Los Angeles Residential Construction Permitting

Every residential construction project in Los Angeles requires permits from the Los Angeles Department of Building and Safety (LADBS). That much is straightforward. What's not straightforward is the reality that a building permit is not a single approval - it's the final output of a multi-agency coordination process involving as many as 12 separate departments, each with independent review timelines, correction cycles, and clearance requirements that must be satisfied before LADBS will issue the permit.

For simple projects on flat lots, this process is manageable. For complex residential projects - hillside new construction, major renovations in hazard zones, homes requiring grading permits or discretionary approvals - permitting is frequently the longest single phase of the entire project. Understanding the system at a technical level is the difference between a 4-month permit timeline and a 14-month one.

Last updated: February 2026

Jurisdictional Map: Which Agency Reviews Your Project

Before anything else, confirm which jurisdiction your property falls under. "Los Angeles permitting" is not a single system. Requirements, fees, timelines, and review processes vary significantly depending on where your project is located.

City of Los Angeles (LADBS)

The vast majority of residential projects on the Westside, Hollywood Hills, Bel Air, Brentwood, Pacific Palisades, and the Valley fall under LADBS jurisdiction. This guide primarily addresses LADBS processes. All plan check and permitting is handled through ePlanLA (electronic) or in-person at Development Services Centers located in Metro (Downtown), Van Nuys, and West Los Angeles.

LA County (Department of Public Works)

Unincorporated areas including portions of Malibu Canyon, Topanga, Altadena, and hillside communities between incorporated cities. County projects are submitted through the EpicLA portal. Fire plan checks are conducted separately through LA County Fire. First building plan check typically takes 6-8 weeks; MEP plan check takes 4-5 weeks.

Independent Cities

Beverly Hills, Santa Monica, Malibu, West Hollywood, Culver City, and South Bay cities (Manhattan Beach, Hermosa Beach, Redondo Beach, Palos Verdes Estates, Rolling Hills) each maintain independent building departments with their own codes, fees, and review processes. Some adopt the California Building Code with local amendments; others impose additional requirements. Always confirm jurisdiction before assuming LADBS rules apply.

The Five Permit Pathways

LADBS offers five distinct permit pathways scaled to project complexity. Selecting the correct pathway at the outset avoids unnecessary delays. For custom residential projects in the $3M-$15M range, nearly all work flows through Regular Plan Check or Parallel Design.

Express Permit

For minor work that does not require plan review. Filed in-person at a Development Services Center or online through PermitLA. Issued same-day when work does not require any type of plan review or approval. Applicable to minor electrical, plumbing, HVAC, and limited building work as defined in LADBS Information Bulletin eligibility lists.

Not applicable to: Any new construction, additions requiring structural review, work in hillside areas, or projects requiring clearances from other agencies.

Counter Plan Check

For simple projects requiring plan review that can be completed in approximately 45-60 minutes. Plans are reviewed the same day as submittal. Available at Metro, Van Nuys, and West LA offices. Applicable to small residential additions, minor tenant improvements, and straightforward single-story work on flat lots.

Expanded Counter Plan Check (ECPC)

For medium-sized projects like multi-floor tenant improvements and medium-sized home additions. Review takes approximately 2-3 hours, completed same day as submittal. Available at Metro, Van Nuys, and West LA offices only.

Regular Plan Check

The standard pathway for large, complex residential projects. This is the pathway for virtually all custom homes, major renovations, hillside construction, and projects requiring Grading Division review. Plans are submitted through ePlanLA or in-person, then routed to plan check engineers for detailed code review.

Realistic total timeline for complex residential: 4-8+ months from initial submittal to permit issuance. This assumes no discretionary approvals are required and clearances are pursued in parallel.

Parallel Design Permitting Process

For major projects where design and permitting run concurrently. LADBS begins reviewing plans at the conceptual design phase and continues through design development. Construction can commence on early phases (foundation, for example) while later phases are still in plan check. This was pioneered on the Wilshire Grand Center and is available for qualifying residential projects.

Benefits include identifying code issues and clearance requirements early, reducing overall permit processing time, and allowing construction to begin on foundations while upper-floor design is finalized. Contact Metro Plan Check at (213) 482-0447 to initiate.

Plan Submittal Screening: What Gets Your Package Rejected Before It Enters the Queue

Before your plans enter the plan check queue, LADBS performs a completeness screening - a front-end review to verify that your submittal package contains every required document, form, and plan sheet. If anything is missing, the entire package is returned without entering the queue. This is not a code review. It is an inventory check. And it is one of the most common sources of avoidable delay because architects and expediters who don't submit frequently underestimate how specific the requirements are.

LADBS publishes the exact screening criteria in its Building Plan Check Submittal Screening - Determination of Completeness form (PC17). This form enumerates, by category, every item that intake reviewers check before accepting a package into the system. It is the authoritative "why your submittal was rejected" reference.

For new single-family dwellings, LADBS Information Bulletin IB/P/GI 2020-009 (effective 1/1/2026) defines the minimum document submittal requirements - what must be in the plan package for a new SFD before LADBS will accept it for review.

Common Screening Rejections

The most frequent reasons packages get returned at screening on complex residential projects include incomplete Title 24 energy compliance documentation (both energy calculations and the required plan notations), missing or outdated geotechnical/soils reports for hillside sites, absent LID/stormwater compliance plans for projects exceeding 500 SF of new impervious area, missing structural calculations, incomplete MEP plan sheets, and forms or applications that reference outdated code cycles.

Why This Matters

A screening rejection doesn't just waste the time spent preparing and submitting plans. It resets your position in the queue. If you submitted on a Monday and were rejected on Wednesday, you don't re-enter the queue at your original Monday position. You start over. On a project where first plan check is running 6-8 weeks, a screening rejection that takes two weeks to identify and resolve effectively costs you a month of elapsed time before you even enter review.

The Clearance System: What Actually Controls Your Timeline

This is the section nobody else writes, and it's the section that matters most.

When LADBS receives your permit application, the plan check engineer generates a Clearance Summary Worksheet listing every department that must sign off before the permit can issue. Each clearance is tracked in the Plan Check and Inspection System (PCIS). The permit cannot be issued until every line item shows "Cleared."

