
For
commercial project permit issuance, two sets of plans
are required.
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What
is the current status of my plan check review?
Contact our Customer Call
Center.
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How
can I contact different area of Building and Safety
via the telephone?
The
City has established a toll free number 3-1-1 for the
public to dial into our Customer
Call Center. Its purpose is to serve as a single
point of contact into the Department. The Call Center
has been in full operation with fully trained staff
during business hours.
Call volumes are recorded and can be monitored by supervisors
for quality control. An employee telephone directory
is also available on the "About Us" page of
our Internet. However, you are encouraged to dial toll
free 3-1-1 or (866) 4LA-CITY/(866) 452-2489 for inside
L.A. County or (213) 473-3231 for outside of L.A. County.
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How
do I request a refund on my fees?
Instructions
and policies regarding filing of refund
claim form.
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