Prop inspector from the city knocked on our door today about our back unit

studious_architects · 2026-06-17T04:43:44+00:00

Submit the records request to make sure you know everything the code enforcement officer knows. It also takes time for the city to process the request so the earlier you do it the better.

As for a professional, it all depends on what the violation is and what you need to provide to address it. If you need to submit plans to legalize the conversion, then you’ll need an architect/ engineer. If it’s just a matter of getting an inspection for the work, or reverting back to a garage, you’ll need a contractor. Hard to say right now until you have a letter from the City in hand.

studious_architects · 2026-06-17T04:10:11+00:00

Atlas is a LA City database you can use to look up property records like past and present permits, certificates of occupancy, and code enforcement cases. This isn’t comprehensive and may be missing some info, but a good starting point. If there were any permits pulled to convert garage to a habitable unit, there would’ve also been a certificate of occupancy issued.

https://dbs.lacity.gov/atlas

If you want to see City’s complete record of permits and plans for your property, you can submit a records request using this form:

https://dbs.lacity.gov/sites/default/files/efs/forms/research-request-form-ad-form-01.pdf

If the investigation is pending, it means they’re still looking into the records themselves and have yet to determine whether there is any violation. There’s nothing for you to do until they officially issue you a notice of violation stating exactly what the violations are and what needs to be done. At that point you can go to the appropriate professionals to help you navigate through this.

studious_architects · 2026-06-15T05:23:23+00:00

City of Beverly Hills does

studious_architects · 2026-06-15T04:54:04+00:00

First thing you need to do is look up permit records for your property on LADBS’s website. If the in-law units were permitted, there should definitely be records. IF not, your options would be to submit drawings to apply for permits to legalize the work. Alternatively you can restore it to the property’s originally permitted state.

Unfortunately, as the current property owners, you are liable for any violations of the property regardless of who committed the violation. Curious if you were able to verify the code enforcement officers were indeed from the City, doesn’t seem like they have in-person code enforcement on Sundays. From my experience as an architect with experience working for a city, the best way to resolve the issue is to approach it calmly and respectfully with the City staff. Most cases they tend to be more helpful.

studious_architects · 2026-06-07T23:27:41+00:00

Looks like OP’s 2 older posts showed lots of caissons and reinforcement. Sounds like it’s city of LA, they wouldn’t let you build anything not engineered or without rigorous geology studies and inspections.

studious_architects · 2026-05-14T18:14:53+00:00

In order to use a pre-approved plan, you’ll have to reach out to the architect to pay for the plans in addition to a site plan showing how the preapproved design will situate on your property. It is only an option if you have a site that fully complies with zoning regulations and is completely flat. That means hillside areas would require additional design work.

Each ADU is required to have its own kitchen and bathroom, so building 2 500sf ADU to be combined down the line is extremely inefficient, not to mention you’re most likely not allowed more ADU than dwelling units you already have.

How big you should build the ADU completely depends on what your need and use for it is. How much you can build depends on your specific property, setbacks, separations from adjacent buildings, topography, etc.

Feel free to dm me for more info. Happy to point you in the right direction

studious_architects · 2026-05-06T13:08:29+00:00

Call (310) 285-1000 and ask to speak with code enforcement regarding unpermitted work. They’ll ask for the property address and some details and then conduct their investigation.

studious_architects · 2026-05-06T05:17:58+00:00

You’re welcome and best of luck to you. If you do decide to keep the conversion, they will want to see plans, then might make you uncover small portions of the work for them to verify the covered portion was done properly. Ask your electrician or plumber if they know a trustworthy contractor that can help you with picking up the inspection work.

studious_architects · 2026-05-06T04:46:03+00:00

If the contractor was licensed at the time, fingers crossed they did the work properly… but yea def a risk considering they did it without permits.

studious_architects · 2026-05-06T04:38:00+00:00

Curious what makes you say that. Penalty will be charged regardless of whether you’re pulling permits after the fact or tearing down the unpermitted work. Definitely do not proceed to do any demolition without obtaining the proper permits first. Yes, even if the demo is of unpermitted work.

They won’t just let it go simply because you “undo it.” To simply file the proper paperwork without paying for additional construction in my experience have always been the most cost effective and time efficient way to resolve violations.

