11434 W Riverside Dr
This building has far more open problems than almost any other building in the neighborhood. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.
This building has 0 code enforcement cases (7y), at or below the Valley Village average of 0.0.
What's in the 11434 W Riverside Dr report
| Units | 4 |
|---|---|
| Zoning | LARD1.5 |
| Year built | 1940 |
| Total area | 2,504 sq ft |
| Use code | 400 |
| APN (Assessor's Parcel Number) | 2354013057 |
Registered owner per LA County Assessor records.
Landlord portfolio
Other LA County properties this owner holds, with risk grades for each.
Unlock complete reportIs 11434 W Riverside Dr rent-stabilized?
The Los Angeles Rent Stabilization Ordinance (RSO) caps annual rent increases and requires a legal reason to evict for most rental units first built on or before October 1, 1978. Here's how this building scores on the signals that usually point to coverage.
Based on LA County Assessor records. Coverage also extends to condos, townhomes, duplexes, and units attached to commercial buildings. Not legal advice — confirm with the LA Housing Department.
California Tenant Protection Act of 2019
Even when a building isn't covered by local rent stabilization, the statewide Tenant Protection Act (AB 1482) may still apply. It caps annual rent increases and requires the landlord to state a legal reason to end most tenancies.
AB 1482 does not apply to single-family homes and condos unless owned by a corporation, REIT, or an LLC with a corporate member; to owner-occupied duplexes; or to deed-restricted affordable housing. The Act is in effect until January 1, 2030. Not legal advice — see the California landlord–tenant guide.
The four-unit residential building at 11434 W Riverside Drive in Valley Village, owned by Peter A and Barbara C Coeler Trusts, has undergone significant recent development and experienced various maintenance issues over its history. Most notably, in 2023-2024, the property underwent a permitted conversion of its attached garage into an accessory dwelling unit, with a permit valuation of $44,000 and a Certificate of Occupancy now issued. The building has generated a considerable number of service requests over the past seven years, totaling 122, with a recent cluster of issues in early 2026 showing concerns about pavement conditions and illegal dumping activities in the vicinity, including multiple requests for illegal dumping item pickups in March 2026. While a historical record from 2018 indicates a priority 3 complaint about excessive stored items on the property, this appears to be an isolated incident compared to the more recent service requests. The property has consistently maintained active engagement with city services to address neighborhood and maintenance issues, though the reasons for the multiple illegal dumping requests and cancelled service requests in early 2026 warrants attention as they suggest persistent neighborhood cleanliness challenges.
AI-generated · may contain errors · check the source data tables below
How 11434 W Riverside Dr's risk score is calculated
We trained a model on 7 years of LA County code enforcement data — code enforcement cases, building & safety requests, foreclosure registrations, and owner track records. It estimates the probability that LA County will open a code enforcement case at this address in the next 12 months. Lower % = safer.
What the score means for you
Grade A–B — Low risk
LA County rarely opens code cases here. Strong maintenance history and a clean complaint record.
Grade C — Moderate risk
Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.
Grade D–F — High risk
Elevated violation and complaint history. LA County has opened cases here before and is statistically likely to again.
Out of 641 buildings in this neighborhood, 609 are predicted to be safer.
case
likely
What's driving this score
The data points that most influenced this building's risk rating — ranked by the weight the model placed on each one.
11434 W Riverside Dr apartment reviews
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11434 W Riverside Dr event timeline
Code enforcement cases, building & safety requests, foreclosure registrations, permits, and MyLA311 calls — most recent records in order.
See all 13 events
Full history back to 0018 — violations, complaints, permits, and 311 calls.
Unlock complete timelineFull data for 11434 W Riverside Dr apartments
LA County public datasets for this parcel — code enforcement cases, permits, MyLA311 calls, building & safety requests, and foreclosure registrations.
What this is
Open and recently generated code enforcement cases filed by LA County/LADBS against this property.
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What this is
Code enforcement cases at this property that have been resolved and closed — the historical enforcement record.
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What this is
Building permits issued by LA County for new construction, alterations, and repairs at this parcel.
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What this is
Electrical permits issued for this parcel — rewiring, panel upgrades, EV chargers, solar tie-ins.
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What this is
Mechanical permits submitted for this parcel — HVAC, plumbing, and other mechanical systems work.
| Permit # | Type | Description | Issued | Status |
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What this is
MyLA311 service requests recorded at this parcel — maintenance complaints and quality-of-life requests.
| SR # | Created | Closed | Type | Status |
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What this is
Closed customer service requests filed with LA County Building & Safety about this property.
| CSR # | Received | Closed | Problem | Priority | Response Days |
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What this is
Open customer service requests filed with LA County Building & Safety about this property.
| CSR # | Received | Due | Problem | Priority |
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Cancel anytime · Data sourced from LA County Code Enforcement, MyLA311, LA County Assessor & LA County Public Works