The city’s volunteer docent organization, Los Serenos de Point Vicente, conducts hikes within the Forrestal Nature Preserve, along the public trails at Trump national, and at the tide pools at Abalone Cove Beach. For information or to schedule a docent-led hike please email hikes@rpvca.gov

Hikes should be scheduled at lest 6 weeks in advance.

Another excellent source for hikes and trail information is the Palos Verdes Peninsula Land Conservancy. Call 310-541-7613 or visit the organization's website:

The Pacific gray whales' annual migration season from the frigid waters of the Arctic seas to the warm lagoons of Baja, California, can be seen from the Point Vicente Interpretive Center from December through April. The Interpretive Center is a premier whale-watching site. It is open to the public daily from 10 a.m. to 5 p.m., and the park grounds are open 9 a.m. until dusk.

Another ideal location is Pelican Cove, located between the Point Vicente Lighthouse and Long Point (formerly Marineland, now called Terranea Resort).

Commercial whale watch boats offer an up-close look at whales. For Redondo Sports Fishing in Redondo Beach, call 310-372-2111 or for 22nd Street Landing in San Pedro, call 310-832-8304. Also, visit the Cabrillo Marine Aquarium in San Pedro to learn more about the whales, or call the aquarium at 310-548-7562.

The United States Coast Guard operates the Point Vicente Lighthouse. The Coast Guard Auxiliary conducts regularly scheduled tours on the 2nd Saturday of each month, 10 a.m. - 3 p.m. Call 310-541-0334 for more information.

In addition to the impressive emergency resources provided by the County, the City is very fortunate to have several volunteer civilian response teams that assist our first responders and our community during an emergency or disaster. These organizations include the Rancho Palos Verdes Neighborhood Watch, Palos Verdes Peninsula Community Emergency Response Team PVPCERT), Peninsula Volunteer Alert Network (PVAN):  For more information, visit this page: https://www.rpvca.gov/826/Volunteer

One of the city’s primary responsibilities to its citizens is to provide for the maximum protection of life and property from both natural and man-made hazards and disasters. In July of 2008, the city council unanimously approved Resolution No. 2008-61 for the creation of a Emergency Preparedness Committee with this goal in mind. This new city advisory board, which consists of 7 resident volunteers appointed by the city council, has been charged with the mission to advise and make recommendations to the City Council on matters pertaining to emergency preparedness to help ensure that the City of Rancho Palos Verdes develops and maintains a high state of readiness to respond to a wide variety of emergencies and disasters." 

The Emergency Preparedness Committee holds evening meetings as required, generally on the 3rd Thursday of each month at 7 p.m. in the Community Room at City Hall.

If you have questions, or would like the Emergency Preparedness Committee to make an emergency preparedness presentation to your group or organization, please email the Emergency Preparedness Committee.

Dog licenses are available at the County Animal Shelter / Care Center at 216 West Victoria Avenue in Carson, by calling 562-345-0400 or by downloading the application online from the county’s website. The city and county host an annual dog licensing and rabies clinic generally in June at the Rancho Palos Verdes City Hall.

Voter Registration forms are available at: Los Angeles County Clerk-Registrar/Recorder’s Office website (www.lavote.gov); California Secretary of State’s Office website (www.sos.ca.gov); or post offices and local libraries.

The City’s next General Municipal Election will be held on Tuesday, November 5, 2024, with two (2) seats available on the City Council, each with a full term of fours years. On November 15, 2016 City Council adopted Ordinance No. 591 to change the General Municipal Election dates to coincide with the Statewide General Elections held in November of even-numbered years.

All registered voters in Los Angeles County will be mailed a Vote by Mail ballot. Vote in the safety of your home by returning your Vote by Mail ballot.

Mailing of Vote by Mail ballots begins no later than 29 days prior to Election Day.

How to Return your Ballot

There are multiple options on how to return your ballot:

• By mail, remember no postage is necessary
• At any participating Vote by Mail Ballot Drop Box location
• At any Vote Center in L.A. County

If your ballot is postmarked by Election Day and received within 7 days (EC, § 3020(b).) by our Department we will process, verify and count that ballot.

For additional Vote by Mail information, please visit the Los Angeles County Registrar-Recorder/County Clerk webpage in the link below.

Your polling place can be found through the Los Angeles County Registrar-Recorder/County Clerk. To do so, please enter your information on the LA County's website:

1.    Residential property owner

2.    State of California licensed contractor; or

3.    An agent for a residential property owner/contractor (with proper authorization)

A residential tenant of a building CANNOT pull a permit unless appropriately authorized as an agent for the property owner or contractor (see below).

The following documents are required to obtain a building permit in Rancho Palos Verdes:

 Property Owners

1.    Proof of identification (Driver’s License, State Issued ID card, Alien Registration Card or U.S. Passport – photo IDs only)

2.    Proof of ownership if there has been a recent transfer of ownership (e.g., Grant Deed, Escrow Closing Statement)

Trust

If the property is owned by a Trust, a copy of the trust paperwork showing the trustee or executor as an authorized signatory for the property.

Corporation, LLC or Partnership

If the property is owned by a Corporation, LLC or Partnership, you will need to provide a copy of the operating agreement or corporate paperwork from when the corporation was formed, that verifies the President, Vice President, CEO, Partner, or Managing Member.

Condominiums and Townhomes

If the project is in the common area or exterior of a condominium building, a letter of authorization signed by the HOA president is required along with documentation (e.g., HOA minutes) verifying the authenticity of the president’s position with the HOA. Alternatively, authorization from all condominium owners may be considered.

Agents acting on behalf of property owners shall provide the following additional documentation:

1.    Completed "Authorization of Agent to Act on Property Owner’s Behalf" at the bottom of the "Notice to Property Owner Form" with notarized property owner signature.

2.    Proof of identification for authorized agent. The name on the authorization form must match agent’s identification.

 Contractors

1.    Proof of identification (Driver’s License, State issued ID card, Alien Registration Card or U.S. Passport – photo IDs only)

2.    Current City of Rancho Palos Verdes business license

3.    Proof of current State of California Contractor’s License  classification (pocket card);

4.    Proof of valid Worker’s Compensation Insurance

Condominiums and Townhomes

If the scope of work is in the common area or exterior of a condominium building, a letter of authorization signed by the HOA president is required along with the HOA minutes to verify the president.

 Agents of contractors shall provide the following additional documentation:

1.    Letter of Authorization on the contractor’s letterhead authorizing a person (not a business) to pull the building permit.

2.    Proof of identification for authorized agent. The name on the authorization letter must match agent’s identification. 

Construction Hours and Days

Unless otherwise noted, construction hours and days are as follows:

• Monday through Friday 7:30 AM to 6:00 PM
• Saturday 9:00 AM to 6:00 PM
• Construction is prohibited on Sunday and the following City observed holidays:
  • New Year's Day
  • Martin Luther King, Jr. Day
  • Presidents' Day
  • Memorial Day
  • Independence Day
  • Labor Day
  • Columbus Day
  • Veterans' Day
  • Thanksgiving Day and the Friday after Thanksgiving
  • Christmas Day

The new 2022 California Building Standards Code will become effective January 1, 2023. All Over-the-Counter permits issued after January 1, 2023, must comply with the new 2022 California Building Standards Codes. All projects submitted for plan check to the Building Division after January 1, 2023, must comply with the new 2022 California Building Standards Code.

A Certificate of Occupancy (CofO) is a document issued by the Building Division which certifies that a commercial space or newly constructed residential building has been inspected for compliance with the California Building Standards Code and local ordinances which govern construction and occupancy.

The City of Rancho Palos Verdes issues the Certificate of Occupancy to the space or building, and not to the specific business. Should a business vacate a space, and another business of the same use/occupancy takes possession of the space without making any modifications requiring a building permit, the existing CofO remains in effect.

When a commercial space is modified and a building permit is required, the city will conduct a record search to determine if a new Certificate of Occupancy must be issued. A new CofO is triggered when the use or area of the space is changed. If so, the new CofO will be issued when all of the work has passed a final building inspection. If no new CofO is required, the existing CofO on file will remain in effect.

Once a permit is issued, city Building Inspectors will perform the necessary inspections to confirm the space complies with the building codes for the proposed use and that no hazardous or substandard conditions exist.

113.1 Violations. No person shall erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use, occupy or maintain any building, structure or building service equipment or perform any grading in the City or cause or permit the same to be done contrary to, or in violation of, any of the provisions of this code or any of the technical codes.

113.4 Penalties. Any person who violates any provision of this code or any of the technical codes shall be deemed guilty of a misdemeanor, and shall be deemed guilty of a separate offense for each and every day or portion thereof during which any violation continued or was permitted, and upon conviction is punishable as set forth in Section 1.08.010 of the Rancho Palos Verdes Municipal Code.

113.5 Penalty fees. The permit fees and charges made pursuant to Title 15 of the Rancho Palos Verdes Municipal Code shall be tripled (not including fees for nonstructural fixture) when work requiring a permit has been started or continued or finished prior to obtaining permit. The triple fee shall be based on the structural permit fee, or square footage of remodel area, or a minimum fee as established pursuant to city council resolution.

(Ord. 468 § 6 (part), 2008: Ord. 469U § 6 (part), 2007)

(Ord. No. 516, § 6, 12-7-10; Ord. No. 551, § 6, 12-17-13; Ord. No. 554U, § 6, 12-17-13; Ord. No. 589, § 5, 11-1-16; Ord. No. 630, § 5, 11-6-19; Ord. No. 669, § 7, 11-15-22)

https://library.municode.com/CA/Rancho Palos Verdes/CODES/Code_of_Ordinances?nodeId=TIT15BUCO_CH15.18ADCO_15.18.040ADCOAMIOPE

It depends on the type of revisions being made. A simple minor clarification will not necessitate the need to revise the plans to comply with the new 2022 California Building Standards Code. A major change and/or addition to a project will need to comply with the new 2022 California Building Standards Code. Each specific case will need to be reviewed by the Building Department to determine which edition of the California Building Standards Code the revisions must comply with.

• Requires a Approval from the Recreational Waters Program/ La County Health department.
• Requires Planning Approval if pool is being altered in anyway or equipment is being changed or removed.
• A Building Permit is required for all alterations to a pool.

Plan checks for development projects where permits have expired for a period of less than one year shall be assessed a fee equal to half of the amount of the applicable plan check fee, as set forth in the resolution establishing said fee, if the plans that are being resubmitted are identical to the prior plans. Said fee shall be paid when the plans are re-submitted for review by the building official.

105.5 Expiration. Every permit issued by the building official under the provisions of the technical codes shall expire by limitation and become null and void, if the building or work authorized by such permit is not completed through final inspection within the allowed time from the date of issuance of such permit, which time shall be as follows: up to 5,000 square feet, 18 months; 5,000 to 10,000 square feet, 24 months; over 10,000 square feet, 30 months. For good cause, upon initial application for a permit, the building official may establish a different expiration date when it is anticipated such date will be necessary to complete construction due to extenuating circumstances. Upon expiration, before work under the permit can be recommenced, a new permit shall be obtained. Such new permit shall be valid for 24 months, and the fee therefore shall be one half the amount required for a new permit for such work, if no changes have been made or will be made in the original plans and specifications for the work and not more than one year has passed since the expiration of the permit; otherwise, such new permit shall be subject to all terms and conditions applicable to new permits.

Any permittee holding an unexpired permit may apply for an extension of the time within which the permittee may complete work under that permit when the permittee is unable to complete the work within the time required by this section although proceeding with due diligence. Application for extension shall be filed on forms prescribed by the building official and be accompanied by payment of the fee as established by city council resolution. The building official may extend the time for completion of work under the permit by the permittee for a period of time not exceeding 180 days upon finding the permittee has been proceeding with due diligence and that circumstances beyond the control of the permittee have prevented action from being completed. No permit shall be so extended more than once.

