Choose the Right LADBS Portal, Clear Plan-Check Issues and Finish Every Required Inspection
Los Angeles uses several official permit systems. PermitLA handles qualifying express permits. ePlanLA handles electronic plan review. LADBS Online Services handles records, inspections, payments, violations and property reports.
This guide shows which route fits your project, what to prepare, how to answer corrections, where clearances appear, how to schedule next-business-day inspections and what proves that the permit is truly complete.
Choose the Exact LADBS Task
Which Los Angeles Permit Route Should You Use?
Select the project or problem. The result shows the first official system and the information to prepare.
City of Los Angeles LADBS or Los Angeles County Building and Safety?
Use LADBS when
- The property is inside City of Los Angeles limits
- ZIMAS returns a City of Los Angeles parcel record
- The permit history appears in LADBS systems
- The address is served by an LADBS district office
- The notice or permit number is issued by LADBS
- City Planning and LADBS clearances apply
Use another agency when
- The property is in unincorporated Los Angeles County
- The address is inside Beverly Hills or Santa Monica
- The property is in Burbank, Glendale or Pasadena
- The property is in Culver City or Long Beach
- The county service locator names another office
- A separate municipality issued the existing permits
LADBS Phone Numbers, Offices and Service Locations
ePlanLA, PermitLA, BuildLA or LADBS Online Services?
Official system |
Use it for |
What to save |
Common mistake |
|---|---|---|---|
ePlanLA |
Electronic plan review, construction-document upload, plan-check comments, revisions and approvals |
Angeleno Account email, project number, plan-check number and review emails |
Opening duplicate projects when the original filing is already active |
PermitLA |
Qualifying express permits that do not require regular plan check |
Permit number, payment receipt and printable permit documents |
Using express permitting for structural or otherwise ineligible work |
LADBS Online Services |
Permit reports, inspection requests, invoice payment, violations, zoning letters and property reports |
15-digit permit number, 10-digit plan-check number, invoice number or APN |
Entering the address in a format the search system cannot recognize |
ZIMAS |
Parcel zoning, planning overlays, land-use research and jurisdiction pre-checks |
APN, zoning, general plan designation and overlay information |
Treating online zoning information as final project approval |
BuildLA |
Finding development services and clearance routes across multiple city agencies |
Agency name, clearance requirement and service link |
Assuming LADBS can clear every Planning, Fire, Public Works or utility item |
LAFD / FIMS |
Fire permits, fire plan review and fire-department inspections |
Fire permit, FIMS record and inspection result |
Requesting an LAFD inspection through the LADBS building-inspection route |
Which Los Angeles Permit Path Fits the Work?
Project |
Likely first route |
Prepare before filing |
Extra review to check |
|---|---|---|---|
New building or major addition |
ePlanLA plan check |
Site plan, architectural plans, structural calculations, energy and CALGreen documents |
Planning, grading, fire, public works, utilities and school fees |
Structural remodel |
Regular plan check |
Existing/proposed plans, structural details, scope and valuation |
Seismic, zoning, energy, accessibility and trade permits |
Simple eligible repair or trade work |
PermitLA express permit |
Exact work description, quantities, equipment, contractor and property information |
Confirm the work appears in the current express-permit eligibility guidance |
ADU or garage conversion |
ePlanLA / ADU process |
Legal property records, site plan, floor plans, utility and energy information |
Zoning, fire access, address, sewer, parking and existing unpermitted work |
Kitchen or bathroom remodel |
Express or plan check |
Scope, wall changes, fixture locations and trade work |
Structural wall changes, window changes and layout or occupancy effects |
Electrical panel or service upgrade |
Electrical permit |
Panel rating, service details, equipment and licensed contractor information |
Utility coordination and inspection timing |
Roofing, windows or exterior repair |
Express when eligible |
Area, material, structural repair and product information |
Historic, wildfire, cool-roof, energy or structural requirements |
Commercial tenant improvement |
Plan check |
Use, occupant load, accessibility, exits, code analysis and MEP plans |
Planning use, fire, sanitation, grease, alcohol and public works |
Hillside grading or retaining wall |
Grading and plan review |
Survey, soils/geology, grading, drainage and structural calculations |
Hillside area, haul route, protected trees, fire access and public works |
Demolition |
Demolition permit review |
Building age, site plan, utility disconnections and demolition scope |
Historic review, tenant protections, hazardous materials and site restoration |
Apply for a Los Angeles Building Permit in the Correct Order
Confirm City of Los Angeles jurisdiction
Use ZIMAS and the county service locator when the city boundary is unclear.
