8636 N Willis Ave
This building has a higher-than-average number of open problems nearby. Few open issues; problems get fixed quickly. A reasonable bet for a smooth tenancy.
This building has 2 code enforcement cases (7y), above the Panorama City average of 1.6.
What's in the 8636 N Willis Ave report
| Units | 32 |
|---|---|
| Zoning | LAR3 |
| Year built | 1962 |
| Total area | 33,912 sq ft |
| Use code | 501 |
| APN (Assessor's Parcel Number) | 2653016032 |
Registered owner per LA County Assessor records.
Landlord portfolio
Other LA County properties this owner holds, with risk grades for each.
Unlock complete reportIs 8636 N Willis 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 32-unit residential building at 8636 N Willis Ave, Panorama City, owned by Lorena Gamboa, has been standing since 1962 and presents a marked pattern of activity over recent years. Most notably, in early 2025, there were multiple bulky item removal requests (four instances in January 2025 alone), suggesting ongoing issues with waste management or resident cooperation regarding proper disposal procedures. Earlier in the record, there was one instance of graffiti that required removal in December 2024. The building has experienced regular pro-active code enforcement inspections, with seven such cases documented between 2016 and 2023, all of which were resolved on the same day they were opened, indicating responsive management to immediate concerns, though the frequency of these inspections is worth noting. The MyLA311 system has recorded a total of 148 service requests for the property over the past seven years, though the current and past owners' responsiveness to these issues cannot be comprehensively assessed from the available data. The combination of recurring code enforcement inspections and service requests suggests ongoing challenges with building maintenance and resident services, though the resolution of specific cases on the day they were opened demonstrates some level of attentiveness to immediate issues.
AI-generated · may contain errors · check the source data tables below
How 8636 N Willis 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
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 557 buildings in this neighborhood, 234 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.
8636 N Willis Ave apartment reviews
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8636 N Willis Ave event timeline
Code enforcement cases, building & safety requests, foreclosure registrations, permits, and MyLA311 calls — most recent records in order.
See all 11 events
Full history back to 2016 — violations, complaints, permits, and 311 calls.
Unlock complete timelineFull data for 8636 N Willis 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.
| 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