Los Angeles / Inspection guide

Inspecting a Los Angeles rental before and after you sign

By Homzora Team · September 26, 2026

A careful inspection before you sign can save you months of frustration. In Los Angeles, older buildings, summer heat and earthquake risk all deserve attention alongside the usual checks. This guide explains what California law requires, what to test in each room and how to ask for repairs, with a source for every rule.

The legal baseline in California

California law sets the minimum conditions a rental must meet to be fit to live in. A home is considered untenantable if it substantially lacks any of the following:^[1]

Effective waterproofing and weather protection of the roof and exterior walls, including unbroken windows and doors.
Plumbing and gas facilities that meet the law and are in good working order.
A water supply with hot and cold running water, connected to a sewage system.
Heating facilities in good working order.
Electrical lighting with wiring and equipment in good working order.
A building and grounds kept clean and free of debris, garbage, rodents and vermin.
Enough trash receptacles in good condition.
Floors, stairways and railings in good repair.

For leases entered into, amended or extended on or after January 1, 2026, the list also includes a stove and a refrigerator maintained in good working order, although a tenant may agree to provide their own refrigerator under conditions set out in the law.^[1] State housing law separately defines substandard buildings, including those with inadequate sanitation, lack of adequate heat, dampness, mold, vermin, faulty wiring or plumbing and fire hazards.^[2]

Kitchen

Turn on every burner and the oven and check that each one lights and heats. Open the refrigerator and freezer and confirm they are cold. Run the hot and cold taps, look under the sink for leaks, stains or soft cabinet floors, and test the garbage disposal and dishwasher if there is one. Look for signs of pests, such as droppings along the back of cabinets or behind appliances. Check that the range hood or ventilation works.

Bathroom

Run the shower and each tap until the water is hot, and note how long it takes. Flush the toilet and check that it refills and stops. Look for dark spots on the ceiling, around the tub and in corners, which can signal mold or a past leak. Test the exhaust fan, since poor ventilation is a common cause of dampness. Press gently on the floor around the toilet and tub; a soft floor may mean water damage underneath.

Living areas and bedrooms

Open and close every window and check that each one locks, that screens are present and that the glass is unbroken. Look at ceilings and the tops of walls for water stains. Switch on every light and test several outlets with a phone charger. Check doors, closets and floors for damage, and note anything you find in writing with a photograph. Make sure each bedroom has a window that opens, since you may need it as a way out in an emergency.

Heat and cooling

A heater in good working order is a legal requirement.^[1] Turn it on during your visit, even in summer, and confirm that it produces heat. Cooling is different. California's habitability law does not set a standard for air conditioning, and as of July 2026 the City of Los Angeles was still studying a maximum indoor temperature rule.^[3] Los Angeles County has adopted an indoor limit of 82 degrees for rentals in unincorporated areas, with complaints accepted from January 1, 2027, but that rule does not cover the City of Los Angeles or other incorporated cities.^[3] If a unit has air conditioning, test it and ask who maintains it. If it does not, notice whether the unit gets strong afternoon sun, whether windows allow cross ventilation and whether a portable unit would be allowed.

Safety equipment

Press the test button on every smoke alarm and carbon monoxide alarm and note any that do not sound. Ask where the gas shut off valve and the electrical panel are, and whether the building has fire extinguishers in common areas. Check that the front door has a secure lock and a way to see who is outside. In buildings with shared entrances, check that the entry doors close and lock properly.

Earthquake readiness

Southern California carries real earthquake risk, and older buildings vary a great deal in how well they have been strengthened. Ask the landlord whether the building has had any seismic retrofit work and, if so, when. Look for heavy furniture, shelves or water heaters that are not secured, and ask whether the water heater is strapped. Keep in mind that standard renters insurance generally does not cover earthquake damage; the California Earthquake Authority sells separate policies for renters that cover belongings and additional living expenses.^[4]

Meters, bills and water pressure

Ask to see the electric meter for the unit and confirm that it serves only your home, since a meter shared with a common area or another unit can leave you paying for someone else's electricity. Ask for recent utility bills, which also reveal whether the unit is expensive to heat or cool. Run two taps at once to check the water pressure, and listen for banging pipes. If the building has a shared water heater, ask how long hot water lasts on a busy morning. These checks take a few minutes and can reveal problems that no listing will mention.

Common areas and the outside

Walk the hallways, stairs, laundry room, parking area and trash area. Check that railings are secure, that stairways are in good repair and that lighting works at night.^[1] Look for signs of pests, standing water or overflowing trash, since the building and grounds must be kept clean and free of rodents and vermin.^[1] Ask how packages are delivered and stored, and whether the laundry and parking areas are secure.

Older buildings and lead paint

Much of the city's rental housing is decades old, and many rent stabilized buildings date from before 1978. Federal law requires landlords renting most housing built before 1978 to disclose known lead based paint and lead hazards, provide any available records and give tenants an approved pamphlet on lead hazards before the lease is signed.^[5] If you rent an older unit, read the disclosure, and look for peeling, chipping or cracking paint, especially on window frames, doors and railings. This is particularly important if young children will live in the home. Report deteriorating paint in writing and ask how it will be repaired safely.

Questions to ask the landlord

When were the plumbing, electrical system and water heater last replaced or serviced?
Has the unit had any leaks, mold or pest treatments in the past year?
Has the building had seismic retrofit work?
How are repair requests submitted, and how quickly are urgent problems handled?
Who should I call after hours for an emergency such as a burst pipe or gas smell?

Write down the answers and the name of the person who gave them. Clear answers now make it much easier to hold a landlord to its word later.

How to request a repair

Make every repair request in writing, by email, text or the resident portal, and keep a copy. Describe the problem, where it is, when it started and how it affects you, and attach photographs. Ask for a date when the repair will be made. A landlord may enter to make repairs, but except in an emergency or with your consent, it must give reasonable written notice, presumed to be 24 hours, and enter during normal business hours.^[6]

If the landlord does not act, state law offers remedies. After notice and a reasonable time, generally presumed to be 30 days, a tenant may pay for repairs of untenantable conditions and deduct the cost from the rent, up to one month's rent and no more than twice in any 12 month period, or may move out.^[7] Because this remedy has conditions and risks, it is wise to get advice first. You can also ask a local housing or building inspector to inspect the unit. If an official cites serious violations and the landlord does not correct them within 35 days without good cause, the landlord may not collect rent for that period and can owe damages.^[8]

You are protected from retaliation. A landlord may not raise rent, reduce services or try to evict you within 180 days because you asked for repairs or complained to a government agency.^[9]

Reinspect before you move out

California gives you the right to ask for an initial inspection before you move out, no earlier than two weeks before the tenancy ends, so that the landlord can identify proposed deductions and you can fix them before you leave.^[10] The landlord must give you written notice of this right. Ask for the inspection in writing, attend it, and take photographs of anything the landlord points out. Fixing small items yourself is often cheaper than paying a deduction.

What to do with what you find

Before you sign, list every problem you found and ask the landlord in writing to repair it before move in, or to note it on the move in form as existing damage. Keep the photographs and the landlord's reply. A reasonable landlord will welcome a clear list; a landlord who refuses to put anything in writing is telling you something important about how repairs will be handled later.

Your completion record

Stove, oven and refrigerator tested
Hot water and heater tested
Windows and locks checked
Signs of leaks, mold and pests
Smoke and carbon monoxide alarms
Seismic retrofit question asked
Repair requests in writing

Keep this record with your move in photographs. See the evidence guide for how to document problems, and the move in guide for the steps before you sign.

Sources and official resources

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