The Building Permit Clearance Handbook (published by LADBS, revised January 2025) documents the full clearance system. The following is what it looks like in practice on a complex residential project.

Department of City Planning

What triggers review: Zoning verification, conditional use permits (CUPs), variances, specific plan compliance, design review, Coastal Development Permits, environmental review.

Why it matters: Planning clearance is frequently required before building plan check can proceed. If your project requires a variance, zone change, or conditional use permit, the Planning entitlement process adds months to your timeline - sometimes 6-12+ months for discretionary approvals requiring public hearings.

Common residential triggers:

• Exceeding allowable floor area, height, or setbacks (requires variance or ZAD)
• Properties in Specific Plan areas (Mulholland Scenic Parkway, Brentwood-Pacific Palisades, etc.)
• Hillside projects requiring Zoning Administrator Determination for grading quantities exceeding BHO limits
• Coastal Zone projects exceeding 110% of original size (requires Coastal Development Permit)
• Mansionization/neighborhood compatibility review in certain areas
• Projects requiring CEQA review (when not exempt)

Timeline: Simple zoning verification: 2-4 weeks. Conditional Use Permit: 4-8 months. Variance: 3-6 months. Zone change: 6-12+ months.

Bureau of Engineering (BOE)

What triggers review: Sewer availability and connection, highway dedication, flood clearance, hillside street classification (BHO/Hillside Ordinance), public right-of-way improvements, B-permits for work in public way.

Why it matters: BOE clearances are among the most common items on the Clearance Summary Worksheet. Every project that connects to the city sewer system requires BOE sewer clearance. Hillside projects trigger additional BOE review for street classification under the Baseline Hillside Ordinance.

Key BOE clearance items:

• Sewer availability and connection - Certificate required for all new construction
• Highway dedication - Required when lot fronts on a Substandard Hillside Limited Street; must dedicate half-width to Standard dimensions before building permit issues (LAMC 12.21.A.17)
• Flood clearance - Required for properties in FEMA flood zones A, AR, V1-V30, AO, A1-A3
• Hillside Ordinance street classification - BOE determines if street is Standard or Substandard Hillside Limited Street, which affects permit eligibility
• Minimum 20-foot continuous paved roadway - No building or grading permit shall be issued without vehicular access via minimum 20-foot wide continuous paved roadway from driveway to Hillside Area boundary (requires Zoning Administrator approval if not met)

Timeline: Sewer clearance: 2-4 weeks. Highway dedication: 4-8 weeks (longer if disputes). Flood clearance: 2-4 weeks with appointment.

Los Angeles Fire Department (LAFD)

What triggers review: Site access for fire apparatus, fire protection systems, hydrant locations and flow testing, Very High Fire Hazard Severity Zone (VHFHSZ) compliance, brush clearance, fire sprinkler systems.

Why it matters: Fire Department clearance is required for all new construction and most major additions. For hillside properties, fire access is one of the most common sources of permit complications - narrow hillside streets frequently fail to meet minimum apparatus access requirements (minimum 20-foot clear width, 13'6" vertical clearance, maximum 15% grade for fire truck access).

VHFHSZ additional requirements:

• Class A fire-rated roofing
• Ignition-resistant construction per CBC Chapter 7A
• Defensible space (200-foot brush clearance zone)
• Fire sprinkler system (required for all new construction in VHFHSZ)
• Noncombustible exterior walls within 5 feet of property line
• Ember-resistant vents

Timeline: Standard fire plan check: 2-4 weeks. VHFHSZ review with access complications: 4-8+ weeks.

LADBS Grading Division

What triggers review: Any project requiring a grading permit, geotechnical report review, hillside construction, removal and recompaction, slope repairs, foundation excavations in hillside areas.

Why it matters: For hillside residential projects, Grading Division approval of the geotechnical (soils and geology) report is typically the critical path item. The report must be approved before the building permit can issue, and the approval process has its own timeline independent of building plan check.

Grading Division review process:

1. Geotechnical consultant submits report to Grading Division
2. LADBS geotechnical engineer reviews report (2-4 weeks for initial review)
3. Correction letter issued if deficiencies found (common)
4. Consultant addresses corrections and resubmits (2-3 weeks)
5. Second review (2-3 weeks)
6. Approval letter issued

Total Grading Division timeline: 6-16+ weeks. Each correction cycle adds 3-5 weeks. Reports for sites with landslide history, complex slope conditions, or multiple hazard zone overlaps take longer.

When grading permits are required:

• Any grading work in LADBS-designated Hillside Grading Areas (per BOE Basic Grid Map A-13372)
• Removal and recompaction
• Import or export of earth materials
• Fill placement
• Slope repairs

Grading permit exemptions (common residential scenarios):

• Excavation less than 2 feet deep
• Excavation entirely for footings/grade beams not exceeding 5 feet deep on relatively level hillside sites (waiver at LADBS discretion)
• Excavation for caissons/piles under buildings authorized by valid building permits in hillside areas
• Excavation for basements, footings, swimming pools in non-hillside areas under valid building permits
• Minor cuts/fills under 50 cubic yards not changing drainage patterns

LADWP / SCE (Electrical Service)

What triggers review: New electrical service, service upgrade, transformer capacity.

LADWP's published process is documented in their Guide to Electric Service (March 2024), which outlines the full sequence from application through planning, inspections/clearances, and energization. Technical equipment requirements (meter/panel/service specifications and current constraints) are covered in the Electric Service Requirements Manual (November 2025).

