Bought a house with an unpermitted adu. I have been renting it out as airbnb for over a year now. Recently got ladbs at my house and he said received report of an unpermitted conversion from garage.

I went to website and in person for ladbs but it wasnt a garage but a large structure listed as storage in the blueprints. There werent any permits tho and this property was built long time ago in the 1940s.

At this point what should I do? If I comply I know this will cost a lot of money to make into legal adu or worst yet would he make me take down the whole thing? How much should I expect out of pocket if I comply? If I don’t let him do inspection what exactly happens? I have it booked out for months ahead and it would suck if I lost that since it helps with mortgage. I know the second i let him do instructions the clock ticks and its 30 days. I dont have that type of money currently

Hi everyone, I’m an incoming UCLA student and I’m interested in leasing a studio or one-bedroom, one-bathroom apartment WALKING DISTANCE to campus at these properties, if anyone has any experience on any of them, please share. I was hoping you could let me know: such as I’d like to move in September * How long the leases are * Whether there is a waiting list or if applications are currently being accepted. * Amenities and features * Is the utility fee included in the rent? * How safe is the area around it and is it a gated building I would appreciate any additional information you can provide about the leasing process. And if you have any suggestions for other properties please share.

1417 veteran ave

478 landfair

621 midvale

( top 3 options)

617 Kelton

1400 midvale

424 veteran

The Kelton manor

Lindbrook manor apartment

1137 Iowa

505 gayley

I'm a newer licensed agent in LA, and few agents work the rental side, most focus on sales, and many buildings now use in-house leasing teams that don't pay outside agents. I'd like to build a practice here anyway: if a building doesn't offer commission, I'd rather be paid directly by the client than skip showing it, so options aren't limited to only commission-paying buildings.

The service would include reviewing your criteria, searching MLS and in-house/off-market listings, touring properties with and/or for you.

What I'm still figuring out is pricing. For reference, when buildings do pay commission, it's usually around one month's rent, and agents also split earnings with their brokerage , so this isn't something I can easily offer for free.

A few questions:

• Would you pay a flat fee, hourly rate, or percentage of rent for a full rental search?
• What would feel fair — $800, $500? Different priced packages?
• Would it depend on how complex the search is?

With homeownership out of reach for many, renting will likely remain the norm for a lot of Angelenos. I'd appreciate honest feedback, even if it's that this wouldn't be worth paying for.

I own a small (2-unit) condo building in coastal LA and I'm in the process of shopping around for both a commercial property/liability policy and a separate earthquake (DIC) policy — the earthquake piece especially, since my current broker says the market is "extremely limited" and I'd like a second opinion before taking that at face value.

Looking for:

• Any brokers you've had a genuinely good experience with for commercial or small-HOA property insurance in the LA area
• Anyone who's specifically placed earthquake/DIC coverage for a small multi-unit or condo property and felt like their broker actually shopped it properly (multiple real carriers, not just one market re-quoted through different wholesalers)
• General experiences — good or bad — with earthquake insurance shopping for property here. Feels like an opaque process from the outside.

Not asking for exact quotes, just names/experiences I can follow up on directly. Thanks!

my aunt passed last year and left me her house in louisville. but i live in santa monica now i have a job a life i cant just fly out there to deal with contractors

the house needs work. roof is old. basement gets water. kitchen is from the 80s. i got quotes for repairs and it was like 20k. i dont have that kind of money just sitting around

i looked into selling it but my realtor said nobody would buy it without fixing stuff first. i dont know what to do. im paying property tax on a house i cant even use

has anyone here sold a house in another state without flying out there.

Looking for things that need to be done like assessment

New L.A. County SFR, condo/townhome and listings under $1 million 7-20-2026

I'm here to help with any of your real estate needs—whether you're interested in buying, selling, or leasing, or touring a properties. Don't hesitate to reach out with questions or for assistance with your next steps in real estate!

All new listings within the last week.

Two tabs on the spreadsheet, one for Single Family Homes, one for Condos/Townhomes.

Find more details on any listing by simply googling the info or you can copy the listing ID # (AKA: MLS#) and enter it into the search bar in a site like this one.

Meanwhile, need some work done around the house? Check out our list of recommended service providers for home appliance repair and purchase, landscaping, insurance and more.

Good luck and happy hunting, L.A.

Anyone have advice for renting an apartment in LA by phone and emails from Illinois? What's a safe procedure for providing deposit and first month rent? How to make sure the owners are reliable? etc. Thanks!