Notwithstanding the foregoing, for any property where construction has been performed pursuant to one or more unexpired permits for a period of at least four years and is adversely affecting adjacent properties or the owners or occupants thereof, as documented in written complaints submitted to the Building Official or Director of Community Development, the Building Official shall not issue a new building permit for any new work or an extension of an existing unexpired permit until all work being performed pursuant to any unexpired building permit has been completed and the City has issued a final approval or a certificate of occupancy thereof. This provision shall not apply to: 1. emergency work; 2. work that is necessary to preserve the integrity of the structure; or 3. work that, in the opinion of the Building Official, will mitigate impacts to an adjacent property.

https://library.municode.com/CA/Rancho Palos Verdes/CODES/Code_of_Ordinances?nodeId=TIT15BUCO_CH15.18ADCO_15.18.050ADCOAMXPPE

The number of the Los Angeles County Building Division is (562) 946-1390. The number for the Department of Regional Planning is (213) 974-6411.

Unpermitted work is construction that doesn’t have the necessary approval by the city. This means the city either isn’t aware of the work, wouldn’t approve the work, or doesn’t know whether it is up to code. The City of Rancho Palos Verdes requires permits to be obtained for most types of construction and remodeling projects to ensure that the work done complies with local building codes and safety standards. However, there are occasions where the homeowners build without permits without city approval. Fortunately, The City of Rancho Palos Verdes allows getting a retroactive building permit if the work meets the minimum local codes and standards without demolishing the entire building or starting from scratch. 

 If a property owner can demonstrate to the satisfaction of the director that an unpermitted structure which is the subject of an after-the-fact application was constructed prior to the current property owner taking title to the property and was not disclosed by the previous property owners, then the penalty fees may be waived by the director.

https://library.municode.com/ca/rancho_palos_verdes/codes/code_of_ordinances?nodeId=TIT17ZO_ARTVIIIAD_CH17.86EN_17.86.080PEFE

A permit is required to be issued by the Building and Safety Department, whenever a building is being demolished. This is to assure that construction debris has been removed, sewer or septic lines have been properly capped, and the site is restored to a safe condition to ensure that all health and safety hazards have been removed. Demolition permits are usually issued over-the- counter at the Building and Safety Division and the permit fees are minimal.

California State Law also requires that all contaminants, such as asbestos, lead, and soil contaminants, be properly disposed of. Therefore, it is of utmost importance that all demolition permit applicants first obtain clearance from the South Coast Air Quality Management District, prior to applying for a demolition permit from the City of Rancho Palos Verdes. This may include a requirement to have the property tested for lead, and/ or asbestos by a certified testing agency.

South Coast Air Quality Management District may be reached at 21865 Copley Dr. - Diamond Bar CA 91765, via telephone at (909) 396-2000, or the District’s website.

For further information, please contact the Building and Safety Division at (310) 544-5280 for additional information regarding demolition permits or stop by our counter at City Hall.

The County of Los Angeles Building Code requires that building plans be retained for a minimum of 90 days from the date of completion of the work covered on the plans. After 90 days, residential plans are typically discarded. The space required to store plans for every house built in the unincorporated county areas makes it prohibitive to keep them. One possible option for finding the as-built plans for any structure is to contact the original builder, designer, and/or engineer. This information can typically be found on the original building permit.

A: The California Building Standards Code (CBSC) is maintained by the California Building Standards Commission (www.bsc.ca.gov) and contains the codes and laws that regulate the construction of all buildings and structures in the State of California. The CBSC is Title 24 of the California Code of Regulations (CCR) and consists of twelve parts: Five (5) parts are authored by the State of California and seven (7) parts are based on model codes that are authored by various model code writing bodies.

The new 2022 California Building Standards Code includes:

• Part 1, 2022 California Administrative Code (CAC) published by the International Code Council (ICC)
• Part 2, 2022 California Building Code (CBC), which is based on the 2021 International Building Code (IBC) published by the International Code Council (ICC)
• Part 2.5, 2022 California Residential Code (CRC), which is based on the 2022 International Residential Code (IRC) published by the International Code Council (ICC)
• Part 3, 2022 California Electrical Code (CEC), which is based on the 2020 National Electrical Code (NEC) published by the National Fire Protection Association (NFPA)
• Part 4, 2022 California Mechanical Code (CMC), which is based on the 2021 Uniform Mechanical Code (UMC) published by the International Association of Plumbing and Mechanical Officials (IAPMO)
• Part 5, 2022 California Plumbing Code (CPC), which is based on the 2021 Uniform Plumbing Code (UPC) published by the International Association of Plumbing and Mechanical Officials (IAPMO) Part 6, 2022 California Energy Code (CEC), which is written by the California Energy Commission (CEC), and published by the California Building Standards Commission
• Part 8, 2022 California Historical Building Code (CHBC) published by the International Code Council (ICC)
• Part 9, 2022 California Fire Code (CFC), which is based on the 2021 International Fire Code (IFC) published by the International Code Council (ICC)
• Part 10, 2022 California Existing Building Code (CEBC), which is based on the 2021 International Existing Building Code (IEBC) published by the International Code Council (ICC)
• Part 11, 2022 California Green Building Standards Code (CGBSC), which is based on the 2021 International Building Code (IBC) published by the California Building Standards Commission
• Part 12, 2022 California Referenced Standards Code (CRSC) published by the International Code Council (ICC)

A building permit must be obtained before you construct, enlarge, alter, move, replace, repair, improve, convert, demolish or change the occupancy of a building or structure. Building permit is not required for certain work such as  one-story detached accessory structure (Sheds, Playhouse, etc.) not exceeding 120 square feet, fences not over 7 ft. high, retaining walls not over 4 ft. in height (measured from the bottom of the footing to the top of the wall), etc. For complete list of work exempt from permit see California Residential Code Section R105 and California Building Code Section 105.

All retaining walls, regardless of height, supporting a surcharge (i.e. road, structure or hillside, etc.) require a building permit.

Yes! All permits can be applied for online. Smaller permits can be applied

for through our eTrakit - Over the Counter Permitting Portal .These smaller permits

include: Electrical permits, HVAC, Solar, Electrical Panel Upgrades, 

Re-Roofs, Plumbing permits, Water Heater* permits (*May need planning

approval prior to B&S Issuance*), etc.

-Kitchen and Bathroom Remodels, Exterior Door, Window & Skylight

Changeouts, ESS, etc can also be submitted for online “over-the-counter”

review when submitted to Buildingsafety@rpvca.gov .

-Any other reviews must be uploaded onto our online portal.

Online-Plan-Check-Portal .

 PERMITS AND INSPECTIONS ARE REQUIRED FOR THE FOLLOWING:

1. New Attached or Detached Buildings and Structures (Residential and Non-Residential) with a floor area greater than 120 square feet*
2. Tenant Improvements
3. Roof and Ground Mount Solar Installation
4. Patio Covers (Solid and Lattice)
5. Enclosed Patios
6. Electric Charging Station
7. Additions and Alterations
8. Pools and Spas
9. Carports, Garages and Barns
10. Fences over 6 ft. in height
11. Retaining Walls over 4 ft. in height, measured from the bottom of the footing or retaining walls supporting a surcharge.
12. Electrical, Plumbing, Mechanical and Structural Repairs
13. Re-roofing (Residential and Non-Residential)
14. Temporary structures such as a modular unit, recreational vehicle/trailer.
15. Onsite Grading of 50 cubic yards (cut & fill) or more
16. Demolition
17. Erosion Control
18. Wall or Monument Signs
19. Other types of construction activities, not listed here, may require a permit. All building setbacks must be maintained, whether a building requires a permit or not. Please contact a representative of the Building and Safety Division at (310) 544-5280

The Building Department only does non-structural plan check over the counter. This includes Kitchen Remodels, Bathroom Remodels, and Solar Plans. Solar Plans can be expedited through our

ETrakit-Online-Permitting-Portal . Kitchen and Bathroom Remodels can also be submitted for online as an “over-the-counter” review when submitted to BuildingSafety@rpvca.gov . Any other major type of reviews must be uploaded onto our online portal. Online-Plan-Check-Portal

Building Inspections:

• Foundation Inspection: When the excavation for footings is complete and footing forms and required reinforcing steel and structural embedment are in place, but before any concrete is placed. (Also needed are separate underground electrical, plumbing and mechanical inspections).

• Exterior Shear inspection:  When all exterior sheer elements are in place & correctly nailed, all required hardware (straps, clips, holdowns, ties & caps) are installed.

• Roof Sheathing Inspection: When all roof framing members are installed and the plywood or other sheathing is complete along with any required strapping.

• Wood Framing Inspection: When all roof, walls and floor framing, fire blocking, draft stopping and all pipes, chimney, vents and duct work are in place, but before any work is covered. Wood framing inspection will not be approved until rough mechanical, electrical, and plumbing inspections are completed.

• Insulation Inspection: When all thermal insulation is in place but before it is concealed. Inspect state energy requirements stated on the approved plans.

• Lath and/or Gypsum Board Inspection: After all lath and gypsum board is in place but before any stucco is applied, or before gypsum board joints and fasteners are taped and finished.

• Reinforced Masonry Inspection: In grouted masonry before any units are laid up, all steel must be tied and in place ready for concrete foundation pour. Grout inspection is required after units are laid. Final inspection is required after cells are grouted and cap is installed.

• Structural Steel Inspection: When structural steel members are in place and required connections are complete but before concealing any members or connections. Certificates of Compliance are to be given to the City Inspector.

• Re-roof Inspection: Sheathing inspection and building final inspection. 

Electrical Inspection:

• Underground: After conduit or cable has been installed in trench but not covered.

• Rough wiring: Before any part of the work is concealed and prior to framing inspection. Telephone, television, intercom, security, doorbell and thermostat cable need to be in place for rough inspection. Compliance with Title 24 Requirements for Residential Lighting is checked.

• Final: When all fixtures, appliances, and systems are in place and connected.

Plumbing Inspections:

• Underground or sub-floor plumbing: After material has been installed and tested, including sewer.  Sewer Cap, is inspected for demolition projects.

• Rough plumbing: Before any part of the work is concealed (including shower pan hot mop), prior to framing inspection and after roofing is installed.

• Gas piping test: After lath or gypsum board has been installed.

• Shower pan.

• Final: After all fixtures are in place and connected.

Heating, Ventilating and Air Conditioning Inspections:

• Underground/Sub-floor duct inspection.

• Rough: Before any part of the work is concealed, metal fireplace rough, prior to framing inspection and after roofing is installed.

• Final: All appliances and equipment are in place and connected (Performance test may be required).

Final Inspection:

• Call for final inspection when the construction has been completed.

• All external surfaces must be painted, or otherwise sealed, weather-stripping must be installed on all new windows and doors, and all electrical or plumbing fixtures have been installed. Interior painting, wallpapering, or carpeting need not be complete.

• Smoke & Carbon Monoxide alarms must be installed as required by the latest edition of the California Residential Code.

Sanitation District Approval for Sewer Service

You will be required to provide sanitary district approved plans at final inspection for newly constructed buildings and detached structures with plumbing. 

Environmental Health and Safety (EHS) Approval for Septic Tanks EHS approved plans will be required at application submittal. 

What are the Sanitary District Requirements?  

Sanitary District staff will review the project plans to ensure there will be no adverse impacts on the sanitary sewer system and no encroachment into a sanitary sewer easement.

We urge applicants to contact the appropriate district prior to beginning construction. It is the applicant's responsibility to receive sanitary approval.

The following projects require Sanitary or Environmental Health review:

New residences, ADU’s and commercial buildings.

