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After years of planning, more rental homes in unincorporated Los Angeles County will finally undergo regular health inspections starting in November, the Department of Public Health announced Monday.
Tired of being a slumlord? What Los Angeles tenants can expect from new health tests coming up
The department will prioritize inspections of homes with a history of repeated health and safety violations. A 30-day inspection notice will be sent starting in October.
what is changing
The LA County Board of Supervisors began action in 2021 to create the Rental Housing Habitability Program (RHHP). At the time, regulators were looking for “stronger mechanisms” to help landlords maintain safe and livable housing.
This change is similar to the City of Los Angeles sending housing inspectors to all multifamily rental properties at least once every four years. In unincorporated areas, only properties with five or more units were regularly inspected until RHHP. Other properties were also inspected following complaints.
“Renters should not have to choose between safety and having a roof over their head,” County Supervisor Holly Mitchell said in a statement. “As a landlord, having a habitable rental unit is not just the right thing to do; it’s good for business.”
Under the previous program, inspections were done unannounced, said Environmental Health Branch Director Charlene Contreras. They went to the property, knocked on the door and asked the people in the house about their living conditions.
“Before, I liked 10 percent of the houses,” she said. “With this new program, we’re going to be able to actually schedule inspections and get into all of our units.”
The program requires health inspectors to inspect rental buildings with two or more units and single-family homes for compliance. We also respond to complaints outside the inspection period.
What landlords must do
Once a landlord receives a 30-day inspection notice, they must post it where tenants can see it. The inspection time stated in the notice may span multiple days if the property is large enough.
Within 24 hours of that date, your landlord must give you a separate written notice informing you of the inspection and that you may need to enter your home.
If the inspector finds a violation, the landlord must correct the violation within 21 days. You may receive an extension if you demonstrate significant progress. The inspector may also grant extensions for certain delays.
find your home inspection
Want to know about your home’s final health check? Health inspections, including those for households, are available on the ministry’s website here.
If the landlord is found not to comply, the matter will be referred to the county housing program director to determine further action. This could include a hearing, fines, and additional testing.
“There is due process,” Contreras said. “Homeowners can speak out in court…and get an extension if it turns out they were trying. But it turns out they weren’t really trying. If so, they can participate in the (rent escrow account program).”
This program (known as REAP) allows tenants to pay reduced rent into an escrow account until repairs are completed. Contreras said tenants are allowed to use the funds to make their own repairs.
What inspectors are looking for
Program managers and inspectors go door to door.
They will first announce who they are, ask for permission to enter the unit, and then ask about any health or environmental issues in your home. Contreras said the program further strengthens its “inclusive” ability to help inspectors educate residents and homeowners about violations.
“It’s also an opportunity for tenants to ask the health inspector any questions they have about the living conditions in their homes, including asthma, mold, and pests,” she says.
We also look for conditions such as insect or rodent infestations, lead paint, damage to walls or floors, lack of hot or cold water, and other unsanitary conditions. The inspector will also ask about any issues they think need to be addressed.
What inspections mean for renters
Inspections are the county’s way of making sure outside eyes keep an eye on your living situation.
How to file a health complaint
The ministry will continue to investigate housing health complaints between regular inspections. You can file a complaint through the department’s website here. If you report a location where you just got tested, Contreras said you should get back within seven days.
This program allows your landlord to pass on 50% of the annual program fee to you (approximately $3.58 per month). You also have legal protection against eviction, rent increases, and retaliation for ongoing violations and complaints. More information is available through the county’s Consumer and Business Affairs Department.
These inspections occur every four years, and 30 days’ notice gives property owners time to prepare for the inspection. If you think the results of your recent test were wrong or that we missed something, you can file a claim.
“If people feel like this was not representative of the testing or suddenly something else happened, feel free to call us at any time,” Contreras said. “We have received that complaint and will re-investigate it within seven days. Therefore, this case is by no means closed.”
