Selling a home in Los Angeles can move fast, until city permits, inspections, or reports slow things down. If you want a smooth escrow, it helps to know which steps are required, what buyers will ask for, and how the city’s process affects your timeline. This guide shows you what to expect from first checks through closing, with clear next steps to stay ahead. Let’s dive in.
LA listing timeline at a glance
- Immediate: Pull online city records and zoning tools to see permit history, inspections, and flags. Start with LADBS Online Building Records, ZIMAS, and Atlas for a quick read on a property’s history and zoning details. You can access these through the LADBS zoning and records tools.
- First 1 to 3 weeks: Schedule a general home inspection and a wood destroying organism (termite) inspection. Buyers often order both early in escrow, and reports typically come back within days. Sellers must also deliver statutory disclosures like the Transfer Disclosure Statement and a Natural Hazard Disclosure as required under California Civil Code §1102 et seq.
- Early in escrow: Order the City of Los Angeles Form 9 Residential Property Reports, which flag liens, sewer information, and other city items that matter to buyers and lenders. Processing time varies, so order early. See the Bureau of Engineering’s Form 9 processing guide.
- Weeks to months if issues arise: Clearing code violations, legalizing unpermitted work, or completing plan check can take weeks or longer. Small fixes may resolve quickly, but larger plan checks and retroactive permits often need multiple steps through LADBS.
Permits: what counts and why it matters
What triggers a permit in LA
The Los Angeles Municipal Code requires permits for most construction, alterations, repairs, and trades work. See LAMC §91.106 for details on when permits are required. Unpermitted work is a common sale issue because lenders and insurers look for final approvals.
How to check permit history fast
Use LADBS tools to review a property before you list or write an offer. The Online Building Records archive (IDIS) shows historic permits and final sign‑offs, while ZIMAS and Atlas map zoning and city flags. Start with the LADBS zoning and records tools to surface any issues early.
After‑the‑fact permits and Orders to Comply
If past work lacks permits, LADBS often allows retroactive permits, which can include plan submittals, inspections, and corrections. Fees and penalties may apply, and current owners are responsible for compliance. Learn how cases are resolved on the LADBS Code Enforcement page.
How permits affect timing
Small qualifying projects may use LADBS Expanded Counter Plan Check for faster reviews, sometimes the same day. Larger or complex plan checks can take weeks, and inspection schedules can add time. See LADBS notes on same‑day plan checks and inspection scheduling via the inspection FAQ.
City reports required before closing
Form 9: what it is and when to order
LAMC §96.302 requires a city report for residential sales in Los Angeles. The Form 9 Residential Property Reports include information from the Superintendent of Building and the City Engineer, and they typically address liens, assessments, and sewer status. Order early in escrow. Review the BOE’s Form 9 process so you know what buyers will see.
How Form 9 handles sewer details
Form 9 processing flags whether the property has a recorded sewer connection or lateral permits and whether a dye test certificate is on file. If issues are flagged, buyers or escrow may ask for inspections or repairs before funding. The BOE manual explains how sewer and lien items appear in the Form 9 report.
Inspections buyers commonly order
- General home inspection: Typically scheduled within days of offer acceptance and delivered shortly after.
- Termite or WDO inspection: Not required statewide for every sale, but commonly requested by buyers and lenders in California. Learn why WDO reports are routine in many escrows in this industry overview from firsttuesday.
Common snags and how to handle them
Unpermitted work or open permits
Lenders and appraisers may discount or exclude unpermitted areas, and insurers can deny related claims. The Los Angeles Times explains the risk of buying or selling with unpermitted structures in this piece on liability and fines. For small trade items, after‑the‑fact permits and inspections may resolve issues within weeks. Larger additions or conversions can take months and may require full plan check.
Code violations, liens, and city holds
Orders to Comply and unpaid fees can lead to liens that appear in title. Form 9 will list “Not Clear” items that need resolution or escrow arrangements. Review the BOE Form 9 guidance and the LADBS Code Enforcement page to understand next steps.
Multifamily retrofit requirements
If you are selling a qualifying multifamily building, the city’s mandatory soft‑story retrofit program includes multi‑year compliance windows. Buyers will ask for status, plans, and timing. See LADBS soft‑story time limits to comply for details.
Seller checklist to stay ahead
- Pull permit history and zoning info on LADBS tools before listing. This quick step can prevent surprises and helps you price and disclose accurately. Start here: LADBS zoning and records.
- Consider a pre‑listing home inspection and a WDO inspection so you can plan repairs and disclosures with confidence. Many reports return within days.
- If you find unpermitted work, review the path for retroactive permits and likely timelines using LADBS Code Enforcement resources.
- Once in escrow, order the city’s Form 9 report right away and begin clearing flagged items. Use LADBS same‑day plan check options for small qualifying fixes where possible.
Buyer checklist for a smoother escrow
- Schedule a general home inspection and a WDO inspection within your contingency period. Review findings quickly so you have time for quotes and negotiation.
- Ask for permit history and final approvals on any additions or conversions. Verify records using LADBS zoning and records tools.
- Review the city’s Form 9 as soon as it is available. If sewer or lien issues are flagged, plan for additional investigation or credits.
- Confirm the seller has delivered all state disclosures, including the TDS and NHD, as required by California Civil Code §1102.
Plan your path to market
Preparation is your best timeline advantage in Los Angeles. A quick records pull, early inspections, and timely Form 9 orders reduce surprises and keep your escrow moving. If you are considering updates before listing, ask about using Compass Concierge through our team to fund and execute strategic pre‑market improvements.
Ready to list or buy in Los Angeles and want a clear plan for permits, inspections, and city reports? Connect with the Jenny Morant Group for a tailored strategy.
FAQs
What is LA’s Form 9 for home sales?
- Form 9 is the City of Los Angeles Residential Property Report required by LAMC §96.302 that summarizes items like liens, assessments, and sewer status for a residential sale.
How do I check an LA home’s permits?
- Use LADBS Online Building Records, ZIMAS, and Atlas via the LADBS zoning and records page to view permits, inspections, and some code enforcement flags.
What if a property has unpermitted work?
- LADBS may allow retroactive permits with plan check, inspections, and fees; smaller issues can resolve in weeks, while major additions can take months and may require upgrades to meet current code.
How long do LADBS inspections take to schedule?
- Many field inspections can be scheduled for the next business day if requested before the daily cutoff, though availability and project type can affect timing.
Is a termite inspection required to sell in LA?
- A termite or WDO inspection is not required statewide for every sale, but buyers and lenders commonly request it during escrow in California.