Timeline reality (from LADWP's own published guidance):

• Meter spot request for single-family residential: LADWP indicates an ESR site visit within 5-15 business days
• Service Planning Engineer cost determination after plans submitted: LADWP states to allow 6-8 weeks - and this is just the planning phase, before any physical work begins
• New service connection (adequate transformer capacity): 4-8 weeks after planning complete
• Service upgrade (existing transformer adequate): 4-8 weeks after planning complete
• Transformer upgrade required: 12-18+ months. LADWP does not publish average distribution transformer lead times for residential projects, but industry-wide distribution transformer shortages have produced reported lead times exceeding two years per NREL analysis. LADWP's own documentation for larger customer-station infrastructure projects cites total timelines of 20-36 months. Residential transformer upgrades are typically smaller, but the supply chain constraints are the same.
• Third-party design available to potentially expedite

SoCalGas service: For projects requiring new gas service or line extensions, SoCalGas publishes a Gas Service Guidebook with process details. Their line extension process indicates a planning representative contacts the applicant within 10 working days after application receipt. Gas service is rarely the critical path, but it requires coordination during design to avoid conflicts at rough-in.

This is the kind of issue that separates permit processing from permit strategy. A permit expediter tracks the service request after it's filed. A construction manager identifies the need for a transformer upgrade during design - before the service request is filed, before the permit application is submitted, and before the 18-month clock starts ticking - because they've managed projects where this exact issue delayed completion by a year.

Bureau of Sanitation (LASAN)

What triggers review: Sewer connection, industrial waste (if applicable), stormwater/LID compliance.

Stormwater/Low Impact Development (LID): Per LAMC 64.72, the City requires all new development and redevelopment projects that create or replace 500 square feet or more of impervious area to manage stormwater on-site through Low Impact Development principles. The ordinance (rooted in Ordinance 181899) authorizes the City to define LID requirements, collect plan check fees, inspect, and enforce compliance. LID compliance requires site design to retain the Stormwater Quality Design Volume on-site through infiltration, capture/reuse, or biofiltration.

The City operates a dedicated LID Portal for LID plan check submittals and Certificate of Occupancy clearances.

For projects disturbing 1 acre or more (or part of a larger common plan of development), a Construction General Permit (CGP) from the State Water Resources Control Board is required. This means filing a Notice of Intent (NOI) through the SMARTS portal, developing and implementing a Stormwater Pollution Prevention Plan (SWPPP), and maintaining erosion and sediment control BMPs throughout construction. The State Water Boards Construction Stormwater Program provides the full regulatory framework. Most individual hillside residential projects fall under 1 acre, but projects involving significant grading or subdivision work may trigger CGP requirements.

Department of Transportation (LADOT)

What triggers review: Driveway location/width changes, traffic studies (large projects), haul route approval for grading operations, construction staging in public right-of-way.

Haul route approval: Required for any hillside project importing or exporting more than 1,000 cubic yards of earth material. The haul route process requires submittal to LADBS, which forwards to both Department of Public Works and Department of Transportation for review. Public Works reviews structural impact on streets; Transportation reviews traffic impacts. Each department has 21 days to respond with conditions. Haul route fees and bonds are required per LAMC Article 2, Chapter VI.

Additional Clearances (When Applicable)

California Coastal Commission: Required for any development in the Coastal Zone. This is a significant permitting layer for projects in Pacific Palisades and Malibu. See the detailed Coastal Development Permits section below for the full process, timeline, and fire rebuild provisions.

LA County Department of Health: Required for projects involving food service, swimming pools, or septic systems.

Cultural Affairs Department: Required when project involves designated cultural monuments or is in a Historic Preservation Overlay Zone (HPOZ).

School District Fees: Developer impact fees payable to LAUSD for new residential construction. The State Allocation Board (SAB) sets maximum Level 1 fees every two years; as of January 2026, the SAB-approved maximum is $5.38/SF for residential and $0.87/SF for commercial. LAUSD generally adopts the SAB maximum. Confirm the current rate with the LAUSD Impact Fee Program Office before submittal, as the fee applies at permit issuance and is calculated based on new construction square footage. Must be paid before permit issuance.

South Coast Air Quality Management District (SCAQMD): Demolition of structures over a certain size triggers asbestos notification requirements. A 10-working-day notification to SCAQMD is required before demolition begins (Rule 1403). This applies to the existing structure, not the new construction.

City Planning Entitlement Pathways: Discretionary Approvals That Control Your Timeline

When the clearance system discussion above references "Department of City Planning" clearance, what it often means in practice is a discretionary entitlement process that must be completed before LADBS will issue a building permit. This is a separate application, a separate review, a separate hearing, and frequently a separate appeal period - all administered by the Department of City Planning, not LADBS. For residential projects that trigger discretionary review, this is almost always the longest single item on the permit timeline.

The Hearing Bodies

The Zoning Administrator (ZA) is the primary decision-maker for most residential discretionary cases, including Zoning Administrator Adjustments (ZAA) for minor code deviations, Zone Variances (ZV) for requests requiring hardship findings, Zoning Administrator Determinations (ZAD) for matters specifically assigned by code (including BHO grading exceedances), and Conditional Use Permits. On hillside residential projects, the most common ZA cases involve variance requests for setback, height, or coverage deviations and ZADs for grading quantities exceeding BHO limits. The Area Planning Commission (APC) hears appeals of ZA decisions; the West Los Angeles APC handles cases in Bel Air, Brentwood, Pacific Palisades, and the Westside. The City Planning Commission (CPC) handles legislative actions and certain larger-scope entitlements.

Realistic Timelines

These timelines run from application filing through hearing to Letter of Determination, assuming no appeal. The process follows a sequential path: application preparation and filing (2-4 weeks), case assignment and environmental review (4-8 weeks), staff report preparation and hearing scheduling (6-10 weeks), and hearing with determination (1-2 weeks), followed by a 15-day appeal period. Any aggrieved party - including neighbors - can appeal a ZA decision to the APC, and APC decisions can be further appealed to the City Council. Each appeal level adds 2-4 months. Hillside residential projects in affluent neighborhoods face higher appeal risk than flatland projects; neighbor opposition to height, bulk, or view-obstruction variances is common.

Coastal Development Permits: Permitting in the Coastal Zone

For projects in Pacific Palisades and Malibu, the California Coastal Act adds an entire regulatory layer on top of standard LADBS and City Planning processes. The Coastal Zone in the Palisades extends well inland from the shoreline, encompassing most of the community. Every development project within the Coastal Zone requires either a Coastal Development Permit (CDP), a categorical exclusion (CatEx), or a coastal exemption before construction can begin.

