Reference - 2026 Edition
The LADBS Glossary
Every permit type, status code, inspection result, plan check term, and abbreviation Los Angeles property owners actually run into - written in plain English by a licensed LA general contractor.
The Los Angeles Department of Building and Safety (LADBS) uses a vocabulary of permit types, status codes, plan-check terms, and three-letter abbreviations that appears on every permit record, inspection card, and code-enforcement notice in the city. If you have ever opened the LADBS Online Services portal and felt lost, this page is the decoder ring.
We built this glossary the way we wish someone had handed it to us on day one of running a Los Angeles construction company. Every entry is written from the homeowner\'s seat - what the term means, when you will see it, and what (if anything) you need to do about it.
Permit Types
LADBS issues different permit types depending on what work you are doing. The permit type appears at the top of every permit record on the city portal.
Building Permit
The main permit for any structural work: new construction, additions, alterations, demolitions, foundations, retaining walls, decks, patio covers, and most ADUs. A Building Permit usually triggers separate Plumbing, Electrical, and Mechanical permits when those trades are involved.
Plumbing Permit
Required for installing, replacing, or relocating plumbing fixtures, water heaters, water service lines, sewer laterals, and gas lines. Re-piping a house, repairing a sewer, or moving a sink all need this permit.
Electrical Permit
Required for new wiring, panel upgrades, sub-panels, EV chargers, solar interconnections, and most lighting or outlet additions. Replacing a single switch or outlet does not require a permit; almost everything else does.
Mechanical Permit
Required for HVAC work: furnaces, condensers, ductwork, exhaust fans, range hoods. A simple A/C condenser swap on the same pad needs this permit in Los Angeles even when the contractor says it does not.
Combination Permit
A single permit that bundles building, plumbing, electrical, and mechanical scopes when they all happen as part of one project. Common on full ADUs, gut remodels, and new single-family homes.
Grading Permit
Needed when you move more than 50 cubic yards of earth, cut or fill a hillside, or do any excavation that affects drainage. Hillside lots almost always need one before a foundation can be poured.
Demolition Permit
Required to tear down a structure or any part of one. The permit covers utility disconnects, asbestos clearance, and AQMD notification. Demo without a permit is the single most common trigger for a Notice to Comply.
Sign Permit
Required for most exterior business signs, including illuminated signs, monument signs, and awnings with copy. Has its own plan check track.
Express Permit (Counter Permit)
A walk-in or instant online permit issued without plan check, used for like-for-like equipment swaps (water heater, A/C condenser, electrical panel of equal size), reroofs, and minor repairs. Available for a defined list of scopes only.
Pressure Vessel Permit
For boilers and pressurized tanks. Mostly commercial.
Elevator Permit
For elevators, lifts, dumbwaiters, and stair lifts. Issued by the LADBS Elevator Section, separate from the main building counter.
Fire Sprinkler Permit
Issued through LAFD plan review for new sprinkler systems, alterations, or monitoring upgrades. Required on new ADUs over a certain size when the main house is sprinklered.
Solar Permit
Combination permit for rooftop or ground-mount PV systems. LA uses the SolarAPP+ instant-permit platform for qualifying residential systems; non-qualifying systems go through standard plan check.
Change of Use Permit
Required when you change how a space is used in a way that affects code: garage to ADU, retail to restaurant, office to medical. Often triggers parking, fire, accessibility, and zoning review.
Temporary Certificate of Occupancy
Lets you legally occupy a building before all inspections are signed off, usually because one trade is still finishing. Has a fixed expiration; a permanent CofO must follow.
Foundation Only Permit
A partial permit that lets you start grading and pouring foundations while plan check on the superstructure is still being finalized. Common on tight schedules; you accept the risk that the upper-floor design may need to change.
Reroof Permit
Required for any reroof, including overlay or full tear-off. Cool-roof requirements (CRRC-rated material) apply on most low-slope residential reroofs in LA.
Electrical Service Change
A specific Express electrical permit for upgrading the main service panel (e.g. 100A → 200A). Triggers LADWP coordination for a meter pull and reset.
Underground Plumbing Permit
Issued when subsurface drainage, sewer laterals, or water service trenching is being done before the rest of the building permit is ready.
Temporary Power Permit (T-Pole)
Power pedestal at the construction site. Required before most framing inspections can be requested because tools need power on site.
Haul Route Permit
Issued by the Board of Building and Safety Commissioners when grading exports more than 1,000 cubic yards of soil. Required on most hillside projects.
Shoring Permit
For temporary excavation support on hillside or deep-foundation jobs. Engineered separately from the main building permit.
Antenna / Wireless Permit
Roof-mounted commercial wireless antennas trigger this permit, often combined with Planning approval for design.
Swimming Pool / Spa Permit
Combination permit covering structure, plumbing, electrical, and the now-mandatory anti-entrapment drain cover (VGB Act).
Retaining Wall Permit
Required for any retaining wall over 4 feet from bottom of footing to top of wall, OR any height if it supports a surcharge (driveway, building, slope).
Permit Status Codes
Every permit moves through a sequence of statuses. The status visible on the LADBS Online Services portal tells you where the permit is and what action is needed.
In Plan Check
LADBS engineers are reviewing your plans. You cannot start work. Most plan checks take 4-12 weeks for a residential ADU and longer for new construction.
Plan Check Complete
Plan check passed. The permit is calculated and ready for fees. You still cannot work until the permit is Issued.
Ready to Issue
Plans approved, fees calculated, waiting on you to pay. The permit is one click away from being live. Most owners get stuck here because they did not realize fees were due.
Issued
You have a live, legal permit. Work can begin. The permit will expire if no inspection is requested within 12 months (180 days for some categories).
Permit Finaled (Final Approved)
All inspections passed and the permit is closed. This is the status you want. A finaled permit is the proof that work was done legally.
Inactive
No inspection requested in the last 180 days. The permit is in danger of expiring. A single inspection request resets the clock.
Permit Expired
No work or inspection within the city's allowed window. You can usually pay a renewal fee within 12 months to revive it; after that, a new permit and possibly a new plan check are required.
Permit Cancelled
The permit was voided before work began. Often happens when a project gets redesigned or sold mid-permit.
Permit Withdrawn
The applicant pulled the application before issuance. No fees were paid; no record of work exists.
