How Do I Check Permits Before Buying a House in Tarzana, the Valley or Santa Clarita?

by Randy Plaice

Start by finding out who has jurisdiction: Tarzana and most Valley neighborhoods are in the City of Los Angeles (LADBS), Valencia, Saugus, Newhall and Canyon Country are in the City of Santa Clarita, and places like Stevenson Ranch are unincorporated LA County. Pull that office's permit records, compare them to the home's bedrooms, garage, additions and ADU, and read the seller's Transfer Disclosure Statement answers about unpermitted work. Do all of this before your inspection contingency ends so you can still negotiate or cancel.

By Randy Plaice, Broker Associate · Randy Plaice & Associates | Real Broker · DRE #01863252 · Real Broker DRE #02022092 · November 12, 2026

Most of the homes I've seen sell in the Valley and Santa Clarita since 2009 have had some kind of change since they were built: a garage turned into a bedroom, a patio cover, a converted den, a back house. Some of that work was permitted. Some of it wasn't. As a buyer, you want to know which is which before your inspection contingency runs out, not after you get the keys.

The tricky part is that "the city" isn't one office. Tarzana and Santa Clarita keep permit records in completely different places. Here's how I'd check.

Step 1: Figure out who holds the permit records

Start with the jurisdiction, because it decides where you look:

  • City of Los Angeles neighborhoods (Tarzana, Encino, Woodland Hills, Reseda, Northridge, Sherman Oaks, Van Nuys and most of the Valley): the Los Angeles Department of Building and Safety (LADBS). Tip from LADBS's own form: if the seller pays an LADWP bill, the home is very likely in the City of LA (LADBS Form 9 instructions).
  • City of Santa Clarita (Valencia, Saugus, Newhall, Canyon Country): the City's own Building & Safety Division at City Hall (City of Santa Clarita Building & Safety).
  • Unincorporated LA County (for example Stevenson Ranch and Castaic): LA County Public Works, Building and Safety, through the district office that serves the address (LA County Public Works: Permits).
  • Separate cities inside or next to the Valley, such as Burbank, Glendale, San Fernando and Calabasas, keep their own records. Call that city's building department.

The mailing city on a listing can fool you, so confirm with the property tax bill or the title report in escrow.

Step 2: Pull the records

City of LA (Tarzana and most of the SFV). LADBS offers online building records and an online Residential Property Report request (LADBS Online Services). In a City of LA sale you'll also get the seller's Report of Residential Property Records, often called the "9A" or Form 9. Under Los Angeles Municipal Code Section 96.300, the seller must apply for it and deliver it to the buyer before the sale agreement or before close of escrow. The fee on the LADBS application is $70.85 per report, and a report issued in the last six months can be reused if a copy goes to the buyer (LADBS Form 9). Its full name is the Report of Residential Property Records and Pending Special Assessment Liens. It reflects what the City has on file, and it is not proof that every visible change was permitted.

City of Santa Clarita. You can look up permit status online through the City's permit portal, ask for previous permits at the Permit Center counter (City Hall, Suite 140; 7:30 AM to 5:00 PM Monday through Thursday, 8:00 AM to 4:30 PM Friday), or file a public records request through the Resident Service Center. Permit questions go to buildingpermits@santaclarita.gov or (661) 255-4935 (City of Santa Clarita Building & Safety, read Nov. 12, 2026). The City says it issued 5,260 permits and performed 31,182 inspections in 2025, so there's usually a paper trail for newer work.

Unincorporated county areas. LA County says permit records are kept at the local Building and Safety District Office, and its online Building Permit Viewer has scanned permits for some district offices, including Calabasas and portions of Santa Clarita (LA County Public Works: Permits).

Step 3: Compare the paper to the house

This is where problems show up. Walk the house with the permit list in hand and ask:

  • Does the bedroom and bathroom count match what's on record?
  • Was the garage converted? Is there a permit, and a final inspection, for that conversion?
  • Is there a back unit, guest house or ADU? Is it on record as a dwelling unit?
  • Pool, patio cover, retaining walls, newer electrical panel, re-roof, windows: any permits?
  • Any permit that was issued but never finaled? LA County notes permits can expire if work doesn't start within 12 months or stops for more than 180 days (LA County Public Works).

Your home inspector can point out work that looks newer than the records, but an inspector doesn't certify permits. If something big is in question, a licensed contractor or the building department can tell you what it would take to legalize it.

