FAQ

Objective Design Standards for Infill Housing and ADUs in HPOZs

The City of Los Angeles is developing Objective Design Standards (ODS) for infill housing, mixed-use infill, and Accessory Dwelling Units (ADUs) in Historic Preservation Overlay Zones (HPOZs). This effort introduces two new objective standards documents: the ODS for Infill Housing in HPOZs and the ODS for ADUs in HPOZs (collectively, ODS for HPOZs). The development of the ODS is being funded by a Regional Early Action Planning (REAP) 2.0 grant received from the Southern California Association of Governments (SCAG). Los Angeles City Planning’s Office of Historic Resources (OHR) contracted with Architectural Resources Group (ARG) to prepare the ODS. The project must be completed by the REAP 2.0 grant deadline in December 2026. ODS for HPOZs is a component of the City’s larger Missing Middle LA program, which is addressing housing and design goals in lower-density neighborhoods.

Frequently Asked Questions

For a printable version of the FAQs, please access the ODS Fact Sheet with FAQs PDF.

Several State laws (including, but not limited to, Senate Bill (SB) 1123, SB 35, SB 9, SB 79, and Assembly Bill (AB) 2011) have recently passed that aim to increase the construction of additional housing units. These laws prohibit local jurisdictions from utilizing non-objective design guidelines in reviewing several categories of streamlined “ministerial” housing development project applications.

Objective standards allow applicants to know what requirements apply to a proposed project before submitting for City review. This provides a clear, predictable process for new development, while continuing to ensure that new projects are sensitive and compatible with existing neighborhoods. While the City’s existing HPOZ Preservation Plans contain detailed design guidelines, most of these existing guidelines do not meet the test under State law to qualify as objective standards. Because the City is foreclosed from imposing many of the existing subjective Preservation Plan guidelines in certain situations, HPOZ neighborhoods are often left without an ability to shape the design of some housing development project.
 

California defines an objective standard as a “design standard that involves no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal of an application” (Gov. Code § 66300(a)(7)).

Simply put, objective standards must be quantifiable, clear, predictable, fixed, and knowable to all parties involved, in advance. Design standards are different from design guidelines, which may involve some level of subjective interpretation.
 

Local jurisdictions may no longer utilize non-objective design guidelines in reviewing several categories of streamlined “ministerial” housing development project applications under state law. Unfortunately, as written, most HPOZ Preservation Plan guidelines, as well as the Secretary of the Interior’s Standards for the Treatment of Historic Properties (the Standards), fall into this category of “non-objective design guidelines.”

Therefore, the ODS for HPOZs have been adapted from existing, relevant HPOZ Preservation Plan guidelines to ensure that the basis of review for ministerial and discretionary projects within HPOZs is as similar as possible. Like the HPOZ Preservation Plan guidelines, the ODS are grounded in the principles of the Standards, as related to compatibility and maintaining a community’s architectural character. Additional standards (beyond those adapted from existing guidelines) have been developed as deemed appropriate to address project goals and topics that were identified as part of the community engagement process.

OHR recognizes that the ODS must apply to dozens of HPOZs, each with their own individual character and identity. Therefore, efforts have been made to craft standards that stay true to the character of each district and the immediate context of proposed projects.
 

The existing 35 HPOZ Preservation Plans will not be replaced by the ODS. The proposed ODS are meant to supplement - not supersede - the existing Preservation Plans, providing clearer standards to foster compatible design when multiple new dwelling units are proposed within HPOZs.

All chapters related to rehabilitation will continue to apply to exterior work on Contributors and Non-Contributors, in accordance with existing HPOZ review processes. The existing residential infill guidelines will also apply in instances where ministerial project review is not mandated.
 

OHR seeks to minimize changes to the HPOZ review process after the ODS are adopted. However, technical amendments to the HPOZ ordinance (Los Angeles Municipal Code Section 13B.8 of Chapter 1A) are required to appropriately implement the new standards and ensure they comply with ever-evolving State law.

Technical amendments may include updates to definitions outlined in LAMC Section 13B.8.1.C of Chapter 1A, and the addition of a ministerial review process when required by State law.

The HPOZ Board will continue to be the decision-maker for rehabilitation projects as permitted by the HPOZ Ordinance and Preservation Plans. The Board will also continue to make recommendations for discretionary projects.
 

The ODS for Infill Housing in HPOZs will apply to housing development projects creating more than one residential unit on HPOZ parcels.

The State considers “infill development” as new construction on previously developed but unused or underutilized sites, typically but not exclusively in urban areas. In other words, “infill development” is not limited to vacant sites. The ODS will apply to both vacant and previously developed parcels.

Some new state laws permit multiple new dwelling units to be added to single-family zoned parcels with existing single-family structures, even in HPOZs and regardless of whether the existing property is a Contributor on a Non-Contributor. The ODS will also apply to these projects.

The ODS for Infill Housing in HPOZs will not apply to:

  • Housing development projects creating only one residential unit
  • Any project affecting or adding to an existing single-family dwelling (rehabilitation, additions not involving an ADU)
  • Exclusively commercial projects or institutional projects
  • Projects in National Register and California Register-listed historic districts

Existing residential infill guidelines in the Preservation Plans will continue to apply to multi-unit housing development projects where ministerial review is not required (such as non-state streamlined multi-family projects).

The ODS for ADUs in HPOZs specifically applies to new ADUs as defined under Government Code Section 66313 and Los Angeles Municipal Code Section 12.22.A.33, located within an HPOZ.
 

Some new state housing laws do not include exemptions for building new residential units in local historic districts or even on Contributing sites within those districts. To that end, the ODS for HPOZs include new objective standards that can apply when state law requires ministerial review of new housing development alongside Contributors. However, the ODS for HPOZs prohibit the demolition or relocation of a primary Contributing building.

Any request to alter a primary Contributing building will be subject to the existing review processes outlined in LAMC Sections 13B.8.4 (Review of Conforming Work) and 13B.8.5 (Certificate of Appropriateness for Construction, Addition, Alteration, or Reconstruction) of Chapter 1A.

Any request to demolish a primary Contributing building will be subject to the existing discretionary review process outlined in LAMC Section 13B.8.6 (Certificate of Appropriateness for Demolition, Removal, or Relocation) of Chapter 1A.
 

No, the ODS for HPOZs do not confer any development rights for additional height, density, or massing, beyond what is already permitted under provisions of state law or local zoning regulations. The extent of new development is therefore shaped largely by the limits of a property’s underlying zoning designation and state law, whereas the design of new development will be shaped by the ODS.
 

The ODS for HPOZs contain minimal standards addressing height due to limitations imposed by state housing laws.

Many of these laws contain “protected density” provisions, under which local agencies may not impose any zoning, subdivision or design standard that would physically preclude development at the “protected density,” which is defined as either:

  • 30 units per acre (or 1 unit per 1,452 square feet of lot area); or
  • the maximum density allowed by the underlying zone, whichever is greater.

If an applicant can demonstrate that a height standard or another standard would physically preclude achieving this density, then the standard cannot be applied. This same code section prohibits applying a standard on height that is lower than the height allowable in the underlying zone.

In other words, an objective height standard cannot be applied if it restricts the “protected density” of a proposed project. For this reason, the ODS for HPOZs aim to minimize perceived bulk and shape compatible design without limiting density.
 

As mentioned, most state housing provisions limit a local jurisdiction's ability to apply objective standards that physically preclude development at a “protected density” level specified by State law. If an applicant can demonstrate to City Planning that a particular standard, such as those addressing height and massing, would physically preclude achieving this density, then the standard cannot be applied. Similarly, the state has limitations on physically precluding the construction of an Accessory Dwelling Unit (ADU). The additional language referencing state law that is added to some of the draft ODS for ADUs and ODS for Infill Housing in HPOZs is meant to address these limitations.
 

The Starter Home Revitalization Act (SHRA; SB 684/AB 130/SB 1123), allows for the small lot subdivision and construction of up to 10 additional units on vacant parcels. Newer provisions to the law allow an existing home to be separated from the remainder of its parcel so that it may be considered vacant. SHRA lacks protections for historic resources, meaning that it may be used on both Contributing and Non-Contributing properties within an HPOZ, regardless of whether the lot is vacant.

Currently, a 10-unit SHRA project can be constructed on a Contributing lot in any HPOZ. While the primary Contributing building itself is subject to existing review processes addressing alteration, demolition, and relocation, the vacant portions of the lot are available to new construction. Because the Preservation Plans and the Standards lack rigorous, objective design criteria, there are virtually no design regulations that can be applied to shape the design of 10 new units behind a Contributing building - the units could even be constructed in the front yard if space permits. The new construction is not limited to a particular roof form or material, wall cladding material, or the incorporation of other design elements.

With the adoption of ODS, this same project will be required to be located behind the rear wall of the Contributing primary building. The new construction will also be required to match the existing Contributor in terms of roof form, pitch, and material, and wall cladding. The development may also require certain defined entry features and window patterns, amongst other design criteria. The ODS will not prevent this project from being constructed, but the resulting design will be more compatible with the existing historic context.
 

Given the short grant timeline, ODS for all historic resources and districts are not feasible. The project aims to create ODS that may be adapted  in the future for use in National Register and California Register historic districts.

A separate effort to develop Citywide Objective Design Standards (“Citywide ODS”) is being led by City Planning’s Urban Design Studio and Housing Policy Unit, along with planning consultant AECOM. The Citywide ODS will provide baseline development standards related to topics such as setbacks, height/massing, Floor Area Ratio (FAR), parking requirements, and the public realm. As appropriate, these baseline standards will be cross-referenced and/or incorporated into the ODS for HPOZs.

Questions can be submitted to planning.hpozods@lacity.org.

Media inquiries should be directed to planning.media@lacity.org.

To view Frequently Asked Questions related to various parts of the Home-Sharing Program, click each section below.

What is the Home-Sharing Ordinance and why does the City of Los Angeles regulate Short-Term Rentals?

Los Angeles established the Home-Sharing Ordinance (HSO) as a regulatory framework allowing a form of Short-Term Rentals called Home-Sharing. The HSO became effective on July 1, 2019 and restricts eligibility to Angelenos’ primary residences in order to prevent the wholesale conversion of homes into guest accommodations.

The Los Angeles City Council enacted the Home-Sharing Ordinance to regulate and enforce short-term rental activity, adhere to zoning regulations, preserve the availability of long-term housing stock, and maintain the integrity of residential neighborhoods while allowing registered Home-Sharing rentals in the city.

The Home-Sharing Ordinance allows Hosts to engage in Home-Sharing, provided they meet all eligibility requirements, register online, and adhere to City requirements. In Los Angeles, Hosts may apply for two types of Home-Sharing registrations, Regular and Extended, using the online Home-Sharing Application and Registration Portal (HARP).

If you live within the City of Los Angeles and plan to Home-Share your primary residence as a Short-Term Rental (30 consecutive days or less), you must apply for a Home-Sharing registration. 

What is a Short-Term Rental?

A Rental Unit, rented in whole or in part, to any person(s) for transient use of 30 consecutive days or less. Only Short-Term Rentals are subject to the provisions of the Home-Sharing Ordinance and must have a valid Home-Sharing Registration in order to conduct Home-Sharing. Rental Units within City-approved Hotels, motels, Transient Occupancy Residential Structures (TORS) and Bed and Breakfasts shall not be considered a Short-Term Rental.

Do I need a registration to rent my property for longer than 30 consecutive days?

Rentals for longer than 30 consecutive days are considered long-term rentals and are not subject to the Home-Sharing Ordinance. A Home-Sharing registration is not required for long-term rentals. Please contact the Los Angeles Housing Department (LAHD) for any requirements regarding long-term rentals. 

How is primary residence defined?

A primary residence is where a person lives for more than six months of the calendar year and considers their legal permanent place of residence. A person may only have one primary residence.

If there are multiple dwelling units on a property, the primary residence is the unit the Host physically occupies.

For example:

  • If a Host owns a duplex and lives in one of the dwelling units, their primary residence is the specific dwelling unit in which they live. The second dwelling unit is not the Host's primary residence, even if they own it.

How is primary residence verified?

Proof of primary residence must be provided at the time of registration.

For the purposes of the Home-Sharing program, a Host must live in the primary residence for more than six months of the calendar year which is established via the submission of primary residency documentation.

