“Yes, Virginia, Los Angeles and California does have a building intercom law”
This property was scheduled for a SCEP code enforcement division inspection on September 26, 2025. The inspector was Fabian Gonzales (fabian.gonzalez@lacity.org and phone 310-494-4240). The inspection is an opportunity for the city to inspect certain issues as well as an opportunity for the tenant to bring other issues to the attention of the inspector.
Between my recent code violation complaints and my notes to the inspector via email, these are the issues I wanted the city to inspect under case number SCEP 939638:
Parking lot electric gate that has not been working for over a month,
plumbing cleanout near rear of building needs a catch basin after recent biohazard feces, urine and toilet paper discharge into the parking lot and rear door walkway steps creating hazard for tenants,
Inoperable vehicle in stall number four,
for the unit peephole viewer I need to be able to see up and down the hallway,
and the two Intercom systems one in the unit (Artolier and one outside the building Akuvox) do not work.
I quoted California building code section title 24, 11 B –708-4. The two way communication (intercom or call box) must be two way and the system must be visible and audible. There’s no two-way system in my unit and there’s no audible visual signals in the dwelling unit nor is there hardware interface or indoor monitors for such (Akuvox) two way communication system.
The inspector was aware of the code sections that I quoted. These are areas that have been also addressed to the Mayor Karen Bass office since 2022 for some of them, especially the Intercom system.
The results: this is a process where the code violation department will issue a notice to comply and send it to the owner and also post on the property although I notice that sometimes if it’s posted on the property, the owner will tear it down before the tenants can see it, but really I think the tenants should be able to get a copy of that notice easily since the complaints that the tenant make are the subject of the report.
Nevertheless, the inspector said he will cite them for the nonworking parking gate (which is an electrical concern as well as maintenance IMO), for the cleanout that sent human feces and wet toilet paper flowing into the parking lot, the inspector said that I would have to discuss that with the owner that he cannot do anything about that, but if it happens again, I should call the police at the time it happens; for the inoperable vehicle with flat tire, he did not cite them, which I explained to them that the inoperable vehicle has been cited before. “inoperable, abandoned, unregistered vehicles or vehicles leaking fluids are subject to California vehicle code section 22658.” The vehicle is inoperable since the last time it was reported in 2023 but the inspector refused to cite it. The rental agreement says, all vehicles on the premises must be operational…”.
For the unit entry door viewer (peephole) that needs to be able to see up and down the hallway, which is an accessibility request under the building at safety code, inspector said that I would have to talk to the owner about that ; so he was disregarding the health and safety or building code, in my opinion.
As for the intercom system, there was little discussion of the AKUVOX on the outside the building other than my complaint was that there’s no box connecting it into the inside of the unit ( no hardware interface or indoor monitor) which is a requirement in the building code.
As for the intercom box that is in the unit ARTOLIER and not connected to the outside of the building, the inspector said he will cite the owner that the intercom must be repaired or replaced, and then he will revisit it two months from now. The intercom complaints to the City date back to 2014.
So at least there is acknowledgment of the building code on two way communication systems. This is something I just found out about a couple days ago after dredging through numerous code violation inspectors, who didn’t seem to have a clue about the two way communication Intercom system.
So we wait and see if the notice to comply is actually issued.
(I remember being in a court case against City of Los Angeles about two or three years ago. The City position of Mayor Karen Bass through her attorney was Bass did not want the court to discuss the code violation complaints. The code violation complaints on the intercom were right there in black-and-white for the Judge.)
As for the inoperable vehicle I’m dismayed about that because the inoperable vehicle represents a health and safety hazard which just imagine if more tenants or even half the tenants were allowed to have such vehicles on the property. It would just look like a slum.
Interestingly, the intercom code as well as peephole code are accessibility building codes but the inspector seemed hesitant to enforce them stating lack of jurisdiction over sections of the building and safety code on accessibility.