Research zoning before final design
Check zoning, overlays, specific plans, historic status, coastal areas, hillside conditions and planning cases.
Choose PermitLA or ePlanLA
Use PermitLA for qualifying express work. Use ePlanLA when drawings, structural review or regular plan check are required.
Upload a coordinated project package
Make the scope, plans, calculations, valuation, ownership, contractor and supporting documents agree.
Track plan-check comments and clearances
Review every correction, invoice, hold and clearance. Respond to comments clearly and identify the revised sheet.
Pay fees and obtain permit issuance
Plan approval does not always mean work may begin. Confirm that the permit is issued and printable.
Schedule inspections and save final proof
Request each inspection when the work is ready, visible and safely accessible. Resolve corrections and confirm final approval.
Prepare These Items Before Opening the Permit Record
Property information
- Exact site address
- Assessor Parcel Number
- Zoning and planning overlays
- Existing legal use
- Prior permits and violations
- Owner’s legal information
Project information
- Clear scope of work
- Construction valuation
- Existing and proposed floor area
- Occupancy and use
- Contractor or applicant information
- Building and trade permit types
Plans and supporting files
- Site plan
- Existing and proposed plans
- Elevations and sections
- Structural calculations
- Energy and CALGreen documents
- Clearance and agency documents
Answer LADBS Corrections Without Creating Another Review Delay
Correction step |
Strong response |
Weak response that causes delay |
|---|---|---|
Read every correction |
Separate Building, Structural, Zoning, Accessibility, Energy and agency comments |
Addressing only the first page or one reviewing discipline |
Write a response sheet |
Repeat the correction number and explain the exact change |
Writing only “done,” “fixed” or “see plans” |
Identify the revised location |
Name the sheet, detail and note that changed |
Making the reviewer search the full plan set |
Coordinate all disciplines |
Update architectural, structural and MEP sheets consistently |
Changing one sheet while leaving conflicting information elsewhere |
Upload the correct files |
Use a complete and clearly named revision package |
Uploading duplicate, blank, locked or wrongly dated PDFs |
Verify the resubmittal |
Confirm files were accepted and the review cycle restarted |
Assuming an upload automatically notified the correct reviewer |
A Complete Plan Set Can Still Be Blocked by City Clearances
Clearance or agency |
Common trigger |
What to prepare |
|---|---|---|
Los Angeles City Planning |
Use, setbacks, height, density, parking, overlays, historic or coastal review |
ZIMAS report, planning case numbers, approved entitlement and conditions |
Los Angeles Fire Department |
Fire access, sprinklers, alarms, high-rise, hazardous use or commercial life safety |
Fire plans, FIMS record, equipment data and LAFD inspection documentation |
Bureau of Engineering |
Sewer, public right-of-way, dedication, improvement or infrastructure issues |
Civil plans, public-way scope, sewer information and clearance record |
Bureau of Street Services |
Street trees, sidewalk, driveway, excavation or public-way work |
Site plan, tree information, access dimensions and public-way permits |
LA Sanitation |
Sewer, industrial waste, grease interceptor or food-use requirements |
Plumbing plans, use, fixture information and waste-discharge details |
LAUSD |
Applicable new floor area or development subject to school impact fees |
Project area, permit information and current payment or exemption documentation |
Department of Transportation |
Traffic, parking, driveway, loading or transportation-impact conditions |
Site circulation, parking, loading and entitlement conditions |
Department of Water and Power |
Electrical service, water service, transformer, utility relocation or capacity |
Load information, service size, utility plans and project schedule |
Check the Existing Legal Record Before Designing an ADU
Property checks
- Existing Certificate of Occupancy
- Legal number of dwelling units
- Garage and addition permit history
- Open Orders to Comply
- Zoning and planning overlays
- Required fire and utility access
Application checks
- Accurate site plan
- ADU floor plan and elevations
- Structural and foundation information
- Energy and CALGreen compliance
- Sewer and utility information
- Address and inspection requirements
Do Not Treat a Hillside Project Like a Normal Flat-Lot Permit
Survey and zoning
Confirm boundaries, contours, setbacks, hillside-area rules, street access and overlays before final design.