Your job card will have information on whether the permit is final, as

well as the inspections you have passed. If the job card was not present at

the time of the inspection, however the inspector passed the final

inspection, you can check online by creating an account and searching using Permit Inspection Search feature. or by emailing staff with your request at

buildingsafety@rpvca.gov .

When equipment replacements and repairs must be performed in an emergency situation, the permit application shall be submitted within the next working business day to the Building & Safety Department.

Building Inspectors are in the field performing inspections for the majority of the day and are only present in the office for a short window of time each day.  They can be reached at the Building Counter and by phone or email between the hours of 7:30 am - 9 am. or 4:30 pm to 5:30 pm. Call 310-544-5280 and request to speak to an inspector. You can also reach them by email using the following information listed below:

Desirea Molina: DesireaM@rpvca.gov

Erick Monsivaiz: EMonsivaiz@rpvca.gov

Some types of repairs are exempt, and some aren't.

A common statement heard at the counter after one has received a Stop Work notice is: “I was only doing repairs, and my contractor told me repairs don’t require a permit.” While we are sure that your contractor means well, he may not know RPV's code's. It is always better to check with us before you begin work.  

*Work Exempt from Permits according to the California Residential Code 2022  can be viewed by researching the California Residential Code 2022. 

Once your permit is issued, you will need to schedule periodic inspections.

Please be aware that inspections are a First-Come-First-Serve Basis. There is a

limited number of stops allowed per day. If you want a better chance of

getting the date you prefer, we recommend you schedule in advance. 

Inspection requests should be made online at rpvca.gov/inspections  or by phone at 310-544-5279. Please provide the following information:

• Permit number (s):
• Site address :
• Type of inspection being requested.  Include any additional info that the inspector might need to properly conduct your inspection.
• Date of desired inspection. (Inspection dates are not guaranteed.  You will receive a confirmation email once your inspection is scheduled.)
• Inspection contact name and phone number.
• Inspections may be conducted in person or virtually upon approved request. Practice social distancing during the inspection. If you are not feeling well, please reschedule the inspection.

All inspections are performed between 9 am-12 pm (AM) and 1 pm-4:30 pm (PM).

Most likely no. We only are required to retain plans per the Rancho Palos

Verdes Municipal Code for up to two years after the permit has been

finalized. We do however maintain building permit records for residential,

commercial and industrial construction. please contact the Los Angeles County Assessor for original plans.

California State Contractors License

In California, anyone who contracts to perform work that is valued at $500 or

more for materials and labor must hold a current, valid license from the

Contractors State License Board. Non Licensed individuals can be hired on an

hourly basis by homeowners, but not for fixed fee. You can check on

contractor's licenses and obtain valuable information for your project at the

CSLB website.

Rancho Palos Verdes Business License

Anyone who does business in Rancho Palos Verdes is required to have a

current City of Rancho Palos Verdes Business License, including contractors 

and subcontractors. To obtain a business license, please contact the Business

License Cashier at 310-544-5301 or BusinessLicense@RpvCa.Gov or check the website at https://www.rpvca.gov/288/Business-License-Information

Yes. After your permit is issued, a series of inspection will be required.

Depending on the scope of your project, inspections may be required for

foundation, framing, plumbing, electrical and similar work. The City requires

a final inspection on all building permits.

Yes, some files can be seen through our permitting program. Please visit

the following website: RPV- Permit Records Search .

Additionally, to request multiple records from different departments

regarding a certain address, you can do a Public Records Request with

the City Clerk’s Office. They can be reached with the following email:

cityclerk@rpvca.gov

For More Information Please visit the City Clerk Website:

rpvca.govPublic-Records-Request

If you begin work without the required permit, a "Stop Work Order" will

immediately be issued by the Building Official, Building Inspector or Code

Enforcement Officer. You will be required to apply for the permit and pay

triple the original permit fee. After the permit has been properly issued, you

will be required to uncover any work which has been covered so that it may

be properly inspected. In some cases, regulations may not permit the type of

construction that has been done. If this happens, you may be required to

replace or restore the area to its original condition prior to your construction.

A building permit belongs to the property owner. The contractor acts as

an agent of the owner and shall give the original permit card to the

owner.

The permitting process for the design and installation of an EVCS and its related supply equipment or system for one- and two-family dwellings, multi-family dwellings, and/or non-residential buildings or sites depend on a variety of factors such as, but not limited to:

- The type and quantity of equipment to be installed.
- The type and amount of related equipment to support the station.
- The location and type of building or site where the installation will occur.

Simple EVCS design and installation may avoid a detailed plan review and a streamlined electrical permit issuance may be granted by sending a site plan , EV Charger checklist and permit application to buildingsafety@rpvca.gov . More detailed information on the type of plan review that may be required for your project, application submittal requirements, costs related to the review and/or permit and inspection processes can be found by visiting the solar submittal section of www.rpvca.gov .

Yes. All work completed under a building permit issued by the City of Rancho

Palos Verdes must pass a "final inspection" by the Building Official or Building

Inspector. Even though a contractor may have taken out a building permit for

a property owner, it is ultimately the responsibility of the property owner to 

see that a final inspection is attained for each building permit. Failure to have

a final inspection could result in withholding issuance of any future permits.

According to City Code, the building official shall not issue a permit until all

expired building permits have been finally approved and all work originally

done without permits has been covered by a building permit, inspected and

finally approved.

All inquiries/questions about a review should be directed by email at plancheck@transtech.org  or call the Plan Checkers  office at 909-595-8599 EXT # 159

Residential, commercial and industrial plan reviews typically takes a few

weeks. We will contact the applicant as soon as the plans have been

processed. 1st Submittals generally take up to 2 weeks, whilst

resubmittals/revisions take up to 1 week. If your plan check has taken

longer, please inquire to buildingsafety@rpvca.gov 

When a septic tank is no longer used because of an alternate connection to city sewer, the tank must be properly abandoned or removed. This applies to old cesspools, leaching pits, dry wells, seepage pits, vault privies, and pit privies. Access for future uses must be permanently denied. Click here for steps for removal.

A Building Permit and engineering calculations are REQUIRED when:

•  The wall is greater than 4’-0” measured from bottom of footing to top of wall.
• When the retaining wall is supporting a surcharge (slope greater than 6 horizontal to 1 vertical, or loads from adjacent footings, driveways, etc.), regardless of wall height 
• The wall is supporting any structure, driveway, pool, or street .
• Any retaining wall in excess of 30 inches/2.5ft in height as measured from the bottom of the footing to the top of the wall that is constructed on or within 10 feet of a slope that has a grade of 5:1 (20%) or steeper.
• Fore more information  👉🏽 click here or visit www.rpvca.gov/buildingfaq .

We do maintain a copy of Geology & Track files along with Soils Reports.

These copies are only physical copies, therefore they cannot be sent

electronically. Tract Files can be requested with Building & Safety at the

permit counter within Business Hours. Photos can be taken of non copyrighted documents and plans, and “letter”

size paper can have copies made.

Due to the nature of how permit costs are calculated, we are unable to

provide an estimate unless further information is given (i.e.: job valuation,

scope or work, etc.). All our fees are based off of our City-Council-Approved

Fee schedule. Building-Safety-Master-Fee-Schedule-2022

Yes. Any changes to the approved set of plans must be submitted and approved by the appropriate Department(s) and/or other Agencies before construction changes are implemented. You must adhere to the approved plan.

Most residential plans can be drawn by anyone, however commercial and industrial plans must be prepared by a licensed professional. It is recommended you obtain design professionals to create the construction documents. Additional Plan Check fees are required after the 3rd  Submittal, therefore Self-Drawn plans are more likely lead to additional costs.

You cannot live in, sleep in, or rent your garage as a dwelling unit. A garage is non-habitable and does not meet the minimum code requirements to be considered a sleeping room. If you are interested in converting your garage into a dwelling unit, please see our ADU requirements. To begin the process, please inquire with planning@rpvca.gov .

Construction for commercial and multifamily projects shall be performed by an appropriately California licensed contractor as required by the California Business and Professions Code.

Plan Review status can be viewed through our Online Plan Check Portal plan check portal. Ensure your email is associated with the project so that you can see whenever there is any change in status. If you do not have access to the project, please inquire at buildingsafety@rpvca.gov 

In most cases we recommend that you hire a licensed contractor and that they be required to obtain the permit as part of the project agreement. This is simply because the permit holder is the party responsible for the work and complying with the codes and regulations. A reputable contractor should have no problem obtaining a permit. You can verify a contractor's state license and registration by visiting the Contractors State License Board.

“Owner/builder” describes a situation in which the homeowner becomes the general contractor. As an owner/builder, you (not the person you hire) assume responsibility for the overall job. Your responsibilities may include such things as state and federal taxes, workers’ compensation insurance and other legal liabilities. 

What is an Owner-Builder?

An owner-builder is what the term indicates: a person owns the property and acts as their own general contractor on the job, and either does the work themselves or has employees (or subcontractors) working on the project.

The work site must be their principal place of residence that they have occupied for 12 months prior to completion of the work.

The homeowner cannot construct and then sell more than two structures during any three-year period.

Owner-Builder Responsibilities

When you sign a building permit application as an owner-builder, you assume full responsibility for all phases of your project and its integrity. You must pull all building permits. Your project must pass codes and building inspections. The owner-/builder is responsible for ordering materials and making sure all suppliers are paid. An owner-builder also is responsible for supervising, scheduling, and paying subcontractors. If you use anyone other than your immediate family or a licensed subcontractor for work, you may be considered an “employer.” Employers must register with the state and federal governments and are obligated to participate in state and federal income tax withholding, federal Social Security taxes, workers' compensation insurance, disability insurance costs, and unemployment compensation contributions.

Tip: For more specific information about your obligations under federal law, contact the Internal Revenue Service at (800) 829-1040, and the U.S. Small Business Administration at (800) 359-1833. For more specific information about your obligations under state law, contact the Employment Development Department at (916) 653-0707, the Department of Industrial Relations at (415) 703-5070, and the Franchise Tax Board at (800) 852-5711.

Owner-Builder Risks

Unless you are knowledgeable about construction, mistakes can be costly and take additional time to repair or correct. Subcontractors and suppliers who are not paid on schedule may file mechanics liens against your property. Educate yourself about mechanics liens and how to prevent them. If your workers are injured, or your subcontractors are not licensed or do not carry liability insurance or workers' compensation insurance and they are injured, you could be asked to pay for injuries and rehabilitation through your homeowner’s insurance policy or face lawsuits. You should be cautious of unlicensed individuals claiming to be contractors who prey upon homeowners. They may promise to guide you through the owner-builder process for a consulting fee, but they are breaking the law.

Remember:

As an owner-builder, you assume full responsibility for all phases of your project and its integrity. Licensed contractors must demonstrate knowledge of their craft, be tested, fingerprinted, bonded, and undergo an FBI background check before they are licensed to work in California. Illegal contractors can botch a job or leave with the down payment, leaving the owner-builder to deal with the consequences.

Licensed contractors have provided proof of competency and proof of

insurance to the city. This protects the homeowner from incurring costs

due to damage by uninsured contractors, and it protects the homeowner

from contractors who do not have adequate knowledge of the City

adopted building codes. A permit will not be issued until all contractors

being used to complete the project are licensed. Homeowners doing their

own work do not need to be licensed.

For residential windows, the maximum prescriptive U-factor is 0.32, and

the maximum prescriptive SHGC is 0.23. NOTE: Rancho Palos Verdes is

located in a Sever-High-Fire-Zone. At least One pane of the window needs

to be tempered glass per Chapter 7A of the CBC.