CofO Issued (Certificate of Occupancy)
The final regulatory blessing for a building. Required for any new structure and for most change-of-use projects. Without a CofO you legally cannot occupy or rent the space.
Stop Work Order
Posted by an inspector when work proceeds without a permit, beyond approved plans, or in a way that creates immediate safety risk. Removing or covering the placard is itself a violation.
Permit Suspended
A permit put on hold by LADBS, usually because of a code violation, an overlapping enforcement case, or an unpaid fee.
CofO Finaled
The CofO version of "Permit Finaled" - applied to an existing Certificate of Occupancy that has had all clearances completed.
Active Permit
Generic LADBS shorthand for any permit that is not Expired, Cancelled, or Withdrawn. Often used in title reports.
Conditionally Issued
Permit issued with one or more conditions still pending (e.g. covenant recordation, school fee receipt). Work on conditioned items cannot begin until the condition clears.
Job Card Pending
The physical or digital permit card has not been generated yet. Inspectors will not visit until a Job Card exists.
Placarded
A bright-colored notice has been physically posted on the building - red (unsafe to enter), yellow (limited entry), or green (cleared). Stop Work placards are a separate category.
Red Tagged
A red placard declaring a building unsafe to occupy. Common after fires, earthquakes, or major code-enforcement actions.
Yellow Tagged
A yellow placard limiting entry - residents may be allowed in for limited purposes only. Often paired with engineering reports requirement.
Permit Renewed
An expired permit revived by paying a renewal fee within the allowed window (usually 12 months from expiration). Resets the expiration clock.
In Fee Calculation
Plan check is done; LADBS staff is calculating final fees before moving the permit to Ready to Issue. Usually a few business days.
Awaiting Clearance
Permit is held pending clearance from another agency - LAFD, LADWP, BOE, Planning, Sanitation. The other agency must release the hold electronically.
Inspection Types
Construction is broken into stages, each requiring an LADBS inspector to sign off before the next stage can be covered up. Skipping or self-certifying any of these voids the permit.
Pre-Construction Meeting
Optional walk-through with the inspector before any work starts. Recommended for first-time owner-builders to confirm the inspector's expectations.
Setback Inspection
Verifies the foundation footprint is in the location shown on the approved plans before concrete is poured. Cheap insurance against a costly mis-set foundation.
Foundation Inspection
Inspector reviews rebar, anchor bolts, and forms before the slab is poured. Has to pass before any concrete truck arrives.
Rough Plumbing
Pressure-tested DWV and water lines inspected before walls are closed.
Rough Electrical
Wiring, boxes, and grounding inspected before drywall.
Rough Mechanical
HVAC duct runs, gas piping, and combustion air checked before being concealed.
Framing Inspection
Walls, ceilings, roof framing, hardware, and shear walls inspected. The single most common stage where homeowners discover their plans were misread by the framer.
Insulation Inspection
Wall and ceiling insulation verified for proper R-value and coverage. Required by Title 24 energy code.
Drywall Inspection
Verifies fire-rated assemblies and proper screw spacing before tape and texture.
Lath / Stucco Inspection
Inspects exterior lath, paper, and weather barrier before stucco is applied.
Final Inspection
Last inspection on each trade. When all trades pass their finals, the permit is finaled and the CofO can be issued.
Special Inspection
Continuous third-party inspection for high-risk scopes: epoxy anchors, shotcrete, structural welding, post-tensioning. Required by code, not by request.
Reinspection
A second visit triggered by a failed inspection or by a job not being ready when the inspector arrives. Carries a fee.
Underground / Underslab Inspection
Plumbing and electrical buried under the slab inspected before concrete. A miss here means jackhammering finished concrete - the most expensive mistake on a remodel.
Service / Meter Release Inspection
Inspector signs off the new electrical service so LADWP can install the meter. Required before any permanent power.
Gas Test / Gas Pressure Inspection
New or modified gas piping pressure-tested under inspector observation before SoCalGas will release service.
Smoke / CO Detector Inspection
Verifies hardwired interconnected smoke and carbon monoxide alarms in correct locations. Required before any final on a habitable space.
Energy / Title 24 Inspection
Field verification that windows, insulation, HVAC, and lighting match the approved Title 24 energy compliance forms (CF-2R, CF-3R).
Green Building / CALGreen Inspection
Confirms CALGreen mandatory measures: low-flow fixtures, recycled construction debris, etc. Now part of every residential final.
Fire Sprinkler / Fire Alarm Inspection
LAFD field test of sprinkler and alarm systems. Coordinated separately from LADBS inspections; both must pass before final.
Final Zoning Inspection
Planning Department field verification that the as-built project matches the zoning approvals (parking spaces, landscape, etc.). Required on most discretionary approvals.
Temporary CofO Inspection
Pre-occupancy inspection focused only on life-safety items so a Temporary CofO can be issued before all trades are complete.
After Hours / Premium Inspection
Paid expedited inspection scheduled outside normal hours. Available on a per-fee basis - useful when schedule pressure is real.
Inspection Result Codes
After every inspection, LADBS posts a result code to the permit record. Reading these codes correctly will save you weeks.
Approved
Stage passed. You can move to the next phase.
Partial
Most of the inspection passed but a small item still needs attention. You can usually proceed but the inspector will return.
Not Approved (Failed)
Stage failed. A correction list is left on site or posted online. You must fix and request a reinspection (fee applies).
Cancelled
Inspection request was cancelled before the inspector arrived. No reinspection fee.
No Show / Not Ready
Inspector arrived but the job was not ready. Reinspection fee applies.
CofO Issued
Final approval. The building is legal to occupy.
Plan Check Terms
Plan check is the engineering review LADBS does before a permit is issued. The vocabulary is specific - knowing it makes resubmittals much faster.
Plan Check
LADBS's technical review of your construction documents to confirm they meet building, energy, accessibility, and zoning code.
Counter Plan Check
In-person plan check at a Development Services Center for small projects (often Express scopes). Same-day issuance possible.
Regular Plan Check
Submitted electronically through ePlan and queued for an LADBS engineer. Standard for most ADU and addition work.
EPlan / EPlanLA
LADBS's electronic plan review portal. Replaced over-the-counter paper plans for most submittals.