How Coastal Permitting Works

The City of Los Angeles does not have a fully certified Local Coastal Program (LCP) for Pacific Palisades, creating a dual-jurisdiction situation. The City processes CDPs through the Department of City Planning, but certain categories of projects - generally those between the sea and the first public road, within 300 feet of the beach, or on tidelands - are appealable to the California Coastal Commission. If appealed, the Commission conducts a de novo review against Coastal Act policies. Some Palisades areas fall under the Commission's retained original jurisdiction, where the Commission itself issues the CDP rather than the City.

Malibu is an independent city with its own certified LCP (certified 2002). All Malibu properties are in the Coastal Zone. CDPs are processed through Malibu's own Planning Department - entirely separate from LA City Planning.

Coastal Act review focuses on concerns that standard plan check does not: public shoreline access, protection of coastal views and scenic resources, bluff stability, environmentally sensitive habitat areas (ESHA), water quality, and community character. These translate into conditions of approval - view corridor setbacks, access easement dedications, native landscaping requirements, impervious surface limits - that must be reflected in the permitted plans.

Timeline and Fire Rebuild Provisions

A standard CDP through the City of Los Angeles currently takes 8-15 months from filing to approval, assuming no Coastal Commission appeal. If appealed to the Commission, add 3-6 months. A Palisades project requiring a full CDP with Commission appeal can take 12-18+ months for the coastal entitlement alone. Projects qualifying for a CatEx can be processed administratively in 2-4 months - the City has resumed issuing CatExes for qualifying single-family projects in certain Palisades tracts.

Following the January 2025 Palisades fire, Governor Newsom's Executive Order N-4-25 suspended CEQA and Coastal Act permitting for reconstruction of properties within 110% of the original structure's size. Subsequent state orders (N-9-25, N-14-25, N-20-25, N-29-25) expanded eligibility to non "like-for-like" rebuilds that comply with local zoning. At the local level, Mayor Bass's Emergency Executive Order No. 8 (EO8, July 2025) created a streamlined pathway for single-family rebuilds in the Coastal Zone that exceed the 110% threshold but comply with all objective zoning standards, provided they meet bluff setback requirements and environmental protection measures.

CEQA Environmental Review: When It Applies to Residential Projects

The California Environmental Quality Act (CEQA) requires environmental review for projects involving discretionary government action that may significantly affect the environment. For the vast majority of single-family residential projects, CEQA never becomes an issue. But when it does, it adds months and tens of thousands of dollars that owners rarely anticipate.

Why Most Residential Projects Are Exempt

CEQA applies only to discretionary actions, not ministerial ones. A standard LADBS building permit is ministerial - the department applies fixed code standards. No CEQA review required. Any residential project that is fully by-right (meets all zoning requirements, needs no variance, CUP, or other discretionary approval) is exempt from CEQA regardless of size or cost.

Even when a project requires a discretionary approval, it usually qualifies for a categorical exemption under CEQA Guidelines Section 15300 et seq. Three classes are particularly relevant: Class 1 (Existing Facilities) covers additions and alterations; Class 3 (New Construction of Small Structures) covers one single-family residence in a residential zone or up to three in an urbanized area; and Class 32 (In-Fill Development) covers infill projects consistent with the General Plan and zoning within urbanized areas. The Department of City Planning determines exemption applicability as part of entitlement review.

What Prevents Exemption and What Happens Next

Categorical exemptions are unavailable when exceptions under CEQA Guidelines Section 15300.2 apply: the site contains or adjoins environmentally sensitive habitat; the project may adversely affect a historical resource; cumulative impacts are significant; or unusual circumstances create a reasonable possibility of significant environmental effect. For hillside residential projects, the "unusual circumstances" exception is the most common trigger - major grading on steep slopes, construction near wildlife corridors, removal of protected trees, or development on sites with landslide history can all create arguments that prevent reliance on exemptions.

When a categorical exemption is unavailable, the Department of City Planning prepares an Initial Study evaluating potential impacts. The typical outcome for residential projects is a Mitigated Negative Declaration (MND) - identifying mitigation measures that reduce impacts to less-than-significant levels. Full Environmental Impact Reports (EIRs) are extremely rare for single-family residential projects.

Hillside Permitting: Additional Regulatory Layers

Hillside residential projects in Los Angeles face regulatory requirements that flat-lot projects never encounter. These requirements come from multiple overlapping ordinances, each with independent compliance pathways.

Baseline Hillside Ordinance (BHO)

The BHO (LAMC 12.21.C.10) regulates residential development in hillside areas within R1, RE, RS, and RA zones. It controls:

Residential Floor Area (RFA): Maximum floor area is calculated using a slope band analysis prepared by a registered civil engineer or licensed land surveyor. The slope analysis divides the lot into bands based on gradient, with steeper portions receiving less buildable area. The Director of Planning must approve the calculated maximum RFA before a building permit application.

Grading limits: Cumulative grading (total cut and fill combined) is limited to a base of 500 cubic yards plus 5% of lot area. Example: a 10,000 SF lot has a maximum grading allowance of 1,000 cubic yards (500 base + 500 from 5% calculation). Maximum grading cannot exceed limits specified by lot size regardless of calculation. No grading permit issues until building permit is approved.

Grading on slopes over 100%: Grading is generally prohibited on slopes of 100% (45 degrees) or greater, with limited exceptions for remedial grading.

Landform grading requirement: Any project involving 1,000 cubic yards or more of grading must use landform grading techniques to reflect original landform and minimize disturbance to natural terrain. Notching into hillsides is encouraged so structures are built into natural terrain.

Street dedication: No building or grading permit issues for lots fronting Substandard Hillside Limited Streets until half-width dedication to Standard dimensions is recorded.

Height: Measured using "envelope" method that follows the slope, encouraging structures to step with the hillside rather than imposing flat-lot massing on sloped terrain.

Parking: Minimum two automobile parking spaces required within a private garage per dwelling unit. Not permitted in required front yards.

Hillside Construction Regulation (HCR)

The HCR (also called the Hillside ESHA Supplemental Use District) imposes additional restrictions on construction activity in designated hillside neighborhoods. Currently applied to Bel Air-Beverly Crest, with potential expansion to other hillside communities.