Concrete flatwork on private property does not require a permit. You can

create a patio, replace a driveway, or form a path without a permit. Please

verify with planning@rpvca.gov regarding the max % of hardscaping

area allowed. If you are replacing the driveway approach or the sidewalk in front of your

property, an Encroachment Permit is required. This may be obtained with the Public Works Department Public Works Permit Technicians

Cheri Bailiff: CheriB@rpvca.gov

Karissa Russell: KRussell@rpvca.gov

Property setbacks are rules that define how close to a property line a structure may be built. These distances are based on the zoning of your property. Property setbacks often exist to improve the visual appeal of a community. Side yard setbacks are there to keep some light and space between homes and are generally greater as the lot size increases. Rear yard setbacks are intended to keep larger green spaces for people to enjoy their backyards. Learn more about setback requirements by inquiring with planning@rpvca.gov or contact 310-544-5287 for more information. 

The City Of Rancho Palos Verdes Code Enforcement Division is response

driven. We only open investigations when we receive a formal complaint

from the public. If you are contacted about a code violation, it is response

to a complaint that the City has received about your specific property.

If I want to file a complaint about a neighbor’s property, Can i be

anonymous? The answer is usually yes. Our procedures strive to maintain the

confidentiality of complainants. You do not have to provide your name

when filing a complaint. However, for the few percent of complaints that

ever evolve to a court action, all information from the case is then

provided to the court.

Please submit a formal complaint to the Code Enforcement Division

through their website: Filling a Compliant- RPV Code Enforcement

Worried the unpermitted work may be releasing Asbestos into the

air? South Coast AQMD has partnered with Cal/OSHA for investigating

Asbestos and Lead complaints. You can contact a Cal/OSHA inspector by

the following:

Long Beach Office: 1500 Hughes Way, Suite C-201 Long Beach, CA 90810

Phone: 424-450-2630

Email: DOSHLBO@dir.ca.gov

For more information please visit their website: Cal/Osha Complaint

information

Would you like to report the contractor being in violation of the Contractor

License Law?

Please visit Contractor State License Board website:

cslb.ca.gov/Building_Permit_Complaint

If you are not sure where your property line is, or if you and your neighbor

are in disagreement about the location of a common property line, you

may need to hire a land surveyor. It is unlawful for anyone to do land

surveying or offer to do land surveying unless he or she is currently

licensed as a land surveyor in the State of California. The City of Rancho

Palos Verdes does not offer land surveying services to the public. If you’d

like to see an approximate property line location you can speak with

Planning to view the property with the GIS Maps. Property line disputes

can NOT be determined per the GIS maps, only by the determination of a

licensed Land Surveyor. The State of California Board for Professional

Engineers and Land Surveyors also maintains a helpful website should

you find you need a surveyor.

A permit must be obtained to legalize any work completed without permits. Plans must be made for all work and submitted for review and approval. Once the permit is issued, the work will be fully inspected to verify code compliance. Inspectors may require demolition of finishes and wall coverings to ensure the work matches the approved plans and complies with current code requirements.

If you are placing a temporary dumpster in front of your property, an Encroachment Permit is required. This may be obtained with the Public Works Department : https://www.rpvca.gov/292/Public-Works

Public Works Permit Technicians

Cheri Bailiff: CheriB@rpvca.gov

Karissa Russell: KRussell@rpvca.gov

Plan Checks

Plan Checks are good for 6 months or 180 days. If you will be going passed the 6 month period, you will still be eligible for (2) - 90 day extensions ($82 each extension). (Municipal Code Section 15.18.050. Subsection 105.3.2)

Plan checks for development projects where permits have expired for a period of less than one year shall be assessed a fee equal to half of the amount of the applicable plan check fee, as set forth in the resolution establishing said fee, if the plans that are being resubmitted are identical to the prior plans. Said fee shall be paid when the plans are re-submitted for review by the building official.

Issued Permits

105.5 Expiration. Every permit issued by the building official under the provisions of the technical codes shall expire by limitation and become null and void, if the building or work authorized by such permit is not completed through final inspection within the allowed time from the date of issuance of such permit, which time shall be as follows: up to 5,000 square feet, 18 months; 5,000 to 10,000 square feet, 24 months; over 10,000 square feet, 30 months. For good cause, upon initial application for a permit, the building official may establish a different expiration date when it is anticipated such date will be necessary to complete construction due to extenuating circumstances. Upon expiration, before work under the permit can be recommenced, a new permit shall be obtained. Such new permit shall be valid for 24 months, and the fee therefore shall be one half the amount required for a new permit for such work, if no changes have been made or will be made in the original plans and specifications for the work and not more than one year has passed since the expiration of the permit; otherwise, such new permit shall be subject to all terms and conditions applicable to new permits.

We currently don't offer any expedited plan check options.

The building codes, as empowered by the State of California Health and Safety codes, are clear that no construction is allowed until the permit is issued. Once the permit application and accompanying plans have been submitted, the Building & Safety division will review and process the plans. Following approval of the plan and payment of fees, a permit will be issued.

Certificates of Occupancy cannot be issued until all permits have received final inspection approval and all City Departments have signed off on their areas of responsibility.

A permit is required for residential accessory structures, including non-habitable storage sheds, workshops, gazebos, cabanas, and similar non-habitable structures, greater than 120 square feet in area. Structures 120 square feet or smaller in area may be exempt from building permit requirements. All accessory structures regardless of size must comply with Municipal Code zoning requirements for use, placement on the parcel, and design. If electrical, mechanical, or plumbing work is included as part of the accessory structure, a permit is required regardless of size. For information about the location limitations of residential accessory structures, contact Planning staff at planning@rpvca.gov or by phone 310-544-5287

Parking permits can be obtained at the Public Works counter. More information on parking permit programs can be found in the following page:

• You may call 310-544-5281 to speak with a member of the Code Enforcement Division. A voicemail system will accept calls made after normal business hours.
• Send an email to the Code Enforcement Division
• Mail the Code Enforcement Investigation Request Form to the Code Enforcement Division at 30940 Hawthorne Blvd. Rancho Palos Verdes, CA 90275
• Visit the Public Counter, where you can fill out and submit the Code Enforcement Investigation Request Form directly to one of our staff employees.
• Please Click Here to Submit Online.

A Code Enforcement Officer will contact you  to discuss your concerns and answer any questions. We kindly ask to give a minimum of 10 business days after filing a complaint.

The Code Enforcement Division do take anonymous complaints. Our complaint process is confidential. Please not that if the information is incorrect or insufficient, the investigation may be hindered and we will be unable to contact you.

To pay an administrative citation, you may use the following:

• Pay the fine by mail - Within Thirty (30) calendar days of issuance, you may use the accompanying envelope to pay the administrative citation by mail. Mail the citation with your personal check, money order, or cashier's check drawn on a United States banking institution, in U.S. funds, to the address below. Make checks payable to "City of Rancho Palos Verdes" Please write the citation number and on your full name on the envelope. Do not mail CASH payments, if you want to pay with case, please see the option below.
• Pay the fine in person - Within Thirty (30) calendar days of issuance, you may pay the fine by reporting to the City of Rancho Palos Verdes, during normal business hours, at this address indicated below. Cash, personal checks, money orders, and VISA/MASTERCARD credit cards will be accepted in person.

Send all payments and Administrative Hearing requests to the following address:

City of Rancho Palos Verdes

Planning, Building & Code Enforcement

30940 Hawthorne Blvd.

Rancho Palos Verdes CA, 90275-5391

In accordance with Section 1.16.130 (Request for Administrative Hearing), an individual or business has the right to contest an administrative citation and request an administrative hearing when the individual or business disagrees with the City of Rancho Palos Verdes, Code Enforcement Division action. An individual or business has the right to contest an administrative citation and request an administrative hearing when the individual or business disagrees with the City of Rancho Palos Verdes, Code Enforcement Division action. The following Rancho Palos Verdes municipal codes provide information related to the payment requirement of the administrative fine, how to request an administrative hearing, the time required for the hearing process, and the advance hardship fee waiver deposit required. Enclosed in this packet are the Request for Administrative Hearing form, the Advance Hardship Fee Waiver Deposit form, and Frequently Asked Questions and Answers.

The contestant is responsible for the timely filing of the appeal to request a hearing. The Request for Administrative Hearing form must be completed in its entirety and returned to the Community Development Department of City Hall within 30 days from the date of service of the administrative citation. A separate Request for Administrative Hearing form is required for each citation. 

An advance deposit of the total administrative fine for each citation is required at the time of filing. Payment may be in the form of Cash, Check, Cashier’s Check, or Money Order payable to the City of Rancho Palos Verdes. The advance administrative fine deposit shall be refunded if the ruling made by the Hearing Officer rules there was no violation as charged in the Administrative Citation.

Any responsible person who requests a hearing to contest an administrative citation and who is financially unable to deposit the administrative fine required in Section 1.16.120 (Payment of Administrative Fine) may file a request for an advance deposit hardship waiver. 

FREQUENT ASKED QUESTIONS AND ANSWERS

Whom do I contact if I have questions or concerns regarding the hearing procedures?

Contact the Code Enforcement Division at (310) 544-5281 or codeenforcement@rpvca.gov to discuss any questions or concerns you may have regarding the contents of this document. 

What if my hardship waiver is denied and I want a second opinion?

The decision of the director or the director's designee on whether to issue a hardship waiver shall be final.

What are the steps involved when requesting a hearing?

Step 1: Complete a request for hearing form and return it to the Community Development Department.

Step 2: Either deposit the administrative fine with the Community Development Department or provide a notice that a request for an advance deposit hardship waiver has been filed pursuant to Section 1.16.140 (Advance Hardship Waiver Deposit). 

Step 3: The Community Development Department must receive a completed request for hearing form and the administrative fine or completed hardship waiver form pursuant to Section 1.16.140 (Advance Hardship Waiver Deposit) within 30 days from the date of service of the administrative citation. If not, the responsible person waives the right to a hearing.

Step 4: The citing official shall notify the person requesting the hearing by regular mail in accordance with Section 1.16.030 (Procedure for Service) of the time and place of the hearing at least 20 days before the date of the hearing. The citing official shall serve any documentation, other than the administrative citation, that the citing official has submitted or will submit to the hearing officer on the person requesting the hearing by regular mail in accordance with Section 1.16.030 (Procedure for Service) at least ten days before the date of the hearing.

Step 5: Only after a request for hearing form is received by the Community Development Department within the required period, and the responsible person requesting the hearing has either deposited the administrative fine in full or obtained an advance deposit hardship waiver (hereinafter a “perfected appeal”), shall the city set the date and time for the administrative hearing. The hearing shall be set for a date not less than 15 days, nor more than 60 days after the filing of a perfected appeal.

Is there a cost to schedule and/or attend the administrative hearing?

Yes, the administrative hearing officer shall assess against the responsible person administrative costs for any violation found to exist, or for any violation which was not timely corrected. The administrative costs include any and all costs incurred by the city in connection with prosecuting the violation, including, but not limited to, investigation costs, staffing costs for preparing and conducting the administrative hearing, and costs for all inspections necessary to enforce the compliance order and the administrative order. The administrative order shall specify the date by which the costs must be paid to the city.

How soon will the hearing be scheduled?

The hearing shall be set for a date not less than 15 days, nor more than 60 days after the filing of a perfected appeal. 

What if I can’t make the hearing and need to reschedule attending the hearing?

The contestant may request one continuance and the city may continue the hearing on its own initiative for good cause. Holding the hearing beyond 30 days of the appeal shall not invalidate the citation.

What happens if I fail to attend the administrative hearing?

If the responsible person fails to attend the scheduled hearing, the hearing will proceed without the responsible person, and the responsible person will be deemed to have waived the right to an administrative hearing and any further appeals as set forth in this chapter.

Who appoints the administrative hearing officer?

Administrative hearing officers shall be selected in a manner that avoids the potential for pecuniary or other bias. In no event shall the administrative hearing officer be the citing official. The compensation, if any, of the administrative hearing officer shall be paid by the city. Compensation shall not be directly or indirectly conditioned upon whether administrative citations are upheld by the administrative hearing officer.