Correction List (Plan Check Comments)
The list of code issues the engineer needs you to address before they can approve your plans. Returned in writing after each round of review.
Resubmittal
A revised set of plans uploaded back through ePlan in response to corrections. Each resubmittal triggers another full review cycle (1-4 weeks).
Cumulative Plan Check Fee
Extra fee charged on the third and subsequent rounds of plan check, intended to push designers to resolve corrections in the first two rounds.
Plan Check Engineer
The LADBS staff engineer assigned to your project. Their name and phone usually appear on the correction list.
Request for Proposal (RFP)
In LADBS context, the document submitted by an applicant proposing a code-equivalent design when a strict-letter code reading is impractical. Reviewed by senior staff.
Modification of Building Code
Formal request to deviate from a code requirement based on hardship or equivalent safety. Granted in writing by LADBS executive staff.
Concurrent Plan Check
When LADBS structural, mechanical, plumbing, electrical, and zoning reviews happen in parallel instead of sequentially. The default for most ePlan submittals; saves 4-6 weeks vs. sequential.
Self-Certification Program
Limited LADBS program letting pre-qualified architects and engineers self-certify code compliance for low-risk projects, skipping plan check. Heavily restricted in scope.
Expedite Fee Plan Check
Paid premium plan check pulled outside the normal queue. Available on most projects; cuts initial review time from weeks to days. Not the same as instant approval.
PCIS (Plan Check Information System)
LADBS's internal database that tracks every permit and plan check from intake to closure. The "PCIS Number" on your permit is your project's lifetime tracking ID.
EPIC-LA
LA County Building & Safety's online portal - the County equivalent of LADBS Online Services. Used in Topanga, Altadena, etc.
Plot Plan / Site Plan
Scaled drawing of the entire lot showing all structures, setbacks, easements, and parking. The first drawing every plan checker looks at.
RFA (Request for Approval)
Formal letter to LADBS asking for sign-off on a code interpretation, an alternative material, or a Professional Engineer's judgment call.
COR (Counter Plan Check Order)
Counter-issued ticket that lets a Standard Plan or Express scope skip the queue and be issued same-day.
Deferred Submittal
A specialty design package (trusses, fire sprinklers, solar, glass railings) submitted for review AFTER the main plan check is approved. Common on new construction.
Plans on File
A complete approved plan set archived at LADBS that can be referenced for as-built history. Useful proof of permitted square footage during a sale.
Compliance & Enforcement Terms
These show up when LADBS Code Enforcement opens a case on a property - usually after a complaint, an aerial review, or a sale-related city inquiry.
Notice to Comply
First-stage enforcement letter listing the violations LADBS believes exist on your property and giving you a deadline (usually 30 days) to legalize, demolish, or appeal.
→ Read the full Notice to Comply guideOrder to Comply
Escalated enforcement order, recorded against the property and reported to the County Assessor. Can lead to fines, liens, and loss of business license. A Substandard Order is a specific subtype.
Substandard Order
An Order to Comply finding that the building is substandard under California Health and Safety Code 17920.3 - usually triggered by unpermitted habitable space, missing heat, faulty wiring, mold, or rodent infestation.
→ What is substandard housing in California?Recordation (Title Recordation)
When LADBS records an Order to Comply against your title at the County Recorder. Visible on every title report and a major problem during a sale or refi.
Investigation Fee
A 2x permit fee penalty added when LADBS catches unpermitted work and you are forced to pull a retroactive permit. Treat it as the minimum cost of getting caught.
Code Enforcement Bureau (CEB)
The LADBS division that handles complaints and recorded violations. Different from the Inspection Bureau, which only handles permitted work.
Administrative Citation
A monetary fine issued for code violations - typically $250 first offense, $500 second, $1,000 third. Issued in addition to the underlying Notice or Order.
Non-Compliance Fee
Recurring monthly fee tacked on once an Order to Comply is past due. Can grow into the tens of thousands if ignored.
Recordation of Non-Compliance
Final-stage enforcement step that places a formal lien on the property and refers the case to the City Attorney for criminal prosecution.
Cease and Desist Order
Demand to stop work or stop occupying a space immediately. Often paired with a Stop Work placard.
Proactive Code Enforcement (PACE)
LADBS sweeps in targeted neighborhoods that look for unpermitted construction without waiting for a complaint. Heavy in San Fernando Valley and South LA.
Rebuild Letter
A LADBS letter confirming a destroyed structure may be rebuilt to its prior nonconforming dimensions. Critical for fire-rebuild and tear-down-replace projects.
Historic Resource Survey (SurveyLA)
Citywide inventory of historically significant buildings. A property listed on SurveyLA gets extra Planning review on demolition or major alteration.
AB-2011 / SB-684 Demo Protections
State-law restrictions on demolishing existing rent-controlled or affordable housing units, even on private projects. Trip wire on infill ADU and SB-9 work.
Unsafe Building Order
A specific Order to Comply category for buildings deemed structurally unsafe. Triggers immediate vacate orders and 30-day demo or repair deadlines.
Graffiti Removal Order
Separate enforcement order issued by the Office of Community Beautification, not LADBS, but often paired in the same case file.
Building & Safety Lien
Recorded claim against title for unpaid LADBS fees, fines, or non-compliance charges. Must be cleared before sale or refinance.
Citizen Tip / Reward Program
Most LADBS Code Enforcement cases start with an anonymous tip from a neighbor or contractor through the MyLA311 system.
Common LADBS Abbreviations & Acronyms
Permit records and inspector notes are full of three-letter codes. Here is what they actually mean.
LADBS
Los Angeles Department of Building and Safety - the city department that issues permits, performs inspections, and runs code enforcement inside the City of Los Angeles.
LACDPW / LA County Building & Safety
Los Angeles County Department of Public Works, Building and Safety Division - the equivalent agency for unincorporated LA County (e.g. Topanga, Altadena, Marina del Rey, Hacienda Heights).
LAFD
Los Angeles Fire Department - reviews fire-life-safety items on most plan checks, issues fire sprinkler permits, and clears Brush Clearance.
LADWP
LA Department of Water and Power - utility approvals (water meter, electrical service) tie back here, and a meter release happens before final inspection.
ZIMAS
Zone Information and Map Access System - LA City's public zoning lookup tool. The first place to check zoning, lot size, HPOZ status, and special districts.
