Free LA County apartment background check

14696 W Rayen St

Panorama City, Los Angeles County, CA 91402 2653003005 27 units · 1964

This building has a substantial enforcement record over the last seven years, but recent activity points to a low risk of further maintenance problems in the next 12 months. Read the records below before you sign. Ask which issues were resolved, get repair commitments in writing, and inspect the unit yourself.

Code Enforcement Cases (7y) vs. neighborhood
Records already on file, against a typical building in Panorama City — not a forecast
Above average
avg 1.4
3
FewerMore

This building has 3 code enforcement cases (7y), above the Panorama City average of 1.4.

We don't rank this building against its neighbors. The model's estimates for Panorama City sit too close together for an ordering between them to mean anything.

What's in the 14696 W Rayen St report

Building characteristics
Units27
ZoningLAR3
Year built1964
Total area19,742 sq ft
Use code501
APN (Assessor's Parcel Number)2653003005
Ownership

Registered owner per LA County Assessor records.

Owner name
Mailing address
8 Silveroak Irvine Ca 92620

Landlord portfolio

Other LA County properties this owner holds, with a risk rating for each.

Unlock complete report
Rent & eviction protection

Is 14696 W Rayen St 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.

Built on/before Oct 1, 1978
Built 1964
2 or more units
27 units
Use code
501
Zoning
LAR3
Likely covered by the RSO. Building age and unit count suggest most units fall under LA's Rent Stabilization Ordinance, which limits yearly rent increases and requires just cause to evict.

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.

Statewide backstop · AB 1482

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.

15+ years since occupancy
Built 1964
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
Local rent control likely takes priority. This building appears to fall under the local ordinance above, which is stronger than AB 1482. Where a local just-cause ordinance applies, its rules govern instead of the state cap.

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.

Augrented Insights
Initial analysis

The 27-unit apartment building at 14696 W Rayen St in Panorama City, owned by Hng Trade LLC, has been under observation for several notable patterns in code enforcement and service requests over the past seven years. The property, constructed in 1964, has undergone numerous interactions with city services, including 171 MyLA311 service requests, among which the majority (18 requests) pertained to illegal dumping item pickups, with several issues remaining unresolved as recently as 2026. There have been three open code enforcement violations in this period, though notably, there were three proactive code enforcement cases opened and closed on the same day in May 2023, with no apparent resulting violations. The building has undergone 26 safety inspections during this timeframe, and remarkably, there has been only one recorded building permit issued in the past seven years, which may warrant attention given the building's age and the typical requirements for maintenance and upgrades in older structures.

AI-generated · may contain errors · check the source data tables below

Free account unlocks the full analysis — plus 2× more records across all data categories and the complete landlord portfolio.
Risk rating

How 14696 W Rayen 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

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.

Neighborhood percentile
Not rated

We don't rank this building against its neighbors. The model's estimates within Panorama City sit too close together for an ordering between them to mean anything.

Predicted 12-month outcome
100%
No code
case
0%
Code case
likely
Model explanation

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.

Property use type (1210)

The assessor's land-use classification for this parcel, which correlates with typical violation and complaint patterns.

Location

Precise location is a proxy for area-level risk — some LA County neighborhoods have systematically higher code-enforcement activity.

Number of units

The number of units affects how the model reads complaint and violation totals — more units means more potential sources.

12-Month risk forecast
Low failure risk 0%
Estimated probability of a code enforcement case in the next 12 months.
Apartment reviews

14696 W Rayen St apartment reviews

Real experiences from people who have lived here. Share yours to help other renters decide.

Share your experience — Help other renters by leaving an honest apartment review

Create account

Loading reviews…

On the map

Compare nearby alternatives

This building and nearby alternatives in Panorama City, color-coded by risk level. Click any marker to explore.

Buildings nearby
8 found
The story over time

14696 W Rayen St event timeline

Code enforcement cases, building & safety requests, foreclosure registrations, permits, and MyLA311 calls — most recent records in order.

2026
MyLA311 Request Jul 28
Illegal Dumping Item Pickup
Closed
MyLA311 RequestJul 28
Illegal Dumping Item Pickup

See all 13 events

Full history back to 2019 — violations, complaints, permits, and 311 calls.

Unlock complete timeline
Every record we have

Full data for 14696 W Rayen St apartments

LA County public datasets for this parcel — code enforcement cases, permits, MyLA311 calls, building & safety requests, and foreclosure registrations.

Side by side

How 14696 W Rayen St compares to the neighborhood

This building against comparable properties in Panorama City. Toggle filters to narrow the peer group.

Loading comparables…
Still apartment hunting in LA?

Look up the next apartment before you sign

Search any LA County address free — no account needed to see the risk rating.

Search another address Get full report
Simple pricing

Get the complete picture

Every plan unlocks the complete report: all LA County datasets, full history, landlord portfolio, and PDF & Excel exports.

Pay once

Report Bundle

For the buildings you're deciding on right now

$10one time

3premium reports

$3.33 per report · charged once, never renews

Each credit unlocks one building's premium report for 30 days.

  • 3 premium reports — AI executive summary included
  • Live data across all 27 public record types
  • 200 records per dataset
  • PDF & Excel exports included
  • Compare up to 10 buildings side-by-side
  • Credits never expire until you use them
Buy 3 Reports — $10
Pay once

Apartment Hunter

For a wide search across many buildings

$39one time

30premium reports

$1.30 per report · charged once, never renews

Each credit unlocks one building's premium report for 30 days.

  • 30 premium reports — AI executive summary included
  • Live data across all 27 public record types
  • 200 records per dataset
  • PDF & Excel exports included
  • Compare up to 10 buildings side-by-side
  • Credits never expire until you use them
Buy 30 Reports — $39
Most Popular Current plan
Subscription

Renter

For the weeks when the stakes are highest

$8.33/mo

5premium reports / mo

Billed $100/year — save $44 vs monthly

Renews automatically until you cancel.

  • Unlimited standard reports — 50 records per dataset
  • 5 premium AI reports per month — live data, 200 records per dataset, all 27 record types
  • PDF & Excel exports on every report
  • Compare up to 10 buildings side-by-side
  • Full event timeline — every year of history
  • Landlord portfolio & ownership insights
Start Your Search

Less than $0.28/day. Cancel anytime.

Cancel anytime · Data sourced from LA County Code Enforcement, MyLA311, LA County Assessor & LA County Public Works

Watch 14696 W Rayen St
Get alerted the moment a new violation or complaint is filed.