HCR adds:

• More restrictive grading limits beyond BHO thresholds
• Hauling operation standards applied to smaller projects (below normal haul route threshold)
• Construction activity hour restrictions (8:00 AM start in some areas vs. standard 7:00 AM)
• Construction prohibited on Sundays and state holidays
• Additional import/export limitations (exempted graded earth limited to 6,000 cubic yards in Bel Air)

Verify HCR applicability: Check ZIMAS for Supplemental Use District overlays on your property.

Grading Seasonal Restrictions

LADBS imposes seasonal grading restrictions in hillside areas during the rainy season, typically October 1 through April 15. During this period:

• Grading operations may be restricted or require additional erosion control measures
• SWPPP (Stormwater Pollution Prevention Plan) compliance is enforced
• Exposed slopes must be protected from erosion
• Active grading sites must have erosion control BMPs (Best Management Practices) installed and maintained
• LADBS may issue stop-work orders during active rainfall events

Haul Route Requirements

Per LABC Section 91.7006.7, no grading permit requiring import or export of more than 1,000 cubic yards shall be issued for hillside areas without approved haul route.

Haul route approval process:

• Applicant submits hauling proposal to LADBS including: borrow/dispersal sites, truck staging areas, haul route within hillside area extending to major/secondary highway, maximum gross vehicle weight
• LADBS forwards to Department of Public Works (street structural integrity review) and Department of Transportation (traffic impact review)
• Each department has 21 days to respond with conditions
• Conditions may include: restricted hauling hours, equipment size/type limitations, traffic control devices and flaggers, temporary no-parking zones, dust/spillage control measures, load securing requirements
• All haul route conditions become part of the grading permit
• Fees: $529 for first 1,000 cubic yards plus $100 for each additional 1,000 cubic yards
• Bond may be required by Department of Public Works

Haul route monitoring: LADBS operates a Haul Route Monitoring Program. Violations can be reported by residents and result in enforcement action.

Deep Excavation: Neighbor Notification and Adjacent Property Protection

Any project involving excavation near adjacent properties triggers specific notification and protection requirements under LAMC 91.106.4.6.1. LADBS Information Bulletin IB/P/BC 2023-060 establishes the current requirements for the 30-Day Notification of Intent to Excavate.

Before beginning any excavation that could affect adjacent structures or properties, the property owner must provide written notice to all owners and occupants of adjacent properties at least 30 days before excavation begins. This notice must describe the planned excavation, the anticipated start date, and the measures that will be taken to protect adjacent properties and structures.

Demolition of existing structures triggers its own set of adjacent-property safety requirements. IB/P/BC 2014-039 addresses structural safety considerations during demolition, including protection of adjacent structures during demolition operations.

Wildfire rebuild exception: For qualifying reconstruction projects under Emergency Executive Order No. 8, the wildfire reconstruction bulletin IB/P/BC 2025-157 states that the LAMC 91.106.4.6.1 neighbor notification requirement for excavations is suspended. This is one of the few specific code provisions explicitly suspended under the emergency orders, and it reflects the reality that many adjacent properties in fire-damaged areas are also destroyed or vacant.

Construction Hours and Noise Restrictions

Construction activity in the City of Los Angeles is regulated by LAMC 41.40, which prohibits construction noise between the hours of 9:00 PM and 7:00 AM Monday through Friday, and between 6:00 PM and 8:00 AM on Saturdays and national holidays. No construction noise is permitted on Sundays. LAMC 112.03 cross-references Section 41.40 as the governing provision for construction noise regulation.

Hillside areas may have additional restrictions. Properties in HCR (Hillside Construction Regulation) areas are subject to an 8:00 AM start time and are prohibited from construction on Sundays and state holidays. Specific Plan areas may impose different hours. Always verify the applicable hours for your property's zoning and overlay designations before establishing the construction schedule.

Practical note: Noise complaints from hillside neighbors are one of the most common sources of stop-work orders and enforcement action on residential construction sites. On projects with significant excavation, pile driving, or concrete pumping, proactive neighbor communication about the schedule and duration of high-noise activities is not just professional courtesy - it reduces the probability of complaints that trigger city enforcement visits and potential work stoppages.

Specific Plan Compliance: Geographic Overlays That Add Review Layers

Beyond base zoning and the BHO, many properties in our target markets are subject to Specific Plans, Community Plans, and independent city regulations that impose additional project-level requirements. These overlays add review bodies, applications, and time to the permitting process. Identifying them at the outset of design is essential to accurate schedule planning.

Community Plans vs. Specific Plans

A Community Plan is a General Plan component that sets land use policy and zoning for a geographic area. The Bel Air-Beverly Crest Community Plan and the Brentwood-Pacific Palisades Community Plan govern two of our primary markets. Community Plans establish the framework - allowable uses, density, height - but generally do not impose project-level design review. A Specific Plan is a more targeted tool that imposes additional development standards and, critically, project-level review processes. Compliance with a Specific Plan is tracked as a separate clearance item on the LADBS Clearance Summary Worksheet.

Mulholland Scenic Parkway Specific Plan

The Mulholland Scenic Parkway Specific Plan (Ordinance No. 167,943, adopted 1992) regulates development within approximately 3,000 feet of either side of Mulholland Drive, from the Hollywood Freeway west to the city boundary. The plan divides the area into an Inner Corridor (right-of-way plus 500 feet outward) and an Outer Corridor (from the Inner Corridor boundary to the plan boundary), with purposes including preserving scenic character, minimizing grading, and protecting native vegetation and wildlife habitat.

The Mulholland Scenic Parkway Design Review Board (DRB) meets twice monthly and reviews projects for compliance with the plan's development standards and Design and Preservation Guidelines. Full DRB review is triggered when a project adds 900 square feet or more of cumulative floor area since May 13, 1992, or when a grading permit is required (including for swimming pools in hillside areas). Projects below 900 square feet may qualify for administrative review but still require Mulholland staff clearance. The DRB evaluates site planning, building placement relative to views from Mulholland Drive, grading, landscaping (with preference for native species), and lighting. For new custom homes in the corridor, expect 2-4 months for DRB review, with more time if design revisions are required.