→ Use our zoning lookup toolBTRS
Business Tax Registration Certificate - required for contractors doing work in the City of LA.
CofO / COO / CO
Certificate of Occupancy. Same document, three abbreviations.
→ Look up a Certificate of OccupancyCCB
Customer Call Back - notation an inspector leaves when something needs the owner's attention before the next inspection.
NIB
Not Inspected (yet). The inspection has been requested but not performed.
PRJ
Project number prefix used by LA Planning Department, often referenced on LADBS records when a project also went through Planning approval.
ENV
Environmental case number used by LA Planning. Triggered when CEQA review is required.
DIR
Director of Planning case - discretionary approvals like density bonus, ADU appeals, and small-lot subdivisions.
APN
Assessor's Parcel Number - the County identifier for any piece of land, usually shown as 1234-005-007. Used on every permit and title document.
FAR
Floor Area Ratio - the ratio of total building floor area to lot size. Caps how big a house can be on a given lot.
BSL
Building Setback Line - the minimum distance a structure must be from a property line.
ROE
Right of Entry - permission required to inspect or work on adjacent property when access from your own lot is impossible.
SCAQMD
South Coast Air Quality Management District - notification required before demo work that may disturb asbestos.
HPOZ
Historic Preservation Overlay Zone - one of LA's 35+ historic neighborhoods where additions and exterior changes need extra Planning approval.
→ Can I build an ADU in an HPOZ?HCM
Historic Cultural Monument - LA's individual landmark designation. Owners need Office of Historic Resources approval for most exterior work.
LAMC
Los Angeles Municipal Code - the citywide rulebook. Building code lives in Chapter 9; zoning in Chapter 1; rent stabilization in Chapter 15.
LAGBC
Los Angeles Green Building Code - the city overlay on top of state CALGreen, with extra solar, EV-ready, and stormwater mandates.
LAPCC
Los Angeles Plumbing Code - the city amendments to the California Plumbing Code.
LAECC / LAEC
Los Angeles Electrical Code - city amendments to the California Electrical Code (which is itself the NEC adopted with state changes).
LAMEC
Los Angeles Mechanical Code - city amendments to the California Mechanical Code.
LACRC
Los Angeles Residential Code - city version of the California Residential Code, governing one- and two-family homes.
MyLA311
City of LA's service-request system. Building complaints, illegal-dumping, graffiti, and tree issues all funnel through here. The trigger for many code-enforcement cases.
OSS / LADBS Online Services
The public-facing LADBS portal at ladbsservices2.lacity.org for permit lookups, online applications, and inspection scheduling.
EPLA / EPlanLA
LADBS electronic plan check submission system. Integrated with PCIS; replaced over-the-counter paper plans for almost all submittals.
BOE
LA Bureau of Engineering - City department that handles sewer connections, street improvements, dedication maps, and B-permits.
B-Permit
BOE-issued permit for work in the public right-of-way: driveway aprons, sidewalks, curb cuts, sewer laterals at the property line. Distinct from any LADBS permit.
ADA / CBC Chapter 11
Americans with Disabilities Act - federal accessibility law. CBC Chapter 11A (residential) and 11B (public/commercial) implement it in California.
CBC / CRC / CPC / CMC / CEC
California Building / Residential / Plumbing / Mechanical / Electrical Code - the state-adopted I-Code suite, amended every 3 years (current 2022 cycle).
Asbestos Survey / SCAQMD Form
Pre-renovation asbestos survey required by South Coast Air Quality Management District before disturbing pre-1980 building materials.
Zoning & Planning Terms
Zoning is enforced by LA Planning, but it controls what LADBS will let you build. These terms appear on every ZIMAS lookup.
R1 (Single-Family Residential)
The most common single-family zone in LA. One main house and (since 2017) one ADU plus one JADU on most lots. Subzones (R1V1, R1H1, etc.) modify height and setback rules.
R2 (Two-Family Residential)
Allows a duplex by right, plus accessory units in many cases.
RD Zones (Restricted Density Multiple Family)
Multifamily zones (RD1.5, RD2, RD3, RD4, RD5, RD6) where the number is roughly the lot area required per unit in thousands of square feet.
RAS Zones
Residential / Accessory Services zones along major corridors, allow a mix of housing and ground-floor commercial.
R3, R4, R5
Higher-density multifamily zones - apartments, condos, and (in R5) most downtown housing.
C Zones (C1, C2, C4, etc.)
Commercial zones. Most allow housing as a permitted use, often with ground-floor commercial.
[Q] Conditions
Qualified zoning conditions attached to a property by City Council, usually limiting what can be built. Always read the Q ordinance text on ZIMAS, not just the zone label.
TOC Tier 1-4 (Transit Oriented Communities)
Density-bonus program for projects within 0.5 mile of a major transit stop. Higher tiers = more bonus units in exchange for more affordable units.
Conditional Use Permit (CUP)
Discretionary Planning approval for uses not allowed by right in a zone. Public hearing usually required.
Variance
Permission to deviate from a zoning standard (height, setback, lot coverage) based on hardship unique to the property. Hard to obtain.
Setback
The required clear distance between a structure and a property line. Front, side, and rear setbacks differ by zone.
Lot Coverage
The percentage of your lot that can be covered by structures (footprint only, not floor area).
Open Space
Required pervious or landscaped area on a lot, controlled by zone.
SRA / LRA (Fire Hazard Severity Zone)
CAL FIRE designations: State Responsibility Area or Local Responsibility Area, classified Moderate / High / Very High. Triggers Chapter 7A wildland-urban interface code.
Coastal Zone
California Coastal Commission jurisdiction. A Coastal Development Permit is needed for most work within the zone, on top of LADBS approval.
CDP (Coastal Development Permit)
Coastal Commission permit required for most building or land-disturbing work in the Coastal Zone. Single-family homes have a streamlined CDP path; multifamily and major projects do not.
Appealable Coastal Area
The portion of the Coastal Zone where Coastal Commission approval is automatic and any local LA approval can be appealed by the Commission or the public. Different from non-appealable areas where local approval is final.
MCUP (Master CUP)
Master Conditional Use Permit covering an entire shopping center or campus, so individual tenants do not need separate CUPs.
