6606 W 86Th Pl
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 0 code enforcement cases (7y), at or below the Westchester average of 0.0.
What's in the 6606 W 86Th Pl report
| Units | 7 |
|---|---|
| Zoning | LARD1.5 |
| Year built | 1988 |
| Total area | 8,219 sq ft |
| Use code | 500 |
| APN (Assessor's Parcel Number) | 4122015008 |
Registered owner per LA County Assessor records.
Landlord portfolio
Other LA County properties this owner holds, with risk grades for each.
Unlock complete reportIs 6606 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 property at 6606 W 86th Place in Westchester is a 7-unit residential building constructed in 1988 and currently owned by Gerald K Shishido Co Trust. Over the past seven years, the building has generated a total of 74 service requests through the MyLA311 system, with four building safety inspections conducted during the same period, though no specific inspection findings are available in the provided data. The most recent activity, occurring in early 2025, has been predominantly focused on waste management issues, with multiple requests for bulky item pickups, illegal dumping cleanup, and general item pickups between February and April 2025. This cluster of service requests suggests a particular ongoing challenge with waste disposal or management in the immediate vicinity of the property, though all these recent service requests were duly processed and closed within one to two weeks of submission. The frequency of these specific waste-related issues in 2025 represents the most significant pattern in the building's recent service history, warranting attention to the building's waste management procedures and surrounding area maintenance.
AI-generated · may contain errors · check the source data tables below
How 6606 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
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 801 buildings in this neighborhood, 8 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.
6606 W 86Th Pl apartment reviews
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6606 W 86Th Pl 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 6606 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.
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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.
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What this is
Mechanical permits submitted for this parcel — HVAC, plumbing, and other mechanical systems work.
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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