“Los Angeles” covers a lot of ground. The County is made up of dozens of independent cities and large unincorporated areas, and each one runs its own building and planning process. Knowing which agency reviews your project is the first step toward a realistic schedule.
Three common situations
1. The City of Los Angeles. Neighborhoods such as Brentwood, Bel Air, Pacific Palisades, Venice, Hollywood Hills and Mid-Wilshire are within the City. Building permits are issued by the Department of Building and Safety (LADBS), often with input from City Planning, the Fire Department and Public Works depending on the project.
2. Independent cities. Beverly Hills, Santa Monica, Culver City, West Hollywood and many others have their own building departments, planning rules and review timelines.
3. Unincorporated Los Angeles County. Areas such as Marina del Rey are not part of any city. Building permits are issued by Los Angeles County, and planning review runs through the County as well.
A Los Angeles mailing address does not always mean the City of Los Angeles. Check the parcel on the City’s ZIMAS map or the County’s maps to confirm.
Express permits for simpler remodels
In the City of Los Angeles, many kitchen and bathroom remodels without structural changes can be permitted through an LADBS express permit, without full plan check. Work that moves walls, changes structure or adds space goes through plan review. Other cities and the County have their own equivalents.
What usually needs a permit
Most work beyond cosmetic finishes requires a permit, including:
- Structural changes, additions and new walls
- Electrical, plumbing and mechanical work
- Re-roofing and many window and door replacements
- Decks, balconies and retaining walls
- Accessory dwelling units and garage conversions
What adds review time
- Hillside lots can require geology and soils reports, grading review and additional limits on size and height.
- Coastal properties may need a Coastal Development Permit or exemption in addition to the building permit.
- Historic designations can add design review.
- Incomplete plan sets lead to correction cycles, and each round adds weeks.
How to keep the process moving
- Confirm the jurisdiction and zoning first, before design gets far.
- Bring the builder in during design, so constructability, structure and budget are checked before submittal.
- Submit a complete, coordinated set, with structural, energy and civil work aligned.
- Respond to corrections quickly and completely.
- Plan inspections into the schedule. Foundations, framing and rough systems are inspected before work is covered.
Where permits fit in the timeline
For a custom home, plan check and permits are one of the longest phases of the whole project. Our guide to how long it takes to build a custom home in Los Angeles walks through every stage.
Not sure which path applies to your property? Share the address area and the work you are considering, and we will help you understand the steps.