SLA (Substandard Lot Approval)
Required to legally build on a lot smaller than the zone's minimum size. Frequent issue on older R1 hillside lots.
Small Lot Subdivision (SLS)
LA-specific subdivision ordinance allowing fee-simple lots smaller than zoning would otherwise allow, primarily for attached townhomes. Has its own design standards.
Specific Plan
A neighborhood-level zoning overlay (e.g. Hollywood Community Plan, Warner Center 2035, Venice Coastal Specific Plan) with its own development standards that supersede the underlying zone.
CDO (Community Design Overlay)
Design-review overlay applied to certain commercial corridors. Requires Planning sign-off on architecture and signage in addition to LADBS.
SNO / Sign District
Sign Overlay District - overrides citywide signage rules in entertainment districts (Hollywood, Sunset Strip, LA Live).
HOD / Hillside Ordinance
LA Baseline Hillside Ordinance imposing height, FAR, and grading limits on lots designated as hillside. Frequently triggered in the Hollywood Hills and Mt. Washington.
BMO (Baseline Mansionization Ordinance)
Citywide cap on R1 single-family home FAR designed to limit oversized rebuilds. Applies in standard R1; Hillside areas use HOD instead.
ICO (Interim Control Ordinance)
Temporary Council-imposed development moratorium on a specific area or use type while a permanent ordinance is being drafted. Always read the ICO text - it can suspend ADU rights.
R1 Subzones (R1V, R1F, R1H, R1R, R1RA)
Modified R1 zones with custom envelope and design standards. R1V = "varied," R1F = "front-facing garage," R1H = "hillside," R1R = "rural," R1RA = "rural alternative." ZIMAS will show your exact subzone.
R3 / R4 / R5 Sub-tiers
Multifamily zones come in tiers (R3-1, R3-1L, etc.). The number after the dash modifies height/density.
CM (Commercial Manufacturing)
Mixed industrial/commercial zone seen in Boyle Heights and parts of South LA. Live-work permitted by right.
M Zones (M1, M2, M3, MR1, MR2)
Industrial / manufacturing zones. Housing is generally not allowed except in select adaptive-reuse cases.
P / PB Zones
Parking-only zones, often a holdover from older surface-lot configurations. Many are now eligible for housing under State Density Bonus.
OS (Open Space) / OS-1A
Open Space zone covering parks, golf courses, conservation easements. Building rights are extremely limited.
PF (Public Facilities)
Schools, fire stations, libraries. Only public uses are allowed by right; private redevelopment requires a zone change.
ADU & Recent State Law Terms
California has overhauled ADU and lot-split law every year since 2017. These are the terms that appear in current LADBS bulletins.
ADU (Accessory Dwelling Unit)
A second independent home on a lot zoned for one. Up to 1,200 sq ft detached or 50% of the main house attached, with its own kitchen, bath, and entry.
→ Check ADU eligibility for your lotJADU (Junior Accessory Dwelling Unit)
A unit of up to 500 sq ft created within the existing footprint of a single-family home. Must share a wall with the main house and can have an efficiency kitchen.
Ministerial Approval
Permit issued without discretion - if the project meets objective standards, the city must approve it. Almost all ADUs in California are now ministerial.
SB-9 (Lot Split / Two-Unit Development)
State law (effective 2022) allowing lot splits and up to two units on most R1 lots, ministerial. Many cities have layered local rules - LA's implementation is fairly permissive.
→ SB-9 eligibility toolSB-1211
Bill effective 2025 expanding allowable ADU counts on multifamily lots from 2 to up to 8, removing replacement-parking requirements, and tightening city objection grounds.
→ Read our SB-1211 explainerAB-1033
Allows ADUs to be sold separately from the main home as condos, if the city has opted in. LA has not opted in as of late 2025.
LA Pre-Approved ADU Program (PRAD)
LADBS-pre-reviewed ADU plan sets from approved designers. Buying one cuts plan check time from 12+ weeks to about 1 week.
→ Browse approved ADU plansStandard Plan Program
LADBS's broader pre-approved plan program, including ADUs but also additions, sheds, and trellises. A Standard Plan still needs a permit but skips most plan check.
No-Parking Rule
State ADU law removes parking requirements for ADUs within 0.5 mile of major transit. LADBS will not require a replacement parking space when a garage is converted to an ADU in those zones.
LA Fire Rebuild Program
Expedited LADBS pathway for property owners rebuilding after a declared wildfire (Palisades, Eaton, etc.). Plan check in days, fee waivers, and like-for-like rebuild rights.
→ LA Fire Rebuild guideSB-330 (Housing Crisis Act)
State law freezing local fees at submittal time and capping the number of hearings allowed on housing projects of 2+ units. Strong protection against city slow-walking.
AB-2097 (Parking)
Eliminates minimum parking requirements for new residential and most commercial development within 0.5 mile of a major transit stop. Massive feasibility unlock in dense LA neighborhoods.
AB-2334 (Density Bonus Expansion)
Expanded the State Density Bonus, allowing extra unit count, stories, and FAR in exchange for affordable units. Combinable with TOC and ED-1.
AB-1287 (Stacked Density Bonus)
Allows projects to "stack" density bonuses for two affordability tiers, getting up to 100% bonus units on the most affordable projects.
AB-345 (ADU Sale)
Earlier ADU-sale framework superseded by AB-1033. Cited in older permits.
SB-423 (SB-35 Streamlining)
Ministerial multifamily housing streamlining for cities behind on RHNA targets. LA qualifies. Locks city to a 60-day or 90-day approval clock.
ED-1 (Mayor's Executive Directive 1)
LA Mayor's order accelerating 100%-affordable housing projects. Bypasses CEQA review and most discretionary approvals; LADBS treats them as ministerial.
Movable Tiny Home / Caravan ADU
A specific ADU subtype recognized by HCD - a tiny home on wheels installed permanently with utilities. Some cities allow them; LA City currently does not.
ECHO / Backyard Homes Program
Older LA pre-pandemic backyard homes pilot. Mostly superseded by current state ADU law and the LA PRAD program.
Manufactured / Modular ADU
A factory-built ADU shipped in sections and set on a permanent foundation on site. Plan check is faster because the manufacturer's plans are pre-approved by HCD.
Two-Story ADU
Allowed up to 18 feet (or 25 feet if next to a major transit stop or corridor) under current state law. Privacy setbacks apply on the upper floor.