Beverly Hills: Independent Jurisdiction

Beverly Hills is not part of the City of Los Angeles. It has its own municipal code, building department, planning commission, and Architectural and Design Review Commission (formed in 2024 by merging the former Architectural Commission and Design Review Commission). For single-family residential projects in the Central Area, R-1 Design Review Permits require presentation to and approval by the commission before building permits issue. The Hillside Area and Trousdale Estates have their own additional standards. Beverly Hills plan check timelines are generally 3-5 weeks for initial review, shorter than LADBS but with stricter design review on the front end. Nothing in this guide's discussion of LADBS, LA City Planning, or the BHO applies to Beverly Hills.

Plan Check: What Actually Happens

Understanding what plan check engineers are reviewing helps set realistic expectations for corrections and timeline.

What Gets Reviewed

Building plan check for a complex residential project involves review against multiple code sections simultaneously:

Structural Review

• Compliance with Los Angeles Building Code (LABC), which adopts the California Building Code with local amendments
• Foundation design consistent with geotechnical recommendations
• Lateral force-resisting system (seismic design)
• Load path continuity from roof to foundation
• Special inspection requirements (welding, concrete, masonry, high-load diaphragms)
• Structural observation requirements
• Deferred submittal items (steel fabrication, trusses, etc.)

Architectural/Zoning Review

• Zoning compliance (setbacks, height, FAR, lot coverage)
• BHO compliance (if hillside)
• Specific Plan compliance (if applicable)
• Title 24 energy code compliance (CALGreen + energy calculations)
• Disabled access compliance
• Exiting and life safety
• Fire-resistive construction requirements
• Interior environment (light, ventilation, sanitation)

MEP Review (Concurrent)

• Mechanical (HVAC): Equipment sizing, duct design, ventilation rates, Title 24 mechanical compliance
• Electrical: Service sizing, panel schedules, circuit design, Title 24 lighting compliance. Electrical must match service request on file with utility.
• Plumbing: Fixture counts, pipe sizing, water heater, gas piping. Plumbing permits for residential pulled by homeowner or licensed C-36 contractor.

The Correction Cycle

Virtually every complex residential project receives corrections on first plan check. This is normal, not a sign of failure. Understanding the correction cycle prevents frustration and keeps the timeline moving.

First plan check → Correction letter: The plan check engineer issues a detailed correction list identifying every code deficiency. On complex projects, this list frequently runs 30-80+ items across structural, architectural, and MEP disciplines.

Corrections fall into categories:

• Missing information: Dimensions, specifications, or details the plans should include but don't. These are usually straightforward to address.
• Code compliance issues: Design elements that don't meet code requirements. These may require design changes.
• Coordination conflicts: Structural doesn't match architectural, MEP conflicts with structural, etc. These require multi-discipline resolution.
• Clearance-related holds: Items that can't clear until another agency provides approval (e.g., "provide approved soils report" or "provide Fire Department approval").

Response strategy: Address every correction completely on first resubmittal. Partial responses or missed items trigger additional correction cycles, each adding 2-4+ weeks.

Typical Correction Cycles by Project Type

Third-Party Plan Check

LADBS allows third-party plan check for qualifying projects, which can significantly compress the review timeline. Third-party plan check engineers are LADBS-certified private firms that perform the same code review as in-house LADBS engineers, with LADBS performing a secondary verification.

When to consider: If LADBS backlog is creating unacceptable delays, third-party review can reduce first plan check from 6-8 weeks to 2-3 weeks. However, LADBS still performs its own review after third-party approval, so the total time savings varies.

Third-party structural review is separately available and can be particularly effective for complex structural systems where in-house review queues are long.

Inspection Sequence: From Permit to Certificate of Occupancy

Once the building permit issues, construction begins. But the permit doesn't mean you build unmonitored - LADBS inspections occur at defined milestones throughout construction, and no work may proceed beyond each inspection point without approval.

Standard Residential Inspection Sequence

Grading Inspections (Hillside Projects)

For projects with grading permits, the Grading Division conducts separate inspections:

• Pre-grade meeting: On-site meeting with grading inspector, geotechnical engineer, and contractor before earthwork begins
• Excavation observation: Geotechnical engineer observes during excavation; inspector verifies conditions match soils report
• Fill placement and compaction: Continuous observation by geotechnical engineer with compaction testing; grading inspector verification
• Rough grading: After earthwork substantially complete, before building construction
• Final grading: After all site work complete, drainage installed, slopes planted

Grading bond: Required for projects involving over 250 cubic yards in Hillside Grading Areas. Bond ensures completion of grading work per approved plans.

Special Inspections and Structural Observation

Complex residential projects require special inspections by LADBS-certified Deputy Inspectors for specific structural elements:

• Continuous special inspection: Field welding, post-installed adhesive anchors (horizontal/upward), shotcrete placement, concrete (f'c > 2,500 PSI), sprayed-on fireproofing, engineered masonry, high-lift grouting, special moment-resisting concrete frames
• Periodic special inspection: Wood shear walls and diaphragms (including nailing, bolting, anchoring), sheathing with fastener spacing 4" o.c. or less
• Structural observation: Required for buildings over 5 stories/60 feet, over 50,000 SF ground floor, or over 200,000 SF total floor area

The project's Statement of Special Inspection must be on file before construction begins. Contractors responsible for constructing wind or seismic force-resisting systems must submit written statements of responsibility to LADBS inspectors and the owner before work commences (per LABC Section 1704.4).

Realistic Timelines by Project Type

The following timelines represent total elapsed time from permit application submittal to permit issuance, based on actual project experience. They assume plans are substantially complete at submittal and clearances are actively pursued in parallel.

What extends timelines:

• Incomplete plans at submittal (rejected at screening, must resubmit)
• Partial correction responses (triggers additional correction cycles)
• Clearance agencies with backlogs (DWP transformer upgrades, Planning entitlements)
• Geotechnical report corrections from Grading Division
• Discretionary approvals requiring public hearings
• HOA/architectural review committee approvals (not city-related but affects schedule)

Permit Fees

LADBS permit fees are calculated based on project valuation and include multiple component fees. The LADBS Permit Fee Calculator (available at dbs.lacity.gov) provides project-specific estimates.