Soils and geology
Determine whether soils, geology, slope stability or previous report review is required.
Grading and drainage
Prepare grading quantities, drainage routes, retaining structures and erosion-control information.
Fire access
Check access width, turnaround, hydrants, brush conditions and emergency-response requirements.
Public way
Review street width, driveway, retaining walls, haul routes and Bureau of Engineering clearances.
Construction sequence
Coordinate temporary shoring, excavation, retaining walls, foundations and required inspection stages.
Request the Correct LADBS Inspection Before 4:00 PM
Online request
Use the official Request for Inspection service with the permit number and site information.
Next-business-day cutoff
LADBS states that requests made before 4:00 PM can be scheduled for the next business day.
Phone help
Call 311 inside Los Angeles or 213-473-3231 from outside the city.
Have ready when requesting
- 15-digit permit number
- Exact project address
- Inspection type or sequence
- Site contact phone
- Gate or access instructions
- Confirmation that work is ready
Before the inspector arrives
- Issued permit available
- Approved plans on site
- Work visible and uncovered
- Safe ladders and access
- Prior corrections completed
- Correct trade inspection requested
Use the Inspector’s Notice as a Work Checklist
Read every correction line
Separate field-work corrections from plan, permit or clearance issues.
Compare the approved plans
Confirm whether the work was built incorrectly or whether the approved design itself needs revision.
Correct all related work
Do not repair only the easiest item when several corrections are connected.
Obtain revised approval when necessary
Submit revised plans or a supplemental permit before requesting reinspection when the scope changed.
Request reinspection only when ready
Keep the notice, approved plans and corrected work accessible for the inspector.
Search Los Angeles Building Records in the Right Order
What you have |
Where to search |
Exact entry tip |
|---|---|---|
Property address |
Permit & Inspection Report |
Do not enter fractions; omit street prefixes and suffixes when the search instructs |
Permit or application number |
Other Searches |
Use the complete 15-digit permit or application number |
Plan-check or job number |
Other Searches |
Use the complete 10-digit plan-check or job number |
Code-enforcement request |
CEIS/311 search |
Use the service-request number from the complaint confirmation |
Assessor Parcel Number |
APN search |
Use the parcel identifier when the property has multiple addresses |
Online record workflow
- Search the address in the Permit & Inspection Report.
- Open each building and trade permit.
- Check application, issue and final-inspection dates.
- Compare the permits with the current building layout.
- Save the relevant permit and inspection pages.
Physical records locations
Metro Records:
201 N. Figueroa Street, 1st Floor, Room 110, Los Angeles, CA 90012.
Van Nuys Records:
6262 Van Nuys Boulevard, 2nd Floor, Room 251, Van Nuys, CA 91401.
Residential Property Report Before a Los Angeles Sale
Seller responsibility
City requirements state that the seller must obtain and deliver the Residential Property Report to the buyer before the sale agreement or close of escrow, subject to listed exemptions.
Current online fee
The LADBS online Residential Property Report service currently displays a fee of $70.85 per requested report.
Six-month reuse
The online service states that a new report is not required within six months after issuance, but the seller must still give the buyer the previously issued report.
Report Unsafe Work or Resolve an Existing LADBS Order
Situation |
First action |
What usually closes it |
|---|---|---|
Suspected unpermitted construction |
Search permit history, then submit a clear violation report |
Inspection, permit legalization, correction or removal |
Unsafe structure |
Report the address, condition and visible safety concern |
Required repairs, permits, inspections and agency acceptance |
Illegal garage or unit conversion |
Check legal occupancy, permit history and zoning |
Legalization when allowed or removal and restoration |
Order to Comply |
Read every cited code condition, deadline and fee notice |
Permits, correction, inspection and accepted compliance documentation |
Work without inspection |
Stop covering or continuing the affected work |
Expose work, obtain required permits and pass inspections |
Use the Live LADBS Calculator and Invoice—Not a Generic Percentage
What can affect the total
- Project valuation
- Building permit type
- Plan-check fees
- Electrical, plumbing and mechanical permits
- Grading or geotechnical review
- School impact fees
- Agency clearances
- Reinspection or extra-trip fees
Safer payment workflow
- Use the official Permit Fee Calculator for planning.