Detached ADU
A free-standing accessory unit, no shared walls with the main house. Allowed up to 1,200 sq ft regardless of main-house size.
Attached ADU
An ADU sharing one or more walls with the primary home. Limited to 50% of main-house floor area or 1,200 sq ft, whichever is less.
Conversion ADU
An ADU created by converting existing space - garage, basement, attic, or part of the main house. Has the most lenient parking and setback rules.
Fees, Forms & Documents
These line items show up on the LADBS fee printout for almost every permit.
Plan Check Fee
Charged when you submit plans, calculated as a percentage of permit valuation. Non-refundable once review starts.
Permit Fee
Charged at issuance, calculated from a fee schedule based on valuation, square footage, and permit type.
School Facilities Fee
Per-square-foot fee paid to the local school district (LAUSD in most of LA) for any new habitable square footage. Required clearance before LADBS will issue.
Sewer Facilities Charge
BOE charge for tying a new fixture or unit into the city sewer. Significant on new ADUs.
Arts Development Fee
Citywide fee on most new construction (not single-family homeowner-occupied), funding public art.
Construction Tax
Per-unit tax on new residential construction. ADUs are typically exempt.
Systems Development Fee
Funds park and library expansions in fast-growing parts of the city.
Green Building Plan Check Fee
Small per-permit charge funding LADBS's Title 24 / CALGreen review.
Covenant and Agreement
Recorded promise on title - common ones: no-rental-of-JADU covenant, no-short-term-rental covenant, single-family-use covenant. Required for some ADU and density-bonus approvals.
Demolition Affidavit
Sworn statement that you have notified utilities, capped sewer, removed asbestos, and notified neighbors before demolition.
Park Fee / Quimby In-Lieu
Per-unit fee on new residential construction funding city parks. Also known as the Quimby Fee for subdivisions.
Street Lighting Maintenance Assessment
Annual property assessment for street-light operation in your district. New parcels created via subdivision get added.
Wastewater Acreage Fee
Capacity fee LADWP/Sanitation charges to add a new sewer connection on a parcel that has not historically had one.
Affordable Housing Linkage Fee
Per-square-foot fee on new market-rate residential and most commercial development, funding affordable housing. Tiered by neighborhood (Tier 1-3).
Permit Issuance Fee
Flat administrative fee tacked on at issuance regardless of project size. Covers card printing and recordkeeping.
Imaging / Records Fee
Small fee to scan and archive your final approved plans into LADBS records (Plans on File).
CUP / Discretionary Approval Deposit
Refundable deposit Planning collects to cover staff time on a discretionary case. Unused balance returned at the end.
Environmental Review Fee (CEQA)
Charged when Planning needs to do CEQA analysis on a project (initial study, MND, or full EIR). Can run from a few thousand to six figures.
Public Noticing Fee
Covers mailing notice to neighbors within a defined radius before a discretionary hearing. Charged by Planning per case.
CF-1R / CF-2R / CF-3R Forms
Title 24 Energy Compliance certificates - CF-1R submitted with plans, CF-2R during installation, CF-3R after HERS verification. All three must be on file before final.
Job Card / Inspection Card
The yellow card issued with the permit. Inspectors physically sign or digitally update it after each pass. Lose it and you cannot get final.
As-Built Plans
Drawings showing what was actually built when it differs from the approved plans. Required when LADBS catches mid-construction changes.
Engineer's Certification
A stamped letter from a structural engineer attesting that completed work matches their design. Often required for special inspections and after structural alterations.
Occupancy Classifications & Construction Types
These technical building-code labels appear on every commercial plan check and many residential ones. They control what materials, sprinklers, and exits the code requires.
Occupancy R-1
Hotels, motels, boarding houses with transient occupants. Distinct from R1 zoning - this is a building-code occupancy group.
Occupancy R-2
Apartment buildings, condos, dormitories - permanent residential, more than 2 units. Triggers full multifamily fire-rating, sprinkler, and accessibility requirements.
Occupancy R-3
One- and two-family dwellings, including most ADUs. Governed by California Residential Code, lighter than R-2.
Occupancy R-4
Residential care facilities for 6-16 residents (sober living, group homes). Triggers extra fire-alarm and accessibility requirements.
Occupancy B (Business)
Offices, banks, professional services, education above 12th grade. Most LA office buildings.
Occupancy M (Mercantile)
Retail stores, showrooms, market spaces. Different fire-load and exit-width requirements from B.
Occupancy A (Assembly) - A1 through A5
Buildings with concentrated public gatherings: A-1 theaters, A-2 restaurants/bars, A-3 churches/community halls, A-4 indoor sports arenas, A-5 outdoor stadiums. Highest exit-width and sprinkler thresholds.
Occupancy E (Educational)
K-12 schools and pre-schools with 6+ students. Triggers DSA-compliant accessibility and stricter fire requirements.
Occupancy I (Institutional) - I1 through I4
Care facilities where occupants cannot self-evacuate: I-1 assisted living 17+, I-2 hospitals, I-3 jails, I-4 day care.
Occupancy F (Factory) - F1, F2
Manufacturing - F-1 moderate hazard, F-2 low hazard (e.g. ceramics, food packaging).
Occupancy S (Storage) - S1, S2
Warehouses - S-1 moderate hazard (paper, leather, books), S-2 low hazard (metal, glass). Parking garages are S-2.
Occupancy U (Utility / Misc.)
Sheds, barns, retaining walls, fences, towers, pump houses. Lightest code requirements.
Occupancy H (Hazardous) - H1 through H5
Buildings storing or handling regulated quantities of hazardous materials. Special separation, suppression, and ventilation rules.
Mixed Occupancy
When one building contains more than one occupancy group (R-2 over M is common - apartments over retail). Three rule paths: separated, non-separated, or accessory.
Construction Type I (I-A, I-B)
Non-combustible, fire-resistive. Concrete and steel high-rises. I-A is the highest rated (3-hour structural frame); I-B is 2-hour. Tallest allowed building heights.
Construction Type II (II-A, II-B)
Non-combustible but lower fire rating than Type I. Steel-frame warehouses, big-box retail. II-B is unprotected steel - the most common commercial type.
