13526 W Osborne St
This building has significantly more problems than most nearby buildings. 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 Arleta average of 0.5.
What's in the 13526 W Osborne St report
| Units | 4 |
|---|---|
| Zoning | LARA |
| Year built | 1950 |
| Total area | 1,570 sq ft |
| Use code | 100 |
| APN (Assessor's Parcel Number) | 2625024007 |
Registered owner per LA County Assessor records.
Landlord portfolio
Other LA County properties this owner holds, with risk grades for each.
Unlock complete reportThe four-unit residential property at 13526 W Osborne St in Arleta, built in 1950 and currently owned by Jamie L and Maria D Welsh, has experienced a moderate level of activity over the past seven years, with a total of 47 service requests logged through the MyLA311 system and undergoing three building safety inspections. Most recently, in 2026, there have been recurring issues with incomplete services, as evidenced by two "Service Not Complete" requests in June 2026 and another such complaint in July 2025. Other notable recent concerns include street pavement issues addressed in March 2026 and guard/warning rail maintenance in January 2026, though the latter was referred to external authorities for further action. The property has also required at least one item pickup service in September 2025. While the volume of service requests is significant, it's important to note that many of these issues have been resolved promptly, with over half of the 2025-2026 requests being closed within one to two days of submission. The relatively low number of building safety inspections (three in seven years) and the nature of most service requests suggest that while there are periodic maintenance and service issues, there is no pattern of systemic or safety-related concerns evident in the available records.
AI-generated · may contain errors · check the source data tables below
How 13526 W Osborne St'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 41 buildings in this neighborhood, 35 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.
13526 W Osborne St apartment reviews
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13526 W Osborne St event timeline
Code enforcement cases, building & safety requests, foreclosure registrations, permits, and MyLA311 calls — most recent records in order.
See all 5 events
Full history back to 2025 — violations, complaints, permits, and 311 calls.
Unlock complete timelineFull data for 13526 W Osborne St 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.
| 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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Cancel anytime · Data sourced from LA County Code Enforcement, MyLA311, LA County Assessor & LA County Public Works