Lomita, CA Building Permit Guide

Permit Authority

Lomita is a Los Angeles County contract city for building plan check, permit issuance, and inspections; City planning/zoning approvals may be required before County permit issuance

Department

Los Angeles County Public Works, Building and Safety Division; City of Lomita Community & Economic Development Department handles planning/zoning review tied to building projects

Address

24320 S. Narbonne Ave., Lomita, CA 90717

Phone

(310) 534-3760

Email

mdorta@pw.lacounty.gov

Website

https://lomitacity.com/building-and-safety-division/

Online Permit Portal

Application Process

1. Check with the City of Lomita Planning Division whether the project needs a Pre-Review for Building Permit or other planning entitlement; Lomita says this commonly applies to additions, new single-family homes, ADUs, garages, pools, landscaping, and hardscape.
2. If planning review is required, submit the City pre-review application through the City's online permitting portal and obtain City approval or clearance.
3. Create an account in LA County BSOP, search the project address, and apply for the building permit.
4. Upload plans and supporting documents in BSOP. Mechanical, electrical, and plumbing work should be applied for as separate trade permits when applicable.
5. County staff screens the application for completeness. The City of Lomita says screening is typically about 2 to 3 weeks.
6. Pay plan review fees when prompted so the project can move into plan review. The City of Lomita says plan review is typically about 6 to 8 weeks.
7. Respond to corrections if issued, upload revised plans and response materials in BSOP, and secure any outside agency approvals shown on the agency referral sheet.
8. After approval, wait for permit issuance instructions and fee amounts from County permit staff, then pay issuance fees and obtain the permit before starting work.
9. During construction, call the Lomita Building and Safety office to schedule inspections at least 24 hours in advance. Final approval closes out the permit, and a certificate of occupancy is issued for buildings/structures when applicable.

Typical processing time: City-published estimate is about 2 to 3 weeks for screening plus 6 to 8 weeks for plan review, not counting corrections, agency clearances, or rechecks

Source: Los Angeles County Public Works, Building and Safety Division; City of Lomita Community & Economic Development Department handles planning/zoning review tied to building projects

General Requirements

Generally required for new buildings, additions, tenant improvements, ADU conversions, decks, patios, fences over 6 feet, fireplaces, pools, retaining walls, remodels/renovations, occupancy/use changes, garage conversions, new or replaced electrical/mechanical/plumbing work, and grading

Required Documents

• Completed permit application
• plans and specifications
• supporting documents/calculations as required
• agency approvals on referral sheet when triggered. County guidance says most projects need accurate detailed plans/specifications/supporting documents, and ADU minimum submittals include site plan, floor plans, roof plan, elevations, sections, structural plans/details, energy forms, and MEP information

Permit validity

Permit application expires if no permit is issued within 1 year; up to two 180-day plan-check extensions may be granted on written request. Issued permits expire if work does not start within 12 months or if work stops for more than 180 days; 180-day permit extensions may be granted on written request

Building code

Lomita states projects are reviewed for consistency with the Los Angeles County Building Code. LA County Building and Safety lists its current codes effective January 1, 2023 as the 2023 County of Los Angeles Building, Electrical, Plumbing, Mechanical, Residential, Green Building Standards, and Existing Building Codes, which incorporate the 2022 California codes with County amendments

Owner-builder

A property owner of a one- or two-family principal residence may obtain permits as an owner-builder if the work is not intended for sale within 1 year after completion; the owner-builder assumes full responsibility for permits, code compliance, materials, and project management

Contractor requirements

Permits may be issued only to a contractor with appropriate CSLB license(s), the property owner in certain cases, or an authorized agent. County guidance says most construction projects require qualified licensed contractors even though some residential owner-builder work is allowed

Fees

Minimum permit fee

Permit issuance fee is $81.98 in addition to applicable permit fees; the valuation table shows the smallest listed building permit fee as $130.07 without energy/disabled access checks, or $149.51 for the smallest listed R-occupancy permit fee with those checks

