23 Las Lomas Avenue, Los Angeles
technical data · neighborhood and transit
Quick answers
- Does 23 Las Lomas Avenue have open permits or code violations?
- Los Angeles Department of Building and Safety lists 15 permits, 9 not closed, and 0 violations.
- What is the 2026 conforming loan limit in Los Angeles County?
- $1,249,125 for a single-unit home, per FHFA. Larger loans are jumbo loans.
- Is radon a problem here?
- EPA radon zone 3, low potential.
- What natural disasters is 23 Las Lomas Avenue at risk for?
- FEMA's National Risk Index rates the area relatively high overall, with elevated earthquake and wildfire risk.
Permits and code violations
9 permits not closed out. Unfinished permits pass to the next owner.
- Nonbldg-new Sep 2026Issued
2025 wildfire rebuild, permanent shoring for new single family dwelling. eo1 eligible project.
- Bldg-new Sep 2026Issued
2025 wildfire rebuild, accessory dwelling unit with uncovered roof deck per gc 66323(a)(2), 1-story, 18.25' x 39.75'. nfpa 13d sprinklers throughout. eo1 eligible.
- Bldg-new Sep 2026Issued
2025 wildfire rebuild, single-family dwelling with an attached garage and covered patios, 3-story, 59.33' x 41.75'. nfpa 13d sprinklers throughout. eo1 eligible.
- Grading Sep 2026Issued
**2025 wildfire project**pool and spa backfill w/ structural fill (82 cyd)
- Nonbldg-new Sep 2026Issued
2025 wildfire rebuild, (2) new retaining walls per engineer design: 1 @ 6.5' high max (64 lf) and 1 @ 6' high max (6 lf). eo8 eligible.
- Grading Sep 2026Issued
2025 wildfire rebuild, grading for new single family dwelling, adu, existing pool backfill, and retaining walls. eo8 eligible.
- Bldg-alter/repair Jul 2026Issued
Supplemental permit to 24014-10000- 04338 for transfer of permit from owner-builder to manchen construction inc , license # 1043435.
- Bldg-addition Mar 2026Issued
2025 wildfire rebuild, single family w/ attached two car garage, eo1. addition and remodel. see comments.
- Bldg-alter/repair Nov 2024Permit finaled
Re-roof with class a or b roof covering material weighing less than 6 pounds per sq. ft. over existing solid sheathing 5 squares. class a roof covering is required within very high fire hazard severity zone (vhfhsz). for residential roof replacement > 50% of the total roof area, apply cool roof product labeled and certified by cool roof rating council (crrc). cool roof may be required for non-residential buildings per title 24, part 6, section 141.0(b)2b.
- Bldg-alter/repair Mar 2024Issued
Supplemental permit to capture coastal clearance. no fee, dept error.work description on original permit: re-roof with class a or b roof covering material weighing less than 6 pounds per sq. ft. over existing solid sheathing 22 squares. class a roof covering is required within very high fire hazard severity zone (vhfhsz). for residential roof replacement > 50% of the total roof area, apply cool roof product labeled and certified by cool roof rating council (crrc). cool roof may be required for non-residential buildings per title 24, part 6, section 141.0(b)2b.
- Bldg-alter/repair Jan 2024Permit finaled
Re-roof with class a or b roof covering material weighing less than 6 pounds per sq. ft. over existing solid sheathing 22 squares. class a roof covering is required within very high fire hazard severity zone (vhfhsz). for residential roof replacement > 50% of the total roof area, apply cool roof product labeled and certified by cool roof rating council (crrc). cool roof may be required for non-residential buildings per title 24, part 6, section 141.0(b)2b.
- Bldg-alter/repair Aug 2023Permit finaled
Windows change out, raise ceiling ht, remodel bathrooms and kitchen. work per engr (e) sfd
Los Angeles Department of Building and Safety
Safety and environment
FEMA natural hazard risk
Relatively High
Highest for this area: earthquake, wildfire, inland flooding. These drive insurance cost here.
FEMA National Risk Index, census tract
Radon potential
Low
Geology here keeps indoor radon low on average.
EPA and USGS Geologic Radon Potential Map
Wildfire risk
Very High
Some insurers limit new policies in high wildfire areas. Get a home insurance quote before you commit.
FEMA National Risk Index
Nearest public schools
2,150 ft
Palisades Charter High (2,150 ft), Marquez Charter (3,300 ft), Palisades Charter Elementary (3,550 ft). Confirm the assigned school with the district.
U.S. Department of Education, NCES
Sinkhole-prone ground
Gypsum or salt karst
The bedrock here (sandstone, Oligocene nonmarine rocks, unit 2 (Central and Southern California)) can dissolve and open sinkholes. Ask for a geotechnical report and check whether sinkhole coverage is in the insurance policy.
USGS Karst in the United States (OFR 2014-1156)
Conforming loan limit 2026
$1,249,125
Los Angeles County. Mortgages up to this amount qualify for Fannie Mae and Freddie Mac pricing. Above it, the loan is a jumbo with stricter terms.
FHFA Conforming Loan Limit Values, one-unit
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Who lives and works in Los Angeles
Entertainment, trade and an economy spread across dozens of centers
Los Angeles has no single downtown. Work is spread between studios, the port, aerospace campuses and healthcare systems, so the neighborhood you pick decides your commute more than in any other American city.
- $80,366
- median household income
- 16.7%
- residents aged 25 to 34
- 37%
- households that own their home
What pays the bills
- Entertainment
- Trade and logistics
- Aerospace
- Healthcare
- Apparel
Who anchors the economy
Disney · Netflix · Port of Los Angeles · SpaceX · UCLA Health
The market is shaped around
- Creative and production workers
- Car commuters
- Multigenerational households
More on Las Lomas Avenue
All addressesViewing recommendations
What's worth checking in person before deciding.
- This is a house, not an apartment. Check the lot boundaries, car access, and how water drains from the yard after rain, including whether the neighboring lot sits higher and could send water toward the property.
- Test water pressure and temperature at the tap, in the bathroom and kitchen, for at least a minute.
- Knock on a neighboring gate and ask about noise, pets, flooding, or other issues common in the area.
- Check the sewer connection (public network or septic tank) and the water source (public network or well), including pressure and water quality.
- Ask what heating system is in place (own boiler, wood, gas) and request the last winter month's bills.
- Ask to see the construction documents (permit, sign-off) and check for visible cracks on the facade or in the attic/basement.
- Check the roof, gutters, and downspouts for signs of leaks or recent repairs, especially if it has rained recently.
Neighborhood recommendations are derived from public OpenStreetMap data and may be incomplete. Checking in person is still what matters most.