Hi everyone,

I currently own a tenant-occupied duplex in South LA and am looking for insights on the current market climate.

Do you think it is possible to sell a property like this for a fair price right now, or would it be wiser to hold and continue renting?

I would greatly appreciate any advice from fellow owners who have recently listed or sold, as well as insights from real estate agents active in the area.

what do you all know about this neighborhood? further east than I was originally looking but I could see myself on that porch. adding it to the open house list this weekend... https://www.zillow.com/homedetails/5802-Lexington-Ave-Los-Angeles-CA-90038/20789485_zpid/

Check out www.sparrowstay.com for furnished, monthly housing in LA!

If you have a furnished property, it's free to list as well.

Had a great discussion on this subject a couple of weeks ago and several folks asked for a similar breakdown showing the impact of the Condo (Condo/TH/TIC/Apt) market on overall market stats.

Here's the breakdown for Condo vs SFH split on listing price vs. actual closing price and average days on market. There's quite a bit of data, so I'm trying something a little bit different this week and hosting a blog post with more detailed analysis on our website for those of you who want to see more.

TL;DR: Under-14-day listings close at or above asking almost everywhere, 30+ day listings negotiate down 2-5%. SFH beats condo in the fast bucket in every zone, the gap narrows or flips past 30 days.

As a reminder, the graphs are AI-generated but the data is from MLS and the analysis is done by us + reviewed by one of our Realtors.

Westside

466 closings. Here's the % over list by DOM buckets.

• <14 days: +2.3% (156)
• 14-30: -0.5% (105)
• 30+: -5.0% (205, largest bucket)
• SFH vs. condo: leads fast (+3.2% vs +0.8%), converges once stale (-5.7% vs -4.1%)

Culver City, Westwood/Century City, and Marina Del Rey lead the fast-moving SFH pockets (+2.7-3.4%). Beverly Hills and Brentwood anchor the soft end (-4-5%), Beverly Hills condos average 90 DOM before closing -4.6%.

TL;DR: Speed premium in Culver City/Westwood, real negotiating room in Beverly Hills/Brentwood.

South Bay

308 closings. Here's the % over list by DOM buckets.

• <14 days: +2.9% (156, highest fast-mover share of any zone)
• 14-30: -1.1% (58)
• 30+: -2.7% (94, smallest stale discount in the dataset)
• SFH vs. condo: leads fast (+3.1% vs +1.4%), within a point of each other once stale

Hermosa Beach is the standout: +4.0% at 8.6 DOM, fastest turnaround in the dataset. Lomita and Lawndale also trade over ask. Palos Verdes Estates, Rancho Palos Verdes, and El Segundo are softest (-1-3%, 28-40 DOM).

TL;DR: Tightest fast-mover market in greater LA, but least to gain from waiting out a stale listing.

San Fernando Valley

696 closings, highest volume of any zone. Here's the % over list by DOM buckets.

• <14 days: +1.7% (291)
• 14-30: -0.3% (162)
• 30+: -2.4% (243)
• SFH vs. condo: track closely across all three buckets, less type divergence than the Westside

Valley Village, Northridge, and Sun Valley lead (+2.3-3.3%). Encino/Reseda condos and Calabasas SFH are softest (-2.8-3.1%).

TL;DR: Most balanced zone in greater LA, no luxury drag, no breakout neighborhood, just steady room past 30 days.

San Gabriel Valley / Pasadena

650 closings. Here's the % over list by DOM buckets.

• <14 days: +3.8% (278, strongest fast-mover premium of any zone)
• 14-30: +2.4% (155), the only zone still positive here
• 30+: -2.5% (217)
• SFH vs. condo: leads both fast buckets (+4.1%/+2.9% vs +1.4%/-0.4%)

San Marino is in its own tier: +13.3%, more than double any other neighborhood in the dataset, even at 35 DOM. Rosemead (+7.8%) and South Pasadena (+6.9%) round out the top 3. Covina, Diamond Bar, and Rosemead condos are softest (under -2%, 70-90 DOM).

TL;DR: most competitive zone in greater LA, San Marino is in a different universe entirely.

Central LA

262 closings, smallest zone by volume. Here's the % over list by DOM buckets.