What are the procedures at administrative hearings, and do I need a lawyer or witnesses?

Administrative hearings are informal, and formal rules of evidence and discovery do not apply. Each party shall have the opportunity to present evidence in support of that party's case and to cross-examine witnesses. The city bears the burden of proof at an administrative hearing to establish a violation of the municipal code. The administrative citation and any additional reports submitted by the citing official shall constitute prima facie evidence of the facts contained in those documents. The administrative hearing officer must use the preponderance of evidence as the standard of review in deciding the issues.

Can I appeal the decision of the administrative hearing officer?

Yes, you may appeal the decision of the hearing officer within 20 days after service of the administrative hearing officer's decision upon the responsible person/citee, either the responsible person/citee or the city may seek review of the administrative hearing officer's decision by filing a notice of appeal and paying the appeal fee, if required, set forth in Government Code § 53069.4(b)(2) or its successor with the Los Angeles Superior Court (Southwest District/Torrance). The appealing party shall serve a copy of the notice of appeal either in person or by first-class mail upon the non-appealing party. If either the responsible person/citee or the city fails to timely file a notice of appeal, the administrative order shall be deemed confirmed.

Is there a fee for paying the administrative citation late?

Yes, any person who fails to pay the city on or before the due date any administrative fine imposed pursuant to the provisions of this chapter shall be liable for the payment of late payment charges as follows:

1. For payment received within 30 days after the due date, a late fee in the amount of 50 percent of the administrative fine is due.
2. For payments received more than 30 days after the due date, a late fee in the amount of 50 percent of the administrative fine due, plus an additional 10 percent of the overdue administrative fine for each month the payment is overdue. The maximum late fee shall be 100 percent of the overdue administrative fine.

Can the city place a lean on my property for unpaid fines?

Yes, in accordance with Section 1.16.230 (Collection of administrative fines and costs-Lien Procedures).

1. If the responsible person fails to satisfy in full the assessed administrative fines and costs by the time specified in the administrative hearing officer's decision or the administrative order, and no timely appeal of the administrative officer's decision has been filed with the Los Angeles Superior Court (Southwest District/Torrance), the city may recover the outstanding fines and costs by imposing a lien against the real property on which the violation occurred.
2. Prior to the recording of the lien with the Los Angeles County Registrar-Recorder's office, the city council shall conduct a hearing to hear any protest or objection to the lien. The citing official shall serve notice of the hearing upon the owner of record of the real property, based on the last equalized assessment roll or the supplemental roll, whichever is more current, at least ten days before the date of the hearing. If the owner of record cannot be located after a reasonable search, the notice may be served by posting a copy thereof in a conspicuous place upon the property for a period of ten days.
3. After holding the hearing and taking all evidence, oral and written, the city council shall determine whether the lien should be imposed. If the city council determines that the lien should be imposed, the responsible person will have 45 days to satisfy the assessed administrative fines and costs in full. If after that time the assessed administrative fines and costs are not paid in full, the citing official shall then prepare and file with the city clerk a report stating the amount due and owing.
4. After the report is filed with the city clerk, the citing official may cause the lien to be recorded with the county recorder. Once recorded, the lien shall have the force and effect and priority of a judgment lien governed by the provisions of Section 697.340 of the Code of Civil Procedure, or its successor, and may be extended as provided in Sections 683.110 to 683.220, inclusive, of the Code of Civil Procedure, or their successors.
5. The remedies set forth in this section are not exclusive and may be used in addition to those set forth elsewhere in this code or by law. The city may collect any past-due fines and costs by use of any available legal means.

Please meet with the Code Enforcement Officer who issued the Notice of Violation to discuss your concerns.

Unfortunately, short-term rentals are prohibited in single-family and multi-family residential zoning districts.

The Code Enforcement Division does not obtain or analyze air samples. Residents can contact an independent testing company or laboratory for this service.

The Code Enforcement Division can address the maintenance of the pool causing the breeding of mosquitos. The Los Angeles Vector Control will respond and treat the water with possible mosquitos. Please contact them at (310) 915-7370.

(RPVMC § 8.20.250)

Trash cans are allowed to be placed at the curb/pickup location at 4:00 p.m. the night before collection and must be removed before 10:00 p.m. the day of collection.

(RPVMC § 8.24.060)

The Property Maintenance Ordinance regulates the storage of certain items in public view. Items such as boxes, tires, trash cans, furniture, and appliances in public view are a violation of the code.

(RPVMC § 8.24.060)

According to the Rancho Palos Verdes Municipal Code, it is unlawful to maintain a property at a variance to the surrounding properties. This means that any vegetation that is overgrown, needs to be trimmed.

The current property owner recorded on Title is responsible for all building violations that may exist.

We advise that if there is any demoing of anything on the said property, please contact the Building Division at (310) 544-5280.

To find the approved construction projects in the City, please call the Building Division at (310) 544-5280.

Construction Hours (RPVMC § 17.56.020)

Monday - Friday

Hours of allowed operation 7:00 a.m. to 6:00 p.m.

Saturday

Hours of allowed operation 9:00 a.m. to 5:00 p.m.

Sunday

Prohibited

Legal Holiday

Prohibited except with a Special Construction Permit

You may have a maximum of three (3) Dogs and three (3) Cats.

Depending on the circumstances, Los Angeles Animal Control will be the contact when it comes to barking dogs. Code Enforcement can only regulate the number of dogs & cats on the property. 

Please Click Here For Information on Barking Dogs.

Please Click Here For Los Angeles Animal Control Website.

For nuisance noise issues, call the Los Angeles County Sheriff's Department at (310) 539-1661.

Construction Hours (RPVMC § 17.56.020)     

Monday - Friday

Hours of allowed operation 7:00 a.m. to 6:00 p.m.

Saturday

Hours of allowed operation 9:00 a.m. to 5:00 p.m.

Sunday

Prohibited

Legal Holiday

Prohibited except with a Special Construction Permit

Parking regulations on public streets are enforced by the Los Angeles Sheriff Department. The non-emergency line is (310) 539-1661.

The Code Enforcement Division enforces inoperable vehicles on private property. Please call (310) 544-5281.

Front yard parking is not allowed with the exception of:

The driveway, which is defined as a permanently surfaced/paved area providing direct access for vehicles between a street and a permitted off-street parking.

Please refer to RV Parking Regulations page for more information.

Please Click Here for the RV Parking Regulations Page.

Request wallboard/lath and or drywall inspection after all lathing or drywall is in place, but before taping, plaster, or stucco is applied.

The electrical inspection includes an examination of the materials, components, and electrical equipment installed. All rough wiring for the structure and the electrical service is inspected at the same time. Rough-in inspection includes, but is not necessarily limited to, all wiring within the walls, all circuit breakers, panel boards and ground splices terminated by mechanical means. The inspection takes place after all wiring systems, including the ground conductor (GEC), have been installed in approved boxes, cabinets, and service equipment. Switches, receptacles and fixtures should not be installed at the rough-in.

To release main service panel to SCE, once all outlets, switches, lighting, equipment and breakers are set.

Performed when the gas pipe is factory coated for use underground with all joints and or fittings wrapped and installed in the trench. Steel gas pipe (galvanized or black iron) shall be of approved material. Burial depth for steel pipe shall be no less than 18” inches below grade. The test for such piping shall be 10 psi on a 30 psi gauge for no less than 15 minutes, with no perceptible drop in pressure. Approved Polyethylene (PE) pipe may be used in exterior buried piping systems. The test for such piping shall be 10 psi on a 30 psi gauge for no less than 30 minutes with no perceptible drop in pressure. The burial depth for PE pipe shall be no less than 18” inches below grade with approved metallic risers on each end. An electrically continuous number 18 AWG yellow tracer wire shall be installed with and attached to underground non-metallic gas piping and shall terminate above grade at each end. CSST shall be installed and bonded in accordance with the code and the manufacturer’s specifications.  These tests shall be made using air, CO2, or nitrogen pressure only. For installation and testing, gas pipe materials other than those listed above consult the piping manufacturer and the Building Division for approved methods.

Request final inspection after construction is completed, including all grading, drainage and site work, and before the building is occupied. The building must be unlocked, or prior arrangements made for the inspector to access the building. All appliances, electrical fixtures, convenience outlets, switches and plates must be in place. The following is also required to receive a final on the building permit and a certificate of occupancy: (Provide a final HERS report if applicable.) Indicate the presence of required maintenance and operations manuals.

 Rough-In Inspections (Framing, Electrical, Plumbing, and Mechanical) All the rough inspections can be inspected concurrently by Combination Inspectors. On complex installations, separate inspections by Special Inspectors for each trade may be necessary.

Interior and exterior walls should be constructed according to the type of material used as specified in the building code and approved set of plans. Request structural frame inspection after bracing; shear panels at walls, floors and roof; straps and hold-downs; fire blocking and all other framing and structural connections are in place. The framing inspection should be made after all electrical, plumbing, and mechanical rough-in has been inspected and all ducts, chimneys, hold-downs and shear walls are installed and framing is complete. (Building shall be dried-in prior to frame inspection.)

Request foundation inspection after trenches are excavated, forms are erected, UFER ground, seismic restraints and reinforcing steel are in place and, before, pouring concrete. (Verify all form setbacks to approved plans)

Request insulation inspection after insulation and caulking is in place. Provide a QII certification to the building Inspector if required by T-24.

Air pressure testing is required on all interior fuel gas piping at rough inspection and after all cabinets have been installed or brown coat inspection.

Request exterior lath inspection after exterior walls and sub-roof underlayment, and lath has been installed; all framing, fire blocking and bracing are in place; rough plumbing is completed and under test; rough electrical and rough mechanical are complete and after drywall is installed.

In accordance with the state building code, the plumbing and mechanical systems are inspected prior to covering or concealing any portion of the system. The inspection takes place after the installation of all water piping, drain, waste vent piping, fuel gas piping, HVAC ducting, range, dryer and bath exhaust ducting, furnace, boiler, water heater, unit heaters, and/or other fuel fired appliances and their venting system. (IAQ/whole house fans as applicable.) Also in accordance with the state building code, water or air pressure testing is required on all water, drain, waste and vent piping.

Request roof sheathing (frame from top plates up) after all roof penetrations for plumbing and mechanical have been installed. (Inspect HVAC if applicable at this time.) Interior and exterior shear walls are to be inspected. Pre-assembled walls (strong walls, I-joists etc.) must be ICC listed. (All windows/sliders shall match plans for U-factor and egress.)

For smaller residential additions or alterations, a grading permit or inspection is usually not required. Certain site conditions, however, may warrant the submittal of a grading plan for plan review, grading permit issuance and inspection approval before foundation work can commence. Soil and civil certifications also must be submitted and approved by the City prior to inspection approval of the footings or foundation.

 “Built-in place” shower bases shall be lined in accordance with the code and filled with water.  This inspection is typically requested at the same time as the drywall inspection. (Pan slope inspected.)

All special inspection reports and documents must be turned in to the Inspector prior to calling for a final inspection.

Inspect subfloor insulation for correct R-value and installation method.

performed when the base plumbing drainage system is in place.  The inspection must be approved prior to the placement of concrete or floor sheathing.  The system shall be on test at the time of the inspection by either a 10-foot head of water or for systems other than plastic, five pounds of air shown on a 30 psi gauge. All plumbing under floors shall be suspended a minimum of three inches above the ground to allow for soil expansion.

Performed when the builder/owner or licensed electrician has set the temporary service to be used during the construction of the residence.  Ground-fault circuit-interrupter (GFCI) protection of all 125 volt 15, 20 and 30 amp receptacles must be provided on all job sites. Receptacles of higher amperage and voltage will also need GFCI protection or assured equipment grounding conductor program, per NEC 590.6 (B) (2). Only the use of approved extension cords is acceptable.  The use of illegal extension cords may result in the removal of the electrical meter.