Construction Type III (III-A, III-B)
Exterior walls non-combustible, interior may be combustible (wood). The "5-over-2" wood-frame podium apartment uses Type III for the lower levels.
Construction Type IV (Heavy Timber / IV-HT)
Heavy-timber exposed wood structure. Mass-timber CLT buildings fall here. Inherent fire resistance from char layer.
Construction Type V (V-A, V-B)
Wood frame. V-A is fire-protected (1-hour), V-B is unprotected. Almost every California single-family home and most low-rise apartments are Type V.
High-Rise Building
Per LA code, a building with an occupied floor more than 75 feet above the lowest fire-truck access. Triggers stairway pressurization, smoke control, and helistop rules.
LADBS Information Bulletins & Documents
LADBS publishes hundreds of Information Bulletins giving the official position on a code section, a procedure, or a special program. Plan-checkers cite them by code; here is how to read them.
P/BC Bulletin
Plan-Check / Building Code bulletin - the largest series, covering general building-code interpretations and submittal requirements.
P/PC Bulletin
Plan-Check / Plumbing Code bulletin - LADBS's plumbing-specific guidance.
P/MEC Bulletin
Plan-Check / Mechanical Code bulletin - HVAC guidance.
P/EC Bulletin
Plan-Check / Electrical Code bulletin.
P/GI Bulletin
General Information bulletin - administrative procedures and citywide policy (fee schedules, hours, online services).
P/ZC Bulletin
Zoning Code bulletin - LADBS interpretation of LAMC zoning sections (yard-setback, height, FAR rules).
Standard Detail (STD)
LADBS-published construction detail (foundation, retaining wall, light-frame shear wall) you can incorporate into plans by reference, no additional engineering needed.
Building Bulletin (BB)
Older series, mostly superseded by P/BC bulletins. Still cited on legacy projects and in older code-enforcement letters.
R-Permit (Right-of-Way Use)
BOE-issued permit for temporary obstruction or use of a public street/sidewalk during construction (dumpsters, scaffolding, cranes).
A-Permit
BOE Excavation Permit for trenching in the public right-of-way (utility laterals, sewer connections, fiber).
Density Bonus & Affordable Housing Programs
Layered LA + state housing programs that grant extra density, reduced setbacks, more height, or fee waivers in exchange for affordable units. Each has its own application path.
State Density Bonus (Gov Code 65915)
Statewide entitlement: include a small percentage of affordable units and the city must give you bonus density (up to 50%-100%), plus 1-4 incentives, plus parking reductions, plus waivers from any standard that physically prevents the bonus.
Density Bonus Waivers
Modifications to any zoning standard that would physically prevent achieving the granted bonus density. Effectively unlimited - the city must grant.
Concession
Same idea as an "incentive" - the term used in the State Density Bonus statute. Each project gets 1 to 4 concessions depending on affordability percentage.
TOC Tier 1
Property within 0.75-1.0 mile of a major transit stop. Modest density and FAR bonus, lighter affordability requirement (typically 8% Extremely Low or 10% Very Low).
TOC Tier 2
Property within 0.5-0.75 mile of a major transit stop. Higher bonus tier; 9% Extremely Low or 11% Very Low minimum.
TOC Tier 3
Property within 0.5 mile of a Tier-3 transit hub. 10% Extremely Low / 12% Very Low / 20% Low. Up to 70% density bonus.
TOC Tier 4
Property within 0.5 mile of intersecting major transit corridors. 11% Extremely Low / 14% Very Low / 25% Low. Up to 80% density bonus and the most generous FAR/height incentives.
Mixed-Income Incentive Program (MIIP)
LA program letting projects in commercial corridors elect Density Bonus or TOC plus extra Mixed-Income FAR.
Extremely Low Income (ELI)
Tenants earning 30% or less of Area Median Income. Most Density Bonus tracks require some ELI units in newer programs.
Very Low Income (VLI)
50% AMI or less. Most common affordability tier on inclusionary projects.
Low Income (LI)
80% AMI or less. The original Density Bonus tier.
Moderate Income
120% AMI or less. Used in some for-sale programs but rarely in rental Density Bonus.
RHNA Allocation
Regional Housing Needs Assessment - state-mandated housing production targets. LA falls behind, which triggers SB-423 / SB-9 / streamlining penalties helpful to developers.
Mello / Inclusionary Housing
A required percentage of affordable units in a market-rate project. LA does not have a citywide inclusionary mandate but several Specific Plans do.
Title 24 / Energy Code Terms
California's energy code (Title 24, Part 6) is rewritten every three years and is the largest source of plan-check delays after structural. These are the terms that show up on every CF-1R compliance sheet.
Title 24 (California Code of Regulations)
The umbrella title for California building standards. Most relevant parts: Part 2 (CBC), Part 2.5 (CRC), Part 6 (Energy), Part 11 (CALGreen), Part 11A/B (accessibility).
CALGreen (Title 24, Part 11)
California's mandatory green-building code: low-flow plumbing, EV-ready wiring, recycled construction debris. Required on every new building plus most additions/alterations.
Prescriptive Compliance Path
Meet a checklist of pre-set values (R-19 walls, U-0.32 windows, etc.) and you pass Title 24 without modeling. Easiest, but limits design freedom.
Performance Compliance Path
Use approved software (CBECC-Res, CBECC-Com) to model your building's energy use. Trades off worse-than-prescriptive components against better-than-prescriptive ones. The norm on custom homes and new ADUs.
TDV (Time-Dependent Valuation)
The metric Title 24 software uses to compare designs. Lower TDV = more efficient. The number that gets pasted on the bottom of every CF-1R.
HERS Rater
Independent third-party Home Energy Rating System verifier who tests duct leakage, refrigerant charge, fan watt-draw, etc. on Title 24 measures that require it.
Duct Leakage Test
HERS-verified pressurization test of the HVAC duct system. Required on most new and altered systems.
Fan Watt Draw Test
HERS measurement of the airflow per watt the air handler delivers. Triggers efficient-fan motor requirements.
Solar PV Mandate
California 2020 mandate requiring rooftop PV on most new low-rise residential. ADUs are typically exempt from the PV mandate but new homes are not.
Battery Storage Mandate
Per the 2022 code, certain new commercial and high-rise residential buildings must include battery storage paired with PV.
