If you own an older apartment building in Los Angeles with parking tucked under the living units, there is a strong chance it falls under the city’s mandatory soft-story retrofit ordinance. This is not optional work, and the compliance window for most smaller buildings has now closed.
Here is what the ordinance requires, what a retrofit involves, what it costs, and what to do if you have not yet complied.
What soft-story means
A soft-story building has a weak ground floor, usually because the lower level is mostly open for parking or large openings and lacks the walls that resist sideways forces in an earthquake. In the 1994 Northridge earthquake these buildings failed at high rates, with the upper floors collapsing onto the open level below.
LA’s mandatory retrofit ordinance and who is covered
Under Los Angeles Ordinances 183893 and 184081, administered by the Department of Building and Safety, the city identified roughly 13,500 vulnerable buildings. The ordinance generally targets wood-frame buildings with three or more units, built before 1978, with ground-floor parking or other large openings that create a soft story.
The city sent property owners an Order to Comply directly. If you bought a building that received one, the obligation came with it.
Deadlines and where things stand in 2026
The ordinance set a phased timeline. Priority 1 buildings, the largest and highest-traffic, had a construction deadline of April 2024. Priority 2 buildings, which are most of the two and three-story residential buildings with ground-floor parking, had a deadline of April 2026. That date has now passed, and LADBS is in active enforcement.
From the date an owner received the Order to Comply, the program allowed two years to submit plans, three and a half years to pull a permit, and seven years to complete construction. If you are past those marks, you are exposed now, not later.
What a retrofit involves
The goal is to strengthen the weak ground floor to roughly 75 percent of current code without rebuilding the structure or, usually, losing parking. Common methods include steel moment frames installed around the parking openings, plywood shear walls, and steel brace or cantilever column systems where space is tight. A licensed structural engineer designs the fix based on your specific building.
What it costs
Most LA soft-story retrofits fall in the $60,000 to $250,000 range, which works out to roughly $10,000 to $30,000 per unit depending on building size, layout and engineering. Simple buildings sit at the low end and complex ones at the high end. Under the city’s Rent Stabilization Ordinance, owners of covered buildings may pass through up to 50 percent of the retrofit cost to tenants as a monthly surcharge, within the program’s caps and limits.
The process and permits
A typical project runs from a structural assessment and engineered plans, through LADBS plan check and permitting, to construction and final inspection. Tenant notice requirements apply before work begins. A contractor experienced with the city’s program can manage the engineering, the permit process and the construction sequence so the building stays occupied throughout.
What to look for in a structural contractor
This is structural, life-safety work, so the contractor matters. Look for a licensed general contractor with direct soft-story retrofit experience, a structural engineer on the team, familiarity with the LADBS program, and the ability to handle tenant habitability requirements. Other nearby cities, including Santa Monica, West Hollywood, Beverly Hills and Pasadena, run their own retrofit programs with their own deadlines, so confirm the rules for your building’s jurisdiction.
Frequently Asked Questions
Which buildings have to be retrofitted in Los Angeles?
The ordinance generally covers wood-frame buildings with three or more units, built before 1978, that have a soft, weak or open ground floor such as tuck-under parking. The city identified about 13,500 such buildings and sent owners an Order to Comply.
What is the soft-story retrofit deadline in LA?
Priority 1 buildings had a construction deadline of April 2024, and Priority 2 buildings had a deadline of April 2026. That date has passed, and LADBS is now enforcing against non-compliant buildings.
How much does a soft-story retrofit cost?
Most LA retrofits run $60,000 to $250,000, or roughly $10,000 to $30,000 per unit, depending on building size and engineering. The Rent Stabilization Ordinance lets owners of covered buildings pass through up to 50 percent of the cost to tenants within program limits.
What happens if I do not comply?
Non-compliance is a misdemeanor and can lead to escalating penalties and, in some cases, orders to vacate. With deadlines passed, the safest move is to begin the assessment and permitting process right away.
Will a retrofit make me lose parking spaces?
Usually not. The common methods, such as steel moment frames, are designed to brace the existing openings while preserving parking. A structural engineer designs the solution to fit your building.
| Own a soft-story building that still needs to comply?
Ground Up Builders handles soft-story retrofits across Los Angeles, from structural engineering through permitting and construction. Schedule a free assessment to confirm your building’s status and a path to compliance. Visit groundupbuilders.com | Free estimates, no obligation. |