Fee Structure

Total permit fees for a 5,000 SF custom hillside home: $25,000 - $75,000+ depending on valuation, grading scope, and required clearances.

When fees are paid: Plan check fees are paid at submittal. Building permit fees, school fees, and other charges are paid at permit issuance. Grading permit fees are paid at grading permit issuance (which may occur separately from building permit).

Permit Validity and Expiration

Once you have a building permit, the clock is running. Understanding the expiration rules prevents the costly scenario of a permit lapsing mid-project.

Per LAMC 98.0602, building permits in the City of Los Angeles are valid for two years from the date of issuance, subject to two critical conditions. First, the permit expires if work has not commenced within 12 months of issuance. Second, the permit expires if work is abandoned or suspended for a continuous period of 12 months at any point during the permit's validity. Both provisions apply independently, meaning a permit can expire either because work never started or because work stopped for too long.

What "commenced" and "abandoned" mean in practice: LADBS interprets these provisions based on inspection activity. If no inspections have been requested or conducted within the applicable period, the department may determine that work has not commenced or has been abandoned. The remedy is a permit renewal or, in some cases, a new permit application with updated plan check - either of which adds cost and delay.

Wildfire rebuild permits: The EO8 Implementation Guidelines reference a three-year permit term for qualifying reconstruction projects, with possible extension by subsequent order or council action. This is more generous than the standard two-year term but still requires attention to commencement and progress requirements.

Wildfire Rebuild Permitting: Emergency Executive Order Streamlining

Following the January 2025 wildfires, the City of Los Angeles implemented emergency permitting provisions designed to accelerate rebuilding. These provisions are meaningful but their scope is specific, and owners need to understand exactly what is streamlined and what still requires full review.

Emergency Executive Order No. 8 (EO8)

The Mayor's Emergency Executive Order No. 8 establishes permit and process acceleration for wildfire recovery, including streamlined review for "like-for-like" rebuilds and expanded by-right reconstruction tolerance.

The EO8 Implementation Guidelines (August 1, 2025) are the single most important document for anyone rebuilding. They define the precise boundary conditions for what qualifies as a streamlined rebuild versus what triggers full review. Key provisions include:

"Like-for-like" rebuild pathway: Reconstructing a destroyed structure to its original footprint, size, and use qualifies for the most expedited review. This eliminates many of the discretionary Planning approvals that would otherwise be required.

The 110% rule: Rebuilds up to approximately 10% larger than the original structure (the "110%" framing) can still use the streamlined pathway. This provides owners with limited flexibility to improve their home's layout without triggering full code review on every element. Projects exceeding this threshold enter the standard permitting pathway.

What is actually streamlined vs. unchanged:

• Plan check review is expedited, with dedicated wildfire rebuild processing
• Certain clearances are modified or suspended (see below)
• Planning entitlements that would otherwise require discretionary approval may be bypassed for qualifying rebuilds
• Geotechnical requirements in PGRAZ zones are NOT reduced - the soils and geology review still applies in full because the fire damage often compounds underlying geological hazards
• Building code compliance (structural, fire protection, energy) still applies in full - what changes is the process speed, not the code standard

Self-Certification Pilot Program

LADBS has established a Self-Certification Pilot allowing qualifying licensed professionals to self-certify that their plans comply with building code, reducing LADBS plan check review. The pilot workflow involves electronic submission via ePlanLA, LADBS qualification screening of the professional's credentials, and project stamping by the self-certifying professional. This can significantly compress the plan check timeline for qualifying projects.

Specific Code Provisions Suspended for Wildfire Rebuilds

LADBS Information Bulletin IB/P/BC 2025-157 documents the plan check requirements for reconstruction of structures destroyed or damaged by the 2025 wildfires. Notably, this bulletin states that LAMC 91.106.4.6.1 (the neighbor notification requirement for excavations) is suspended for qualifying reconstruction projects under EO8. This reflects the reality that many adjacent properties in fire-damaged areas are also destroyed or vacant.

For demolition of wildfire-damaged structures, P/BC 2025-155 provides the specific requirements and procedures.

Additional Emergency Order Provisions

The EO1 Implementation Guidelines (August 1, 2025) address the broader LADBS coordination package for fire recovery. At the state level, California Executive Order N-29-25 (July 2025) provides additional rebuilding streamlining, and Executive Order N-37-25 (November 2025) extends relief including provisions related to solar and battery storage requirements.

Sunset Provisions

Owners should understand the distinction between the emergency order's active period and the permit validity rules under the Municipal Code. EO8 guidelines reference a three-year permit term for qualifying reconstruction projects, with possible extension by subsequent order or council action. However, the emergency orders themselves have finite active periods, and the streamlined pathways may not be available indefinitely. Owners who delay rebuilding should confirm that the EO8 provisions are still in effect at the time they apply for permits.

Understanding the Roles: Who Actually Does What During Permitting

On a complex residential project, multiple professionals may be involved in the permitting process. Understanding what each role actually provides - and where their expertise ends - helps owners make informed decisions about team structure and avoid paying for overlapping or incomplete services.

Permit Expediter

A permit expediter is a processing specialist who physically navigates the LADBS system on behalf of the project team. Their core function is administrative: submitting applications, tracking plan check status, attending counter appointments, visiting clearance agency offices to obtain sign-offs, and monitoring timelines.

What a good expediter provides:

• Knowledge of LADBS internal processes, staff, and scheduling
• Familiarity with submittal requirements and common rejection reasons
• Ability to track multiple clearances simultaneously across agencies
• Physical presence at city offices when in-person processing is required
• Faster processing through established relationships and procedural knowledge

What an expediter does not provide:

• Evaluation of whether the permitted design is buildable at the projected budget
• Identification of construction cost implications buried in plan check corrections
• Assessment of whether a grading plan is the most cost-effective approach for the site
• Schedule analysis connecting permit milestones to construction sequencing
• Risk identification for items that will become expensive problems during construction
• Budget impact analysis when corrections require design changes

A permit expediter is a valuable team member on complex projects. On a hillside project with 15+ clearances across 8 agencies, someone dedicated to tracking and processing those clearances keeps the timeline moving. The typical fee range for residential expediting is $2,000-$5,000 for simple projects and $5,000-$25,000+ for complex hillside work with discretionary approvals.