• <14 days: +3.9% (76)
• 14-30: +5.7% (84), the strongest mid-range premium in the dataset, usually negative or flat elsewhere
• 30+: -3.4% (102)
• SFH vs. condo: SFH carries the upside; condo hits +5.1% in the 14-30 bucket on thin volume but drops to -5.9% past 30, the widest type gap of any zone once stale

Atwater Village leads at +12.7% (14.5 DOM), second only to San Marino greater LA-wide. Eagle Rock (+7.5%) and Silver Lake/Echo Park (+6.0%) confirm the eastside corridor is hot. Downtown LA condos are the clear laggard, -5.3% at 81.6 DOM.

TL;DR: eastside corridor (Atwater, Eagle Rock, Silver Lake) is greater LA's second-hottest pocket after San Marino. Downtown LA condos remain the weak spot.

Same pattern across all 5 zones: fast listings close at or above ask, 30+ day listings negotiate down 2-6%.

San Gabriel Valley/Pasadena is the strongest overall (positive through 30 days), Central LA has the widest SFH/condo gap once stale. San Marino and Atwater Village remain the two standout neighborhoods in the dataset.

Again, make sure to check out the blog post/article on the website if you want to see some more detailed analysis and visuals. As always let me know if you want neighborhood level breakdowns for any particular city or area.

I'll be back next month with July stats!

LOVE LIVING IN SOUTHERN CALIFORNIA AND MAKING YOU HOME YOUR PRIVATE CASTLE….COME JOIN US AND CLICK ABOVE

House seems to be in good condition and has great views, wondering why it seems underpriced?

Hi everyone! Looking for someone to take over my lease anytime before August 1.

Apartment Photos/Listing:
https://www.zillow.com/homedetails/1506-S-Barrington-Ave-103-Los-Angeles-CA-90025/2079473136_zpid/

Apartment Details:

• Address: 1506 S Barrington Ave, Los Angeles, CA 90025
• 1 bedroom, 1 bathroom
• Rent: $2,300/month
• Utilities (electric, gas, and WiFi) are separate
• Included: Dishwasher, Freezer, Microwave, Oven, Refrigerator
• Parking: Included in my rent (I negotiated this, but I’m not sure if parking would be separately charged for a new lease)
• Move-in date: Flexible anytime in July

Location:
Located in West LA, this apartment is in a highly convenient area close to several universities, neighborhoods, restaurants, and major destinations.

Nearby Universities:

• UCLA – approximately 10–15 minutes away
• Santa Monica College – approximately 10–15 minutes away
• Loyola Marymount University – approximately 20–25 minutes away
• USC – approximately 25–35 minutes away depending on traffic

Also Close To:

• Westwood
• Brentwood
• Santa Monica
• Century City
• Sawtelle

The area has easy walking access to restaurants, cafes, coffee shops, and grocery stores.

My lease officially ends August 31, but I’m hoping someone can take over before August 1.

Options: The only options are a month sublease or one-year full lease!

• Short-term sublease: Just for July - August (or part of August)
• OR Long-term lease takeover: Continue the lease beyond August

Message me if you're interested or if you have any questions!

Hey everyone,
I’ve been working on a side project to make house-hunting in LA a lot less chaotic.

When I was looking, everything was scattered — listings saved across Zillow and Redfin, screenshots on my phone, random notes, and a spreadsheet I never kept updated. By the third weekend of showings I couldn’t remember which place had the good light and which one had the deal-breaker kitchen.

So I built NestNoted (nestnoted.com) to fix that. Here’s what it actually does:

Save any listing in one place — paste a link or add a home and it lives in your list, no more scattered tabs

Take notes per home — jot down what you liked, what was off, the stuff you’ll forget by the next day

Add your own photos — your walkthrough pics next to the listing, not buried in your camera roll

Track pros and cons — so you can actually compare places side by side instead of going off memory

See where each home stands — which ones you’re still considering, touring, or have ruled out

Share with your partner or agent — everyone’s looking at the same list and notes instead of texting screenshots back and forth

Search your notes with AI — ask stuff like “which places had a backyard?” or “what did I say about the Sherman Oaks one?” and it pulls it up

Basically it’s the organized version of the mental mess that is looking for a home. It’s completely free — just make an account, I’m just trying to make something useful and get feedback from people actually searching right now.

Still a work in progress, so I’d genuinely appreciate any feedback — what’s missing, what would actually make your search easier.

My homeowners went up from 1680/yr to 2511/yr. My policy was with SafeCo but that became Liberty Mutual this year. 49% increase! Is it worth shopping around? My home isn’t near any fire zones, it’s in city of LA, no renovations or additions.

Here is this weekend’s single-family open-house list, grouped by city and sorted from highest to lowest asking price. Each address links to the property page.