Request underfloor inspection after rough plumbing (sanitary drain lines) and rough mechanical (water and gas piping) are installed, strapped and under test; and after heat ducts are installed, supported and insulated before the subfloor is installed. Subfloor and insulation are not to be installed until inspection of underfloor has been approved.

To maximize public safety while maintaining transparency and public access, those members of the public wishing to participate in City Council meetings are encouraged to do so in one of the following ways:

Remote Participants (via Zoom)

If you wish to speak during the meeting, please fill out the online request form at rpvca.gov/participate by the deadline specified in the agenda. Upon successful submission, you will receive an email with further instructions on how to connect to the meeting.

In-Person Participants

Please fill out the public comment form and hand it to the City Clerk.

Written or pre-recorded comments on a specific agenda item(s)

If you simply wish to make a comment, please submit them via email to cityclerk@rpvca.gov or by mail to 30940 Hawthorne Blvd., Rancho Palos Verdes, CA 90275. Comments received by 4:00 P.M. on the day of the meeting will be forwarded to the City Council prior to the meeting for consideration. Otherwise, they will be included as late correspondence the following day.

Comments on a specific agenda item(s) during the live meeting: If you are watching the meeting live and wish to make a comment on an agenda item as it is being heard, you may submit your brief comment using the methods below. Your comment will be read or heard during the meeting if received in real-time and prior to the commencement of that item. Otherwise, it will be included as late correspondence the following day.

a. Email: Comments will be accepted via email to cityclerk@rpvca.gov during the meeting, prior to the close of the public comment portion on an item or during public comments for non-agenda items, and read aloud into the record with a maximum allowance of three minutes per individual comment, subject to the Mayor’s discretion.

b. Voicemail: You may leave a comment at (310) 544-5217 using the City’s voicemail system prior to the close of the public comment portion on an item or during public comments for non-agenda items, and your message will be heard by the City Council with a maximum allowance of three minutes per individual comment, subject to the Mayor’s discretion.

NOTE: Please always refer to the agenda of the City Council meeting you are interested in participating in as the specific details may differ from the ones outlined above.

Option 1 - Online Stream (High Definition) - RECOMMENDED OPTION

Go to https://www.rpvca.gov/772/City-Meeting-Video-and-Agendas and click on "Watch Event". If you cannot see the "Watch Event" link, please double-check there is either a City Council or Planning Commission meeting scheduled.

The online streaming is provided by Granicus and requires a modern Internet browser (Chrome, Edge, Firefox, or Safari). For more details about the minimum requirements to stream meetings online, please refer to this link

Option 2 - Online ZOOM meeting

If you are interested in watching the meeting but would like to have an opportunity to provide public comments, please fill out the Public Participation Form at https://rpvca.gov/participate. A link to the Zoom meeting will be provided to you upon successful registration.

Option 3 - Local Cable Channels (Standard Definition)

Local cable channels Cox 35 and Frontier FiberOptic 39 broadcast the City Council and Planning Commission meetings live in standard definition (SD).

The options listed  below apply to the following RPV advisory boards' public meetings:

1. Finance Advisory Committee (FAC)
2. Traffic Safety Committee  (TSC)
3. Infrastructure Management Advisory Committee  (IMAC)
4. Civic Center Advisory Committee  (CCAC)
5. Emergency Preparedness Committee

Option 1 - In Person

You can participate in person at the advertised location of the meeting.

Option 2 - Online via the Zoom platform

If you would like to watch and/or provide comments during the meeting, please register at https://rpvca.gov/participate and the details will be provided to you by the City staff.

NOTE: Please note that the RPV advisory board meetings are not broadcast via the City website or the local cable channels unless specifically stated in the meeting agenda.

Option 1 - Online Stream (High Definition) - RECOMMENDED OPTION

Go to https://www.rpvca.gov/772/City-Meeting-Video-and-Agendas and click on "Watch Event". If you cannot see the "Watch Event" link, please double-check there is either a City Council or Planning Commission meeting scheduled.

The online streaming is provided by Granicus and requires a modern Internet browser (Chrome, Edge, Firefox, or Safari). For more details about the minimum requirements to stream meetings online, please refer to this link

Option 2 - Online ZOOM meeting

If you are interested in watching the meeting but would like to have an opportunity to provide public comments, please fill out the Public Participation Form at https://rpvca.gov/participate. A link to the Zoom meeting will be provided to you upon successful registration.

Option 3 - Local Cable Channels (Standard Definition)

Local cable channels Cox 35 and Frontier FiberOptic 39 broadcast the City Council and Planning Commission meetings live in standard definition (SD).

To use Zoom you will need one of the following: 

- A Modern Computer (Windows or Apple computer with speakers and a microphone). Note: Webcams are recommended but not required.

- A Modern Mobile Device (iOS or Android) 

- Phone. Mobile device, desk, or landline 

You can join a test Zoom meeting by going to https://zoom.us/test and then follow the prompts to test your audio and video connectivity.

Please go directly to Zoom's Frequently Asked Questions located here https://support.zoom.us/hc/en-us/articles/206175806-Frequently-asked-questions

In compliance with the Americans with Disabilities Act, if you require a disability-related modification or accommodation to participate in this meeting, please contact the City Clerk’s Office at least 48 hours prior to the meeting at cityclerk@rpvca.gov or 310-544-5217. Staff will use their best efforts to provide reasonable accommodations to provide as much accessibility as possible while also maintaining public safety.

Since Spring 2023, the City has seen a significant increase in land movement in the neighborhoods of Seaview, Portuguese Bend Beach Club and Portuguese Bend Community Association, which has resulted in the loss of utility service, roadway damage and the red- and yellow-tagging of some homes in the landslide area.

Recent land movement in these areas is due to their proximity to a complex of ancient landslides on the south side of the City. The acceleration in movement is believed to be primarily due to heavy winter rainfall resulting in surface water percolating into the ground and lubricating the bentonite soil condition. Recent test borehole drilling led to a discovery of movement on a deeper slide plane in the landslide complex than was previously known. The deeper slide plane is moving much faster than the shallower slide plane.

While the City continues to closely monitor the conditions and conduct inspections requested by property owners, no evacuation orders have been issued.

The rate of land movement has increased significantly. The identified areas of landslide movement are now moving approximately 80 times faster than in October 2022. The entire active landslide complex has expanded from 380 acres to 700 acres. Read the most recent GPS monitoring data reports.

In addition to keeping an emergency supply kit, evacuation packing list and having a plan for your family, make sure you are signed up for Alert SouthBay emergency alerts by texting “alertrpv” to 888-777 or registering at AlertSouthBay.com. Get familiar with the Peninsula cities’ new Know Your Zone evacuation information platform. Go to PVPready.gov to find your zone number, then save it in your phone or write it down and keep it somewhere that’s easy to find in an emergency, such as on your refrigerator or near the front door. In an emergency, such as a landslide or wildfire, check the zone map at PVPready.gov to see if your zone is under an evacuation warning or order.

Per Ready.Gov, if you are worried about land movement on your property, look for signs of potential land activity, such as cracks or bulges in the ground, street pavement, or sidewalks; soil moving away from foundations; tilting of patios or foundations; broken water lines; or leaning telephone poles, trees, walls, or fences. Watch for slow-moving landslides, or earthflows, that pose threats to property:

• Changes occur in your landscape such as patterns of storm-water drainage on slopes (especially the places where runoff water converges) land movement, small slides, flows, or progressively leaning trees.
• Doors or windows stick or jam for the first time.
• New cracks appear in plaster, tile, brick or foundations.
• Outside walls, walkways or stairs begin pulling away from the building.
• Slowly developing, widening cracks appear on the ground or on paved areas such as streets or driveways.
• Underground utility lines break.
• Bulging ground appears at the base of a slope.
• Water breaks through the ground surface in new locations.
• Fences, retaining walls, utility poles, or trees tilt or move.
• The ground slopes downward in one direction and may begin shifting in that direction under your feet.

For urgent matters or observation of any sudden shifts on your property, please call 9-1-1. 

You may consider hiring a geologist to review the conditions of your property. Please note that the City’s geologist does not conduct site visits of private property that is not part of a development permit application. While the City does not make referrals or recommendations, the Building and Safety Division maintains a list of geotechnical engineers who work in the area, which is available on request. The Building and Safety Division can be reached at 310-544-5280 or BuildingSafety@RPVca.gov.

News reports underscore that land movement-related damages are not usually covered by most homeowners insurance policies. Now may be a good time to re-read your policy. While understanding the nuances of your insurance coverage is essential, generally, homeowners insurance policies in California offer coverage for accidental physical loss to property, but with certain exclusions and limitations. Standard exclusions often include damages from floods, earth movements, earthquakes, landslides, mudflows, etc. You may have read that a specialized difference in conditions (DIC) policy can secure coverage against land movement. However, it is City staff’s understanding that these policies are nearly impossible to find, available only from large brokers who sell commercial insurance, extremely expensive, and/or may not be currently available in Southern California. Please note that these DIC policies are different from DIC policies that are paired with FAIR Plan policies to fill gaps in coverage. Residents are encouraged to visit the California Department of Insurance's website with any homeowners insurance questions or contact the agency at 1-800-927-4357.

A list of recommended evacuation packing list items is available here.

Since SoCalGas suspended gas service to the Portuguese Bend community, the City has heard from many residents who are interested in switching to alternatives for natural gas service. SCE’s announcement of potential de-energization in the landslide area has also prompted many inquiries about solar power.

To help guide residents, the City has created informational handouts about the Community Development Department’s expedited permitting programs for these projects:

Alternatives for Natural Gas Service (PDF)

Residential Solar Energy Systems (PDF)

If you have questions, please contact the Building and Safety Division at at 310-544-5280 or BuildingSafety@rpvca.gov.

Voluntary Property Buyout Program

On October 28, 2024, the City of Rancho Palos Verdes, the Federal Emergency Management Agency (FEMA), and the California Governor’s Office of Emergency Services (Cal OES) announced a $42 million voluntary buyout program for property owners in the Greater Portuguese Bend landslide area whose homes have been damaged or threatened by land movement. Established with funding from FEMA’s Hazard Mitigation Grant Program, the Voluntary Property Buyout Program is intended to help eligible homeowners relocate to safer areas by offering a fair market value for their properties based on pre-disaster appraisals. Properties acquired by the City through this program will be permanently converted to open space and deed-restricted, protecting the community from future redevelopment risks in these vulnerable areas.

An overview of the program guidelines and application process are detailed below. A PDF version is also available.

The deadline for property owners interested in applying for the buyout program to request a voluntary property inspection from the City was 5:30 p.m. on Monday, November 4. The application deadline closed at 4:30 p.m. on Friday, November 8, 2024.

More information about this program is available on the Voluntary Property Buyout Program page.

Financial Assistance Grant Program

On October 1, 2024, the Rancho Palos Verdes City Council unanimously approved an emergency financial assistance program allocating $2.8 million in landslide relief funding from the office of Los Angeles County Supervisor Janice Hahn to deliver immediate aid to City residents impacted by land movement and utility shutoffs. Through this program, the City could provide up to $10,000 to each eligible affected property owner, with an estimated total of $2.8 million allocated for up to 280 eligible homeowners, for critical expenses such as purchasing supplies, home repairs, temporary housing and other related costs due to land movement or utility interruptions. As of June 30, 2025, the City disbursed payments for 223 completed and verified applications, totaling $2.2 million. 

Another $2.2 million from Supervisor Hahn's office was deployed to bolster the City’s landslide response and stabilization efforts. 

