11523 N Sproule 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 Pacoima average of 0.5.
What's in the 11523 N Sproule Ave report
| Units | 2 |
|---|---|
| Zoning | LAA2 |
| Year built | 1950 |
| Total area | 2,036 sq ft |
| Use code | 100 |
| APN (Assessor's Parcel Number) | 2532006011 |
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 11523 N Sproule 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.
This property at 11523 N Sproule Ave in Pacoima, built in 1950, is currently owned by Stephen and Nicole St Hiliare and consists of two units. The building's most significant recent development is the approved demolition of the existing single-family dwelling and detached garage, as indicated by the permit issued in June 2025. More notably, there are two major new construction projects proposed for the site: one designating a 4-story, 40-unit plus one manager's unit affordable housing development, and another for a 3-story, 27-unit affordable housing apartment building. These projects are seeking on-menu incentives under LAMC 12.22.A.25 and AB2334, with associated grading work involving substantial earth movement (770 cubic yards of cut and 1,140 cubic yards of fill) as suggested by the permit applications.
AI-generated · may contain errors · check the source data tables below
How 11523 N Sproule 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.
Out of 343 buildings in this neighborhood, 178 are predicted to be safer. The band is relative to this neighborhood, so a share of every neighborhood falls in each colour.
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.
11523 N Sproule Ave apartment reviews
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11523 N Sproule Ave event timeline
Code enforcement cases, building & safety requests, foreclosure registrations, permits, and MyLA311 calls — most recent records in order.
See all 9 events
Full history back to 2005 — violations, complaints, permits, and 311 calls.
Unlock complete timelineFull data for 11523 N Sproule 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.
| Case # | Generated | Closed | Type | Area |
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What this is
Building permits issued by LA County for new construction, alterations, and repairs at this parcel.
| Permit # | Type | Description | Submitted | Issued | Status | Valuation |
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What this is
Electrical permits issued for this parcel — rewiring, panel upgrades, EV chargers, solar tie-ins.
| Permit # | Type | Description | Issued | Status |
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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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What this is
LA County Department of Public Health inspections of this property for housing and sanitation code compliance.
| Date | Type | Facility Type | Facility Status | Record # |
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Unlock complete reportHow 11523 N Sproule Ave compares to the neighborhood
This building against comparable properties in Pacoima. Toggle filters to narrow the peer group.
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Cancel anytime · Data sourced from LA County Code Enforcement, MyLA311, LA County Assessor & LA County Public Works