Architect

The architect is the design professional responsible for producing the construction documents that go through plan check. The architect responds to plan check corrections, coordinates with structural and MEP engineers on technical issues, and ensures the design complies with zoning, building code, and site-specific requirements.

On most residential projects, the architect manages the plan check process directly or coordinates with a permit expediter. The architect's role in permitting is design-focused: ensuring the documents satisfy code requirements and responding to technical corrections from the plan check engineer.

Owner's Representative

Some owners hire a representative to manage the project on their behalf - coordinating between architect, contractor, and consultants. The value of this role depends entirely on the representative's actual experience.

An owner's rep with construction management experience can evaluate whether the design team's decisions will create problems during construction, whether the budget is realistic given what's being permitted, and whether the schedule accounts for real-world constraints like seasonal grading windows and utility lead times.

An owner's rep without construction experience is limited to process management: tracking timelines, scheduling meetings, and relaying information between parties. This is coordination, not management. The distinction matters because the most expensive mistakes in residential construction are decisions made during the design and permitting phase by people who don't understand what those decisions cost to build.

For example: a grading plan that maximizes cut quantities to avoid import may look efficient on paper, but if the cut material can't be used as structural fill (a determination that requires geotechnical and construction knowledge), the project ends up paying for both the cut and the disposal - doubling the earthwork cost. Someone who has never managed grading operations wouldn't catch this during plan review. It shows up later as a change order.

Construction Manager

A construction manager involved during pre-construction reviews the developing design and permitting strategy through the lens of constructability, cost, and schedule. This means evaluating foundation systems against actual site conditions and geotechnical recommendations, identifying long-lead items (transformer upgrades, specialty materials, fabrication timelines) that need to start during design, analyzing grading plans against real excavation and hauling costs, reviewing structural systems for construction efficiency, and connecting the permit timeline to the construction schedule so that phasing decisions are made strategically.

The CM typically works with the permit expediter, not instead of one. The expediter handles processing; the CM handles strategy. The expediter knows how to get the permit through the system. The CM knows what you're going to build once you have it, and whether what you're permitting is the most efficient path to get there.

Why Team Structure Matters

On projects under $1M, the architect and a permit expediter typically handle the full permitting process, and that's appropriate. The permitting decisions on a straightforward flat-lot project don't carry the cost and schedule risk that justifies additional oversight.

On complex projects - hillside new construction, major structural renovations, properties in hazard zones, projects with significant grading - the permitting phase is where the most consequential cost and schedule decisions get locked in. The foundation system, the grading approach, the utility infrastructure, the phasing strategy - all of these are determined during design and permitting, and all of them have six- and seven-figure cost implications that only someone with construction experience can evaluate.

Common Mistakes That Cost Months

These are patterns we see repeatedly on residential projects that cause avoidable delays:

1. Submitting plans before Planning clearance is obtained. If your project requires a variance, CUP, or Zoning Administrator Determination, get that approval before submitting to LADBS plan check. LADBS will hold your application pending Planning clearance, and the clock doesn't start until Planning clears.
2. Ignoring electrical service requirements until permit phase. The single most costly timeline mistake. If your project requires a transformer upgrade, submitting the service request 12 months before permit application is not too early.
3. Starting structural design before the geotechnical report is complete. Foundation design requires bearing capacity, embedment depths, lateral pressures, and setback recommendations from the geotech report. Designing to assumptions and then redesigning when the report delivers different values wastes 4-8 weeks of structural engineering time.
4. Partial correction responses. Addressing 28 of 35 corrections and resubmitting means the plan check engineer must issue another correction letter for the 7 remaining items, adding an entire review cycle (3-5 weeks). Address every item on first resubmittal.
5. Not pursuing clearances in parallel with plan check. Clearances can be obtained while plan check is underway. Waiting for plan check approval before starting clearance work adds months to the total timeline.
6. Missing the grading season window. Hillside grading is restricted during rainy season (October 1 - April 15). If your grading permit isn't issued by early September, you may lose the entire season and delay construction start by 6+ months.
7. Failing to verify jurisdiction. Submitting to LADBS when your property is in unincorporated county territory (or vice versa) wastes the entire submittal and review period.
8. Underestimating BHO compliance. The slope band analysis, RFA calculation, grading quantity limits, and street dedication requirements under the Baseline Hillside Ordinance are frequently not addressed in initial plan submittals, triggering additional correction cycles.
9. Assembling the construction team after the permit is issued. The conventional sequence - design, permit, then bid to contractors - means the builder has no input on any decision made during the most consequential phase of the project. Foundation systems, grading approaches, structural systems, utility infrastructure, and material selections are all locked in during design and permitting. Changing any of them after the permit issues means plan check corrections, resubmittal, additional review cycles, and delay. On a $10M hillside project, engaging the construction manager 6 months earlier during design development typically costs $30-50K in pre-construction fees and saves $200-500K in avoidable construction costs and 3-6 months of timeline. The math is not close.

Frequently Asked Questions

Related LADBS Resources & Links

Permit Applications & Tracking

Property Research

Plan Check & Clearances

Grading & Geotechnical

Hillside & Zoning

Inspection

Clearance Agencies

LA County (For Projects Outside City of LA)

LADBS Information Bulletins (Residential Construction)

Municipal Code References

Utility Service

Stormwater / LID

Wildfire Rebuild Resources

School District Fees

This page provides general information about residential construction permitting in Los Angeles and is not intended as legal, engineering, or regulatory advice. Specific projects require evaluation by licensed professionals. Regulatory information reflects conditions as of February 2026; ordinances, fee schedules, and agency procedures are subject to change. Consult LADBS, LA City Planning, and applicable agencies for current requirements applicable to your property and project.