Do I Need a Retrofit Inspection to Sell My Home in Los Angeles County?
If you're selling a home in Los Angeles County, you may hear the term "retrofit inspection." But what does it mean, and does every city require it?
As a real estate agent working throughout the South Bay, the coast, and greater Los Angeles, I often get asked about retrofit requirements. Here’s what sellers need to know.
What is a retrofit
A retrofit inspection confirms that certain safety and water-saving features are in place before a property transfers ownership. Some items are required by California state law, while others may be required by the city where the home is located.
What is required by California
State law requires that all homes sold in California include:
Smoke detectors in each bedroom, hallway, and on every level
Carbon monoxide detectors on each floor and near sleeping areas
Properly double-strapped water heater
Low-flow toilets, showerheads, and faucets
These apply statewide, whether or not the city has a formal retrofit inspection process.
Which cities require a retrofit inspection and certificate of compliance
Some cities go further by requiring a city-specific inspection and a certificate of compliance before close of escrow. These cities include:
City of Los Angeles (including Pacific Palisades and parts of Venice)
Culver City
West Hollywood
Beverly Hills
Inglewood
Pasadena
South Pasadena
These cities typically check for the required state items, plus:
Seismic gas shut-off valve
Additional features like tempered glass or window safety latches, depending on the city
What about Santa Monica
Santa Monica does not require a retrofit certificate for resale. However, it does require:
A seismic gas shut-off valve, which must be installed prior to closing
This will appear on the city report, which is reviewed during escrow
Homes in Santa Monica are also subject to a separate seismic retrofit program for certain vulnerable building types, such as soft-story apartments or unreinforced masonry. If your building is on the city’s list, structural upgrades may be required. This is separate from a typical pre-sale retrofit inspection.
What about cities like Manhattan Beach or Malibu
Most South Bay and coastal cities do not require a city-issued retrofit inspection or certificate. This includes:
Manhattan Beach
Hermosa Beach
Redondo Beach
Palos Verdes Estates
Rancho Palos Verdes
Rolling Hills
Rolling Hills Estates
Malibu
Homes in these areas still need to meet California’s basic safety and efficiency standards.
Cost of retrofit
Costs vary based on what’s already installed. General estimates:
Retrofit inspection and certificate (where required): $99 to $150
Seismic gas shut-off valve: $400 to $700
Smoke and CO detectors: $50 to $100 each
Replacing toilets or showerheads: varies based on parts and labor
Payment options
Pay online when scheduling the inspection
Or pay through escrow, deducted from the seller’s net proceeds
Should someone be present for the inspection
While no one is required to attend the retrofit inspection, it's a good idea for the seller or agent to be there. Being present can help ensure access is provided, allow questions to be answered on the spot, and avoid delays if additional work is needed for compliance.
Common seller questions
What happens if I don’t have a low-flow toilet or showerhead
They must be replaced to meet California law. This can often be handled by the retrofit company.
Do I need to replace these items before getting a certificate
Yes. In cities that require a certificate of compliance, the home must pass inspection before escrow closes.
What are my options if the toilet(s) aren’t compliant
Replace with a modern low-flow toilet
Most inspectors or retrofit companies can do this as part of their service
Costs typically range from $300 to $400 per toilet, including installation
Seller can hire a plumber or handyman before inspection
Some buyers may agree to take responsibility post-closing, but this must be negotiated and disclosed properly. This arrangement will not work in cities that require a certificate before close of escrow, such as Los Angeles
Can I install items myself
Yes. Smoke detectors, CO detectors, and water-efficient fixtures can be installed by the seller or a handyman, as long as they meet current standards.
What happens if I skip it
If a city requires a retrofit certificate, escrow cannot close without it.
Even in cities that don’t require certificates, the state-required items must still be in place and disclosed properly. Skipping it can delay or complicate your transaction.
Does this apply to condos, townhomes, and multi-unit properties
Yes. These requirements apply to all residential property types in California, including:
Single-family homes
Condos
Townhomes
Duplexes
Triplexes
Other small multi-unit properties
If the seller is responsible for the fixtures, such as interior smoke detectors or plumbing, they must be up to current standards.
The process is usually simple and straightforward, especially when handled early in escrow. If you're unsure what applies to your property or want help coordinating a vendor, contact me HERE or give me a call at (424)433-3747.
Best regards,
Lindsay Woolf | CA DRE #02236711
DOMO Real Estate | CA DRE #01290500
Disclaimer: The information in this blog post is for general informational purposes only and does not constitute legal advice. Real estate transactions can be complex and subject to local regulations.