The deadline to apply for the Financial Assistance Grant Program was 5 p.m. on June 30, 2025. This grant program has officially ended, and no further applications will be accepted. Following direction from the City Council at the Annual Budget Workshop on April 17, 2025, the remaining grant funds will be transferred to the Capital Improvement Program (CIP) Fund to continue supporting landslide emergency response and mitigation efforts, in accordance with the grant requirements.

More information about this program is available on the Financial Assistance Grant Program page.

SBA Loans

Under a federal disaster declaration, low-interest disaster loans from the U.S. Small Business Administration (SBA) were made available to California businesses and residents affected by the severe winter storms, tornadoes, flooding, landslides and mudslides that occurred Jan. 31 – Feb. 9, 202. The deadline to apply for property damage was July 16, 2024. The deadline to apply for economic injury was Feb. 18, 2025. For more information, visit sba.gov/disaster. The federal disaster declaration also provides public assistance for local government agencies’ emergency response and recovery costs. 

The City will continue to monitor and communicate any other future opportunities for individual assistance. To reduce barriers and costs for Rancho Palos Verdes homeowners, the City has waived all permitting fees and is expediting projects to repair property damage from land movement.

On Thursday, August 1, 2024, the City began conducting windshield assessments of properties in the landslide areas of Seaview, Portuguese Bend Community, and Portuguese Bend Beach Club. These assessments are now complete. If a follow-up with a homeowner is needed due to signs of potential structural stress, City staff will reach out via a letter requesting a voluntary assessment be scheduled.

The City’s objective is to work with property owners to ensure their safety. If our inspectors see any concerning signs of damage or structural stress, they will work with homeowners to identify strategies to save structural integrity and prevent further damage, with the public’s health and safety being paramount.

Generally, a building inspector determines whether a structure is safe to inhabit based on a combination of factors, such as structural stability and utility connection. Some examples of why a house would be red tagged include: foundation problems, inadequate egress, insufficient or blocked exits, severe structural damage, utility failures, fire damage, gas leaks, etc.

A home that is identified as being yellow-tagged displays signs of damage to a particular area of the home. This area of the property may be restricted from use, while other portions of the home remain accessible to a homeowner.

If you believe that your property value warrants review due to a decline in market value, you may file an application for Decline-in-Value Review by the Los Angeles County Assessor’s Office.

The annual Decline-in-Value filing period is July 2 through November 30.

California’s Proposition 13 established the base year value for property tax assessment. It also caps the growth of a property’s assessed value at no more than 2% a year unless the market value of a property falls below the base year value.

In 1978, California voters passed Proposition 8, a constitutional amendment that allows a temporary reduction in assessed value when a property suffers a “Decline-in-Value.” A Decline-in-Value occurs when the current market value of your property is less than the current assessed value as of January 1.

It is important to keep in mind that owners that experienced a reduction in property taxes in prior years, could see their property tax bill go up by more than 2% in markets where property values have increased. Property owners are encouraged to go to assessor.lacounty.gov/tax-relief/decline-in-value for more information about Decline-in-Value and how property value is assessed.

Additional L.A. County Assessor Resources

• L.A. County Assessor Presentation to Rancho Palos Verdes City Council (PDF)
• Tax Resources for Hard Times (PDF)
• Useful Resources for Homeowners (PDF)
• Misfortune and Calamity FAQ (PDF)
• ADS-820.2 M and C (PDF)
• ADS-820.3 Property Tax Deferral (No-Escrow) (PDF)

Given the large size of the landslide complex and its long history of slow-moving behavior, there is not believed to be a risk of a sudden catastrophic landslide.

The City has taken a number of steps since Spring 2023 to immediately address the land movement, including but not limited to:

• Declared a state of local emergency in October 2023. This bolsters the City’s ongoing response and allows staff to request state and federal assistance to address the landslide activity. The emergency declaration is active as of September 2024.
• Coordinated with public safety agencies, utilities, and community partners to monitor the activity and prepare for responses. The City requested that Cal Water deploy automatic pipeline leak detection technology at strategic locations to identify leaks immediately. Cal Water has also moved some water pipelines above ground in highly impacted neighborhoods.
• Temporarily closed approximately 8 miles of trails within the Portuguese Bend, Abalone Cove, Filiorum, and Forrestal Reserves.
• Formed a working group of stakeholders to address issues related to the land movement and keep channels of communication open. The Working Group meets virtually every Wednesday. Meeting information and notes are available on the RPV Landslide Complex Working Group page.
• Hired a geotechnical engineering firm to conduct additional field observations to survey the land movement, detect rates of movement and identify landslide boundaries.
• Directed the City’s Building and Safety Division to conduct regular street-level visual checks in the impacted neighborhoods to monitor any new movement, as well as perform home inspections on request.
• Filled landslide fissures and repaired roadway damage as needed.
• Coordinated with the Abalone Cove Landslide Abatement District (ACLAD) and the Klondike Canyon Landslide Abatement District (KCLAD) to install seven new dewatering wells in the landslide complex area, including four funded by the City.
• Adopted an urgency ordinance to put a moratorium on new construction in the landslide complex that may contribute to the land movement. The City Council approved the moratorium on October 3, 2023 and on November 14, 2023, extended it through October 3, 2024. The California Department of Housing and Community Development approved the moratorium.
• Implemented water restrictions for all properties in the landslide complex.

The City has prioritized and expedited the Portuguese Bend Landslide Remediation Project, a long-term effort to slow the Portuguese Bend Landslide by removing water trapped deep underground and preventing future rainwater percolation through surface drainage swales and fissure filling. In February 2024, the City Council authorized staff to expedite the project’s Final Environmental Impact Report (EIR), which is expected to go before the Council this spring.

The City regularly inspects Palos Verdes Drive South (PVDS) for land movement damage and conducts repairs as needed to keep the road safe. With road conditions worsening recently due to land movement, particularly in the area known as the “ski jump” near Altamira Canyon, the City is developing plans to regrade portions of PVDS.

This regrading project may require a temporary closure of PVDS. In the event of a temporary closure, staff is exploring ways to minimize the disruption to traffic through the potential use of off-peak construction hours and detours. PVDS typically accommodates approximately 16,000 daily trips.

A construction plan is being developed and will be presented to the City Council at a future date.

The Portuguese Bend Landslide Remediation Project is a long-term effort to slow the Portuguese Bend Landslide. Planned since 2017, the project would remove water trapped deep underground and prevent rainwater from entering the ground in the future. This would be achieved through a combination of the following project components:

• Infilling fissures in the earth to prevent rainwater from entering the ground and contributing to movement
• Creating a surface drainage system using materials reflective of the surrounding environment and planted with native vegetation to convey rainwater to the ocean and prevent it from percolating underground
• Installing hydraugers (horizontal dewatering wells) to extract water trapped deep underground

The project has been modeled to reduce land movement to 1-2 inches per year and drastically reduce the threat of sudden movement that could result in the failure of Palos Verdes Drive South, a major road connecting the Peninsula and the City of Los Angeles. 

City staff continues to work toward completion of the Portuguese Bend Landslide Remediation Project’s Final Environmental Impact Report (EIR), which is expected to go before the City Council this Spring. A Draft Environmental Impact Report (EIR) for the project was released in February 2023.

The estimated cost of the project is $33 million. In 2023, the City was selected as a candidate for a $23.3 million grant from the Federal Emergency Management Agency (FEMA) to help fund the project. The City is working to identify funding opportunities for roughly $10 million needed in non-federal matching funds from state and local representatives and agencies. 

Read more about the Portuguese Bend Landslide Remediation Project.

The Portuguese Bend Landslide is part of a larger complex of ancient landslides on the south side of the Palos Verdes Peninsula. It was reactivated in 1956 by Los Angeles County’s planned extension of Crenshaw Boulevard and has been moving ever since, becoming one of the largest continuously active landslides in the U.S. and moving homes by hundreds of feet over the years.

The land moves because of the dynamics of surface water percolating into the ground and water trapped deep underground, sliding as much as 8.5 feet per year. The City spends approximately $1 million annually resurfacing a portion of Palos Verdes Drive South that is continuously shifting and cracking due to the landslide. The Abalone Cove Landslide Abatement District’s operation of dewatering wells in the Portuguese Bend Community Association over the past two decades has essentially managed land movement in this neighborhood until recently.

In 2017, the City restarted efforts to explore options for long-term stabilization, forming a City Council Subcommittee to begin a collaborative effort with the community, holding public workshops and hiring a consultant to conduct a feasibility study. The City Council approved a concept for the Portuguese Bend Landslide Remediation Project based on the feasibility study in 2019.

Out of an abundance of caution, the City of Rancho Palos Verdes has temporarily closed about 13.5 miles of trails in the Portuguese Bend, Abalone Cove, Filiorum, and Forrestal Reserves due to the potential for hazardous natural conditions associated with increased land movement. Conditions associated with the land movement include sinkholes, unstable trails and surfaces, erosion, steep cliffs, and falling rocks.

The trail closures follow the recommendations of the City’s geologist, who evaluated the area due to an increase in fissures and signs of land movement observed since late spring and early summer 2023.

Maps showing the trail closures are available on the City’s website.

The City is working with geologists and its land co-managers, including the Palos Verdes Peninsula Land Conservancy, and state and federal wildlife agencies, on solutions to restore public access, ensure public safety, and protect natural resources.

Since SoCalGas suspended gas service to the Portuguese Bend community, the City has heard from many residents who are interested in switching to alternatives for natural gas service. SCE’s announcement of potential de-energization in the landslide area has also prompted many inquiries about solar power.

To help guide residents, the City has created informational handouts about the Community Development Department’s expedited permitting programs for these projects:

Alternatives for Natural Gas Service (PDF)

Residential Solar Energy Systems (PDF)

If you have questions, please contact the Building and Safety Division at at 310-544-5280 or BuildingSafety@rpvca.gov.

The City is working swiftly to implement contingency plans to support residents impacted by land movement, including securing agreements for temporary housing accommodations and continuing to request state and federal financial assistance for individuals.

The City is communicating with the California Governor’s Office of Emergency Services (Cal OES), LA County Office of Emergency Management (OEM), and all utility providers to understand their plans for this emergent situation, and coordinate joint response efforts.

We are also finding temporary solutions to help homeowners stabilize and level their houses through this emergency. This includes bridging separating rooflines and providing alternative foundations that may move with the shifting land. Additionally, the City is exploring expanding the permissible use of temporary housing, such as manufactured homes, in the landslide area while repairs are made to permanent homes so they can be salvaged. 

On Aug. 6 and 8, 2024, in partnership with the Los Angeles County Office of Emergency Management (OEM), the City hosted an information center at Ladera Linda Community Center. This center helped connect impacted residents with services and emergency preparedness resources.

On Thursday, August 1, 2024, the City began conducting windshield assessments of properties in the landslide areas of Seaview, Portuguese Bend Community, and Portuguese Bend Beach Club. These assessments are now complete. If a follow-up with a homeowner is needed due to signs of potential structural stress, City staff will reach out via a letter requesting a voluntary assessment be scheduled.

The City’s objective is to work with property owners to ensure their safety. If our inspectors see any concerning signs of damage or structural stress, they will work with homeowners to identify strategies to save structural integrity and prevent further damage, with the public’s health and safety being paramount.

Generally, a building inspector determines whether a structure is safe to inhabit based on a combination of factors, such as structural stability and utility connection. Some examples of why a house would be red tagged include: foundation problems, inadequate egress, insufficient or blocked exits, severe structural damage, utility failures, fire damage, gas leaks, etc.

A home that is identified as being yellow-tagged displays signs of damage to a particular area of the home. This area of the property may be restricted from use, while other portions of the home remain accessible to a homeowner.

In late October 2024, the City began conducting voluntary inspections at the request of property owners as part of the application process for the Voluntary Property Buyout Program. More information about the program is available on the Voluntary Property Buyout Program page.

