Tired of your slumlord? What LA tenants can expect from new health inspections

After years of planning, more rented housing in unincorporated Los Angeles County will finally get routine health inspections beginning in November, the public health department announced on Monday.

The department will prioritize inspections of homes that have a history of repeated health and safety violations. Thirty-day inspection notices will be sent out starting in October.

What’s changing

The L.A. County Board of Supervisors began taking action in 2021 to create the Rental Housing Habitability Program (RHHP). At the time, supervisors were looking for “stronger mechanisms” to ensure landlords maintain safe and liveable homes.

The change is similar to what the city of L.A. has been doing as it sends housing inspectors out to every multifamily rental property at least once every four years. In unincorporated areas, only properties with five or more units were routinely inspected until RHHP. Other properties were inspected as complaints came in.

“Renters should not have to choose between being safe or having a roof over their heads,” said county Supervisor Holly Mitchell in the announcement. “And as a landlord, having habitable rental units is not just the right thing to do; it's good for business.”

Under the previous program, environmental health branch director Charlene Contreras said inspections were unannounced. They’d go to a property, knock on doors, and ask whoever was home about the living conditions.

“In the past, we went to like 10% of homes,” she said. “This new program, we’re really going to schedule the inspections and be able to get into all units.”

The program requires health inspectors to look for compliance in rented buildings with two or more units and single-family homes. They’ll also respond to complaints outside of the inspection timeline.

What your landlord will be required to do

Landlords will be required to post the 30-day inspection notices when they receive them in a place where tenants can see. The inspection time, which will be included on the notice, could cover multiple days if the property is large enough.

Once you’re within 24 hours of that date, your landlord should individually give you a written notice to remind you of the inspection and let you know they may need to enter your home.

If inspectors find violations, your landlord will have to correct them within 21 days. They can receive an extension if they prove substantial progress. An inspector may also grant an extension for certain delays.

If it’s found that your landlord does not comply, the case will be referred to the county’s housing program chief, who will determine the next steps. That could include a hearing, fines, and additional inspections.

“There is a due process,” Contreras said. “The homeowner is able to have his say in court… and then if we find that they were trying, we can have extensions. But if we do also find that they were not really trying, then they can go into the (Rent Escrow Account Program).”

The program (known as REAP) allows tenants to pay a reduced rent into an escrow account until those repairs are made. Contreras said tenants are allowed to use that money in order to make the repairs themselves.

What inspectors look for

A program manager and inspector will go door-to-door.

They’ll first announce who they are, ask for permission to enter into the unit, and then ask about any health and environmental problems in your home. Contreras said the program will have more of a “wraparound” function with inspectors helping educate residents and landlords on violations.

“It’s really an opportunity as well for the tenant to just ask any questions that they want to a health inspector regarding asthma, mold, vermin — any kind of living conditions that are in their homes,” she said.

They’ll also look for conditions such as insect or rodent infestations, lead paint, damaged walls or floors, lack of hot and cold water, and other unsanitary conditions. The inspector will also ask about issues that you think need to get addressed.

What the inspections mean for you as a renter

The inspections are the county’s way of making sure there’s an outside eye on your living conditions.

The program allows landlords to pass on 50% of the annual program fee to you — about $3.58 per month. You also get legal protections against evictions, rent increases, and retaliation for ongoing violations — or for making complaints. You can learn more about that through the county’s department of consumer and business affairs.

These inspections are every four years, and with the 30-day notice, property owners will have time to prepare for the visits. If you feel a recent inspection’s result was wrong or missed something, you do have recourse.

“If people do feel like this was not representative of the inspection, or all of a sudden had something else happen, they’re always free to call us,” Contreras said. “We’ll take that complaint and we’ll come out within seven days to look at it again. So it's never a closed case.”