What is a Platform Agreement?

A signed, legally-binding agreement between a Home-Sharing Hosting Platform (Platform) and the City, which allows for alternative compliance with the Home-Sharing Ordinance.

What are the Administrative Guidelines?

The Administrative Guidelines, issued by the Los Angeles City Planning, provide instructions for complying with the Home-Sharing Ordinance (Ordinance No. 185,931). They outline eligibility requirements, application procedures, recordkeeping, and enforcement guidelines for hosts, property owners, and Hosting Platforms.

Compliance with these guidelines is mandatory. City Planning may update these guidelines periodically.

Please refer to the Ordinance for full details. 

What are the updates to the Administrative Guidelines and why were they updated?

The Administrative Guidelines were updated to enhance clarity and improve the implementation of the Home-Sharing Ordinance. The updates aim to provide clearer language, strengthen verification measures for primary residency, streamline the renewal process, and increase overall understanding of the Home-Sharing program requirements and expectations. For a list of key changes between the previous (2019) and the updated (2026) Administrative Guidelines, please refer to the Administrative Guidelines Update Comparison Chart.

How will my registration be impacted with the updates to the Administrative Guidelines?

Applications submitted on or after the effective date of the updated guidelines will be reviewed using the updated Home-Sharing Administrative Guidelines. Applications submitted before the effective date of the updated guidelines will be reviewed using the previous Administrative Guidelines.

Active registrations will not be impacted; however, applicants who wish to continue participating in Home-Sharing must comply with the updated Administrative Guidelines when submitting a new or renewal application on or after the effective date of the updated guidelines. 

What will Happen to the previous version of the Administrative Guidelines?

Prior to the effective date of the updated Administrative Guidelines, the previous version of the Administrative Guidelines will remain in full effect. All Home-Sharing applicants and existing Hosts prior to the effective date will be subject to the rules and procedures established by the previous guidelines up to the effective date.

On and after the effective date of the updated guidelines, the previous version of the guidelines will immediately cease implementation and enforcement. The updated guidelines will then take effect and become the “Administrative Guidelines” referenced throughout the Home-Sharing Ordinance. All Home-Sharing applicants and Hosts who submit applications or have active registrations on and after the effective date will be subject to the rules and procedures established by the updated guidelines.

What is a Home-Sharing Registration?

A Home-Sharing registration allows the accessory use of a Host’s primary residence as a Short-Term Rental. There are two types of Home-Sharing Registrations:

  • Regular Home-Sharing Registration - Allows Hosts to Home-Share their primary residence for up to 120 days in a calendar year (January 1 to December 31); and
  • Extended Home-Sharing Registration - Allows Hosts to Home-Share their primary residence for up to the number of remaining days in a calendar year.


A Home-Sharing registration is issued upon review and approval of an application for meeting all eligibility requirements.

What is the difference between a Regular Home-Sharing registration and Extended Home-Sharing registration?

Two types of Home-Sharing registrations are available:

  • Regular Home-Sharing (RHS) registrations allow Hosts to Short-Term Rent all or a portion of their primary residence for up to 120 days in a calendar year (January 1 - December 31); and
  • Extended Home-Sharing (EHS) registrations  allow Hosts to Home-Share their primary residence for up to the number of remaining days in a calendar year. Please note that Hosts may only apply for an EHS registration once they hold an active RHS registration. Applicants must meet additional eligibility requirements to be eligible for EHS.


To better understand the key differences between RHS and EHS, please refer to the Regular and Extended Home-Sharing Comparison Chart.

How long is a Home-Sharing registration valid for?

Provided the registered Short-Term Rental unit remains the Host’s primary residence, a Home-Sharing Registration is valid for a 12-month registration period. After the 12-month registration period ends, the registration number expires and is no longer valid unless it is renewed. This 12-month registration period begins as explained below:

  • Regular Home-Sharing Registration - the 12-month registration period begins on the date Department staff approve the application.
  • Regular Home-Sharing Registration renewal - the 12-month registration period begins on the date Department staff approve the application, but only after the previous registration has expired.
  • Extended Home-Sharing Registration - the 12-month registration period begins on the date the department issues final approval and all applicable fees are paid.
  • Extended Home-Sharing Registration renewal - the 12-month registration period begins on the date the department issues final approval and all applicable fees are paid, but only after the previous registration has expired.
     

What are the eligibility requirements to participate in Home-Sharing?

Applicants are strongly advised to review the application and eligibility requirements available in the Home-Sharing Administrative Guidelines and the Home-Sharing webpage and assemble all required documentation before submitting an application.

To be eligible to participate in Home-Sharing, applicants must meet all of the following criteria including but not limited to:
 

REGULAR HOME-SHARING ELIGIBILITY REQUIREMENTS
Primary Residence Applicants may only register their primary residence.
Photo Identification 

Applicants must provide two proof of primary residency documents indicating that the proposed Short-Term Rental is their primary residence. All documentation must show the applicant’s full name and the complete street address where the proposed Home-Sharing use will take place.

Acceptable documentation includes:

  • One (1) Property Tax Bill from the Los Angeles County Treasurer and Tax Collector’s Office showing Homeowner’s Exemption; or
  • One (1) Los Angeles Department of Water & Power (LADWP) Electricity Bill; or
  • One (1) Vehicle Registration Certificate from the DMV; or
  • One (1)Voter Registration Card or Voter Registration Abstract from the Los Angeles County Registrar-Recorder/County Clerk; or
  • One (1) Internal Revenue Service (IRS) Account Transcript or File Return Transcript; or
  • One (1) or two (2) Notice or Statement from a State of California or United States Federal Government Assistance Program showing proof of received benefits (e.g. Verification of Benefits document); or
  • One (1) Jury Summons issued by the Los Angeles Superior Court or United States District Court.
Rent Stabilization Ordinance/Ellis Act/Low Income Restriction The residence must not be subject to the City’s Rent Stabilization Ordinance (RSO), Ellis Act, and/or a Low-Income Restriction.
Residential Zone/Use Limitations The area to be used for Home-Sharing must be located in a zone wherein residential uses are permitted by right and in a structure approved for residential use by the Los Angeles Department of Building and Safety (LADBS).
 
No Pending Citations Home-Sharing may not occur in a property that has any open or unresolved violation(s)/citation(s).
Property Owner Approval Tenants must submit a Property Owner Authorization to Conduct Home-Sharing form that is signed and notarized by the property owner.
 
No Active Prohibitions Applicants may not participate as a Host in Home-Sharing if, at the time of application, they have been prohibited from participating in Home-Sharing due to a suspension or revocation.
 
   


To participate in Extended Home-Sharing (beyond 120 days a year), Hosts must meet the following additional criteria in addition to the Regular Home-Sharing eligibility requirements including but not limited to:
 

EXTENDED HOME-SHARING ELIGIBILITY REQUIREMENTS
Qualified Host 

The applicant has a current valid Regular Home-Sharing Registration, and either of the following applies:

  • Have maintained a valid Regular Home-Sharing registration for at least six months; OR
  • Can provide evidence of having hosted guests for at least 60 nights after having received a registration number.
No More Than One Citation Issued Within The Prior Three Years No more than one citation/violation was issued in regard to the Host, registered dwelling unit, and/or property within the prior three years. Otherwise, the applicant may submit an application for Discretionary Review.
Proof of Mailing of Notification of Extended Home-Sharing Registration Applicants must pay the City or the City’s designated vendor for the mailing of the notification prior to obtaining a final approval for an EHS Registration. The notification will include information outlining the complaint process using the 24/7 Complaint Line to adjacent and abutting property owners and occupants. The required mailing notification fee for an Extended Home-Sharing application (EHS) is requested after an application has been reviewed and approved.
 
Proof of Transient Occupancy Tax (TOT) Registration The Host will be required to provide documentation demonstrating compliance with the TOT requirements, including proof of registration with the Los Angeles Office of Finance, if applicable. All Hosts must comply with the TOT requirements set forth in the Los Angeles Municipal Code (LAMC).
   

To view the checklists for each application type and additional application resources, please visit the Home-Sharing webpage.

Can I apply for a Home-Sharing registration for someone else?

No. The applicant themselves must complete an application for a Home-Sharing registration. The applicant must provide personal contact information (phone number and email address) where City Planning staff may reach them if a question or concern arises regarding their Home-Sharing Registration application. The phone number and email address provided must belong to the applicant and not to anyone other than the applicant. For privacy reasons, the Department will not discuss an application for a Home-Sharing Registration with anyone other than the applicant via the phone number or email address provided in the application.

Can I have more than one Home-Sharing registration at a time?

No. A person/rental unit may only have one Home-Sharing registration at a given time. Per the Home-Sharing Ordinance and Administrative Guidelines, a rental unit may only have one Home-Sharing registration. Any duplicate registrations/applications will be denied.

Can I use my Home-Sharing registration for more than one property or dwelling unit?

No. Hosts must use the Home-Sharing registration issued specifically for the rental unit being advertised. Using a Home-Sharing registration to advertise a different dwelling unit may be subject to enforcement action.

What areas of a home can be used for Home-Sharing?

Home-Sharing may occur in a structure approved for residential use by definitions established by the Los Angeles Department of Building and Safety (LADBS). Residential use may include just a bedroom or an entire unit, but not a non-residential space such as an attic, garage, recreation room, storage room, storage shed, temporary structure, or a trailer or vehicle.

Can Hosts rent out several rooms separately?

Hosts may maintain several listings for the registered property; however, Hosts may only allow one listing to be booked at a given time.

For example, a Host may have two separate listings for two separate bedrooms in their home but may only rent to one set of guests under one booking at a given time.

Do I need a Business Tax Registration Certificate (BTRC) to participate in Home-Sharing?

Yes. All registered Hosts are required to comply with the requirements of the Transient Occupancy Tax (TOT) as determined by the Office of Finance.

The following describes how Applicants may demonstrate compliance with the TOT registration requirement.

  1. Applicants that already have a Business Tax Registration Certificate (BTRC) or transient account with the Office of Finance pursuant to LAMC Section 21.7.6 prior to applying for a Home-Sharing Registration, may provide the assigned BTRC number to the Department via the Online Registration Portal upon applying. If your BTRC is not provided on your application and a Home-Sharing registration is issued, you will be required to obtain a BTRC with the appropriate TOT classification from the Office of Finance once operating as a Host.
  2. Applicants who do not have an existing BTRC number may continue to apply for a Home-Sharing registration through the Online Registration Portal. If a Home-Sharing registration is issued, the Applicant will be required to obtain a BTRC with the appropriate TOT classification from the Office of Finance before operating as a Host.

Upon applying for a registration renewal or Extended Home-Sharing registration, the Applicant may be required to provide documentation demonstrating compliance with the TOT requirements, including proof of registration with the Office of Finance, if applicable.

Do I need to obtain a Police Permit and how do I get one?

Yes. Effective July 1, 2024, the Responsible Hotel Ordinance requires operators of short-term rentals to obtain a Police Commission Permit.

Police Commission permits are administered by the Los Angeles Police Department (LAPD). For questions regarding Police Commission permits and/or the Responsible Hotel Ordinance, please email rentals@lapd.online or visit the LAPD Hotels and Short-Term Rentals Section webpage.

How do I find out if my property is subject to a Housing restriction? If my property is subject to one of the Housing restrictions, can I still participate in Home-Sharing?

Dwelling units subject to the Rent Stabilization Ordinance (RSO), an Affordability Covenant, or Low-Income restrictions are not eligible for Home-Sharing.

The status of a property may be reviewed under the “Housing” tab on ZIMAS. Because ZIMAS may not reflect the status of individual dwelling units, applicants may be required to obtain a Letter of Determination (LOD) from the Los Angeles Housing Department (LAHD). The LAHD RSO Determinations Unit may be reached at 213-928-9075 for this request.

Additional information on rent control and related restrictions is available on the LAHD website.

Owner-occupied units may be exempt from certain LAHD requirements and fees; however, they remain subject to the RSO and to the restrictions of the Home-Sharing Ordinance.

How do I find out if my property is subject to the Ellis Act?

Home-Sharing is not allowed on a property that was subject to an Ellis Act removal within the last five (5) years.

