Close escrow with the right retrofits, and nothing extra.
We inspect the property, install only what your city requires, fix plumbing items that fail, and send your signed LADWP Certificate of Compliance and inspection report to escrow. Licensed C-36 plumbing contractor since 2009.
What your city requires at point of sale
Select a city and property type. Every list shows its sources and the date we last reviewed it.
Residential Property Report (9A)
The seller orders this LADBS report and gives it to the buyer before the sale or close of escrow (LAMC 96.300).
Seismic gas shut-off valve
Buildings with gas piping need an approved seismic or excess-flow shut-off valve before sale or close of escrow (LAMC 94.1216).
LADWP Certificate of Compliance
Every toilet, urinal and showerhead must comply with Ordinance 172075: low-flow showerheads on all properties, ultra-low-flush toilets in homes before close of escrow. The certificate is filed with LADWP within 15 days of the inspection (City compliance form (on file)).
Safety glazing on sliding glass doors (homes & apartments)
Glass in sliding door panels (other than wardrobe, shower and French-style wood doors) must be impact-safety glass or covered with approved film (LAMC 91.6101, 96.302).
Smoke alarms (single-family)
Battery-operated smoke alarms are allowed in single-family homes; new battery-only alarms need a sealed 10-year battery (LAMC 91.8603; CA H&SC 13114).
Hardwired smoke alarms (condos & apartments)
Condos, apartments and buildings with 3+ units need hardwired smoke alarms with battery backup; duplexes need hardwired alarms (LAMC 91.8603).
CO alarms (homes & apartments)
Required in each unit with a gas appliance, fireplace or attached garage (LAMC 91.420.6.2.3).
Security bars on bedroom windows (homes & apartments)
Bars, grilles or roll-down shutters over a bedroom's emergency-escape window must have a quick-release that opens from inside without a key or special effort, and the home must have smoke alarms (LAMC 91.6304.3, 96.303).
Security lights & locks (apartment buildings)
Apartment buildings with 3+ units (not condos) need exterior security lighting and locks on doors and windows into each unit when sold (LAMC 91.8607).
Protected trees & shrubs
Native oaks, Southern California black walnut, western sycamore, California bay, toyon and Mexican elderberry (4 in.+ trunk diameter) need a City permit to remove or relocate. AR Pro does not do tree work; if one may be on the property, consult a certified arborist (LAMC 46.01).
Fire alarms (commercial)
Smoke and fire alarm requirements for commercial buildings come from the fire code and building permits, not the resale report. They are handled by the LA Fire Department and a licensed fire alarm contractor.
Water heater seismic strapping
CA Health & Safety Code 19211.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
LADBS: Requirements When Selling · LAMC 94.1216 · LADWP Certificate of Compliance, Ord. 172075 (City compliance form (on file)) · CA state codes. Request a quote and we’ll confirm your city’s rules.
Smoke Detector Affidavit
The buyer and seller sign the city's affidavit at sale confirming smoke detectors are installed, interconnected and hardwired per city code (BHMC 9-1-202; City compliance form (on file)).
Water-conserving fixtures affidavit
The seller signs that water-conserving plumbing fixtures were installed before the sale or transfer (BHMC 9-4-103; City compliance form (on file)).
Water heater seismic strapping
CA Health & Safety Code 19211.
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Beverly Hills Smoke Detector Affidavit · CA state codes. Request a quote and we’ll confirm your city’s rules.
Retrofit Upon Resale Certificate
Seller and buyer sign Burbank's Certificate of Compliance before close of escrow (BMC Art. 15, Ord. 3786; City compliance form (on file)).
Water-saving fixtures
Toilets 1.28 gpf, showerheads 1.8 gpm, bathroom aerators 1.2 gpm, kitchen aerators 1.8 gpm, public/common-area aerators 0.5 gpm, urinals 0.125 gpf (wall) or 0.5 gpf (floor) (City compliance form (on file)).