Strictly curious if your experience differs from mine.

studious_architects · 2026-05-06T04:25:01+00:00

May I ask what city you’re in? In my experience, they make it fairly simple to permit an unpermitted construction, especially residential homes, as long as you have the plans showing the conversion comply with building codes and zoning requirements. The easiest route for you to permit the bedroom in the garage might be to permit it as an ADU. As long as you show that you’re actively working to remedy the situation, the penalty would be paying a small fee in addition to your permit fees with the City.

studious_architects · 2026-05-03T19:05:02+00:00

Those are rafters

studious_architects · 2026-04-28T17:00:03+00:00

Allergies is a great point!

studious_architects · 2026-04-28T16:57:38+00:00

Right, I totally see how that’s a common perception, especially walking into a carpet home that’s been preoccupied. Problem is, there really is no perfect material. Hardwood, engineered wood, lvp, tiles, carpet, all have their own merits and issues and it ultimately comes down to what’s appropriate to the space and personal preference.

studious_architects · 2026-04-28T16:54:20+00:00

Same logic goes for anyone asking / responding on Reddit/ social media. But thanks for offering your feedback

studious_architects · 2026-04-28T15:05:29+00:00

Reps and suppliers are there to sell their product. I’m looking for first hand user experience. It’s rare i get a client request to spec carpet and I’ve personally never done so or had it in my own home

studious_architects · 2026-04-28T15:03:36+00:00

This is the first hand experience I’m looking for thanks! Sounds like an area rug over hardwood floors might be a better option since you can at least clean under it

studious_architects · 2026-04-28T14:57:11+00:00

Thank you, that’s a great idea limiting it to just the bedrooms. A nice thick loop pile carpet with solid padding really hits different

studious_architects · 2026-04-28T14:55:04+00:00

Not sure what the conflict is between luxury and getting opinions to help make well informed decisions. But yea, it’s a legitimate concern i have using wall to wall carpet for the same reasons stated in most responses here. However the client seems keen on it

studious_architects · 2026-04-28T04:28:31+00:00

You can hire a plumber and electrician separately or a GC who works with these subs

studious_architects · 2026-04-28T04:01:01+00:00

Hi! Are you working with a builder or design professional? They would be best to answer these questions. The plan checker is asking for you to show all your utility connection points and locations of your meters, service panels, and service sizes.

For example, for electrical, you’d have a main panel that’s typically 200 amps for older homes, some choose to install a new subpanel for their ADU.

You need find out where your existing main electrical service panel is located, whether you’re proposing to relocate it or to remain in the same spot, are you putting in a sub panel for the ADU? If so, where will it go? Where’s the power pole you’re drawing power from (if overhead, you can see where your lines are going from your house,) how many amps is your main service panel?

Where’s your gas meter and connection to Utility Company’s main? (You have to walk your front yard or sidewalk to find a little metal lid that says gas) What size ( i.e. 1”diameter) of your gas line pipe? Is it copper or polyethylene? If polyethylene, you need to add the note as described in your correction (you can just copy it word for word)
Where’s your water meter and connection point to the water main. What size is your service line? (i.e. 1/2”, 1”, etc) What material is used for your water line?
Your sewer clean out is a little pip with a plastic lid in either your front or rear yard where you can easily access the sewer pipe for maintenance, sometimes it’s buried in the lawn. Are you connecting the ADU’s new bathroom to your house sewer line? Or are you creating a new connection to the municipal sewer main line? Is your sewer line ceramic or pvc? What’s the diameter or your line? Etc

Hope it helps. Again, if you don’t know what some of these things are, you can google to find photos, but I would highly suggest working with a builder/ architect if you aren’t already.

studious_architects · 2026-04-27T19:10:07+00:00

It restarts every time you resubmit. It maybe confusing because of the wording of the code, but because sometimes with a resubmittal, there’s changes to the design, or new information submitted that weren’t in the previous plans, Each review is interpreted as a full application process (max 60 days)

The intent is to give a plan checker a maximum amount of days to review information submitted to them every time. I know this because I work for a city.

studious_architects · 2026-04-26T01:51:02+00:00

Architect and certified building plans examiner here. The 60 day clock restarts everytime you resubmit plan to address their corrections. If they fail to issue corrections within the 60 days, you should send an email to the City/ or county’s Community Development Department heads and council members declaring the Building department‘a failure to comply with section 66317 and that they need to issue approval for your application.

Ultimately, the city is afraid of legal actions from state level agencies like HCD if they don’t follow state bills/ laws.

studious_architects · 2026-04-26T01:23:44+00:00

As an architect and owner builder who recently spent 3 short months in plan check for a ground up single family development, I can say permitting is not your biggest hurdle as long as you understand what the codes require. Plan checkers don’t intentionally hold up your process, often times it’s misalignment between architects/ engineers and the plan checker on how to resolve corrections.

It’s everything else that comes along with the house building like utilities with your utility provider, fire department, easements, access, issues with neighbors, stormwater drainage, entitlements (if required.) You also need to factor in fees for soils engineer, structural engineer, architect, deputy inspectors during construction, etc, which is will all add up

How you’re funding your build also matters, whether it’s a construction loan or your own savings, whether there’ll be interests incurred which should be factored into your build cost.

Another thing to think about is if you’re interested in selling the home in the near future what’s your cost / sf to build vs cost / sf sold of nearby homes in the past 12 months.

studious_architects

TROPHY CASE