The LA 9A Report: What Every Home Seller in Los Angeles Needs to Know

If you're selling a home within the City of Los Angeles, there are two compliance requirements worth knowing about before you get into escrow: the 9A Report (Residential Property Report) issued by LADBS, and a retrofit inspection performed by a licensed retrofitter. Both must be completed before close of escrow — and understanding how they work together will save you time and surprises.

Step 1: The 9A Report — What It Is and How Escrow Handles It

The 9A Report is a city-issued document from LADBS that discloses your property's official records: zoning, permit history, open violations, hillside status, and any outstanding special assessments. It is required under Los Angeles Municipal Code Section 96.300 for all residential sales within city limits.

In practice, escrow typically handles the 9A paperwork. The form is a multi-page document — escrow fills out pages 1–2 with property and transaction details online through the LADBS portal, the seller signs page 3, and the buyer signs page 4. The fee is $70.85 per parcel, paid to LADBS and typically charged to the seller through escrow.

• Questions about the 9A process: reach LADBS at ladbs.org or (213) 482-0000.
• The report covers zoning classification, open or un-finaled permits, outstanding code violations, and hillside area designation.
• Un-finaled permits — additions or garage conversions that were never signed off — are among the most common issues flagged and often need to be resolved before closing.

Step 2: The Retrofit Inspection — What It Is and Who Does It

Alongside the 9A, every City of LA home sale requires a retrofit inspection by a licensed retrofitter. This is a physical inspection of the property — separate from the 9A report itself — to verify that specific mandatory safety and conservation items are present and in working order at time of sale.

A licensed retrofitter will inspect for:

• Smoke detectors and carbon monoxide detectors — correct number, type, and location for the size and floor plan of the property.
• Seismic (automatic) gas shutoff valve — a seismic shutoff must be installed on the gas meter; if one is not present, a licensed plumber installs it.
• Water heater bracing — water heaters must be double-strapped to wall studs.
• Low-flow water fixtures — toilets, showerheads, and faucet aerators must meet current LADWP water conservation standards.
• Security bar safety releases — any window bars must have an interior quick-release latch for emergency egress.
• Impact glazing — glass in certain locations must meet safety standards.

Once the inspection is complete, the retrofitter issues a Certificate of Compliance (COC) and emails it directly to escrow and the ordering agent. LADWP separately issues its own COC specifically for the water conservation items. Both certificates are required to close escrow.

Most of these items are straightforward and inexpensive to correct — smoke detectors, water heater strapping, and a gas shutoff valve typically run $300–$600 total if anything needs to be installed. The retrofitter can usually complete the inspection and any minor installations in a single visit.

Step 3: Complete Any Required Items Before Closing

For the vast majority of single-family home sales, the retrofit inspection is straightforward: the retrofitter visits, verifies or installs any missing items, and issues the COC — often the same day or within 24 hours. Escrow receives the certificate and the transaction proceeds.

Where things get more involved is when the 9A report surfaces larger issues — open permits, code violations, or outstanding special assessments. These typically need to be:

• Resolved by the seller before closing — permit finaled, violation cleared, or assessment paid.
• Credited to the buyer at close, with both parties agreeing in writing to the amount and who handles the work post-close.
• Disclosed and transferred to the buyer with full written acknowledgment in the purchase agreement. Less common, and should always involve your agent and attorney.

Frequently Asked Questions

What is a 9A Report in Los Angeles?

The 9A Report — formally the Residential Property Report (RPR) — is a document issued by LADBS that discloses a property's zoning, permit history, code violations, hillside status, and any outstanding special assessments. It is required for all residential sales within the City of Los Angeles under LAMC Section 96.300. Escrow typically processes the paperwork; the seller and buyer both sign the form.

Who pays for the 9A Report and retrofit inspection?

Both are typically seller costs. The 9A Report fee is $70.85 per parcel, processed through escrow. The retrofit inspection fee varies by company but generally runs $150–$300 for the inspection itself; any items that need to be installed (gas shutoff valve, detectors, etc.) are billed separately. All costs are typically reflected on the seller's closing statement.

What does the retrofit inspection company actually do?

A licensed retrofitter physically visits the property and checks that all mandatory safety and conservation items required by the City of LA are present and working — smoke and CO detectors, seismic gas shutoff valve, water heater bracing, low-flow plumbing fixtures, and window bar safety releases. They then issue a Certificate of Compliance (COC) sent directly to escrow. It is not a structural inspection and does not assess the building's seismic strength.

Does every home sale in Los Angeles require a 9A Report?

Yes — any residential sale within the incorporated City of Los Angeles requires both a 9A Report and a retrofit inspection. This applies to single-family homes, condos, multi-unit buildings, and properties with ADUs. Sales in incorporated cities within LA County — Burbank, Glendale, Santa Monica, Pasadena, and others — are not subject to this requirement.