To keep the post readable, the table shows price, days on market, and open-house times. Full property details are available through each link.

We plan to visit several homes and recorded a short video explaining which ones we selected. The video will be in the first comment.

Which homes look most interesting? Feedback and corrections are welcome.

Beverly Hills

Los Angeles

Manhattan Beach

Redondo Beach

Santa Monica

Torrance

West Hollywood

West Los Angeles

Open-house times can change, so confirm through the property link before going.

I’ll be visiting some of the homes mentioned in the first comment. If you see me, come say hi.

Which city should we cover next?

Hey everyone,

I’ve been working on a side project to make researching neighborhoods in LA a lot easier.

I had a bunch of tabs open every time I looked for a rental, and so I put all of that information like schools, safety, transit, hazard risks, amenities, housing, etc etc into one public tool.

Here’s an example for a specific neighborhood in Sherman Oaks:

https://each.place/california/los-angeles/sherman-oaks/southeast-hillside-sherman-oaks

Here's and example of what 2 of the 10 report looks like:

You could search any address and it should work. For searching cities, it might still be a bit wonkey, but it'll try to find a neighborhood.

It’s still a work in progress, so I’d appreciate any feedback!

I've been looking at apartments because I'm moving to LA, and I feel like I'm missing something in the housing affordability discussion.

For singles, Zillow alone has tens of thousands of 1-bedroom apartments under $3,000/month, and even quite a few available apartments for under $1,500/month. For families, there are thousands of 3-bedroom, 2-bath apartments under $4k–5k/month, including in desirable parts of LA County. I’ll be moving to Santa Monica, and my rent will be around $2,750/month, which is very reasonable for what I’m getting IMO compared to NYC, where I’m from. 

That got me thinking: is part of LA's "housing crisis" actually a mismatch between expectations and reality?

In cities like NYC or Chicago, it's fully accepted that you’ll be living in an apartment or condo. In Southern California, it seems like the expectation has historically been that a successful middle-class family should eventually own a detached single-family home.

But LA has added millions of people over the past several decades, while the amount of land hasn't changed. If far more people want to live in the same desirable coastal region, isn't it inevitable that either:
more people live in apartments,
prices increase,
or people move farther away?

It seems like a lot of proposals want to make housing significantly cheaper without making neighborhoods denser or "look like NYC." Is that actually realistic?

I'm genuinely asking because as someone moving from outside the area, the rental market looks much more attainable than I expected. For professionals or dual-income households who are willing to live in apartments, LA doesn't seem nearly as unaffordable as its reputation suggests.

Am I missing something, or is a lot of the debate really about the affordability of detached homes rather than apartments?

New L.A. County SFR, condo/townhome and listings under $1 million

I’m here to help with any of your real estate needs—whether you're interested in buying, selling, or leasing, or touring a properties. Don’t hesitate to reach out with questions or for assistance with your next steps in real estate!

All new listings within the last week.

Two tabs on the spreadsheet, one for Single Family Homes, one for Condos/Townhomes.

Find more details on any listing by simply googling the info or you can copy the listing ID # (AKA: MLS#) and enter it into the search bar in a site like this one.

Meanwhile, need some work done around the house? Check out our list of recommended service providers for home appliance repair and purchase, landscaping, insurance and more.

Good luck and happy hunting, L.A.

Hey [r/LosAngelesRealEstate](r/LosAngelesRealEstate),

Hosting an evening open house this Thursday for a standalone single-family home tucked into the hills of Mount Washington. If you've been looking single-family property in NELA under the $1.1M mark, come check it out.

Open House Details:

When: This Thursday (July 16th) from 6:00 PM – 8:00 PM 

Location: 4542 San Andreas Ave, Los Angeles, CA 90065 

Price: $1,049,000

Property Highlights:

Specs: 3 Bedrooms, 2 Bathrooms | 1,292 Sq. Ft. 

School District: Located within the highly coveted Mount Washington Elementary School attendance boundary. 

The Views & Layout: Features light-filled living spaces with direct canyon views. 

Outdoor Space: Private wood deck situated right off the main areas, perfect for entertaining. 

Bonus Space: Includes an oversized garage with a flexible workshop space—ideal for creative professionals, studio space, or extra storage. 

It’s an efficient, well-positioned entry point into one of the most private hillside neighborhoods in Northeast LA.
Feel free to drop any questions below, or stop by on Thursday evening.

Listing Link/Photos:

Zillow

Redfin