Also as a side note, they had permission to enter by way of the Notice to Enter (civil code section 1954) and they have a key. I told them in advance I would not be there. But I was there sitting in my wheelchair and with my hearing aids in both ears and they knocked and knocked but finally let themselves in. When they saw me, the inspector says “Why did you not let us in because we were knocking and knocking.” So I answered, “Yes, I wondered why you were knocking since you already have a key. I don’t normally go to the door when people have a key. Is there a law that says I have to let you in?” Games Inspectors Play.
Why is an inoperable vehicle a hazard? “Health and safety hazards: Inoperable vehicles can become breeding grounds for rodents and insects, pose fire hazards, and attract minors, creating an “attractive nuisance”.” Does the code inspector have jurisdiction over “nuisance”? Yes.
INOPERABLE VEHICLE. Any motor vehicle, as herein defined, which has not physically moved 25 feet in a three-month period or which is not in operating condition due to damage or removal or inoperability of one or more tires and wheels, damage or removal or inoperability of the engine or other essential parts required for the operation of the vehicle, or which does not have lawfully affixed thereto a valid state license plate or which constitutes an immediate health, safety, fire or traffic hazard.
In Los Angeles, reporting an inoperable or abandoned vehicle is done by calling 1-800-ABANDON or your local police station to report a vehicle that can’t be moved or hasn’t been moved in 72 hours. A traffic officer will inspect the vehicle and, if it remains unmoved for at least 72 hours after being marked, it may be impounded. For vehicles lacking essential parts like wheels or an engine, officers will tow them immediately.
What is an inoperable vehicle?
A vehicle that is unable to be started or driven safely due to missing or damaged parts like wheels, tires, a windshield, or a functioning engine.
How to report an inoperable or abandoned vehicle:
Call 1-800-ABANDON : This is the primary number for the City of Los Angeles Parking Violations Bureau to report abandoned or inoperable vehicles.
Call your local police station : For non-emergency situations, you can contact your local precinct to report an abandoned vehicle.
Be specific: When reporting, provide the location and a description of the vehicle.
Wait for inspection: A traffic officer will be dispatched to observe the vehicle.
Allow 72 hours: The officer will return after at least 72 hours have elapsed from the time of inspection. If the vehicle still hasn’t been moved or repaired, it can be impounded.
Avoid multiple calls: Do not call in multiple complaints for the same vehicle in a short period, as this can delay the investigation process.
What happens next?
Citation: A parking citation may be issued for the vehicle.
Impoundment: If the vehicle remains abandoned for the 72-hour period, it will be impounded.
Immediate towing: Vehicles lacking an engine, wheels, or other parts necessary for safe operation will be towed immediately.
(As seen on Nextdoor Westside Los Angeles, California under title “Yes, Virginia, Los Angeles and California does have a building intercom law”)
California Building Code (Redacted)
2022
11B-230.1 General
Where a two-way communication system is provided to gain admittance to a building or facility or to restricted areas within a building or facility, the system shall comply with Section 11B-708.
11B-708 Two Way Communications
Two-way communication systems shall comply with Section 11B-708.
11B-708.2 Audible and Visual Indicators
The system shall provide both audible and visual signals.
11B-708.4 Residential Dwelling Unit Communication Systems
Communications systems between a residential dwelling unit and a site, building or floor entrance shall comply with Section 11B-708.4.
11B-708.4.1 Common Use or Public Use System Interface
The common use or public use system interface shall include the capability of supporting voice and TTY communication with the residential dwelling unit interface.
11B-708.4.2 Residential Dwelling Unit Interface
The residential dwelling unit system interface shall include a telephone jack capable of supporting voice and TTY communication with the common use or public use system interface.
(Editor Notes: this is a developing story. It is no small feat to acquire the correct code statutes regarding this issue. Here are some notes below taken mostly from Google AI sources, which must be double checked for accuracy especially the corect town or state and date the ordinance was passed:)
Can Los Angeles Landlord charge for two way communication system? (intercoms)
From Google AI
The “Los Angeles housing tenant charge” refers to the annual Just Cause Enforcement Fee ($31.05) that landlords pay for each rental unit to fund tenant protections and inspections, and which landlords can pass on to tenants as allowed by the Rent Stabilization Ordinance (RSO). In contrast, a two-way communication system (like an intercom) is a building feature that connects residents and visitors, and while some buildings require these for safety, there is no city-wide charge for tenants to use them. Landlords are responsible for maintaining communication systems like call boxes as part of their repair obligations.
