Thinking about freshening up your Woodland Hills home before you list? In hillside areas, a simple repair can accidentally trigger planning rules and permit delays. You want top dollar and a smooth escrow, not surprise red tape. In this guide, you’ll learn how to plan pre-listing repairs around Los Angeles’ Baseline Hillside Ordinance and wildfire rules, what needs permits, and how to stay on schedule. Let’s dive in.
BHO basics in Woodland Hills
The Baseline Hillside Ordinance sets special limits on floor area, height, massing, and grading for single-family homes in mapped Hillside Areas within the City of Los Angeles. You can review how the city applies these hillside rules and the slope-band method in the city’s guidance summary. City guidance on the Baseline Hillside Ordinance
BHO applies when a parcel is both in a single-family zone and inside the Hillside Area map. Many Woodland Hills properties near the Santa Monica Mountains fall in these layers. If your lot is hillside, some “quick” additions or grading can require extra review.
Repairs that can trigger BHO review
Cosmetic vs. structural work
Most cosmetic projects like interior painting or minor non-structural fixes usually do not need permits. Once you change structure, footprint, roofline, openings, or utilities, expect permits and possible plan check. When in doubt, confirm permit needs before you start. Permit basics for Los Angeles projects
Roofs, decks, and height changes
Like-for-like re-roofing can be straightforward. If you add a rooftop deck, increase height, or reshape the roofline, BHO height and floor-area counting rules can apply. That can mean plan check and more time. Hillside limits on height and decks
Garages, porches, and floor area
Recent BHO/BMO updates reduced exemptions that used to let garages and certain covered areas avoid floor-area limits. Converting a garage to living space or enclosing a porch can push you over allowable residential floor area and lead to denials without a separate approval. How garage and porch areas count toward FAR
Grading, basements, and retaining walls
On hillside lots, excavation, fill, and new retaining walls are tightly controlled. Larger grading can require engineered plans, a slope analysis map stamped by a licensed professional, and potentially a public hearing for deviations. The city has taken a strict approach in hillside grading cases. Case example on grading limits and hearings
ADUs on sloped lots
ADUs in hillside areas must satisfy both state ADU rules and local hillside constraints on height, setbacks, floor area, and grading. Expect extra studies if you plan an ADU on a steep parcel. ADUs on steep Los Angeles lots
Wildfire rules and AB-38 for sellers
If your Woodland Hills home is in a High or Very High Fire Hazard Severity Zone, state law requires sellers to provide buyers with defensible-space documentation or a written agreement that the buyer will obtain compliance within one year. Start by checking your address on the city’s Fire Zone map and request the real-estate defensible-space inspection. LAFD Fire Zone lookups and contacts
Prepare the property before the inspection. Clear vegetation, remove debris from roofs and gutters, trim trees, and address ember entry points at vents and eaves using the state’s home-hardening guidance. If corrections are required, you may need re-inspection. CAL FIRE defensible space and home hardening
Many local agencies schedule AB-38 inspections within about 7 to 14 days, though timing can vary. Book early so you are not rushing during escrow. Typical defensible-space scheduling timelines
Permits, engineering, and timelines to expect
Work that alters structure, floor area, rooflines, or grading almost always needs permits and a plan check. In hillside areas, plan check commonly requires a slope analysis, geotechnical input, and engineered plans. Reviews can involve Planning, Fire, DWP, and Public Works, which adds time. LADBS plan check and permit process
Simple over-the-counter permits can be quick, but additions, retaining walls, or anything with significant grading can take weeks to months, including correction cycles. If your project exceeds what the BHO allows by right, you may need a deviation and a public hearing, which can extend timelines and are not guaranteed to be approved. Grading deviations and city approach
Woodland Hills pre-listing checklist
- Confirm hillside and fire-zone status. Use the city’s hillside guidance to understand how BHO applies and check if your parcel is in a mapped Hillside Area. If you are in a fire zone, plan for AB-38 early. BHO overview and hillside method
- Pull past permits. Verify that prior additions, garage conversions, or major repairs were permitted. If something was not permitted, decide whether to pursue retroactive approvals or disclose and price accordingly.
- Order AB-38 inspection early if in a fire zone. Do defensible-space work before the inspection to avoid rechecks. CAL FIRE defensible-space checklist
- Scope repairs that add value and do not cause delays. If a fix may change floor area, roofline, or grading, speak with a civil engineer and confirm BHO impacts before drawing plans.
- Build in time for plan check. For hillside permits, expect multi-week reviews and possible corrections. LADBS plan check steps
Smart fixes to prioritize
- Safety and code items buyers expect: electrical hazards, water heater strapping, major plumbing leaks, and HVAC safety issues. Pull permits when required. Permit guidelines for common repairs
- Defensible space and home hardening: clean gutters, remove combustible debris near the house, trim trees, address ember-resistant vents and screens, and consider gutter covers. These steps reduce AB-38 corrections and build buyer confidence. State home-hardening guidance
What to avoid before you list
- Starting large hillside projects without feasibility checks. Additions, basements, or major grading can require deviations, hearings, and months of reviews, which can delay your sale. Hillside grading oversight example
- Converting garages or enclosing porches without confirming FAR limits. These spaces can count toward residential floor area and push you over BHO caps. Floor-area counting changes
When you plan repairs with BHO and AB-38 in mind, you set yourself up for a faster, cleaner escrow and stronger offers. If you would like a step-by-step pre-listing plan tailored to your property, reach out to Tim Gavin for local guidance and a streamlined path to market.
FAQs
What is the Baseline Hillside Ordinance in Los Angeles?
- It is a set of zoning rules that limit floor area, height, massing, and grading on single-family homes in mapped Hillside Areas, which includes portions of Woodland Hills. Learn more in the city’s hillside guidance
How does AB-38 affect a Woodland Hills home sale in a fire zone?
- Sellers must provide defensible-space documentation or a written agreement that the buyer will obtain compliance within one year; scheduling the inspection early helps avoid escrow delays. Check your Fire Zone and inspection contacts
Do garage conversions count toward floor area under BHO?
- Converting a garage to living space often counts toward residential floor area and can trigger BHO limits, so confirm feasibility and permits before you start. Review floor-area rules and exemptions
How long do hillside permits take in Los Angeles?
- Simple permits can be quick, but hillside projects that need plan check, engineering, and multiple department clearances often take weeks to months, plus correction cycles. See LADBS plan check process
