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Starting a tenant improvement in Los Angeles without LADBS permits can cost months of delays and significant penalties. Stop-work orders and fees that can double or triple your permit cost happen regularly when business owners skip permits or submit incomplete applications.

After managing hundreds of LADBS permits across Los Angeles County for commercial construction projects, the permit process is predictable when you understand requirements and timelines.

DISCLAIMER: This guide provides general information based on LADBS resources as of January 2026. Requirements and timelines are subject to change. Always verify directly with LADBS.

What Requires LADBS Permits?

Permit Required: Interior walls, electrical modifications, plumbing changes, HVAC alterations, structural modifications, occupancy changes, fire sprinklers, ADA upgrades.

Permit NOT Required: Paint, carpet replacement (like-for-like), cabinet refinishing, minor fixture replacements.

LADBS Permit Types

Express Permits (1-3 Days): Minor work. Apply via PermitLA. No plan review.

Counter Plan Check (2-4 Weeks): Small remodels. In-person application.

Expanded Counter Plan Check (3-6 Weeks): Multi-floor improvements. Via ePlanLA or in-person.

Regular Plan Check (2-6 Months): Large projects with structural engineering. Via ePlanLA.

Understanding Permit Costs

Fees vary by construction valuation, square footage, and scope—including plan check, building permits, and trade permits.

Get Accurate Costs: Use LADBS Fee Calculator

Or Contact Build Solutions: Call now at (424) 234-1881 for project-specific calculations and timeline estimates.

Getting Your LADBS Permit

Step 1: Create an Angeleno Account

Register at the Angeleno Account Portal

Step 2: Prepare Documentation

• Architectural plans (architect/engineer stamped)
• Trade plans (C-10 electrical, C-36 plumbing, C-44 HVAC)
• Structural calculations (if needed)
• Title 24 energy compliance
• Owner authorization

Most commercial projects require architect stamps. Express permits may use contractor stamps. Consult LADBS for requirements.

Step 3: Check Planning Clearances

LADBS verifies clearances via Clearance Summary Worksheet:

• City Planning approval
• Fire Department (fire suppression)
• Health Department (food service)
• Historic Preservation (designated buildings)

Impact: Not addressing clearances early adds 3-8 weeks.

Step 4: Submit Application

• Express: PermitLA (no appointment)
• Plan Check: ePlanLA (organized PDFs)
• In-Person: Schedule with printed plans

Step 5: Plan Check Review

Expect 2-3 correction rounds. Respond within 24-48 hours—slow responses cause most delays.

Step 6: Receive Permit

Pay fees online, download a permit, post on the site, and begin construction.

Required Inspections

Sequence: Foundation/framing, rough electrical, rough plumbing, rough HVAC, fire/life safety, final.

Schedule: Call 311 (LA) or (213) 473-3231. Allow 24-48 hours' notice.

Never cover work before inspection. Failed inspections require corrections and delays.

Fast-Track Office TI Program

LADBS offers expedited processing for office tenant improvements (launched October 2021).

Eligibility: Office only (not retail/restaurant/medical), existing buildings, non-structural, via ePlanLA, licensed professionals.

Benefits: Reduced timelines, priority review.

Verify: Contact LADBS at (213) 473-3231 for current availability.

Mixed-Use: LADBS evaluates occupancies separately and may require multiple permits.

Common Delays & Solutions

Incomplete Submissions (2-4 Weeks): Hire LADBS-experienced architects. Submit complete packages.

Missing Clearances (3-8 Weeks): Verify during design, not after submittal.

Slow Corrections Response (2-6 Weeks): Monitor daily. Respond within 24-48 hours.

Inaccurate Valuation (4-8 Weeks): Use realistic costs. Underestimation triggers audits.

Critical Mistakes

Starting Before Approval: Stop-work orders, doubled/tripled fees, demolition requirements.

Skipping Inspections: Voided permits, no Certificate of Occupancy.

Ignoring Violations: LADBS won't issue new permits until violations are corrected.

Timeline Expectations

• Express: 1-3 days
• Counter Plan Check: 2-4 weeks
• Expanded Counter: 3-6 weeks
• Regular Plan Check: 2-6 months

Tip: Build 3-6 month timelines. Never commit to lease dates before permits.

LADBS Contact

Office: 201 N. Figueroa Street, Los Angeles, CA 90012
Phone: 311 (LA) | (213) 473-3231

Resources:

• LADBS Official Website
• ePlanLA Portal
• PermitLA Portal
• LADBS Fee Calculator
• California Building Standards Commission
• Los Angeles City Planning Department

Expert Permit Support

Build Solutions manages complete permit processes for LA tenant improvements. With 100+ permitted projects, we handle complexities so you focus on business.

Services: Application preparation, architect coordination, plan check management, clearances, inspections, and LADBS relationships.

Build Solutions, Inc.
Licensed #1047137 | WBE Certified

Call Now:  (424) 234-1881
Email: natalia@buildsolutionsgc.com

Address: 1901 Avenue of the Stars, Suite 200, Los Angeles, CA 90067

View Our Completed Projects | Get Free Permit Consultation | Learn About Us  | About Natalia Piper

FAQs

How long does LADBS permit take? Express: 1-3 days. Counter: 2-4 weeks. Expanded: 3-6 weeks. Complex: 2-6 months.

Start before approval? No. Results in stop-work orders and significant penalties.

When need an architect? Most commercial projects require architect/engineer stamps. Express permits may use contractor stamps. Consult LADBS.

Failed inspection? Fix noted corrections, schedule re-inspection. Work stops until passing.

Information based on LADBS resources as of January 2026. Verify current requirements with LADBS.

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