Field notes / Homeowner guide
Foundation permits and inspections in Los Angeles: who reviews what
Foundation repair, retrofit and replacement are structural work, and in Greater Los Angeles the permit comes from whichever building authority covers the address. Getting that first fact right saves a lot of rework.
Written · KB Remodeling
The short answer
If the parcel is in the City of Los Angeles, LADBS reviews and inspects. Independent cities such as Beverly Hills, Santa Monica, Burbank, Glendale and Pasadena run their own building departments, and unincorporated areas go to LA County. The address's mailing name does not decide this; the parcel's jurisdiction does.
Who this applies to
Owners planning foundation repair, retrofit, replacement or new foundations for an addition or ADU. It describes how to find the right authority and what to expect; it does not state fees, timelines or what any authority will approve.
01 · When it applies
Step one: which authority covers the parcel
Mailing names and ZIP codes cross city lines, so "Los Angeles" on an envelope does not prove the City of Los Angeles is the authority. For City-of-LA parcels, ZIMAS shows jurisdiction and designations such as hillside areas. Elsewhere, check the city's or the County's own property lookup.
Ask yourself
- Have you confirmed the parcel's jurisdiction, not just its mailing city?
Source for this section
02 · The decision
Step two: standard plan or engineered design
Some work fits an approved standard plan — for example, certain raised-house retrofits. Damaged concrete, slopes, tall cripple walls, replacement or new foundations typically need drawings by an engineer, which the authority then checks in plan review. That plan review is where the path is confirmed.
LADBS describes its plan review and permitting services, including online permits and appointments, on its plan review and permitting page.
Ask yourself
- Does the work fit a standard plan, or does it need engineered drawings?
Source for this section
03 · Comparing the options
Who does what in the permit path
Each party answers a different question; none replaces another.
| Party | Role | What they do not do |
|---|---|---|
| Owner | Authorizes the work and signs where the authority requires | Design or approve structural work |
| Contractor | Evaluates visible conditions, prices and builds the permitted scope, schedules inspections | Diagnose soil or design structural solutions |
| Structural engineer | Designs the repair, retrofit or foundation; may observe construction | Issue permits or perform city inspections |
| Geotechnical engineer (if needed) | Investigates soil and sets recommendations | Design the building's structure |
| Building authority plan check | Reviews drawings against code before a permit is issued | Diagnose your house on request |
| Building inspector | Inspects permitted work at required stages | Approve work done beyond the permit |
| Programs such as CRMP | Set their own eligibility and documentation rules for grants | Issue building permits |
04 · What to ask for
Inspections and closeout
Inspections happen at the stages the permit lists — commonly before concrete is placed and before work is covered, and at final. Concrete is not poured, and framing is not covered, until the required inspection is passed. Keep the permit card, inspection sign-offs, approved drawings and photos together.
In the City of LA, PRISM shows a parcel's permit history, which is also useful before work starts to see what earlier foundation or retrofit work was permitted.
Ask yourself
- Who keeps the permit card and inspection record during the work?
Source for this section
05 · Next step
Plan the schedule around review, not a date
Review time, correction cycles and inspection availability vary by authority and workload, so this guide gives no durations. Ask each party what they need from you and when.
A scenario to consider
An owner in Studio City assumes a standard retrofit plan applies. The crawl-space evaluation finds a hillside condition and tall cripple walls; the project moves to an engineered design that goes through LADBS plan review, with the change identified before pricing rather than during construction.
Planning scenario
Bring this to your conversation
- Confirm the parcel's jurisdiction
- Check permit history for earlier foundation work
- Confirm standard plan vs engineered design
- Identify whether a soils report is needed
- List required inspection stages
- Keep permit card, sign-offs and photos together
Terms used here
- Jurisdiction
- The public agency with authority over the address; a postal city or neighborhood name alone does not prove it.
One more question
My address says Los Angeles — is LADBS always the authority?
No. Only parcels inside the City of Los Angeles go to LADBS. Independent cities and unincorporated County areas have their own building authorities, even with a Los Angeles mailing name.
Official references
Prepare plans and ADUs · Web resource · English source
LADBS — Plan review and permittingUse this for: For City of Los Angeles parcels, find LADBS plan review, online permits and appointments.
Prepare plans and ADUs · Web resource · English source
LADBS — InspectionsUse this for: Understand City of Los Angeles inspection stages before work is covered.
Research the property · Web resource · English source
LADBS — PRISM permit and records searchUse this for: Request City of Los Angeles permit and record copies when assembling the existing-house file.
Research the property · Web resource · English source
Los Angeles City Planning — Zoning search (ZIMAS)Use this for: Look up City of Los Angeles parcel and zoning information before asking Planning what applies.
For requirements specific to your property, consult the local reviewing authority.
About this guide
Published by KB Remodeling from the official sources cited. It is not attributed to an individual author and does not claim review by an architect, engineer or attorney. We receive remodel, ADU, new-home and rebuild inquiries; scope, licensing and location are reviewed before any next step.