You may refer to the “Housing” tab on ZIMAS to determine the status of your property. Because ZIMAS may not reflect the status of individual dwelling units, applicants may be required to obtain a Letter of Determination (LOD) from the Los Angeles Housing Department (LAHD). The LAHD RSO Determinations Unit may be reached at 213-928-9075 for this request.

The Ellis Act is a provision in California Law (Government Code section 7060-7060.7) that provides landlords in California with a legal way to leave the rental market business. For more information about the Ellis Act, please refer to the LAHD website.

How do I proactively prohibit Home-Sharing on my property?

Property owners may proactively prohibit tenants from legally registering their dwelling unit for Home-Sharing via the Home-Sharing Application & Registration Portal (HARP). Please refer to the form within HARP for complete instructions and requirements.

How do I revoke authorization to conduct Home-Sharing on my property?

If you are the legal property owner of record and would like to revoke your authorization for your tenant to participate in Home-Sharing at your property, you must complete and submit the Property Owner’s Revocation of Previous Authorization to Conduct Home-Sharing form to planning.home-sharing@lacity.org. This revocation form can be found on the ‘Resources’ tab of the Home-Sharing webpage and must have your signature notarized.

How do I authorize my tenant to conduct Home-Sharing?

If you are the legal property owner of record and would like to authorize your tenant to participate in Home-Sharing at your property, you must complete and submit the Property Owner Authorization to Conduct Home-Sharing form. This form must have your signature notarized and must be provided by the tenant to their Home-Sharing application.

Tenants must provide a new copy of the Property Owner Authorization form when submitting an application. This Property Owner Authorization can be found on the ‘Resources’ tab of the Home-Sharing webpage and must be completed within 30 days of its submission date.

What should I do if my tenant is short-term renting without my permission, and can I be held responsible?

For Unregistered Properties

  • If your tenant is short-term renting your property without your permission and the property does not have a valid Home-Sharing registration, please fill out the Unregistered Short-Term Rental Report form.
  • Additionally, please email City Planning at planning.home-sharing@lacity.org with the tenant’s information and any listings that are currently active.

It is the Property Owner’s responsibility to confirm if the property is compliant, but City Planning can assist as needed.

For Registered Properties

  • If your tenant is short-term renting your property without your permission and the property does have a valid Home-Sharing registration, please contact City Planning at planning.home-sharing@lacity.org and provide the registered address and HSR number for next steps.

Please Note

  • As the legal property owner, you may be held responsible for illegal Short-Term rental activity taking place on your property.
  • To confirm if a property is registered for Home-Sharing please refer to the Home-Sharing Public Records Portal.

What is an Accessory Dwelling Unit (ADU)?

An Accessory Dwelling Unit (ADU) is a secondary residential dwelling unit located on the same lot as a main residence that provides independent living facilities, including permanent provisions for living, sleeping, cooking, and sanitation. An ADU is valid if it has been issued a Certificate of Occupancy identifying the structure as an ADU issued by the Los Angeles Department of Building and Safety (LADBS).

For more information on ADUs, please go to the LADBS website.

Can I host in my Accessory Dwelling Unit (ADU)?

An ADU with a building permit application and paid plan check fees submitted on or after January 1, 2017 can only be registered for Home-Sharing if it has a Certificate of Occupancy for the ADU issued by LADBS and is the Host’s primary residence. Hosts are not permitted to register an ADU for Home-Sharing if it has not yet been issued a Certificate of Occupancy.

For more information on ADUs, please go to the LADBS website.

While the City will refer to its own building permit records, the Applicant may also be required to submit additional documentation needed to verify the building permit application date and habitability of the ADU, including, but not limited to, a dated copy of the submitted building permit application and/or a copy of the Certificate of Occupancy.

Can I host in my Accessory Dwelling Unit (ADU) and main home?

Home-Sharing may only occur in a Host's primary residence, (i.e., the dwelling unit where they reside for more than half of the year). Therefore, a Host’s primary residence may be the ADU or the main home, but not both.

Hosts may only use their Home-Sharing registration number for listings that advertise the address they registered. You may not use the same Home-Sharing registration for more than one address, even if the other address is on the same property.

For more information on ADUs, please go to the LADBS website.

How do I apply for Home-Sharing and what is the processing time for an  application?

If you live within the City of Los Angeles and plan on Home-Sharing your primary residence as a Short-Term Rental, you must apply for a Home-Sharing registration using the Home-Sharing Application and Registration Portal (HARP). The registration portal contains step-by-step instructions to guide you through the application process. Please review all eligibility requirements before applying.

Applications are reviewed in the order received. Please note that an application may not be approved upon initial review and may require corrections.

Home-Sharing registration update emails are sent from no-reply@mg.hostcompliance.com to the email address provided in the application. It is recommended to safelist the email address no-reply@mg.hostcompliance.com to ensure that all communications are sent to your main inbox and/or regularly check your spam/junk folder if you cannot locate these emails.

What forms of identification are acceptable?

The applicant must provide an original copy of one of the photo identification (ID) documents issued by the State of California described below, showing their true full name and the street address where the proposed Home-Sharing use will take place.

  • Valid California driver's license issued by the California Department of Motor Vehicles (DMV)
  • Valid California identification card issued by theDMV

No alternative forms of identification will be considered. All documents must be true and authentic.

What primary residence documents are acceptable?

All applicants must provide two proof of primary residency documents that shows the applicant’s true full name and address they are attempting to register for Home-Sharing.

  • One (1) Property Tax Bill from the Los Angeles County Treasurer and Tax Collector’s Office showing Homeowner’s Exemption; or
  • One (1) Los Angeles Department of Water & Power (LADWP) electricity bill; or
  • One (1) Vehicle Registration Certificate from the State of California Department of Motor Vehicles (DMV); or
  • One (1) Voter Registration Card or Voter Registration Abstract from the Los Angeles County Registrar-Recorder/County Clerk; or 
  • One (1) Internal Revenue Service (IRS) Account Transcript or File Return Transcript; or
  • One (1) or two (2) different Notices or Statements from a State of California or United States Federal Government Assistance Program showing proof of received benefits (e.g. Verification of Benefits document); or
  • One (1) Jury Summons issued by the Los Angeles Superior Court or United States District Court.

No alternative documents will be considered. All documents must be true and authentic.

How does City Planning verify property ownership?

City Planning reviews City and/or County records to verify property ownership. Only the person named in City and/or County records as the property owner will be considered the legal property owner.

How do I input my address on the application?

Please enter your complete property address, including the street number, street name, city, state, and zip code (e.g., 200 N Spring St, Los Angeles, CA 90012). If your property has a unit number, please include it on your application.

The address provided must match how it appears in LADBS permit records. You can use ZIMAS to look up your address, verify permit records, and find your Assessor Parcel Number (APN).

How will I know if I have been approved for Home-Sharing?

When an application for Home-Sharing is found to be in compliance with the Ordinance and the Administrative Guidelines, the City’s Home-Sharing Application and Registration Portal (HARP)  will automatically notify the applicant via email of their approval. The Host will be issued a Registration Certificate and may begin Home-Sharing activity.

When the application for a RHS Registration is found to be in compliance with the Ordinance and the Administrative Guidelines, the City’s vendor, Host Compliance, will notify the applicant via email of their approval. The Host will be issued a Regular Home-Sharing Registration Certificate and may begin Regular Home-Sharing activity.

When the application for an EHS Registration is found to be compliant with the Ordinance and the Administrative Guidelines, the City’s vendor, Host Compliance, will notify the applicant via email that they are eligible for Extended Home-Sharing and will request payment of the non-refundable mailing notification fees. Once all required fees are paid, the Host will be issued an Extended Home-Sharing Registration Certificate and may begin Extended Home-Sharing activity. If all required fees are not received within 30 days of the original eligibility approval date, the Extended Home-Sharing application will be withdrawn.

What do I do if my application for a Home-Sharing registration was rejected, denied or withdrawn?

If an application for a Home-Sharing registration was rejected, applicants will have 45 days from the original application rejection date to make necessary corrections or submit required documents. Failure to update or submit required documents within the 45-day period will result in the application being withdrawn.

Corrections are to be submitted via the online Home-Sharing Application and Registration Portal (HARP). If there are issues uploading corrections to an application, please email our technical support team at support+los-angeles-ca@hostcompliance.com. Please provide your name, registered address, and registration number in your email.

If the applicant still wishes to participate in Home-Sharing after their Home-Sharing registration has been denied or withdrawn, they must submit a new or renewal application (if applicant has previously participated in Home-Sharing) and pay any applicable costs and fees again. There are no appeals of closed, denied, or withdrawn applications.

Home-Sharing registration update emails are sent from no-reply@mg.hostcompliance.com to the email address you provided in your application. Please safelist the email address no-reply@mg.hostcompliance.com to ensure you are always notified about any application updates, and review your spam/junk folder if you cannot locate this email in your inbox.

How can I check on the status of my Home-Sharing application and how will I be notified of application updates?

Login to the online Home-Sharing Application and Registration Portal (HARP). Navigate to the Dashboard where you will be able to view all Home-Sharing registration applications that have been created along with the status of each (pending, active, denied, etc.).

Home-Sharing registration update emails are sent from no-reply@mg.hostcompliance.com to the email address provided in the application. Please safelist the email address no-reply@mg.hostcompliance.com to ensure you are always notified about any application updates, and review your spam/junk folder if you cannot locate this email in your inbox.

What does the status of my Home-Sharing application mean?

  • Pending: An application is currently pending staff review. Applications are reviewed in the order received. Please note that an application may not be approved upon initial review and may require corrections.
  • Rejected: An application has been reviewed by staff and has been rejected (corrections can be made). Applicants have 45-days from the date the application was originally rejected to make corrections.
  • Denied: An application has been reviewed by staff and has been denied (corrections cannot be made) or it is past the 45-day window to make corrections. If an applicant still wishes to participate in Home-Sharing after an application has been denied, they must submit a new application and pay any applicable costs and fees again. There are no appeals of denied applications.
  • Active: The property has successfully registered for Home-Sharing.
  • Expired: The Home-Sharing registration has expired as indicated by the expiration date found on the Home-Sharing certificate. If an applicant still wishes to participate in Home-Sharing after a registration has expired, they must submit a new renewal application and pay any applicable costs and fees again.

 Always refer to the most recent update email from no-reply@mg.hostcompliance.com for an explanation on the status of your Home-Sharing application.

Why am I not receiving any emails about the status of my application?

Home-Sharing registration update emails (application approvals, application denials, requests for corrections, etc.) are sent from no-reply@mg.hostcompliance.com to the email address provided in the application. Please safelist the email address no-reply@mg.hostcompliance.com to ensure you are always notified about any application updates, and review your spam/junk folder if you cannot locate this email in your inbox. This may require that you update the filter and forwarding settings of your email account to prevent the automatic removal or deletion of emails from no-reply@mg.hostcompliance.com.

I did not pay the EHS Neighborhood Notification mailing fees within 30 days of application approval, what do I do now?

If all required fees for Extended Home-Sharing, including the neighborhood notification mailing fee, are not received within 30 days of the original eligibility approval date, the Extended Home-Sharing application will be withdrawn.

If you would like to reapply for an Extended Home-Sharing registration, please follow the instructions below based on your current registration status:

Applicants with an active RHS/EHS registration:

Applicants without an active RHS/EHS registration:

  • If you still wish to participate in Home-Sharing after your application has been withdrawn and your previous Home-Sharing registration has expired, you must submit a renewal application for a RHS registration using the HARP. If your renewal RHS application is approved, you may then submit a new application for an EHS registration.

Who do I contact if I am having technical issues with my application?

If you are having technical issues, please email our technical support team at support+los-angeles-ca@hostcompliance.com. Please provide your name, registered address, and registration number in your email.

 

What are the next steps after successfully registering for Home-Sharing?

Now that your property has been successfully registered for Home-Sharing, please ensure the following:

HOST REQUIREMENTS
Only List with a Valid Registration Number A Host may not participate in Home-Sharing unless all listings clearly display their City-issued Home-Sharing Registration Number. In the event that a Host’s Registration Number becomes invalid, the Host must remove all listings within 24 hours.
 