Step 4: Read the seller's disclosures closely

California's Transfer Disclosure Statement (TDS) asks the seller directly whether they're aware of "room additions, structural modifications, or other alterations or repairs made without necessary permits," and a separate question asks about work not in compliance with building codes (Civil Code §1102.6, TDS form text). Read those two answers next to your permit list.

If the seller bought the home recently, there's another rule. For offers accepted on or after July 1, 2024, a seller who accepts an offer within 18 months of taking title must disclose room additions, structural changes, alterations or repairs done by contractors they hired, name those contractors (above the dollar threshold in Business and Professions Code §7027.2), and give the buyer copies of any permits they pulled (Civil Code §1102.6h). That's very useful on flipped homes.

Step 5: Decide what to do before contingencies end

If you find unpermitted work, you have a few normal options, all negotiated inside your contract timelines:

  1. Ask the seller to permit it (sometimes called "as-built" or legalization) before closing.
  2. Ask for a price or credit adjustment that reflects the cost to legalize or remove it.
  3. Accept it as-is, with eyes open.
  4. Cancel within your contingency period.

LA County puts the risks plainly: unpermitted construction can affect resale value, add cost to permit or demolish later, lead to denied insurance claims and raise safety questions (LA County Public Works). Lenders and appraisers may also treat unpermitted square footage differently. I'm not a lender, so ask yours early.

What the market looks like right now

The latest SRAR report (September 2026, released Oct. 8, 2026) shows 402 single-family closings in the San Fernando Valley, a $1,101,000 median price and 1,780 active single-family listings, down 17.0% from a year ago (SRAR SFV September 2026). With fewer homes to choose from, buyers sometimes feel pressure to skip steps. A permit check usually takes a few calls and a records request, and it's one of the cheapest ways to protect a purchase this size.

A simple permit checklist

  • Confirm the jurisdiction (City of LA, City of Santa Clarita, LA County or another city).
  • Search the online records; request older records if needed.
  • City of LA: read the 9A / Form 9 report.
  • Match permits to bedrooms, baths, garage, ADU, pool and additions.
  • Read TDS answers on unpermitted and non-code work; on flips, ask for the §1102.6h contractor list and permits.
  • Talk to your lender, insurance agent and, if needed, a licensed contractor before your contingencies end.

Questions on a specific address? Text us at (818) 278-2175 and our team will help you figure out where to look.

This is general information, not legal or tax advice. Rules and fees change; confirm with the building department and a California real estate attorney for your situation. Randy Plaice & Associates is not a lender.

FAQ

Is Tarzana in the City of Los Angeles for permits?

Yes. Tarzana is a City of Los Angeles neighborhood, so permit records are held by the Los Angeles Department of Building and Safety (LADBS), along with Encino, Woodland Hills, Reseda, Northridge and most of the San Fernando Valley.

What is the 9A report when buying a home in Los Angeles?

It is the Report of Residential Property Records (Form 9) from LADBS. Under LAMC Section 96.300, a seller of residential property in the City of Los Angeles must apply for it and give it to the buyer before the sale agreement or before close of escrow. It shows the City's records, not proof that every change was permitted.

Where do I find permit records for a house in Santa Clarita?

For homes in the City of Santa Clarita (Valencia, Saugus, Newhall, Canyon Country), use the City's Building & Safety Division: the online permit portal, the Permit Center at City Hall, Suite 140, or a public records request. For unincorporated areas like Stevenson Ranch, check with the LA County Public Works Building and Safety district office.

Does a California seller have to disclose unpermitted work?

The Transfer Disclosure Statement asks the seller whether they are aware of room additions, structural modifications or other alterations or repairs made without necessary permits. If the seller accepted your offer within 18 months of taking title, Civil Code 1102.6h also requires disclosure of contractor work, contractor names and copies of permits they obtained. This is general information, not legal advice.

What can I do if the house I'm buying has unpermitted work?

Before your contingencies end, you can ask the seller to permit it, ask for a price or credit adjustment, accept it as-is, or cancel. Check with your lender and insurance agent early, because unpermitted space can affect appraisal, financing and insurance claims.

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Sources

Randy Plaice & Associates | Real Broker · Randy Plaice, Broker Associate, DRE #01863252 · Real Broker, LLC DRE #02022092 · Text us (818) 278-2175 · Equal Housing Opportunity.

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