Repairs and Retrofits for LA

FREE REPAIRS AND RETROFITS WITH PRE SALE INSPECTIONS

If you hire me to do a pre sale inspection I will include repairs of minor issues  AND up to $100 worth of the actions below at no added cost. Below is an average of the price lists from other resources –  Escrowretro,  Retrofitplus, and Metro Retrofitting. 

Los Angeles City laws require property owners to retrofit their property when they sell. You will need a certificate of compliance to show you are in compliance. The Los Angeles Building Department has an article explaining retrofit requirements for the City of LA on their website: http://ladbs.org/services/getting-started/requirements-when-selling.

I am working with a licensed electrician and plumber to enable me to offer your retrofit work as a part of every inspection if it is needed. 

There are 4 main components to the retrofit requirements:

Plumbing fixtures – toilets,  water heaters, faucets, shower heads
Smoke & carbon monoxide detectors
Earthquake seismic shutoff valve at the gas meter
Sliding glass door safety glazing

Plumbing Fixtures – toilets 
Older toilets used to be 7 Gallons, 5 Gallons, or 3.5 Gallons per flush. Nowadays they are required to be 1.6 Gallons per flush or better. 1.6 gpf are no longer sold but now you get 1/28 gpf.  How do you tell if your toilet is 1.6 gpf? Look for a label on the bowl or take off the tank lid and look underneath.

Plumbing Fixtures – Water Heating Bracing

Water heaters can fall over during an earthquake and cause fire and flooding. The strapping or bracing requirement is designed to prevent this.  There should be two straps, one near the top and one near the bottom. If the body of the heater is not snug against a wall then it needs spacers between it and the closest wall so the straps can hold it tightly in place. It is strongly recommended to have flexible connectors to the water heater.

Plumbing Fixtures – Faucets and shower heads

Faucets need to have aerators to reduce the flow and shower heads must be of the type to reduce flow. 

Smoke & carbon monoxide detectors
Smoke Detectors
Smoke detectors are required to be mounted on the ceiling or wall of each bedroom and at a point centrally located on the wall or ceiling of the corridor or area giving access to these rooms. In 2 story homes a detector must be installed on each story and in a basement if there is one. Smoke detectors may be battery operated in single and 2 family dwellings only. Smoke detectors in three units or more must be hard wired and be equipped with a battery backup (Hard wired detectors installed prior to May 11, 1999 DO NOT require battery backup). 
Carbon Monoxide Detectors
CO detectors are required if there is a heater or appliance that emits CO and where a garage is attached. 
Combination Smoke and CO Detectors
CO detectors

Earthquake seismic shutoff valve at the gas meter

Seismic Gas Shutoff Valves shut off the flow of natural gas during a major earthquake to prevent fire or explosion. The valve will automatically shut off gas service during an earthquake of 5.4+ magnitude. Los Angeles requires automatic gas shutoff devices to be present or be installed at the time of sale or during significant renovations.