- Review the project-specific plan-check invoice.
- Check separate permit and clearance payments.
- Confirm upcoming fee changes before issuance.
- Save every payment receipt.
What Common LADBS Statuses Mean
Fix Common Los Angeles Permit Problems
Problem |
Likely reason |
Best next step |
|---|---|---|
Wrong permit system |
Express work and plan-check work were confused |
Compare the scope with current express-permit eligibility and regular plan-check guidance. |
Address search shows no result |
Fractions, prefixes, suffixes or address ranges were entered incorrectly |
Follow the search instructions and try the APN or permit number. |
Plan check is not moving |
Corrections, fees, documents or agency clearances remain open |
Create a list of every open item by reviewer and agency. |
Approved plans but no permit |
Issuance fees, signatures, contractor information or clearances remain |
Check the issuance checklist rather than resubmitting the plans. |
Inspection cannot be requested |
Permit number, status or inspection sequence is incorrect |
Confirm the 15-digit permit number and that the permit is issued. |
Inspector rejected field changes |
The work differs from the approved plans |
Stop the affected work and obtain an approved revision or supplemental permit. |
Old permit remains open |
A final inspection or required trade sign-off was never completed |
Collect the permit history and ask which inspection or document is outstanding. |
Garage conversion is not in records |
The conversion may be unpermitted or filed under another job |
Search the address, APN and all related permit numbers before planning legalization. |
What to Say When You Contact LADBS
“I am planning to [describe exact work] at [address and APN]. Does this qualify for PermitLA express permitting, or does it require ePlanLA plan check and additional clearances?”
“Plan-check number [number] has open items from [reviewer or agency]. I submitted the response and revised sheet [sheet]. Can you confirm what still prevents approval?”
“I need the [inspection type] inspection for 15-digit permit [number] at [address]. The work is complete, visible and safely accessible. Is this the correct inspection sequence?”
“Permit [number] at [address] does not show finaled. Which building, electrical, plumbing, mechanical or final inspection remains outstanding?”
Los Angeles Permit Completion Checklist
- City jurisdiction confirmed
- ZIMAS property research completed
- Correct PermitLA or ePlanLA route selected
- Complete plans and documents submitted
- Every plan-check correction answered
- All agency clearances completed
- Fees and invoices paid
- Permit formally issued
- Approved plans kept at the site
- Required inspections requested before cutoff
- Inspection corrections completed
- Building and trade finals passed
- Certificate of Occupancy obtained if required
- Permit and Inspection Report shows completion
- Final documents saved by the owner
- Related violations or orders resolved
LADBS Metro Office Map
Records: 1st Floor, Room 110.
Before visiting: Check the official office page for current hours, floor assignments, appointment rules and temporary service changes.
Open the Correct Los Angeles Building Resource
City of Los Angeles Building Department Questions
What is the City of Los Angeles Building Department called?
The official agency is the Los Angeles Department of Building and Safety, commonly called LADBS. It handles plan review, permits, building inspections, property records and building-code enforcement within the City of Los Angeles.
What number do I call for LADBS?
Call 311 from inside the City of Los Angeles. Call 213-473-3231 when calling from outside Los Angeles. Have the property address, permit number, plan-check number or APN ready.
Should I use PermitLA or ePlanLA?
Use PermitLA for qualifying express work that does not require regular plan check. Use ePlanLA for electronic plan review, construction-document uploads, corrections and projects requiring plans or structural review.
How do I request a LADBS inspection?
Use the official LADBS Request for Inspection online service or contact 311. LADBS states that requests made before 4:00 PM can be scheduled for the next business day.
How do I search Los Angeles building permits?