In addition to keeping an emergency supply kit, evacuation packing list and having a plan for your family, make sure you are signed up for Alert SouthBay emergency alerts by texting “alertrpv” to 888-777 or registering at AlertSouthBay.com. Get familiar with the Peninsula cities’ new Know Your Zone evacuation information platform. Go to PVPready.gov to find your zone number, then save it in your phone or write it down and keep it somewhere that’s easy to find in an emergency, such as on your refrigerator or near the front door. In an emergency, such as a landslide or wildfire, check the zone map at PVPready.gov to see if your zone is under an evacuation warning or order.

A list of recommended evacuation packing list items is available here.

The City of Rancho Palos Verdes experienced an unprecedented acceleration in land movement following the historic winter rains of 2022-23, and then 2023-24. This movement has caused, and continues to cause, significant damage to local homes, roads, utilities and other vital infrastructure. The land movement is unprecedented in terms of speed and size, encompassing approximately 715 acres within the mapped ancient Landslide Complex, and includes movement on a significantly deeper slide plane that had not been identified in previous studies. While the City has taken measures to slow the landslide, the active movement area can still expand further and future weather is unpredictable due to climate change but is expected to see more extremes similar to what was experienced in 2022-23 and 2023-24. In light of the substantial change in circumstances, prohibiting new construction is in the best interest of public health, safety, and welfare, and protecting essential public services.

A two-year construction prohibition (known as a “moratorium”) in the Portuguese Bend Landslide Complex was established in October 2023 and was set to expire in October 2025 under state law. The expiration of the two-year moratorium prompted the City to evaluate permanent regulations that restrict future development in the landslide area.

All parcels located within the Greater Portuguese Bend Landslide Complex boundaries are subject to the development regulations. For properties traversed by the boundary line, only the portion within the boundary is subject to the Landslide Area Development Regulations. You can view a map of the expanded boundaries at the following link: Landslide Area Development Regulations Map (PDF)

The slightly expanded boundaries for the Landslide Area Development Regulations include eight new parcels: seven in the Seaview neighborhood and one in the Portuguese Bend Beach Club. These parcels were not subject to the 1978 or 2023 moratoriums. The updated boundaries also remove a strip of cliffside lots located south of Seacove Drive, which fall outside the limits of the Greater Portuguese Bend Landslide Complex.

The amendments to the Municipal Code prohibit new residential construction within the landslide complex, including home additions. The revised code language provides the following restrictions: 

• New construction of residential structures is not allowed. 
• Any permit for new construction that had previously been granted but not acted upon is revoked.
• Residential home additions are prohibited, as are new attached or detached garages and some accessory structures. 
• New or repair, replacement, or restoration of swimming pools is not allowed.

Property owners are permitted to replace, restore and repair development within its existing footprint by seeking a Landslide Exception Permit. Allowed exceptions to the prohibition include:

• Maintenance of existing structures or facilities which do not increase the land coverage of those facilities or add to the water usage of those facilities or result in the permanent demolition of structures. 
• Replacement, repair, or restoration (including any demolition necessary to effectuate this exception) of residential buildings or structures (as of October 2022), within the same square footage, number of stories and square footage per story, setbacks, and footprint in the same general location on the property so as not to aggravate any hazardous geologic condition.  
• Manufactured homes are allowed for replacement so long as they meet the standards just mentioned and installation meets Building Code requirements. This is both for when damage is caused by a geologic hazard or other hazard, such as a fire or earthquake.    
• The “same general location” is the language that was already in the code and it has been past practice of the City based on geotechnical review on rebuilding structures that were severely damaged by land movement. 
• Minor nonresidential structures, such as a storage shed of 320 square feet or less with no foundation. 
• Special uses, where it is not a change to the structure and is ancillary to the primary use—such as permits for keeping large domestic animals and exotic animals. 
• Fence, wall, and hedge permits that don’t involve grading or construction of retaining walls. 
• Barns and similar non-habitable structures for the sole purpose of housing animals, where the facility is not fully enclosed, on lots that are currently legally developed with a residential structure. The barn shall not exceed a maximum roofed area of 1,600 square feet. It must be demonstrated to the satisfaction of the City Geotechnical consultant that the structure will not aggravate the existing situation. 
• Non-remedial grading up to a cumulative maximum of 50 cubic yards. 
• Permanent demolitions.

Additionally, some non-construction related activities are allowed as exceptions. These include environmental studies, geologic investigations, remedial grading for soil stability and to reduce geotechnical hazards, lot line adjustments and similar lot mergers, and bringing an existing structure built prior to October 5, 1978 up to code.

No. Any permit for new construction that had previously been granted but not acted upon is revoked.

Yes, so long as construction activities commenced prior to the adoption of the moratorium on October 3, 2023.

There is a process for landowners to apply for their parcel to be excluded from the landslide regulation area, yet there are strict submittal criteria and findings to meet, including a safety threshold. The steps required for seeking an exclusion are outlined in Municipal Code Chapter 15.20.100 -  Exclusions.

A Landslide Exception Permit is to enable property owners within the Landslide Complex to replace, restore, or repair development within its existing footprint and conduct other permitted activities provided the City Geologist determines it will not aggravate land movement. A Landslide Exclusion is a process for property owners to attempt to remove their property from the boundaries so it is no longer subject to the regulations.

To some extent, yes. While land subsidence has decelerated in 2025, the land is still moving significantly faster than it was prior to the 2023 acceleration. Additionally, the City has gained a more detailed geologic understanding of the Landslide Complex, with test boreholes drilled in 2024 revealing a much deeper plane of land movement than initially understood. Based on current conditions, it is clear that land movement will be substantially more difficult to mitigate long-term. Due to these substantially changed circumstances, the Council implemented a permanent prohibition on new construction in the landslide area.

Although there are some areas where the landslide mitigation measures have seen improvement and some monitoring points currently have no measurable horizontal movement, there still may be vertical settling. As well, the City cannot predict what the impacts will be of future rain events. The underlying geology is the same, so the entirety of the landslide area is still susceptible to future movement.

Yes. In 1978, the City of Rancho Palos Verdes adopted a Landslide Moratorium Ordinance prohibiting new development in the Portuguese Bend Landslide area due to active land movement. The ordinance was updated over the years to evaluate and grant exceptions on a case-by-case basis following litigation over development rights. In October 2023, amid an unprecedented acceleration in land movement, the City enacted a building moratorium in the landslide area, which was set to expire per state law on October 2, 2025.

Both the original 1978 moratorium and the 2008 Monks v. City of Rancho Palos Verdes appellate ruling took place under much different circumstances than the present day conditions. Following two heavy rainy seasons and the activation of the deeper slide plane, the land went from moving inches per year, to almost 1 foot per week in some areas at the peak of movement in July 2024. This drastic change has resulted in, among other things, long-term gas and electricity shutoffs, and the red- and yellow-tagging of dozens of homes. The City’s Building Official has only visited homes where the owners voluntarily requested an inspection, so there may be other homes that are in a similar condition that have not been inspected. Of the Monks properties that were developed following the court order, three have been red-tagged and five have applied for FEMA’s Voluntary Property Buyout Program due to the severe damage they have experienced. The substantial change in circumstances demonstrates why the Monks decision should no longer govern whether new construction must be permitted within the Landslide Complex given current conditions caused by climate-change driven rainstorms and accelerated land subsidence.

In the years after the 1978 prohibition on new development, the City under court order established a process to consider exceptions on a case-by-case basis. These code amendments eliminate the process created for case-by-case exceptions, while allowing property owners an avenue to seek exclusion from the Landslide Area Development Regulations boundaries. Property owners who were granted exceptions are permitted to replace, restore, and repair development within its existing footprint, but new construction is prohibited indefinitely. Limited exceptions include non-habitable small storage sheds, barns, and animal enclosures.

Property owners are permitted to make restorations and repairs to structures, without expanding its size or altering its layout. Examples of acceptable work include replacing a damaged roof, updating plumbing, reinforcing structural foundations or repairing damage. Unacceptable construction are projects that expand the square footage, height, number of stories, or structure area of the home.

While the City does not require certain features or materials be used to protect against future land movement, property owners seeking Landslide Exception Permits for these projects are required to undergo geotechnical review to ensure they will not aggravate the existing situation.

The code amendments only reflect the recently expanded limits of movement documented by the City’s geologist, adding eight impacted parcels: seven in the Seaview neighborhood and one in the Portuguese Bend Beach Club. Should the limits of movement expand in the future, the City can expand the boundary map for the moratorium accordingly, if needed.

Permanent construction regulations aim to mitigate the risk and damage caused by landslide movement, protect the safety of individuals living in the affected area, and ensure the continuity of essential public services. By reducing future developments in high-risk areas, the City can also allocate more resources to mitigate land movement over the long-term and support other City services and projects.

Although there hasn’t been recent measured landslide activity in some areas of the landslide complex, the area still sits on an ancient landslide zone with a long history of instability. Limiting construction helps prevent triggering further ground movement and protects the stability of the land. As well, the City cannot predict what the impacts will be of future rain events. The underlying geology is the same, so the entirety of the landslide area is still susceptible to future movement.

Rebuilding may be allowed under strict conditions if the damage was due to a geologic or other qualifying hazard. You must obtain a Landslide Exception Permit and demonstrate that reconstruction will not worsen conditions.

It’s a special permit allowing limited construction in the landslide area under tightly controlled conditions. Applicants must submit technical studies, including geotechnical reports, site plans and commit to safety measures, all subject to review by the City’s geotechnical staff.

Only certain non-habitable, temporary, or minor structures are permitted, such as small storage sheds or barns for animal keeping, under strict conditions and only if they do not increase water usage or require permanent foundations.

Landscaping is allowed, but irrigation must be water-efficient and approved by the City. Excess water infiltration into the ground is restricted to reduce the risk of worsening the landslide.

Any permits issued for new construction that have not been actively used or relied upon are now considered revoked.

Yes, but only for City-led or publicly initiated projects designed to enhance safety or mitigate hazards.

Depending on the project, geological, geotechnical, or soils reports must be submitted and approved to confirm that the proposed development won’t aggravate the landslide condition.

Minor, non-remedial grading is allowed in limited quantities (up to 50 cubic yards), provided it’s balanced on-site and supported by geotechnical approval.

It expires after 180 days unless a planning application is submitted. Extensions may be granted for good cause but may be renewed.

Yes. Any decision by the Director of Community Development may be appealed to the City Council within 15 days.

It is a confidential way to report suspected misconduct involving City employees, volunteers, commissioners, or contractors that may involve fraud, misuse of resources, or abuse of authority.

Anyone — including employees, volunteers, contractors, and members of the public.

Yes. You are not required to provide your name. However, providing contact information may help the City follow up if clarification is needed.

Yes. Reports and investigations are handled confidentially to the extent permitted by law and shared only on a need-to-know basis.

Examples include: 

• Theft of City property 
• False claims or forged documents 
• Bribery or kickbacks 
• Misuse of City resources 
• Intentional failure to perform official duties 
• Waste or gross mismanagement of City funds

This system should not be used for: 

• Emergencies or crimes in progress (call 9-1-1) 
• Reports involving City Council Members 
• Personnel issues such as harassment or discrimination 
• Maintenance or service requests

Those concerns should be directed to the appropriate department or external agency.

1. The report is received by the City.
2. A Case Manager reviews whether it falls under this system.
3. If appropriate, it may be investigated internally or by a third party.
4. If substantiated, corrective or disciplinary action may be taken.

The Deputy City Manager and Human Resources & Risk Manager serve as Case Managers, unless one of them is the subject of the report. Investigations may involve the City Attorney or an external investigator.

No. Retaliation against anyone who reports concerns in good faith is strictly prohibited.

You may contact: 

• Human Resources & Risk Manager 
• Deputy City Manager

They can help determine the appropriate reporting option.