Tenant charge: Just Cause Enforcement Fee
- What it is: An annual fee paid by landlords to the City of Los Angeles to fund tenant protection programs and enforcement.
- Who pays: Landlords must pay the fee for each rental unit.
- Tenant pass-through: Landlords may charge tenants up to 50% of the annual fee, collected in 1/12 increments per month, provided the rental is covered by the Rent Stabilization Ordinance (RSO).
- Purpose: To help fund the enforcement of tenant protections.
Two-way communication system
- What it is: A building system, such as an intercom, that allows residents to communicate with visitors.
- Tenant charge: There is no city-mandated charge for tenants to use a two-way communication system.
- Landlord responsibility: Landlords are responsible for ensuring these systems are in good working order. If a landlord fails to fix a broken call box, it could be a violation of the covenant of quiet enjoyment.
- Examples: Systems can range from simple call boxes to sophisticated video intercom systems with a touchscreen for residents.
What you can do
- If your landlord is improperly charging you: You may be able to take action. For example, if a landlord is incorrectly passing through the Just Cause Enforcement Fee, you can report it to the Los Angeles Housing Department (LAHD).
- If your communication system is broken: If your landlord fails to repair a broken call box or other communication system after being notified, you can file a complaint with the Los Angeles Housing Department (LAHD) or seek legal advice.
From Google AI
Los Angeles requires main entrance intercom systems to be installed and maintained according to specific departmental guidelines, which often involve building security standards and accessibility requirements. These rules typically mandate that the system must allow for two-way communication to verify visitors before granting access, and the installation must comply with Americans with Disabilities Act (ADA) accessibility rules for mounting height, as well as local codes for the installation itself. For a locked main entrance, the system is essential for allowing authorized entry, with the owner needing to get tenant consent for installation and often start the process within a set timeframe, according to UpCodes.
Installation and maintenance requirements
- Installation: The system must be installed in a manner prescribed by the department, which includes complying with local building and accessibility codes. Tenant consent is often required for installation, and there may be a timeline for when the work must commence after requests are received.
- Maintenance: Systems must be maintained in a manner prescribed by the department. This includes regular checks for functionality, security, and compliance. Some maintenance tips include keeping components clean, checking wiring, and ensuring software is up to date.
- System functionality: The system must allow for two-way audio or video communication to verify visitors before granting access. This ensures security by controlling who enters the building.
Accessibility requirements (ADA)
- Location: The system must be located so it is accessible to individuals with disabilities.
- Mounting height: The highest operable point of the intercom must be at or below 48 inches above the floor level.
- Reach: There are also requirements for side and forward reach, which are a maximum of 48 inches and a minimum of 15 inches above the finish floor.
Other considerations
- Tenant consent: In some cases, a majority of tenants must request or consent to the installation in writing before the owner is required to install it.
- Door requirements: For buildings using an intercom, the main entrance must have self-closing and self-locking doors that remain locked except when an attendant is on duty.
1968 Circa
§50-a Entrances: Doors, Locks and Intercommunication Systems
Multiple Dwelling Law > 3 Multiple Dwellings-General Provisions > §50 Entrance Halls > §50-a Entrances: Doors, Locks and Intercommunication Systems
- Every entrance from the street, passageway, court, yard, cellar, or similar entrance to a class A multiple dwelling erected or converted after January first, nineteen hundred sixty-eight, except an entrance leading to the main entrance hall or lobby which main entrance hall or lobby is equipped with one or more automatic self-locking doors, shall be equipped with automatic self-closing and self-locking doors and such doors shall be locked at all times except when an attendant shall actually be on duty. Every entrance from the roof to such a dwelling shall be equipped with a self-closing door which shall not be self-locking and which shall be fastened on the inside with movable bolts, hooks or a lock which does not require a key to open from inside the dwelling.
