4761 N Forman Ave
Nothing on record for this building in the last seven years, and our model puts it at a low risk of maintenance problems over the next 12 months. No public enforcement record to go on. Walk the building, ask the current tenants how repairs get handled, and get any promises in writing.
This building has 0 code enforcement cases (7y), at or below the Toluca Lake average of 0.0.
We don't rank this building against its neighbors. The model's estimates for Toluca Lake sit too close together for an ordering between them to mean anything.
What's in the 4761 N Forman Ave report
| Units | 12 |
|---|---|
| Zoning | LAR3 |
| Year built | 1987 |
| Total area | 13,160 sq ft |
| Use code | 500 |
| APN (Assessor's Parcel Number) | 2420022014 |
Registered owner per LA County Assessor records.
Landlord portfolio
Other LA County properties this owner holds, with a risk rating for each.
Unlock complete reportIs 4761 N Forman Ave 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 12-unit residential building at 4761 N Forman Ave in Toluca Lake, owned by A Wade Family Limited, was constructed in 1987 and has generated 32 service requests through the MyLA311 system over the past seven years. The most recent activity, from early 2026, shows a recurring pattern of illegal dumping incidents, with four separate requests for illegal dumping item pickups occurring between January and April 2026. Prior to this, in late 2025, there were two "Information-Only" requests and one regular item pickup request in November. While the building has generated 32 service requests over seven years, the majority of these recent requests (three out of four) have been concentrated in the early months of 2026 and specifically relate to waste management issues, which could indicate ongoing challenges with neighborhood cleanliness or tenant compliance with proper disposal procedures. The building's documented service request history suggests that waste management and illegal dumping concerns have become particularly prominent in recent months, though it is worth noting that the majority of the service requests remain somewhat dispersed across the seven-year period with no other specific pattern or recurring issue evident from the available data.
AI-generated · may contain errors · check the source data tables below
How 4761 N Forman Ave'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
Lower risk — safer than most nearby
LA County rarely opens code cases here. Strong maintenance history and a clean complaint record.
Typical — about average for the neighborhood
Some past violations or complaints on record. Worth asking the landlord about any open issues before signing.
Higher risk — riskier than most nearby
Elevated violation and complaint history. LA County has opened cases here before and is statistically likely to again.
We don't rank this building against its neighbors. The model's estimates within Toluca Lake sit too close together for an ordering between them to mean anything.
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.
4761 N Forman Ave apartment reviews
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4761 N Forman Ave event timeline
Code enforcement cases, building & safety requests, foreclosure registrations, permits, and MyLA311 calls — most recent records in order.
See all 6 events
Full history back to 2024 — violations, complaints, permits, and 311 calls.
Unlock complete timelineFull data for 4761 N Forman Ave 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.
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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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What this is
LA County Department of Public Health inspections of this property for housing and sanitation code compliance.
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Unlock complete reportHow 4761 N Forman Ave compares to the neighborhood
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Cancel anytime · Data sourced from LA County Code Enforcement, MyLA311, LA County Assessor & LA County Public Works