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Burbank Water and Power: Retrofit Upon Resale · CA state codes. Request a quote and we’ll confirm your city’s rules.
Seismic gas shut-off valve
Required when a home, condo or commercial building goes under contract for sale, with a plumbing permit and inspection (CCMC 15.02.130; City compliance form (on file)).
Report of Building Records
The owner orders this city records report (use, occupancy, zoning) and gives it to the buyer before the sale; the buyer signs a receipt (CCMC 15.08).
Hardwired smoke alarms
The Fire Department's resale handout calls for smoke alarms powered by the building wiring with battery backup, placed where state code requires (City compliance form (on file)).
Carbon monoxide alarms
The same handout calls for a CO alarm in every room with a fuel-burning appliance and with an attached garage (City compliance form (on file)).
Water heater seismic strapping
CA Health & Safety Code 19211.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Culver City Municipal Code 15.02.130 & Ch. 15.08 · Culver City Building Safety: sale requirements · Culver City Fire: smoke & CO alarm resale handout · CA state codes. Request a quote and we’ll confirm your city’s rules.
Report of Building Records & Code Violations (pre-sale)
Ordered online before the sale; the city reviews records and inspects the exterior (interior on request). The buyer signs the report and it is uploaded to the city (IMC Ch. 11, Art. 8).
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Inglewood: pre-sale application instructions · CA state codes. Request a quote and we’ll confirm your city’s rules.
Water Conservation Certificate of Compliance
Seller and buyer sign before close of escrow. Toilets 1.6 gpf max (existing) or 1.3 gpf (new); showerheads and faucets 2.5 gpm max (LMC 12-4.02; City compliance form (on file)).
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Lomita Certificate of Compliance (City compliance form (on file)) · CA state codes. Request a quote and we’ll confirm your city’s rules.
Garage Resale inspection (parking-impacted areas only)
If a home is in a designated parking-impacted area, the seller requests a city inspection and report on the required off-street parking and gives it to the buyer before the sale closes (LBMC 18.62).
Garage Resale inspection (parking-impacted areas only)
In a designated parking-impacted area, the seller requests a city inspection and report on the required off-street parking before the sale closes. Condos and apartments whose parking is entirely in a common parking facility get a Garage Exemption Certificate instead (LBMC 18.62).
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Long Beach: Garage Resale Program · CA state codes. Request a quote and we’ll confirm your city’s rules.
Seismic gas shut-off valve
Required, with a permit and city inspection, when a sale agreement is signed. A condo with its own gas meter can have the valve on the unit's line. Source: Malibu Municipal Code 15.04.060; AR Pro field experience.
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
City of Malibu: Seismic Gas Shut-Off Valve Requirements (MMC 15.04.060) · AR Pro field experience · CA state codes. Request a quote and we’ll confirm your city’s rules.
Water Conservation Retrofit Declaration
Toilets must be high-efficiency (1.28 gpf max) before ownership changes; a licensed plumber, contractor, architect or home inspector inspects and signs the city's declaration (MBMC 9.24). The form also lists faucets 2.2 gpm, showerheads 2.5 gpm and urinals 1.0 gpf (City compliance form (on file)).
Report of Residential Building Records
The seller orders this city records report (use, occupancy, zoning) before signing a sale agreement and gives it to the buyer, who signs a receipt (MBMC 9.24; City compliance form (on file)).
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Manhattan Beach Water Conservation Retrofit Declaration · Manhattan Beach: Residential Building Reports · CA state codes. Request a quote and we’ll confirm your city’s rules.
Presale Certificate (self-certification or city inspection)
Before close of escrow on a house, condo, townhouse or duplex, the owner gets a Presale Certificate of Completion (self-certified if eligible) or a Certificate of Inspection after a city inspection (PMC 14.70). The owner or their agent arranges this with the city; it is not plumbing work.
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Pasadena: Presale Self-Certification Program · CA state codes. Request a quote and we’ll confirm your city’s rules.
