6769 W 86Th Pl
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 Westchester average of 0.0.
We don't rank this building against its neighbors. The model's estimates for Westchester sit too close together for an ordering between them to mean anything.
What's in the 6769 W 86Th Pl report
| Units | 8 |
|---|---|
| Zoning | LAR3 |
| Year built | 1992 |
| Total area | 7,720 sq ft |
| Use code | 500 |
| APN (Assessor's Parcel Number) | 4122014025 |
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 6769 W 86Th Pl 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 8-unit residential building at 6769 W 86th Place in Westchester, constructed in 1992 and currently owned by 6769 W 86th Place LLC, has maintained relatively minimal activity over the past seven years of record-keeping. The most significant recent development was the issuance of a March 2026 permit for a comprehensive roof replacement using Class A or B materials, which is particularly noteworthy as the building is located within a Very High Fire Hazard Severity Zone (VHFHSZ) and is required to meet modern Cool Roof standards. This $8,800 improvement demonstrates attention to maintaining safety standards and building infrastructure.
AI-generated · may contain errors · check the source data tables below
How 6769 W 86Th Pl'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 Westchester 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.
6769 W 86Th Pl apartment reviews
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6769 W 86Th Pl event timeline
Code enforcement cases, building & safety requests, foreclosure registrations, permits, and MyLA311 calls — most recent records in order.
See all 8 events
Full history back to 2023 — violations, complaints, permits, and 311 calls.
Unlock complete timelineFull data for 6769 W 86Th Pl 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 6769 W 86Th Pl compares to the neighborhood
This building against comparable properties in Westchester. 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