Report Listings Advertising the Registered Rental Unit Any Hosting Platform on which a Host’s unit is listed and was not reported at the time of registration must be reported to the City within 24 hours via the online Home-Sharing Application and Registration Portal (HARP).
 
Provide a Guest Code of Conduct Every Host shall provide a Code of Conduct to guests that includes information on how to address behavioral, safety, security, and other matters.
 
Preserve Home-Sharing Records The Host shall keep and preserve, for a minimum period of three years, copies of all records regarding each Home-Sharing stay. To satisfy this requirement, the Host must complete the Home-Sharing Records Worksheet issued by the Department for each Short-Term Rental Listing advertising the registered Short-Term Rental unit.
 
Pay the Per-Night Fee (PNF) All Home-Sharing activity in a given month is subject to PNF, which is in addition to the Home-Sharing registration application fee. Hosts using a Hosting Platform without a Platform Agreement with the City must remit the PNF to the City themselves using the HARP.
 
Obtain a Business Registration Tax Certificate (BTRC) All Hosts are required to obtain a BTRC with the appropriate TOT classification from the Office of Finance. To register and obtain a certificate, please visit the Office of Finance website.
 
Comply with Transient Occupancy Tax (TOT) Requirements The Host shall fully comply with all requirements of the TOT (Article 1.7 of the LAMC and successor Sections) as determined by the Office of Finance. This includes the collection and monthly remittance of the TOT.
 
No More than One Group of Guests at a Given Time The Host is not allowed to rent all or a portion of your primary residence for the purposes of Home-Sharing to more than one group of guests or under more than one booking at any given time.
 
Responsible for Nuisance Violations A Host may be responsible for any nuisance violations, as described in LAMC Sections 12.27.1.B and 13B.6.2, arising at their primary residence during Home-Sharing activities. The Host, or Property Owner of the Host’s primary residence if not owned by the Host, may be assessed a minimum inspection fee, as specified in LAMC Section 98.0412, for each site inspection.
 
Consent to City Review of Home-Sharing Records On the Home-Sharing registration application, a Host shall acknowledge and consent to the Office of Finance and other City agencies’ inspection of records at all reasonable times and places for purposes of enforcement of this subdivision.
 
Fire, Life, Safety Equipment and Information Requirements Every Host shall provide and maintain working fire extinguishers, smoke detectors, and carbon monoxide detectors, in compliance with fire, life and safety codes; information related to emergency exit routes on the property and contact information.
 
Fire Hazard Disclosure and No-Smoking Notice Requirements Every Host that lists a primary residence located in a Very High Fire Hazard Severity Zone designated by the City of Los Angeles Fire Department pursuant to Government Code Section 51178 shall include in all Host listings and post written notices on any patio or deck that smoking is not permitted in any exterior of the property.
 
Authorization for Hosting Platform Data Sharing with the City Every Host shall authorize any Hosting Platform on which his or her primary residence is listed to provide to the City the Host listing and other information described in LAMC Sections 12.22 A.32 (f)(4) and 5C.3.2.I.4.
 
Consent to Receive City Notices and Citations by Mail Every Host must consent to receive all City notices and citations regarding their Home-Sharing registration by U.S. mail.
 
Expiration of a Home-Sharing Registration Hosts must cease advertising their Short-Term Rental on all applicable Hosting Platforms immediately upon expiration of a Registration Number.
 
Withdrawal of a Home-Sharing Registration Hosts must cease advertising their Short-Term Rental on all applicable Hosting Platforms immediately if the Host no longer meets the primary residence requirement. If a Host no longer resides in the primary residence used for Home-Sharing, they must contact the Department at planning.home-sharing@lacity.org to withdraw their registration.
 
Update Contact Information A Host shall update their personal contact information, where they may be reached by Department staff should a question or concern arise regarding their Home-Sharing Registration, when changes are made to such information as soon as practicable, but no later than thirty (30) days after the change is made.
 

 

Where do I report my advertised listings?

Please log into the online Home-Sharing Application and Registration Portal (HARP), navigate to the Dashboard, select your current registration, and click “Update Listing Sites.” Hosts must provide this information to the City via the HARP within 24 hours of the Host advertising their property on any Hosting Platform.

Where do I display my Home-Sharing registration number?

Hosts are required to display a valid City-issued Home-Sharing Registration Number on all listings in order to participate in Home-Sharing. If a Registration Number becomes invalid, the Host must remove all short-term rental listings within 24 hours.

Listings that do not display a valid City-issued Home-Sharing Registration Number are subject to enforcement action.

Are there standards of behavior for Home-Sharing guests? Who must receive a copy of the Code of Conduct?

Yes. Hosts will be responsible for providing a Code of Conduct to all guests, which will include information on safety and security requirements as well as good-neighbor principles. The Host may be responsible for any nuisance violations which occur at the property, even if they are committed by guests.

Are Hosts responsible for nuisance violations?

Hosts may be responsible for any nuisance violations, as described in LAMC Section 12.27., arising at their primary residence during Home-Sharing activities. The Host, or owner of the Host’s primary residence if not owned by the Host, may be assessed a minimum inspection fee, as specified in LAMC Section 98.0412, for each site inspection.

My registration is expiring soon, what do I need to do to continue Home-Sharing?

You may renew your Home-Sharing registration up to 60 days before the expiration date listed on your Home-Sharing registration certificate. If you would like to renew your Home-Sharing registration, you must do so using the online Home-Sharing Application and Registration Portal (HARP).

Courtesy registration renewal reminders are typically emailed at least 60 days before a registration expires. Please note, it is a Host’s responsibility to remain up to date on renewing their Home-Sharing Registration in a timely manner. Home-Sharing registration update emails (application approvals, application denials, requests for corrections, etc.) are sent from no-reply@mg.hostcompliance.com to the email address you provided in your application. Please safelist the email address no-reply@mg.hostcompliance.com to ensure you are always notified about any application updates, and review your spam/junk folder if you cannot locate this email in your inbox.

I have an EHS registration, can I change back to a RHS registration? 

Yes, during application renewal. If you do not wish to renew your EHS registration when it expires and would like a RHS registration, you must submit a renewal application for a RHS registration using the Home-Sharing Application and Registration Portal (HARP). You will be able to submit a renewal application for EHS or RHS once your registration is able to be renewed (approximately 60 days before expiration).

What are Home-Sharing records and when am I required to submit them?

Hosts must keep and preserve copies of all records regarding each Home-Sharing stay for at least three years. Hosts are required to submit a Home-Sharing Records Worksheet in the following situations:

HOME-SHARING RECORDS WORKSHEET REQUIREMENTS
Initial EHS Applications If a Host has not held a valid Home-Sharing registration for at least six months, they must submit evidence of hosting activity by completing and submitting a Home-Sharing Records Worksheet showing 60 days booked for the current registration period.
 
RHS and EHS Renewal Applications 

Hosts must complete a Home-Sharing Records Worksheet showing all bookings made during the registration year. A Home-Sharing Records Worksheet is not required for any listing on a Hosting Platform with a valid Platform Agreement with the City.*

Hosts must still complete the Home-Sharing Records Worksheet for listings without any booking activity by indicating zero bookings in the prior registration period and must additionally provide proof of zero bookings.

Per the Home-Sharing regulations, Hosts are required to keep and preserve, for a minimum period of three years, all records regarding each Home-Sharing stay. City Planning reserves the right to request any of these Home-Sharing records for the purpose of verifying compliance.
 


How do I pay for the Per-Night Fee?

All registered Hosts are required to submit monthly reports on their Short-Term Rental activity via the Home-Sharing Application and Registration Portal (HARP).

Please carefully review the steps below to accurately report your bookings:

  • If you have not had any Short-Term Rental activity in the past month, you must still submit a report for “0” (zero) nights.
  • If you only book through Hosting Platforms with a Platform Agreement, you must still submit a report for “0” (zero) nights. Those platforms will collect the nightly fees and send them to the City automatically.
  • If you book through any Hosting Platform without a Platform Agreement, submit a report for the number of hosted nights.
  • If you book through Hosting Platforms with a Platform Agreement in addition to other Hosting Platforms without a Platform Agreement, submit a report for the number of Hosted nights not including nights Hosted through any Hosting Platforms with a Platform Agreement. Those platforms will collect the nightly fees and send them to the City automatically.
REPORTING PER-NIGHT FEES
  STR Bookings only on Hosting Platform with a Platform Agreement during registration period (see HS Certificate)
 		STR Bookings on any Hosting Platform without a Platform Agreement during registration period (see HS Certificate)
“0” Zero Nights Hosted Report zero nights through the online HARP.
 		Report zero nights through the online HARP.
Hosted Nights Do not report - Hosting Platforms with a Platform Agreement collect the nightly fee and send them to the City automatically.
 		Report - Submit a report for the number of hosted nights through the online HARP.


Failure to submit monthly Per-Night Fee reports and pay any outstanding fees may delay the renewal of your registration.

If you are experiencing issues submitting Per-Night Fee payments for previous months, please email the Home-Sharing team at planning.home-sharing@lacity.org. Please provide your name, registered address, and registration number in your email and specify which months need to be paid for.

Can a Home-Sharing registration be transferred to another individual or property?

No. A Home-Sharing registration number and/or application for a Home-Sharing registration may not be transferred or assigned to another Host/applicant or to another property.

Per the Home-Sharing Ordinance and Administrative Guidelines, a rental unit may only have one Home-Sharing registration. Any duplicate registrations/applications will be denied and/or withdrawn.

Who do I contact if I am having issues with my Home-Sharing registration number on a Hosting Platform?

If you are experiencing difficulties with your listing on a specific Hosting Platform, you must contact the customer support team of that Hosting Platform.

Who do I contact if one of my listings has been removed from a Hosting Platform?

If you are experiencing difficulties with your listing on a specific Hosting Platform, you must contact the customer support team of that Hosting Platform.

I am no longer Home-Sharing, how do I withdraw my registration?

If you no longer wish to participate in Home-Sharing, please email planning.home-sharing@lacity.org from the email address you provided in your application.

Do hosts need to be home when they are hosting guests?

No. Hosts do not need to be home when hosting guests. However, the rental unit must be the Host's primary residence, and the Host must live at the primary residence for more than six months of the calendar year.

What is the application registration process to renew a Home-Sharing registration?

A Home-Sharing registration may be renewed annually by filing an application for renewal using the online Home-Sharing Application and Registration Portal (HARP).

Applicants may apply for a Regular Home-Sharing renewal application beginning 60 days before the expiration of a registration number and anytime after. Applicants must meet the application and eligibility requirements for a Regular Home-Sharing registration and must meet additional renewal requirements:
 

RENEWAL ELIGIBILITY REQUIREMENTS
Past Compliance Affirm via e-signature that all provisions of the Home-Sharing Ordinance during the prior registration period have been met. The City may verify compliance through any available records.
 
Information Accuracy Confirm that the previous application information provided is still accurate and provide any updates.
 
Home-Sharing Records 

Hosts must complete and provide the Department-issued Home-Sharing Records Worksheet for each Short-Term Rental Listing advertising their registered dwelling unit on any Hosting Platform without a Platform Agreement.

Per the Home-Sharing regulations, Hosts are required to keep and preserve, for a minimum period of three years, all records regarding each Home-Sharing stay. City Planning reserves the right to request any of these Home-Sharing records for the purpose of verifying compliance.
 

Per-Night Fees (PNF) Hosts must report their PNF for all hosted nights booked on any Hosting Platform without a Platform Agreement.
 
Proof of Transient Occupancy Tax (TOT) Registration Upon renewal, the Host may be required to provide documentation demonstrating compliance with the TOT requirements, including proof of registration with the Office of Finance, if applicable. All Hosts must comply with the TOT requirements set forth in the L.A. Municipal Code.
 

An Extended Home-Sharing registration can be renewed annually following the same Regular Home-Sharing renewal requirements described above. However, applications for Extended Home-Sharing Registration renewals will only be accepted before the expiration of the registration.

If the Host does not submit a renewal application for their Extended-Home-Sharing Registration before it expires, they must submit a renewal application for a Regular Home-Sharing registration instead.

Additionally, if the Host no longer wants to participate in Extended Home-Sharing, they may submit a renewal application for a Regular Home-Sharing Registration instead.

What happens if I did not renew my Home-Sharing registration before it expired?

