Los Angeles runs the largest soft-story retrofit program in the country. Roughly 13,500 older wood-frame residential buildings with tuck-under parking or open ground-floor wall lines fall under the City’s mandatory program, and every affected owner has received, or will receive, an Order to Comply from LADBS. SoCal Structural handles the full engineering side of compliance, from the structural evaluation through final LADBS sign-off.
The Los Angeles Ordinance at a Glance
Under Ordinance 183893 and its follow-on Ordinance 184081, the City of Los Angeles requires owners of qualifying pre-1978 wood-frame residential buildings to seismically strengthen the first story so it can resist earthquake forces. These are the buildings whose ground floors collapsed in previous earthquakes, the ones with tuck-under parking or large open-front walls that leave the lowest level without enough lateral strength. The retrofit program is designed to reduce collapse risk through cost-effective strengthening of the first-story wall lines.
LA’s program is strictly tied to the Order to Comply: your compliance timeline starts from the date on your Order, not from when the ordinance was adopted.
Does Your Building Qualify?
A property falls under the ordinance if all of the following apply:
- Wood-frame construction
- Two or more stories
- Built before January 1, 1978
- Has ground-floor open-front conditions such as parking or wide openings
The program does not apply to residential buildings with three or fewer units. You can verify whether your building is listed through LADBS’s online address search, but only buildings that have received an official Order to Comply are subject to the ordinance.
Compliance Deadlines
All deadlines run from the date on your Order to Comply:
| Milestone | Deadline |
|---|---|
| Submit retrofit plans, proof of previous retrofit, or demolition plans | Within 2 years of Order |
| Obtain building permit | Within 3.5 years of Order |
| Complete retrofit construction | Within 7 years of Order |
Missing these deadlines can trigger enforcement actions, penalties, and additional LADBS orders. Extensions are limited and require justification.
The Compliance Process
Step 1: Hire a licensed engineer. A California-licensed Civil or Structural Engineer evaluates the building, identifies the soft, weak, or open-front conditions, and designs a compliant retrofit.
Step 2: Submit retrofit plans (or acceptable documentation of a prior retrofit) within 2 years. LADBS reviews the structural calculations, retrofit drawings, wall-line strengthening details, foundation and anchorage details, and diaphragm and collector upgrades.
Step 3: Obtain the building permit within 3.5 years. After plan check is complete and corrections have been addressed, the contractor pulls the permit.
Step 4: Complete construction within 7 years. LADBS inspects each structural component as work progresses, and final approval is granted once all inspections are complete and the retrofit meets code.
Tenant Habitability Requirements
For occupied buildings, the Los Angeles Housing Department (LAHD) administers the Tenant Habitability Plan (THP) process. The THP governs tenant notifications, temporary relocation where applicable, construction sequencing, and access to occupied units during work. Owners are responsible for following the full THP process; we support the engineering-related portions and coordinate with property management.
Structural Observation Requirements
LADBS requires formal structural observation by the design professional at key stages of the retrofit, including foundation preparation and anchorage, moment frame placement, shear wall installation, and collector and diaphragm connections. Structural observation forms must be completed and submitted per LADBS requirements.
Quality Assurance Plans
Retrofits that use steel special moment frames or other specialty structural systems may require a formal Quality Assurance Plan. The QA plan covers welding procedures, material certifications, inspection protocols, and testing methods per LADBS standards.
How SoCal Structural Supports Your Project
Soft-Story Evaluation. Structural assessment of existing conditions, identification of soft, weak, and open-front deficiencies, determination of retrofit requirements, and documentation of any prior retrofit work.
Retrofit Design. Complete structural calculations; shear wall and moment frame strengthening; cantilever column design; collector, diaphragm, and load-path upgrades; foundation anchorage improvements; and detailed drawings prepared for LADBS plan check.
Permit Coordination. Plan-check submittals and responses to LADBS correction notices, Tenant Habitability Plan coordination, and structural observation reporting throughout construction.
Construction Support. On-site structural observations at required stages, RFI responses, and assistance all the way through final LADBS approval.
Helpful LADBS Resources
LADBS publishes several guides that owners and engineers work from during a retrofit, including the Property Owner Retrofit Guide, the Tenant Habitability Guide, the Permitting and Inspection Process Bulletin, Structural Observation Forms, and Quality Assurance Plans for steel frames.
Frequently Asked Questions
Does every pre-1978 building in LA need a retrofit? No. Only wood-frame buildings that meet all the qualifying criteria — including having soft, weak, or open-front wall conditions, are included. Residential buildings with three or fewer units aren’t covered.
How do I confirm whether my building is listed? LADBS offers a searchable online database, and Orders to Comply were mailed to all affected property owners. If you’re unsure, check the LADBS address search or contact their Soft-Story Retrofit Unit.
Is there a Screening Form like other cities use? No. Unlike Beverly Hills or Long Beach, Los Angeles doesn’t require a Screening Form. Buildings listed by LADBS are presumed to need retrofit unless an engineer demonstrates otherwise.
Who can prepare the retrofit plans? Only California-licensed Civil or Structural Engineers.
What happens if I miss a deadline? LADBS can pursue enforcement actions, assess penalties, and issue additional orders. Extensions are limited and require justification.
Do tenants have to be notified? Yes. A Tenant Habitability Plan is required for occupied buildings during construction, administered by LAHD.
Will LADBS inspect the construction? Yes. All retrofit elements are inspected and must be approved by LADBS before final sign-off.
Get Started
Whether you’ve just received an Order to Comply or you’re planning ahead, SoCal Structural manages the full engineering scope, evaluation, retrofit design, LADBS plan-check coordination, structural observation, and final sign-off. Reach out for a free consultation and we’ll tell you exactly what your building needs.