Use the LADBS Permit and Inspection Report. Search by address, 15-digit permit or application number, 10-digit plan-check or job number, CEIS/311 service-request number or Assessor Parcel Number.
Where can I get old Los Angeles building plans?
Search LADBS online property records first. For records not available online, use the Records Section at 201 N. Figueroa Street, Room 110, or 6262 Van Nuys Boulevard, Room 251. Plan-copy restrictions and owner authorization may apply.
Does an approved Los Angeles plan check mean work can start?
No. Plan approval and permit issuance are separate steps. Confirm that all clearances, fees, signatures and contractor information are complete and that the permit is formally issued before construction begins.
Does a pre-approved ADU plan automatically receive a permit?
No. LADBS must still verify site-specific zoning, setbacks, foundation conditions, utilities, fire access, address requirements and current building-code compliance.
How do I report unpermitted construction in Los Angeles?
Search the property’s permit history and use the official LADBS Report a Violation service. Include the exact address and a clear description. Call 911 for an immediate life-safety emergency.
Is a Residential Property Report required when selling a Los Angeles home?
City requirements generally require the seller to obtain and provide a Residential Property Report before a residential sale or close of escrow, subject to listed exemptions. The official online service currently displays a fee of $70.85.
Source and Accuracy Notes
Building-Department.org is an independent guide and is not LADBS or the City of Los Angeles.
This page was rebuilt using official LADBS plan-review, permitting, express-permit, inspection, property-record, zoning, ADU, grading, code-enforcement, fee, office-location, BuildLA and Los Angeles County jurisdiction resources.
Last reviewed: July 21, 2026.
Portals, fees, office hours, inspection procedures, code requirements and agency clearances can change. Use the official links for live transactions and confirm time-sensitive requirements before filing, paying, visiting or starting work.
Khushboo Bobade is a public records researcher and editorial writer specializing in government service documentation and construction permit systems.
Her research focuses on explaining building permits, inspection procedures, zoning regulations, and public permit records maintained by local government building departments across the United States.
Professional profile: View LinkedIn Profile
Check Permit Type, Estimate Fees, Prepare Inspections and Find Official Building Department Links
Use this free tool before applying for a building permit, booking an inspection, checking zoning rules, or searching permit records. It helps homeowners, contractors, landlords, buyers, and business owners understand the next step before visiting the official building department portal.
What building department task do you need help with?
Choose your goal. The tool will suggest the right next step, what to prepare, and which official page to check.
Before starting work, check whether your project needs building, zoning, electrical, plumbing, mechanical, right-of-way, or HOA approval.
Many portals require contractor registration, license details, insurance, plans, owner authorization, and inspection scheduling access.
Building Permit Type Finder
Select the project type to understand which permits or reviews are commonly required. Always confirm with the official local building department.
Permit Fee Estimate Calculator
Estimate a rough permit fee using project value and common percentage-based review assumptions. Local minimum fees, technology fees, impact fees, reinspection fees, and trade fees can change the final amount.
Inspection Readiness Checklist
Use this before scheduling framing, electrical, plumbing, mechanical, roofing, final, or certificate-related inspections.
Zoning and Setback Pre-check
Use this before applying for a permit when your project may affect land use, setbacks, lot coverage, height, parking, signs, fences, accessory structures, or business use.
Plan Review Timeline Estimator
Estimate how complex your review may be. Local staffing, incomplete plans, corrections, holidays, fire review, zoning review, and outside agency review can change timing.
Permit Records Search Helper
Use this if you are trying to find old permits, inspection history, certificate of occupancy details, open permits, or code-related records.
Official Building Department Resource Finder
Enter city/county and state to create safe searches for official permit portals, inspection scheduling, building codes, zoning maps, forms, fees, and contact pages.
Building Department vs Planning/Zoning
- Building Department: permits, plan review, inspections, code compliance, certificates.
- Planning/Zoning: land use, setbacks, height, lot coverage, signs, parking, variances.
Best sitewide placement
Place this tool after the first main guide section or before FAQs. It turns a normal article into a practical permit-preparation page.
Important note
This tool gives educational guidance only. Final permit requirements, fees, inspections, forms, and deadlines must be confirmed with the official local building department.