Applicants may apply for an RHS renewal application beginning 60 days before the expiration of a registration number and anytime after.

Applications for EHS renewals will only be accepted before the expiration of the registration.

If the Host does not submit a renewal application for their EHS Registration before it expires, they must submit a renewal application for an RHS registration instead. If your renewal RHS application is approved, you may then submit a new application for an EHS registration. 

What are the application fees for a Home-Sharing registration?

Home-Sharing registration fees are updated annually and are based on the Consumer Price Index for Urban Consumers (CPI-U). Please refer to the Home-Sharing webpage for up-to-date information regarding registration fees.

Application fees for a Regular Home-Sharing registration (RHS) and Extended Home-Sharing (EHS) registration are paid when the application is submitted. The required mailing notification fee for an Extended Home-Sharing application (EHS) is requested after an application has been reviewed and approved. Applicants will have 30 days from the day that the EHS application is approved to pay all required fees or their application will be withdrawn.

Are application fees refundable?

Per the Home-Sharing Administrative Guidelines, application fees are non-refundable. Applicants are informed of this policy before they submit their payment for the application fee.

What is the Per-Night-Fee and am I required to pay it?

All Home-Sharing activity in a given month is subject to the per-night fee, which is in addition to the Home-Sharing Registration application fee. The per-night fee requirements are as follows:

  • Hosting Platforms which have a signed Platform Agreement with the City shall collect and remit the per-night fee to the City on behalf of Hosts.
  • Hosts using a Hosting Platform without a Platform Agreement with the City must remit the per-night fee to the City themselves.

Hosts must use the online Home-Sharing Application and Registration Portal (HARP) to report and pay the per-night fee on a monthly basis. Hosts must submit a count of the total number of nights their primary residence was used for Home-Sharing via a Hosting Platform without a Platform Agreement each month, even if that number is zero. This monthly Home-Sharing activity reporting requirement for the per-night fee is separate from the Home-Sharing Records requirement and the Transient Occupancy Tax (TOT).

What is a Neighborhood Notification Mailing Fee?

As part of the application process for an EHS registration, applicants must pay the City or the City’s designated vendor to mail a notification of an EHS Registration to adjacent and abutting property owners and occupants. Please keep in mind that this is a courtesy notification, meaning this does not create a process for a neighbor to appeal an application for an EHS registration.

What is the Transient Occupancy Tax (TOT) and am I required to pay it?

The Office of Finance is responsible for administrating and collecting the Transient Occupancy Tax (TOT). Property owners engaged in Short-Term Rental activity within the City of Los Angeles are responsible for remitting TOT to the City of Los Angeles. Please visit the Office of Finance website for more information about the TOT and the current TOT tax rate.

If you have any questions regarding the TOT, please contact the Office of Finance.

My Home-Sharing Registration expired and I’m unable to submit my remaining Per-Night Fee payments. What should I do?

Please log into the online Home-Sharing Application and Registration Portal (HARP) to report and pay the per-night fee on a monthly basis. If you experience issues submitting additional Per Night Fee payments, please contact planning.home-sharing@lacity.org directly from the email that is currently associated with your Home-Sharing profile for assistance. Please provide your name, registered address, registration number and which months you would like to report payment for in your email.

How is the Home-Sharing Ordinance enforced?

The Home-Sharing Ordinance prohibits listing a Short-Term Rental without a valid city issued registration number. Rentals advertised for 30 nights or longer are exempt from these regulations.

Listings without a valid registration are considered non-compliant and may lead to issuance of a citation by the Los Angeles Housing Department (LAHD) or the Los Angeles Department of Building and Safety (LADBS). City Planning is not an enforcement agency and does not issue citations.

Citations may also be issued by one of the City’s enforcement agencies for other Home-Sharing violations. To view all enforceable violations set out by the Home-Sharing Ordinance, refer to the “Prohibitions section of the Ordinance and Home-Sharing Administrative Guidelines.

A Home-Sharing registration may be suspended or revoked, if a Host receives the required number of citations issued by a City enforcement agency, as follows:

SUSPENSION & REVOCATION THRESHOLD
  Regular Home-Sharing
 		Extended Home-Sharing
Suspension Two citations issued within a registration year* will result in a 30-day suspension of the registration.
 		N/A
Revocation Three citations issued within a registration year* will result in revocation of the registration.
 		Two citations within the registration year* will result in the revocation of the registration and a two year suspension.


* A registration year is measured from the date the registration number was issued or last renewed.

Where can I check if a property is registered for Home-Sharing or if a Home-Sharing citation has been issued?

To find the registration status of a property  and/or if a Home-Sharing citation has been issued to a property, please refer to the Home-Sharing Public Records Portal.

If you encounter any issues or are unable to retrieve the desired information, please submit a request pursuant to the California Public Records Act (PRA) by emailing planning.custodianofrecords@lacity.org.

How can I report problems/disruptions at registered Short-Term Rentals?

To report disruptive activity to the registered Host of a Short-Term Rental, please call the 24/7 Complaint  Line at 213-267-7788. If the property is registered, the Home-Sharing Emergency Contact will be notified of issues at the property. Please note that emergency contact information is only available for registered properties.

For specific issues occurring at a Short-Term Rental, please contact the following enforcement agencies below:

  • Emergencies or violent crimes: Call 911.
  • Excessive noise, unruly gatherings (party houses), and criminal activity: Contact the LAPD non-emergency line at 877-275-5273.
  • Trash/litter concerns: Contact Los Angeles Sanitation and  Environment (LASAN) at 800-773-2489.
  • Parking issues: Contact the Los Angeles Department of Transportation (LADOT) at 213-485-4184 or 818-374-4823.
  • Fire hazards: Contact the Los Angeles Fire Department (LAFD) t at 213-978-3800 or 800-994-4444.
  • Building code violations in single-family homes or condominiums: Contact LADBS at 213-473-3231 or visit LADBS - Code Enforcement.
  • Building code violations in multifamily dwellings (including single-family homes with an ADU) and apartments: Contact LAHD at 866-557-7368 or visit LAHD - Report a Code Violation.

For a complete list of City Services, visit the MyLA311 website or dial 3-1-1 or 213-473-3231.

How can I report an unregistered Short-Term Rental?

To report an unregistered Short-Term Rental, please complete an Unregistered Short-Term Rental Report. This form is only to report Short-Term Rentals without a valid Home-Sharing registration number. Please refer to the Home-Sharing Public Records Portal if you are unsure if a Short-Term rental is unregistered.

For issues occurring at an unregistered Short-Term Rental besides operating as an unregistered short-term rental, please contact the following enforcement agencies below:

  • Emergencies or violent crimes: Call 911.
  • Excessive noise, unruly gatherings (party houses), and criminal activity: Contact the Police Department non-emergency line at 877-275-5273.
  • Trash/litter concerns: Contact LASAN at 800-773-2489.
  • Parking issues: Contact LADOTn at 213-485-4184 or 818-374-4823.
  • Fire hazards: Contact LAFD at 213-978-3800 or 800-994-4444.
  • Building code violations in single-family homes or condominiums: Contact the Department of Building and Safety at 213-473-3231 or visit LADBS - Code Enforcement.
  • Building code violations in multifamily dwellings (including single-family homes with an ADU) and apartments: Contact the Housing Department at 866-557-7368 or visit LAHD - Report a Code Violation.

I received a Home-Sharing citation, what do I do?

Home-Sharing Citations
Please refer to the Administrative Citation Enforcement (ACE) Program for instructions to resolve a Home-Sharing Citation.

Please note Home-Sharing is not allowed on a property or by any Host that is subject to any open/pending citation. A citation will be considered “open”/unresolved if it is pending a review or hearing, even if the fine has been paid.

All Other Citations/Violations (Not a Home-Sharing Citation)
Please contact the City agency that issued the citation for guidance to resolve the citation/violation.

For a complete list of City Services, visit the MyLA311 website or dial 3-1-1 or 213-473-3231.

More than one citation has been issued to my property, why can't I have an EHS?

In order to be eligible for a ministerial review of an application for an Extended Home-Sharing registration, the Host, registered dwelling unit, and/or property may have no more than one citation/violation issued within the prior three years. Otherwise, the applicant may submit an application for discretionary review.

A discretionary review of an application for an Extended Home-Sharing Registration is required if a Host would like to participate in Home-Sharing beyond 120 days in a calendar year and more than one citation has been issued to the Host, registered dwelling unit, and/or property within the prior three years of the application date.

Please visit the Home-Sharing webpage for complete instructions on submitting a discretionary review of an application for an Extended Home-Sharing Registration.

What is the Home-Sharing Application and Registration Portal?

The Home-Sharing Application and Registration Portal (HARP) is where applicants can submit Home-Sharing applications, renew registrations, and/or pay their Per-Night Fees. Within HARP, applicants can view their Dashboard that displays an overview of Home-Sharing applications and/or registrations (pending, active, denied, expired, etc.). Inactive applications and registrations cannot be viewed on the HARP.

Do I need to make an account for the online Home-Sharing Application and Registration Portal (HARP)?

Yes, you will need to create an account if you currently have an active Home-Sharing registration or if you would like to apply for a new Home-Sharing registration. Please note that you will only need to create an account once. If you already have a pending application or active registration, you must use the same email address you provided on your application in order to successfully connect.

To create an account on the online Home-Sharing Application and Registration Portal (HARP), please follow the below steps:

  • http://planning4la.org/HARP
  • Click on ‘Create An Account’
  • Fill in your email address and password
  • Confirm your password
  • Click “Submit”

After submitting the above information, a verification email will be sent out. Once you have completed the verification process, you can log into the portal with your credentials.

I have an existing application / registration, how do I make an account for the online Home-Sharing Application and Registration Portal (HARP)?

Please follow the steps outlined above to create a new account in the online Home-Sharing Application and Registration Portal (HARP). If you already have a pending application or active registration, you must use the same email address you provided on your application in order to successfully connect.

Once you have logged into the portal, please click on ‘Connect an Existing Registration to your Account.’  You will be prompted to provide the email associated with your registration. Once entered, you will be emailed a six-digit verification code.

How do I apply for a Home-Sharing registration on the online Home-Sharing Application and Registration Portal (HARP)?

If you have never been issued a Home-Sharing registration number for the unit, you may apply for a new Regular Home-Sharing (RHS) registration by following the steps below:

  • From the “‘Home’ page, under ‘Submit a New Regular Home-Sharing Application,’ click on “Start Application”
  • Verify your account information and the eligibility criteria
  • Fill out the required application information
  • Verify all required information is provided
  • Submit the application

If you already have a Home-Sharing registration number for the unit and would like to apply for a new Extended Home-Sharing registration or a Renewal Regular/Extended Home-Sharing (EHS) registration, navigate to your Dashboard and submit an application for your existing registration, if eligible.

You can check on the status of your application in the Dashboard, which will show an overview of all of your Home-Sharing applications/registrations.

Application statuses are as follows:

  • Pending: An application is currently pending staff review. Applications are reviewed in the order received. Please note that an application may not be approved upon initial review and may require corrections.
  • Rejected: An application has been reviewed by staff and has been rejected (corrections can be made). Applicants have 45-days from the date the application was originally rejected to make corrections.
  • Denied: An application has been reviewed by staff and has been denied (corrections cannot be made) or it is past the 45-day window to make corrections. If an applicant still wishes to participate in Home-Sharing after an application has been denied, they must submit a new application and pay any applicable costs and fees again. There are no appeals of denied applications.
  • Active: The property has successfully been registered for Home-Sharing.
  • Expired: The Home-Sharing registration has expired as indicated by the expiration date found on the Home-Sharing certificate. If an applicant still wishes to participate in Home-Sharing after a registration has expired, they must submit a new renewal application and pay any applicable costs and fees again.

Can I make updates to my Home-Sharing profile?

Updates and/or changes to a Home-Sharing profile will be approved on a case-by-case basis to ensure that Home-Sharing accounts are not transferred to other Hosts/applicants or to other properties.

Please contact planning.home-sharing@lacity.org directly from the email that is currently associated with your Home-Sharing profile for assistance. Please provide your name, registered address, registration number and proposed updates in your email.

Can I update the email that is associated with my Home-Sharing account?

This will only be approved on a case-by-case basis to ensure that Home-Sharing accounts are not transferred to other Hosts/applicants or to other properties.