Plan check fee

Valuation-based per table; minimum standard-plan check fee is $447.24. The fee schedule also lists a 2% plan maintenance fee based on the building permit fee, with a $29.38 minimum and $1,251.10 maximum

Permit fee formula

Building permit and plan-check fees are primarily valuation-based under the City of Lomita building valuation fee table; certain permit types and special reviews are flat-fee or hourly

Reinspection fee

The fee schedule separately lists a $649.46 inspection/reinspection fee for Group A, Division 4 structures

Penalty (no permit)

Investigation fee for work without a required permit equals the permit fee, but not less than $1,000.15, or $500.08 for one- or two-family owner-builder work. Noncompliance fee after written order is $300.36 for Group R-3 occupancy and $601.18 for other occupancies.

Payment note

City guidance says applicants are prompted in BSOP to pay plan review fees after screening, and after approval County permit technicians send issuance-fee instructions by email. County plan-check guidance says online account-linked invoices may be paid in person at a district office or through the online system used for the submittal

Fees change. Verify current amounts at the official fee schedule.

Work That Does NOT Require a Permit

• One-story detached accessory sheds, playhouses, and similar structures up to 120 square feet, up to 12 feet high, with roof projection up to 24 inches
• Fences not used as pool/spa barriers if masonry/concrete fences are no higher than 6 feet and properly set back, or other fences are no higher than 6 feet
• Retaining walls up to 4 feet high unless supporting surcharge or impounding certain liquids
• Decks, walks, and driveways not more than 30 inches above grade, not over a basement/story below, and not part of an accessible route
• Prefabricated pools for Group R-3 occupancy that are less than 18 inches deep, or do not exceed 5,000 gallons and are entirely above grade
• Painting, papering, tiling, carpeting, cabinets, countertops, and similar finish work where disabled-access requirements do not apply
• Minor electrical repair work such as replacement of lamps, switches, receptacles, sockets, and similar items
• Limited plumbing repairs such as clearing stoppages or repairing leaks where no valves, pipes, or fixtures are replaced or rearranged
• Portable heating, cooling, ventilating, and certain minor mechanical equipment/component replacements

Important: Exemptions do not waive zoning or other legal requirements, and separate plumbing, electrical, or mechanical permits may still be required even when a building permit is exempt. Pool barrier devices are not exempt. Grading has its own separate exemption rules

Inspections

How to Schedule

• For Lomita contract-city permits, inspections are scheduled by phone through the Lomita Building and Safety office at (310) 534-3760. General County inspections page (online)
• (310) 534-3760 (phone)

Scheduling deadline

Requests must be made at least 24 hours in advance and inspections are performed during regular working hours.

Inspection hours

Requests must be made at least 24 hours in advance and inspections are performed during regular working hours. Lomita office hours listed by County sample referral sheet are 8:00 a.m. to 4:30 p.m. Monday through Friday

Time windows

Requests must be made at least 24 hours in advance and inspections are performed during regular working hours. Lomita office hours listed by County sample referral sheet are 8:00 a.m. to 4:30 p.m. Monday through Friday

Typical inspection sequence: Post permit/inspection card at the job site; request inspection when work reaches each required phase; keep work accessible and exposed; complete all required rough and progress inspections before concealment; obtain final inspection and final sign-off; receive certificate of occupancy when applicable

Additional Resources

• Building code: Lomita states projects are reviewed for consistency with the Los Angeles County Building Code. LA County Building and Safety lists its current codes effective January 1, 2023 as the 2023 County of Los Angeles Building, Electrical, Plumbing, Mechanical, Residential, Green Building Standards, and Existing Building Codes, which incorporate the 2022 California codes with County amendments
• Zoning information: View zoning info
• City Building and Safety page
• LA County permits page
• LA County work exemptions page
• Lomita building valuation fee table
• City planning application fees
• https://lomitacity.com/city-maps/
• License lookup guide: California Contractor License Requirements
• Contract template: California Homeowner-Contractor Agreement

Other cities in Los Angeles County