Electric Ready (Heat Pump Ready)
Pre-wiring for electric range, electric water heater, electric dryer, EV charger. Required on most new construction even when the project installs gas appliances initially.
Cool Roof Requirement
High-reflectance roof material (CRRC-rated) required on most new and replacement low-slope roofs in most LA climate zones.
Building Envelope
The physical barrier separating conditioned space from outside (walls, roof, floor, windows). Title 24 sets minimum thermal performance for each envelope component.
California Climate Zone
CA is divided into 16 climate zones. LA City spans Zones 6, 8, and 9. Each zone has different prescriptive requirements.
Tenant Protection & Rent Stabilization
These show up the moment an unpermitted unit is discovered or a renovation triggers tenant displacement. Often the fastest way an LADBS case gets escalated.
RSO (Rent Stabilization Ordinance)
LA's rent-control law applying to most pre-October-1978 buildings of 2+ units. Caps annual rent increases (around 4-8% per year). Newly-converted or unpermitted units may also fall under RSO.
Just Cause Eviction (LAMC 165 / AB-1482)
Tenants in covered units can only be evicted for one of a defined list of reasons (nonpayment, lease breach, owner move-in, etc.). Applies broadly across LA.
Ellis Act
State law allowing landlords to remove rental units from the rental market by going out of the rental business. Triggers tenant relocation, monitoring period, and re-rental restrictions for 5 years.
Costa-Hawkins Rental Housing Act
State preemption that limits which units can be rent-controlled (no SFR, no condo, no post-1995 construction). The reason new ADUs are not RSO.
Tenant Habitability Plan (THP)
Required filing with LA Housing before a "primary renovation" of an RSO building. Spells out tenant relocation, noise hours, etc. Failing to file is a fast trigger for code-enforcement escalation.
Relocation Assistance Payment
Statutory amount LA landlords must pay tenants displaced by an Ellis withdrawal, Just Cause no-fault eviction, or Substandard Order vacate. Ranges from $9,000 to $24,000 per household.
No-Fault Eviction
Eviction for owner move-in, withdrawal from rental market, or substantial remodel - tenant has done nothing wrong. Triggers relocation assistance.
RSO Housing Registration
Annual LA Housing Department fee paid per RSO unit ($38.75 in 2025). Required to legally collect rent.
Unpermitted-Unit Tenant Protection
LA tenants in unpermitted units have nearly the same eviction protection as legal tenants. Discovering an unpermitted unit during due diligence does NOT clear out the occupants.
Tenant Buyout Agreement Disclosure
Cash-for-keys settlements with RSO tenants must be filed with LA Housing within 30 days. Failing to file makes the buyout voidable.
PCIS Permit Number Prefixes
Every LADBS permit number starts with letters that tell you which trade and which type. Reading the prefix is the fastest way to know what a permit covers without opening the file.
B (Building)
Building permit prefix (e.g. 22014-10000-12345). Covers structural, framing, footprint, and most additions.
P (Plumbing)
Plumbing permit prefix.
E (Electrical)
Electrical permit prefix.
M (Mechanical / HVAC)
Mechanical permit prefix.
C (Combination)
Combination permit prefix - rolls B/P/E/M into one record.
ELV (Elevator)
Elevator and lift permits.
GR (Grading)
Grading permit. Often paired with an HE (Haul Route) permit on hillside projects.
DM (Demolition)
Demolition permit.
SS (Sign)
Sign permit.
SLR (Solar / SolarAPP+)
Solar PV permit, often issued instantly through the SolarAPP+ portal.
PV (Pressure Vessel)
Boiler / pressure vessel permit. Mostly commercial.
FS (Fire Sprinkler)
Fire sprinkler / suppression permit, issued through LAFD plan review.
COFO / COO Numbers
Certificate of Occupancy records carry their own prefix on the LADBS records portal. Searchable separately from permits.
Permit Year Format
LADBS permit numbers usually start with the calendar year (e.g. 22014 starts with 22 = year 2022). Useful for quickly dating a permit on title reports.
Plan Check Number
A separate ID assigned at plan-check submittal that follows the project until permit issuance. Different from the eventual permit number.
Got a real LADBS issue on your property?
Permits, status codes, and Notices to Comply only matter when they are sitting on your property. We will pull your full LADBS record, decode it, and tell you exactly what to do next.
FAQ
What does "Permit Finaled" mean on an LADBS record?
It means every required inspection has been signed off and the permit is officially closed. This is the gold-standard status - a finaled permit is the legal proof the work was done to code.
What is the difference between a Notice to Comply and an Order to Comply?
A Notice to Comply is the first warning letter from LADBS Code Enforcement listing alleged violations and giving you 30 days to act. An Order to Comply is the escalated version - it gets recorded against the property at the County Recorder, shows on title, and triggers fines and non-compliance fees if ignored.
What is the LADBS investigation fee?
It is a 2x permit fee penalty added when LADBS catches unpermitted work and forces a retroactive permit. On a $50,000 unpermitted addition the investigation fee alone can be $4,000-$6,000 on top of the regular plan check and permit fees.
How long does an LADBS permit stay valid?
An issued permit stays valid as long as you request at least one inspection every 180 days. If 180 days pass with no inspection, the permit goes Inactive; another 180 without action and it Expires. You can usually renew an expired permit within 12 months by paying a renewal fee.
What is ZIMAS and why does every contractor mention it?
ZIMAS is LA City\'s public Zone Information and Map Access System. Every property\'s zoning, lot size, HPOZ status, fire-zone overlay, and special-district flags live there. It is the single most consulted free tool in LA real estate work.
What does "ministerial approval" mean for an ADU?
It means the city has no discretion to deny your project as long as you meet the objective standards in the code. No public hearing, no neighbor comment period, no design review. State law requires LADBS to ministerially approve almost every ADU built today.
What is the difference between LADBS and LA County Building & Safety?
LADBS is the City of Los Angeles agency. LA County Building & Safety (under the Department of Public Works) handles unincorporated areas like Topanga, Altadena, Marina del Rey, Hacienda Heights, and the unincorporated parts of the Antelope Valley. Different forms, different fees, different inspectors.
Where can I look up the status of any LADBS permit?
Use LADBS Online Services or our free permit search tool, which queries the same data plus county records. Type the address and you will see every permit ever pulled on the parcel along with the current status.