Please contact planning.home-sharing@lacity.org directly from the email that is currently associated with your Home-Sharing profile for assistance. Please provide your name, registered address, and registration number in your email.

If you are unable to access the email address associated with your registration, please contact planning.home-sharing@lacity.org.

For privacy reasons, City Planning can only respond to inquiries regarding a specific Home-Sharing application or registration that comes from the email address provided in their account.

I am having issues with the online Home-Sharing Application and Registration Portal (HARP), who do I contact for technical support?

If you encounter any technical issues with the online Home-Sharing Application and Registration Portal (HARP), please email our technical support team directly (support+los-angeles-ca@hostcompliance.com) to report any issues.

How can I check if a Short-Term Rental is registered?

To confirm if a property is registered for Home-Sharing please refer to the Home-Sharing Public Records Portal. The portal allows users to:

  • Check the Home-Sharing Registration number provided by a Host and/or Listing
  • Verify the Short-Term Rental Listing address provided by a Host and/or Listing
  • View complaint and enforcement history associated with a specific property

If you encounter any issues or are unable to retrieve the desired information, please submit a request pursuant to the California Public Records Act by emailing planning.custodianofrecords@lacity.org.

If the listing is unregistered, you may report the unregistered Short-Term Rental, by completing an Unregistered Short-Term Rental Report.

How do I report an issue I had at a Short-Term Rental?

For specific issues occurring at a Short-Term Rental, please contact the following enforcement agencies below:

  • Emergencies or violent crimes: Call 911.
  • Excessive noise, unruly gatherings (party houses), and criminal activity: Contact the LAPD non-emergency line at 877-275-5273.
  • Trash/litter concerns: Contact LASAN at 800-773-2489.
  • Parking issues: Contact LADOT at 213-485-4184 or 818-374-4823.
  • Fire hazards: Contact LAFD at 213-978-3800 or 800-994-4444.
  • Building code violations in single-family homes or condominiums: Contact LADBS at 213-473-3231 or visit LADBS - Code Enforcement.
  • Building code violations in multifamily dwellings (including single-family homes with an ADU) and apartments: Contact LAHD at 866-557-7368 or visit LAHD - Report a Code Violation.

For a complete list of City Services, visit the MyLA311 website or dial 3-1-1 or 213-473-3231.

What is the Guest Code of Conduct?

Hosts are required to provide all Home-Sharing guests on their property with the Guest Code of Conduct, which includes information on safety and security requirements as well as good-neighbor principles.

We ask you to please observe the following City of Los Angeles rules and regulations for Home-Sharing, including but not limited to:

  • Noise: There shall be no use of sound amplifying equipment (defined in LAMC Section 111.01(j)) after 10:00 pm and no evening outdoor congregations of more than 8 people (excluding children) during Home-Sharing activities. Home-Sharing activities are also subject to the noise regulations in the LAMC, as well as the “Party House Ordinance” (LAMC Section 41.58.1) which prohibits loud or unruly gatherings, so please keep voices and other sound to a reasonable level.
  • Commercial Uses: Non-residential commercial uses including, but not limited to, sales or exchange of products, events that charge a fee, or the promotion, display or servicing of any product is not permitted.
  • Safety: Every home-sharing unit shall be maintained with working fire extinguishers, smoke detectors, and carbon monoxide detectors, shall be in compliance with fire, life and safety codes; as well as provide information related to emergency exit routes on the property and contact information, including the contact information of the Host or a designated responsible agent of the Host. If any of these safety features are not provided, please notify the Host or the City by calling the 24/7 Complaint Line at 213- 267-7788.
  • Number of Guests: No more than 2 overnight adult guests (18+) are allowed per habitable room, not including kitchens, during home-sharing activities. Children under age 18 are not counted towards this occupancy limit.
  • Fire Zones: If you are renting a residence located in a Very High Fire Hazard Severity Zone (VHFHSZ), smoking is not permitted in any exterior of the property. Written notices shall be posted on any patio or deck that is located in a VHFHSZ.

 What information do I need to report an unregistered Short-Term Rental?

To better assist in enforcement efforts against unregistered Short-Term Rental properties, please submit an Unregistered Short-Term Rental Report and provide the specific Short-Term Rental listing URL, the address and the unit number of the unregistered property.

Frequently asked questions

1. What is the 2021-2029 Housing Element Rezoning?
2. What is the role of the Regional Housing Needs Assessment (RHNA)?
3. Why do we need the Citywide Housing Incentives Program?
4. How does the Citywide Housing Incentive Program address racial equity?
5. What is “Access to Opportunity”?
6. Will sites identified in the Housing Element be rezoned?
7. Does the Housing Element Rezoning require us to build housing?
8. What is the relationship between the Citywide Housing Incentives Program and the Community Plans update program?
9. What penalties would Los Angeles face if the rezoning target is not met (non-compliance)?
10. How is Affordable Housing defined?
11. Where can Angelenos obtain information on finding Affordable Housing?
12. What outreach strategies are being developed to engage with historically excluded communities?
13. How can the public be involved in the development of the Rezoning Program?
14. Where can I read the 2021-2029 Housing Element?
15. How is the Adaptive Reuse Update a part of the City’s Rezoning Program?
16. Will there be affordability requirements for adaptive reuse projects?
17. What is considered a Protected Unit?
18. Where can I find the sites affected by the Housing Element Sites Ordinance?
19. How do the housing replacement requirements proposed in Resident Protections Ordinance and Housing Element Sites Ordinance differ with other replacement requirement policies?

1. What is the 2021-2029 Housing Element Rezoning Program? 

The City is currently working on developing the Housing Element Rezoning Program’s strategies to create the development capacity, particularly new opportunities for deed restricted affordable housing, for the City to meet its state housing obligations and provide greater housing access necessary for Los Angeles to address its diverse housing needs. The Housing Element Rezoning Program consists of several different implementation programs, including the Citywide Housing Incentive Program, Resident Protections Ordinance, Housing Element Sites Ordinance, Citywide Adaptive Reuse Ordinance, and Community Plan updates. Together, these programs will work to create the necessary zoning capacity needed to accommodate the City’s housing needs, with a strong focus on incentivizing the development of lower-income housing.

To learn more about the Citywide Housing Incentive Program concepts, check out the Strategies tab.

2. What is the role of the Regional Housing Needs Assessment (RHNA)?

RHNA is the California State-required process that seeks to ensure cities and counties plan for enough housing in their Housing Element cycle to accommodate all economic segments of the community. Every eight years, the State of California determines the number of housing units that must be accommodated by every region throughout the State. The Southern California Association of Governments (SCAG) takes that larger regional number and allocates the units among all cities and counties in the Southern California region, this is known as the Regional Housing Needs Assessment (RHNA) allocation. All jurisdictions must show they have enough adequate and suitable sites for housing development to accommodate their RHNA allocation at each income level.

If jurisdictions do not have enough zoning capacity to accommodate their RHNA allocations, they must identify within the Housing Element how they will create the necessary zoning capacity to meet their housing needs through a Housing Element Rezoning Program. For the City of Los Angeles, a rezoning need was identified, which obligates the City to adopt and effectuate a rezoning program to accommodate at least 255,432 new units of housing capacity by February 2025. To learn more about the RHNA, capacity analysis, and rezoning need click here.

3. Why do we need the Rezoning Program?

The 2021-2029 Housing Element’s zoning analysis found that the City does not have the zoning capacity necessary to accommodate its RHNA obligations. As a result, under state law, Los Angeles has a legal obligation to develop and adopt a rezoning program to create at least 255,432 new units of housing capacity by February 2025.

4. How does the Citywide Housing Incentive Program address racial equity?

Both state and federal Affirmatively Further Fair Housing (AFFH) laws require local governments to take meaningful actions through their housing programs aimed at overcoming patterns of segregation and fostering inclusive communities free from barriers that restrict access to opportunity. Many Angelenos remain largely segregated and excluded from Higher Opportunity Areas due to historic and ongoing structural inequities such as redlining, racially restrictive covenants, and exclusionary zoning. The Citywide Housing Incentive Program serves as one of the City’s commitments to AFFH and emphasizes an equitable approach that prioritizes:

  • Focusing new housing capacity in Higher Opportunity areas
  • Protecting communities vulnerable to displacement and housing pressures
  • Promoting housing near jobs and transit and away from environmentally hazardous areas
  • Maximizing affordability and community benefits

To learn more about how the program addresses equity read our blogs - What are High Opportunity Areas, Equity Report Part 1, and Equity Report Part 2.

5. What is “Access to Opportunity”?

The term “access to opportunity” refers to Angelenos’ ability to access the City’s Higher Opportunity Areas, which have a dense concentration of place-based opportunities such as high quality transit, jobs, high performing schools, and lower exposure to environmental hazards and pollutants. Each year the California Tax Credit Allocation Committee and the California Department of Housing and Community Development release maps that identify “high resource” and “highest resource” areas state-wide called TCAC/HCD Opportunity Areas Maps. These maps help guide local jurisdictions in identifying Higher Opportunity Areas.

6. Will sites identified in the Housing Element be rezoned?

State law (§65583.2(h)) required the Housing Element to identify and analyze candidate sites to be considered for future rezoning based on suitability and availability. Each site identified as a potential candidate site for rezoning is listed in the Inventory of Candidate Sites for Rezoning (Appendix 4.7) and linked to one or more specific rezoning Strategies. The Inventory of Candidate Sites for Rezoning lists many more sites and potential units than are necessary to satisfy the RHNA requirements. Sites included on the list should be considered as potential sites for rezoning consideration, not a final list of sites that will be rezoned. Other sites may be added, and listed sites may be removed or amended. A public review process will help guide future recommendations as to which sites are rezoned at which densities but should follow the Housing Element’s objective of an equitable rezoning program that furthers fair housing goals.

The Citywide Housing Incentives will be based on general criteria and will not modify the underlying zoning, however, the Community Plan programs will be looking at communities at the local level to fine tune land use designations and zoning regulations at the parcel level.

7. Does the Housing Element Rezoning Program require us to build housing?

Although the Housing Element Rezoning Program focuses on creating the zoning capacity necessary to accommodate its RHNA targets, the actual development of housing is largely conducted by the private market. Increasing the residential zoning capacity of a site does not guarantee that construction will occur on that site.

8. What is the relationship between the Citywide Housing Incentives Program and the Community Plan Update program?

The Housing Element Rezoning Program encompasses a wide array of multifaceted efforts, including the Citywide Housing Incentive Program, and updates to 16 Community Plans and three neighborhood plans. Some of these efforts have already been approved by the City Planning Commission but are pending final adoption, while others are still in development. The Citywide Housing Incentive Program will work alongside the Community Plan updates to create citywide incentive-based and streamlining strategies aimed at creating more housing, especially more affordable housing.

The Citywide Housing Incentives will be based on general criteria and will not modify the underlying zoning, however, the Community Plan programs will be looking at communities at the local level to fine tune land use designations and zoning regulations at the parcel level. Ongoing coordination between the citywide and community planning teams, with respect to content and schedule, will ensure that efforts are aligned and compatible. To learn more about active Community and Neighborhood plan updates, click here.

9. What penalties would Los Angeles face if the rezoning target is not met (non-compliance)?

If the City falls significantly behind on its rezoning targets necessary to meet its RHNA allocation, Los Angeles could be deemed out of compliance and face major consequences, such as:

  • Not being eligible for major state funding sources for affordable housing construction (such as the Affordable Housing and Sustainable Communities grant, the Infill Infrastructure Grant, etc.),
  • Weakened controls over local zoning (known as the “Builder’s Remedy”),
  • Court Imposed Fines (up to $600K per month), and
  • Other court actions to bring into compliance.

The Department of Housing and Community Development created a new Housing Accountability Unit to assist local governments and hold them accountable to their housing obligations over the next 6 years (2029).

10. How is Affordable Housing defined?

Affordable Housing is any housing unit that has a formal covenant or other legal protection that guarantees that the housing unit can only be occupied by someone within a set schedule of income. These units can be located in a building that is entirely income restricted, or in a mixed-income building where only a certain percentage of the units are restricted.

