Los Angeles Ordinance 183893 requires seismic retrofits of wood-frame buildings with two or more stories, built under pre-1978 codes, with ground-floor parking or similar open space ("tuck-under" buildings); residential buildings with three or fewer units are exempt. After receiving an Order to Comply, owners have 2 years to submit plans, 3.5 years to get permits and 7 years to finish. Owners of rent-stabilized buildings can apply to pass up to 50% of the cost to tenants, capped at $38 per unit per month.
Which buildings are covered
Per LADBS, a building is in the program if it: - is wood-frame with two or more stories, - was built under building codes in effect before January 1, 1978, and - has ground-floor parking or similar open floor space (a "soft," weak or open-front wall line). Residential buildings with three or fewer units are excluded. LADBS identified roughly 12,000 buildings and mailed courtesy notices in 2016.
Deadlines from the Order to Comply
| Milestone | Deadline after Order |
|---|---|
| Submit proof of prior retrofit, or plans to retrofit or demolish | 2 years |
| Obtain permit to start construction or demolition | 3.5 years |
| Complete construction | 7 years |
Orders went out in phases from May 2016 (16+ units, 3+ stories) through November 2017 (4–6 unit buildings and condos/commercial). Seven years from those order dates has now passed, so a building in the program without a Certificate of Compliance should be checked carefully with LADBS.
Check the specific building
Before listing or writing an offer, look up the address in LADBS records or the City's Open Data soft-story compliance dataset and ask for the Certificate of Compliance.
Cost recovery for owners (rent-stabilized buildings)
LAHD's Seismic Retrofit Work Cost Recovery Program allows: - a pass-through of up to 50% of the total retrofit cost, divided equally among rental units, if LAHD approves; - a maximum surcharge of $38 per unit per month for 120 months (extendable until the approved amount is recovered); - applications filed within 12 months of completing the work, with the Tenant Habitability Plan, cost documents, rent roll, final permits and Certificate of Compliance.
Selling a soft-story building
- Retrofitted with a Certificate of Compliance: a selling point. Include the certificate, permits, engineer's plans and any approved cost-recovery surcharge in the offering package.
- Retrofit in progress: disclose the scope, permit status and contractor schedule; buyers will want a credit or holdback.
- Not retrofitted: buyers price in the full cost plus risk, and lenders and insurers may ask questions. Sometimes completing the work before listing nets more; sometimes selling "as-is" to a buyer who will do it is cleaner. We model both.
- Disclose it. Retrofit orders and status are material facts; your agent and attorney should cover it in disclosures.
Soft-story vs. non-ductile concrete
LADBS runs a separate Non-ductile Concrete Retrofit Program for older concrete buildings, with its own requirements and a longer timeline. Don't confuse the two.
Frequently asked questions
What is a soft-story building in Los Angeles?
A wood-frame building of two or more stories, built under pre-1978 codes, with ground-floor parking or other open space that weakens the first story — commonly a tuck-under parking apartment building.
Does the soft-story ordinance apply to fourplexes or duplexes?
Residential buildings with three or fewer units are excluded. A fourplex can be covered if it meets the wood-frame, two-story, pre-1978 and open-ground-floor criteria.
What are the soft-story retrofit deadlines?
From the Order to Comply: 2 years to submit plans or proof, 3.5 years to obtain permits and 7 years to complete construction, per LADBS.
Can I pass soft-story retrofit costs to tenants?
For rent-stabilized units, LAHD can approve passing through up to 50% of the cost, capped at $38 per unit per month for 120 months, extendable until the approved amount is collected.
How do I check if a building has completed its retrofit?
Look up the address on the LADBS soft-story program records or the City's Open Data soft-story compliance dataset, and ask for the Certificate of Compliance.
Can I sell a building that hasn't been retrofitted?
Yes, but buyers will price in the cost and risk, and it must be disclosed. Whether to retrofit first or sell as-is depends on cost, timing and your buyer pool.
What happens if I miss the deadline?
Non-compliant buildings can face LADBS enforcement. Talk to a structural engineer and attorney right away; status also affects financing and insurance for buyers.
Is the soft-story program the same as the concrete retrofit program?
No. Older non-ductile concrete buildings are handled under a separate LADBS retrofit program with its own, longer timeline.
Talk it through with David
If you own an apartment building in Los Angeles and want to know how this affects your sale price, net proceeds or timing, call David Saghian at (310) 401-1559 or request a free property valuation. The Saghian Group at Lyon Stahl has closed $425M+ in team sales ($325M+ personally) — here is how we count.
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This guide is general information, not legal, tax or investment advice. Rules change; confirm your situation with a California real estate attorney, CPA or qualified intermediary before acting. Last reviewed November 3, 2026.