Residential Building Report
Required for every residential sale. The owner applies through the city's online portal and the report is emailed; the buyer receives it before closing (RBMC 9-10).
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Redondo Beach: Residential Building Reports · CA state codes. Request a quote and we’ll confirm your city’s rules.
Pre-Sale Inspection Report (homes & apartments)
The seller applies in person at City Hall; the city inspects the home and issues a report before the sale (SFMC Ch. 18, Art. VIII).
Seismic gas shut-off valve (homes)
Required in homes with gas piping to receive the pre-sale certificate of compliance.
GFCI outlets (homes & apartments)
Outlets in rooms with sinks, tubs or showers must be GFCI-protected. This is electrical work, outside our plumbing scope.
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
San Fernando Residential Property Pre-Sale Inspection · CA state codes. Request a quote and we’ll confirm your city’s rules.
Seismic gas shut-off device
A permitted device is required when a sale agreement is signed. A condo needs one on its own gas line if the building has none (SMMC 8.32.070).
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Santa Monica Municipal Code 8.32 · CA state codes. Request a quote and we’ll confirm your city’s rules.
Smoke Detector Certificate (SD-1, homes & apartments)
On a change of ownership, battery or hardwired smoke detectors must be installed and certified by the owner or installer, and the form returned to Torrance Building & Safety. Hardwired units need an electrical permit (TMC 81.2.9; City compliance form (on file)).
Water heater seismic strapping
CA Health & Safety Code 19211.
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Torrance Smoke Detector Certificate SD-1 (City compliance form (on file)) · CA state codes. Request a quote and we’ll confirm your city’s rules.
Seismic gas shut-off valve
Required on each gas line within 12 months after a sale. For a condo sale, only the unit's own line(s) (WHMC 13.12).
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
West Hollywood plumbing code amendment (13.12) · CA state codes. Request a quote and we’ll confirm your city’s rules.
Follows California state minimum requirements.
Water heater seismic strapping
CA Health & Safety Code 19211.
Smoke alarms (homes & apartments)
Required in every home and apartment. Battery-operated alarms are allowed unless local rules require hardwired; new battery-only alarms must have a sealed 10-year battery (CA H&SC 13113.7, 13114).
Carbon monoxide alarms (homes & apartments)
CA Health & Safety Code 17926.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
California Health & Safety Code · CA Civil Code 1101.1–1101.8. Request a quote and we’ll confirm your city’s rules.
Los Angeles (City)
Follows California state minimum requirements.
Residential Property Report (9A)
The seller orders this LADBS report and gives it to the buyer before the sale or close of escrow (LAMC 96.300).
Seismic gas shut-off valve
Buildings with gas piping need an approved seismic or excess-flow shut-off valve before sale or close of escrow (LAMC 94.1216).
LADWP Certificate of Compliance
Every toilet, urinal and showerhead must comply with Ordinance 172075: low-flow showerheads on all properties, ultra-low-flush toilets in homes before close of escrow. The certificate is filed with LADWP within 15 days of the inspection (City compliance form (on file)).
Safety glazing on sliding glass doors (homes & apartments)
Glass in sliding door panels (other than wardrobe, shower and French-style wood doors) must be impact-safety glass or covered with approved film (LAMC 91.6101, 96.302).
Smoke alarms (single-family)
Battery-operated smoke alarms are allowed in single-family homes; new battery-only alarms need a sealed 10-year battery (LAMC 91.8603; CA H&SC 13114).
Hardwired smoke alarms (condos & apartments)
Condos, apartments and buildings with 3+ units need hardwired smoke alarms with battery backup; duplexes need hardwired alarms (LAMC 91.8603).
CO alarms (homes & apartments)
Required in each unit with a gas appliance, fireplace or attached garage (LAMC 91.420.6.2.3).
Security bars on bedroom windows (homes & apartments)
Bars, grilles or roll-down shutters over a bedroom's emergency-escape window must have a quick-release that opens from inside without a key or special effort, and the home must have smoke alarms (LAMC 91.6304.3, 96.303).