The housing cost of restricted affordable units is based on the current Area Median Income (AMI) in Los Angeles County, which in 2021 was $80,000. From the AMI, income categories are defined as follows:

  • Extremely Low Income: Less than 30% of AMI
  • Very Low Income: Between 30% and 50% of AMI
  • Low Income: Between 50% and 80% of AMI
  • Moderate Income: Between 80% and 120% of AMI

For up to date rent limits visit LAHD’s website by clicking here.

11. Where can Angelenos obtain information on finding Affordable Housing?

The Los Angeles Housing Department (LAHD) contains information on Affordable Housing, renters’ rights, and other helpful resources. Please visit the LAHD website for more information.

12. What outreach strategies are being developed to engage with historically excluded communities?

The Department will engage in myriad ways to perform public engagement and collect feedback vital to the development of the Citywide Housing Incentive Program. Outreach will launch in March of 2023 with a series of webinars (including in Spanish), followed by listening sessions to collect community feedback throughout the drafting and adoption process. The outreach strategies aim to engage a broad representation of Angelenos through both traditional methods, as well as a variety of intentional efforts. The Department has also enlisted additional community partners to perform outreach through Community Based Organizations (CBOs) throughout the process to engage with traditionally harder to reach populations.

13. How can the public be involved in the development of the Rezoning Program?

Community outreach and engagement is vital for the development of the Citywide Rezoning Program. Click here to join the email list and receive updates, learn about opportunities to shape the Ordinances, and be notified about major milestones.

14. Where can I read the 2021-2029 Housing Element?

The 2021-2029 Housing Element of the General Plan identifies the City’s housing conditions and needs, evaluates the City’s ability to meet its Regional Housing Needs Assessment (RHNA) allocation. It also establishes the goals, objectives, policies, and programs that will guide housing policy creation and implementation in the City during the eight year planning period. The City Council adopted the Housing Element on November 24, 2021, and readopted targeted amendments on June 14, 2022. Today, the City’s 2021-2029 Housing Element has been deemed fully compliant with State law by the California Department of Housing and Community Development (HCD). To learn more about the 2021-2029 Housing Element, click here.

15. How is the Adaptive Reuse Update a part of the City’s Rezoning Program?

Adaptive Reuse is identified as one of six key strategies for meeting the City’s housing needs as part of the Citywide Housing Incentive Program. The proposed Adaptive Reuse Ordinance expands the current incentives to encourage converting existing buildings into new housing. It will establish a faster approval process for the conversion of existing buildings and structures that are at least 15 years old (from date of building permit approval) to housing. Previously, only buildings constructed before July 1, 1974 were eligible. Buildings between five and 15 years old or projects requesting additional relief from development standards will need approval from a Zoning Administrator through a Conditional Use Permit. To learn more about the ordinance updates read the fact sheet here.

16. Will there be affordability requirements for adaptive reuse projects?

The Linkage Fee ordinance applies to new construction as well as the conversion of existing buildings to residential uses. The Linkage Fee ordinance allows for the substitution of set-aside, deed-restricted housing units with an in-lieu fee. At this time City Planning is conducting an economic feasibility study to determine if additional affordability requirements may be economically feasible for adaptive reuse conversions from non-residential to residential uses.

17. What is considered a Protected Unit?

Protected Units are housing units that have either been rented by lower income households within the past five years, have been subject to a recorded covenant, ordinance, or law that restricts rents to affordable income levels. Housing units are also considered Protected Units if they have been subject to the Rent Stabilization Ordinance (LAMC Section 151) or were withdrawn from rent or lease in accordance with the Ellis Act within the past 10 years.

18. Where can I find the sites affected by the Housing Element Sites Ordinance?

The Housing Element Sites Ordinance affects three types of sites, which are identified in different resources. For Housing Element Sites, refer to Chapter 4, Appendix 4.1 (Inventory of Adequate Sites for Housing) of the 2021-2029 Housing Element. Prior Housing Element Sites are identified in Column O of this Appendix. Additionally, the Department of City Planning’s Zone Information and Map Access System (ZIMAS) indicates if a parcel is a Housing Element Site under the ‘Housing’ tab. The Department is currently working to identify which sites in the CHIP and active Community Planning programs will be eligible for identification as Lower Income Rezoning Sites, more information will be provided on these web pages when available.

19. How do the housing replacement requirements proposed in Resident Protections Ordinance and Housing Element Sites Ordinance differ with other replacement requirement policies?

The housing replacement requirements outlined in the Housing Element Sites Ordinance closely align with existing requirements found in state law and those being proposed as part of the concurrent Resident Protections Ordinance. Until January 1, 2024, Housing Element law was distinctive in its application of replacement requirements to non-residential projects on Housing Element sites. However, with the enactment of AB 1218 (2023), effective from January 1, 2024, these requirements will extend to all development projects, rendering them largely redundant. The concurrently proposed Resident Protections Ordinance also extends replacement requirements for residential projects beyond 2030, while excluding non-residential projects.

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Frequently Asked Questions (FAQ)

  1. If I currently provide outdoor dining on private property and have the Temporary Al Fresco permit, will I need to get any new permits or approvals when the Al Fresco ordinance for outdoor dining on private property is adopted?

    Yes. New permits, such as a building permit or an altered building permit, from the Department of Building and Safety will be required. A discretionary approval from City Planning may also be required if the outdoor dining activity requires relief from any applicable zoning standards and/or includes alcohol service.


  2. Will I need to get a new entitlement to serve alcohol if I am currently allowed to serve alcohol through an approved Conditional Use Permit or the Restaurant Beverage Program?

    If the outdoor dining and alcohol service are consistent with the conditions and/or standards of the existing Conditional Use Permit or Restaurant Beverage Program Administrative Clearance, and the existing Alcoholic Beverage Control license, then no additional approval from City Planning may be needed. However, if the outdoor dining or alcohol service has changed or deviated from the approved conditions and/or standards (e.g. increase or reduction in occupant load, square footage, or operating hours), then an updated approval or new application will be required, depending on the scope of the change.

  3. Where should I go to renew my permits for outdoor dining when the Al Fresco Ordinance for outdoor dining on private property is adopted?

    The Department of Building and Safety and the Bureau of Engineering have public counters in Van Nuys, San Pedro and downtown Los Angeles. Click on the link: https://www.ladbs.org/services/core-services/plan-check-permit

    An appointment is needed to submit an application. For assistance, call 311 if you live in Los Angeles or (213) 473-3231 if you live outside Los Angeles.

  4. How are the private property requirements for the proposed Al Fresco Ordinance different from the requirements in the Temporary Al Fresco permit?

    Some differences between the Temporary and proposed Al Fresco Ordinance regulations include differences in the minimum distance between outdoor dining and a residential zone, the maximum number of parking spaces that may be displaced by outdoor dining, hours of operation, and allowed location of outdoor dining. In addition, under the proposed Ordinance applicants will no longer be allowed to self-certify their outdoor dining operations. All applicable permits and approvals will be required and plans will need to be reviewed and approved by the Department of Building and Safety, the Fire Department, and in some instances, the Planning Department.

  5. What permits do I need if I have outdoor dining on the sidewalk or the street in addition to outdoor dining on private property?

    If you have outdoor dining in the public right-of-way, as well as on private property, you will need to apply for a Revocable Permit from the Bureau of Engineering in addition to a building permit or an altered building permit from the Department of Building and Safety. If the outdoor dining includes in-street dining, then LADOT will also be involved in the review of the Revocable Permit application.

  6. How will the Ordinance protect residential neighbors from noise impacts?

    The ordinance proposes distancing requirements between Outdoor Dining Areas and A (Agricultural) and R (Residential) Zones with the exception of RAS (Residential/Accessory) Zones. No live entertainment, music or dancing are allowed in outdoor dining areas, and hours of operation are limited to the hours that the kitchen facilities of the associated restaurant are open for meal ordering.

  7. Do other departments, such as Building and Safety and the Fire Department, have requirements for outdoor dining?

    Yes. Applicants are required to comply with all Building and Safety, Fire Department, and any other relevant department regulations as noted in the permit clearance process.

  8. Does the proposed Al Fresco Ordinance have a relief mechanism if a restaurant operator cannot comply with some of the standards?

    Yes, operators who cannot comply with some of the Ordinance’s standards for outdoor dining may apply for relief through a Conditional Use Permit.

  9. What are the next steps in the legislative process?

    City Planning has released a draft ordinance for public review. Initial outreach to stakeholders and interested parties is scheduled in early 2023, including an informational webinar and a public hearing to gather feedback. A schedule of outreach events can be found here.

    A staff report with recommendations will be prepared following the public hearing and the proposed ordinance will be presented to the City Planning Commission for consideration. The proposed Ordinance will subsequently be considered by the Planning and Land Use Management (PLUM) Committee of the City Council and finally by the full City Council.

  10. How can I provide input on the draft Permanent Al Fresco ordinance?

    Comments and feedback may be emailed to alfresco.planning@lacity.org or mailed to Mary Richardson, Department of City Planning, 200 N. Spring St., Room 701, LA, CA 90012. Public testimony may also be provided during the hearings conducted by a hearing officer and decision-making bodies described above in Question 9.

    As we are aiming to present the ordinance and staff recommendations to the City Planning Commission in the Spring of 2023, the initial deadline for submitting public comments to staff is 5:00 PM on March 3rd, 2023. This is to ensure that staff have sufficient time to incorporate feedback received into the staff recommendation report. Comments submitted after March 3rd will continue to be added to the project file for consideration, but may not be guaranteed to be incorporated into the staff recommendation report.

    Once the City Planning Commission has considered the proposed Ordinance, comments and feedback should be submitted directly to the Council File - CF 20-1074

 

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Frequently Asked Questions (FAQ)

Why is this ordinance being prepared?
The City Council instructed City Planning to prepare an ordinance (CF 17-0957) that contains operating standards applicable to alcohol-selling businesses that do not have a Conditional Use Permit (CUP) because they began selling alcohol before the City required a CUP to sell alcohol.

The goal of these new standards would be to limit and prevent land use impacts, such as nuisance behavior and adverse effects to public safety, caused by these businesses and give the City an additional enforcement mechanism in dealing with such impacts. Businesses in compliance with these operating standards would be considered “deemed to be approved” to sell alcohol by the City and may continue in operation.

Who will this ordinance affect?
The ordinance would impact current alcohol-selling businesses that do not have a CUP because they began operating and selling alcohol before the City began requiring a CUP in 1977 for on-site consumption and 1985 for off-site consumption. City Planning’s initial research indicates that these businesses constitute several different types, from restaurants to liquor stores to bars, and exist throughout the City.

What is the purpose of these new operating standards?
Normally, the City imposes site-specific conditions of approval on applicants during the CUP approval process to limit land use impacts, such as nuisance behavior and adverse effects to public safety, to adjacent properties and the surrounding community. Existing alcohol-selling businesses without a CUP never went through this approval process, and as such, are not subject to any City-imposed requirements aimed at limiting land use impacts.

The ordinance would create new operating standards, similar to conditions of approval, that these businesses must follow in order to be considered “deemed to be approved” to sell alcohol by the City and stay in operation. The ordinance would also contain enforcement procedures that would give the City the ability to ensure compliance of these new operating standards. Overall, this ordinance would provide the City with more oversight over these businesses that are otherwise subject to less restrictions as a result of not having a CUP or site-specific conditions of approval.

When will this ordinance take effect?
The ordinance must go through a series of steps and be approved by various decision-making bodies before it is adopted and takes effect. Currently, the ordinance is in the outreach and development phase. City Planning will continue outreach through Summer 2022, which will include hosting an online informational webinar. City Planning aims to release an initial draft ordinance in Fall 2022 and anticipates consideration by the City Planning Commission in early 2023. Soon after, the ordinance will need to be approved by the Planning and Land Use Management (PLUM) Committee and the full City Council.

There will be several opportunities for stakeholders, including business owners, to share feedback throughout each step. To stay informed about when each step takes place, please contact the City Planning’s staff listed above to be placed in the interested parties list.

How will this impact my business? Will I have to make changes to my business?
City Planning staff is researching best practices and collecting feedback in order to minimize disruption to currently operating businesses while adhering to the City Council’s instructions to minimize land use impacts caused by existing alcohol-selling businesses without a CUP. It is anticipated that the operating standards to be included in the ordinance may consist of common conditions of approval imposed during the CUP application process.