- Every class A multiple dwelling erected or converted after January first, nineteen hundred sixty-eight containing eight or more apartments shall also be equipped with an intercommunication system. Such intercommunication system shall be located at an automatic self-locking door giving public access to the main entrance hall or lobby of said multiple dwelling and shall consist of a device or devices for voice communication between the occupant of each apartment and a person outside said door to the main entrance hall or lobby and to permit such apartment occupant to release the locking mechanism of said door from the apartment.
- On or after January first, nineteen hundred sixty-nine, every class A multiple dwelling erected or converted prior to January first, nineteen hundred sixty-eight, shall be equipped with automatic self-closing and self-locking doors, which doors shall be kept locked except when an attendant shall actually be on duty, and with the intercommunication system described in paragraph two of this section, provided that tenants occupying a majority of all the apartments within the structure comprising the multiple dwelling affected request or consent in writing to the installation of such doors and intercommunication system on forms which shall be prescribed by the department, except that in the event a majority of tenants in occupancy request or consent on or after January first, nineteen hundred sixty-eight, to the installation of such doors or intercommunication system such installation shall be started within ninety days, but need not be completed until six months after the owner’s receipt of requests or consents by a majority of the tenants, except that in any such multiple dwelling owned or operated by a municipal housing authority organized pursuant to article thirteen of the public housing law, such installation need not be completed until one year after the owner’s receipt of requests or consents by a majority of the tenants. If the dwelling is subject to regulation and control of its residential rents pursuant to the local emergency housing rent control act, the local city housing rent agency shall upon the filing of executed forms containing the required requests or consents, prescribe the terms under which the costs of providing such doors and intercommunication systems may be recovered by the owner from the tenants. In any multiple dwelling built pursuant to the provisions of the redevelopment companies law in which residential rents are limited by contract, the costs of providing such doors and intercommunication systems may be recovered by the owner from the tenants. The terms under which such costs may be recovered shall be the same as those prescribed by the local city housing rent agency in the city in which the multiple dwelling is located for dwellings subject to regulation and control of rent pursuant to the local emergency housing rent control act. Such costs shall not be deemed to be “rent” as that term is limited and defined in the contract.
- All such self-closing and self-locking doors, and intercommunication systems shall be of a type approved by the department and by such other department as may be prescribed by law and shall be installed and maintained in a manner prescribed by the department and by such other department.
- Every owner who shall fail to install and maintain the equipment required by this section, in the manner prescribed by the department, and by such other department as may be prescribed by law, and any person who shall willfully destroy, damage, or jam or otherwise interfere with the proper operation of, or remove, without justification, such equipment or any part thereof shall be guilty of a misdemeanor as provided in subdivision one of section three hundred four of the multiple dwelling law and shall be punishable as provided therein.
Related Code Sections
§50-a Multiple Dwellings-General Provisions, Entrances: Doors, Locks and Intercommunication Systems
doors, which doors shall be kept locked except when an attendant shall actually be on duty, and with the intercommunication system described…
Multiple Dwelling Law > 3 Multiple Dwellings-General Provisions > §50 Entrance Halls > §50-a Entrances: Doors, Locks and Intercommunication Systems
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Multiple Dwelling Law > 3 Multiple Dwellings-General Provisions > §25 Application of Article Three
§192 Converted Dwellings, Cellar Entrance
be through an areaway or through a fireproof passageway leading directly to the street. The entrance to the cellar may be closed off with a grating or doors…
Multiple Dwelling Law > 6 Converted Dwellings > §192 Cellar Entrance
and maintained in the entrance door of his particular housing unit in such multiple dwelling, a lock, separate and apart from any lock installed…
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In every multiple dwelling the owner shall provide and maintain a peephole in the entrance door of each housing unit. Such peephole shall be located…
Multiple Dwelling Law > 3 Multiple Dwellings-General Provisions > §51 Shafts, Elevators and Dumbwaiters > §51-a Peepholes
LA Rent Control (RAC) and Permits (LADBS) 