Security lights & locks (apartment buildings)
Apartment buildings with 3+ units (not condos) need exterior security lighting and locks on doors and windows into each unit when sold (LAMC 91.8607).
Protected trees & shrubs
Native oaks, Southern California black walnut, western sycamore, California bay, toyon and Mexican elderberry (4 in.+ trunk diameter) need a City permit to remove or relocate. AR Pro does not do tree work; if one may be on the property, consult a certified arborist (LAMC 46.01).
Fire alarms (commercial)
Smoke and fire alarm requirements for commercial buildings come from the fire code and building permits, not the resale report. They are handled by the LA Fire Department and a licensed fire alarm contractor.
Water heater seismic strapping
CA Health & Safety Code 19211.
Water-conserving plumbing fixtures
CA Civil Code 1101.1–1101.8 (SB 407).
Informational only. Always confirm requirements with your escrow officer and the city.
LA City sellers need two documents
These are the two items people mix up most often. Here they are in plain English.
LADBS Residential Property Report ("9A")
Ordered by the seller's agent or escrow from LADBS. The RPR asks whether required retrofit items (low-flow water fixtures, seismic gas shut-off valve, smoke and CO alarms, safety glazing on sliding glass doors, and any security bars on bedroom escape windows) have been or will be installed. Our retrofit inspection report gives your agent and escrow what they need to answer those questions. Water heater strapping is a separate statewide requirement, and we check it on the same visit.
LADWP Certificate of Compliance
An LADWP form certifying that the toilets, urinals and showerheads meet the City's water-conservation ordinance. It applies only inside the City of Los Angeles. We inspect, install any low-flow fixtures that are needed, and complete and sign the certificate as the licensed C-36 plumbing contractor. The seller and buyer sign it too, and it is filed with LADWP before close of escrow.
Inspection to certificate in four steps
Request
Use the 9A Retrofit form and add your escrow details and lockbox info.
Inspect
We check each required item for your city and property type.
Itemized findings
A clear list of what passes and what's needed, before any work.
Install & certify
Approved items installed. Certificates and reports go to escrow.
Sewer camera inspection before you close
We run a camera through the sewer line to look for roots, cracks, offsets and bellies. Buyers get a paid inspection with a written report.
Built around your closing date.
- Supra / eKEY lockbox access, so the seller doesn't need to be home
- Reports and certificates sent directly to escrow
- Add a sewer camera or whole-house plumbing inspection in the same visit
- A licensed plumber fixes failed items. No second contractor needed.
- Multi-unit and commercial properties handled by our commercial team
Request an inspection
Tap anywhere to open the request form.
“We show up on time, explain your options honestly before any work begins, do the job right the first time, and leave your home or business clean. If something we installed or repaired isn’t right, call us and we’ll make it right. Warranty terms are written on every quote and contract.”
Common questions
Which cities require a seismic gas shut-off valve at sale?+
The City of Los Angeles, Santa Monica, West Hollywood (within 12 months after a sale) and Culver City are among the cities that require one. Use the city guide on our Retrofit page, or ask us to confirm for your address.
Can you do the work during the inspection visit?+
Often, yes, when the needed parts are on the truck and no permit is required first. Items that need a permit or special parts are scheduled for a follow-up visit.
Do you send the Certificate of Compliance to escrow?+
Yes. We send the signed certificate and our inspection report to the escrow officer you name on the request.
Does the seller or a tenant need to be present?+
Not always. We can use Supra / eKEY lockbox access when the listing agent arranges it. Tenant-occupied units need proper notice from the owner or agent.
What happens if the sewer or plumbing fails inspection?+
We show you what we found and explain the options. As a licensed plumber we can quote and do the repair, so you don't need to find a second contractor.
Have a closing date coming up?
Send the address and escrow details, and we'll confirm your city's requirements.
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