What is a Conditional Use Permit (CUP)?
A Conditional Use Permit (CUP) is a discretionary land use approval granted by a decision-maker for uses that are not allowed by right in a certain zone, such as the sale of alcohol. The decision-maker may place conditions of approval when making its determination in order to limit land use impacts to adjacent properties and the surrounding community. In addition, CUPs require a public hearing and environmental review. The rules and regulations for CUPs are found in Section 12.24 of the Los Angeles Municipal Code.

For context, the City began requiring a CUP for the on-site consumption of alcohol in 1977 through Ordinance No. 148,994. Shortly thereafter in 1984, a CUP was required for off-site consumption in South Los Angeles only through Ordinance No. 158,820. A year later in 1985, a CUP for off-site consumption was required citywide through Ordinance No. 159,698.

Will “deemed to be approved” business be required to obtain a CUP?
If a business is in compliance with the operating standards created by the ordinance, then the business would be “deemed to be approved” to sell alcohol and not be required to obtain a CUP.

However, City Planning is considering certain circumstances for which a CUP may be required. For instance, if there is a significant expansion of the business or if there is a change of business ownership or state alcohol license type. Additionally, if the business has repeatedly violated the operating standards, a CUP may be required.

Who can I contact for more information?
If you have any questions and would like to speak with the City Planning staff preparing this ordinance or if you would like to be placed on the ordinance’s interested parties list, please contact Roberto Luna at (213) 473-9701 or roberto.luna@lacity.org.

FAQ

What is the Housing Element?
Why update the Housing Element?
What is included in a Housing Element?
Racial Equity: How does the Housing Element Update plan on addressing Racial Equity?
Covid: How will the approach to housing LA change in the wake of the COVID-19 outbreak?
How can the public be involved in this process?
What is RHNA?
How is affordable housing defined?
How can I find Affordable Housing?
What is the RHNA Allocation?
Will the RHNA allocation change or be adjusted?
Does RHNA require us to build housing?
How will the City select RHNA sites?
What is the RHNA Rezoning Program?
How is the Housing Element implemented?
How does the Housing Element relate to other planning efforts including Community Plan Updates?
What kind of outreach strategies are being developed to engage with hard to reach communities?

What is the Housing Element?

The Housing Element is one of the state-mandated elements of the General Plan. It identifies the City’s housing conditions and needs, establishes the goals, objectives, and policies that are the foundation of the City’s housing strategy, and provides an array of programs to create sustainable, mixed-income neighborhoods across the City.

Why update the Housing Element?

California State law requires that Los Angeles update the Citywide Housing Element every eight years. These frequent updates are required because housing is critical to ensure economic prosperity and quality of life in our region. The revised Housing Element must be adopted by the Los Angeles City Council no later than October 2021, or the City of Los Angeles could lose eligibility for significant sources of funding currently provided by the State.

What is included in a Housing Element?

The components of the Housing Element are largely dictated by the State. The following chapters must be included:

  • A detailed analysis of the City’s demographic, economic and housing characteristics.
  • A comprehensive analysis of constraints to producing and preserving housing.
  • A review of the City’s progress in implementing current housing policies and programs.
  • An identification of goals, objectives, and policies, in addition to a full list of programs that will implement the vision of the plan.
  • A list of sites that could accommodate new housing, demonstrating the City’s ability to meet our Regional Housing Needs Assessment (RHNA)

Because the Housing Element is updated frequently, the previous element provides a foundation for this update. This update gives us the opportunity to evaluate the previous element and determine which parts have been effective and which should be improved. Read the 2013-2021 Housing Element for more information on existing policies and programs. Read the draft 2021-2029 Housing Element and check out the What Does the Plan Do for information on proposed policies and programs.

Racial Equity: How does the Housing Element Update plan on addressing Racial Equity?

Equity has been a driving principal of the Los Angeles Housing Element and General Plan for several decades. For this upcoming Housing Element cycle, all local governments are required to comply with AB 686, a State law establishing that all programs and activities in a Housing Element affirmatively further fair housing. California is the only state in the nation with such a law. It defines “Affirmatively Furthering Fair Housing” as taking meaningful actions to:

  • Combat discrimination
  • Overcome patterns of discrimination
  • Foster inclusive communities
  • Specifies that actions must both replace segregated living patterns with integration and transform areas with racial and poverty concentration

To further explore how the Housing Element centers Racial Equity in its work, read the What Does the Plan Do handout.

Covid: How will the approach to housing LA change in the wake of the COVID-19 outbreak?

There is growing consensus among public officials that overcrowded housing - and the economic reasons that drive high rates of overcrowding - put individuals and neighborhoods at risk of COVID-19. The economic insecurity brought about by the pandemic has also focused attention on the importance of housing stability, resulting in City action to provide strong COVID-19 rental protections and emergency rental assistance.

Overcrowding arises when there are not enough housing units available and affordable for all the people who want their own homes. Lower-income individuals and families are disproportionately more likely to live in overcrowded conditions. Lower-income individuals and families are also more likely to work in “essential industries” that can not be performed from home and are more likely to have pre-existing health conditions.

Although we are still understanding the short and long term implications of the public health crisis, we acknowledge that LA is home to some of the most overcrowded neighborhoods in the country. Like other markers of instability such as homelessness and paying too much for housing, overcrowding is primarily a response to the region’s housing shortage and particularly the lack of affordable housing. The Housing Element update seeks to plan to address these existing housing and reduce overcrowding and a way that addresses public health issues. Several programs relating to housing stability and healthy housing have also been added and strengthened in the draft Housing Element.

More resources related to the city’s effort to address the immediate needs of residents impacted by Covid-19 can be found here.

How can the public be involved in this process?

The success of this update requires extensive community input and engagement. There will be multiple opportunities to participate throughout the update, both in person and online. Please sign up to be notified of the next meeting or opportunity for online input.

To comment on the Draft Housing Element, please submit an email to the team at HousingElement@lacity.org. Comments will be accepted until September 22nd, after which additional comments may be submitted by email to the City Planning Commission at cpc@lacity.org.

What is RHNA?

RHNA stands for “Regional Housing Needs Assessment.” Every eight years, the State of California provides the number of housing units that should be accommodated in the Southern California region. The Southern California Regional Association of Governments (SCAG) takes that larger number and devises a methodology to allocate the units among Los Angeles and surrounding areas. As a part of the Housing Element, Los Angeles must demonstrate to the State that there is available zoning capacity for the units allocated to the City.

This year, the regional allocation, and therefore our Los Angeles City allocation, was significantly larger than it has been in past years. This large allocation was a result of the State responding to the housing crisis by considering both “projected need” (i.e., units we need to accommodate new residents) and “existing need” (i.e., units we need to alleviate challenges like overcrowding and homelessness). The allocation also takes affordability into account by identifying the percentage of units that are needed at each income level (very low, low, and moderate). To learn more about the RHNA and the Housing Element’s inventory or sites to meet the RHNA, click here.

How is affordable housing defined?

In broad terms, affordability is simply the relationship between housing costs and income. The generally accepted measure for housing affordability is spending less than 30% of one’s gross household income on housing costs (including utilities, principle and interest). As we plan for LA’s future housing needs through the RHNA process (explained above) we must plan housing for restricted affordable units for households defined as very low income, low income, and moderate income.

The cost of restricted affordable units is based on the current Area Median Income (AMI) in Los Angeles County, which in 2019 was $70,950. From the AMI, income categories are defined as follows:

  • Extremely Low Income: Less than 30% of AMI
  • Very Low Income: Between 30% and 50% of AMI
  • Low Income: Between 50% and 80% of AMI
  • Moderate Income: Between 80% and 120% of AMI

For up to date rent limits visit HCIDLA’s website by clicking here.

How can I find Affordable Housing?

Visit www.housing.lacity.org or call (877) 428-8844 (711 for TTY Assistance).

What is the RHNA Allocation?

In accordance with SCAG’s RHNA Allocation Plan, adopted in March 2020, the City’s 2021-2029 Housing Element must accommodate a total of 456,643 units, of which 184,721 units must be affordable to lower income households (Very Low and Low). To ensure that sufficient capacity exists in the Housing Element to accommodate the RHNA throughout the planning period, the draft plan sets a target capacity (or buffer) that is 10% higher than the RHNA for lower income units, and 15% higher than the RHNA for moderate income units. This results in a target capacity for the Adequate Sites Inventory and Rezoning Program of 486,379 units. To learn more about the RHNA and inventory or sites click here.

Will the RHNA allocation change or be adjusted?

On March 4, 2021 the Southern California Association of Governments (SCAG) Regional Council acted to approve the 6th cycle draft RHNA methodology and allocations. No further modifications will be made.

Does RHNA require us to build housing?

Through the RHNA process, we must show that the City has the regulatory and land use policies to accommodate housing needs, but the actual development of housing is largely conducted by the private market. The Housing Element is required to demonstrate potential sites where housing can be accommodated. Identification of a site’s capacity does not guarantee that construction will occur on that site. If there are insufficient sites and capacity to meet the RHNA allocation, then the Housing Element is required to identify a rezoning program to create the required capacity. It is important to note that if we fall significantly behind on our RHNA targets, the City of Los Angeles could be deemed out of compliance and risk losing important sources of funding currently provided by the State.

How will the City select RHNA sites?

The City is required to submit a list of sites that collectively demonstrate enough zoning capacity to meet our RHNA allocation. The city uses a methodology to determine which sites best meet state criteria. The RHNA list of sites is meant to demonstrate realistic zoning capacity, therefore only sites that that city reasonably believes could redevelop are included. This is very different from a maximum buildout calculation that would assume all residentially zoned sites will redevelop into the maximum allowable density housing. As inclusion on the inventory of sites is reflective of existing potential, it does not mean a site is being “targeted for growth”, rather it indicates that development is already permissible on a site.

For the 6th cycle state law on how sites are selected has changed. Recent guidance from the state makes clear that a new type of methodology is required to come up with a more realistic development potential, particularly for non-vacant sites . The city released a draft methodology in Spring 2021, to learn more about how sites were selected read the What to Know about: RHNA, Site Selection, and Rezoning or the full Chapter 4. Adequate Sites for Housing.

What is the RHNA Rezoning Program?

The City is currently working to develop it’s RHNA rezoning program to rezone at least 255,415 units in the next three years and is seeking public input on how best to accomplish this ambitious goal. The draft Rezoning Program proposes an equitable rezoning strategy which will increase density and allowances for housing, particularly in resource-rich neighborhoods, while protecting vulnerable and ecologically sensitive communities. Learn more about the proposed strategies in Chapter 4 of the Draft 2021-2029 Housing Element.

How is the Housing Element implemented?

The Housing Element sets goals, objectives, policies, and programs that are implemented after the plan is adopted. For example, the 2013-2021 Housing Element directed the City to advance programs like the TOC Incentive Program and Affordable Housing Linkage Fee—both of which were recently implemented. Additionally, policies such as the Permanent Supportive Housing and Interim Motel Conversion Ordinances provide pathways to housing homeless individuals and families, as directed by Goal 4 ("Ending and Preventing Homelessness") of the current Housing Element. When a new program, project, or idea is considered, the Housing Element provides guidance for decision makers to evaluate the proposal.

How does the Housing Element relate to other planning efforts including Community Plan Updates?

Community Plans establish neighborhood-specific goals and implementation strategies to achieve the broad objectives laid out in the City's General Plan. Community plans are land use elements of the General plan. The Housing element and the Land Use element should be consistent. While the Housing Element lays the groundwork for Citywide housing policy and programming, the Community Plan updates continue to carry out those policies and programs relating to housing access, preservation, and production. There are currently 16 active Community Plan Updates and the Housing Element is working closely with community planning teams.

What kind of outreach strategies are being developed to engage with hard to reach communities?

The Housing Element Update involves a 2-year outreach strategy which is designed to reach communities and neighborhoods that have historically been underrepresented in previous Housing Element updates. The outreach process is designed to host all events in both English and Spanish, in addition to other languages identified by individual communities. The city has been intentional about engaging communities of varying races, ages, and neighborhoods of Los Angeles by developing a multidimensional Task Force and partnering with local nonprofits and religious institutions to help get the word out.

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