Free LA County apartment background check

11505 W Riverside Dr

Valley Village, Los Angeles County, CA 91602 2354012041 36 units · 1987

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.

Code Enforcement Cases (7y) vs. neighborhood
Records already on file, against a typical building in Valley Village — not a forecast
At or below average
avg 0.0
0
FewerMore

This building has 0 code enforcement cases (7y), at or below the Valley Village average of 0.0.

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

What's in the 11505 W Riverside Dr report

Building characteristics
Units36
ZoningLAR3
Year built1987
Total area32,104 sq ft
Use code500
APN (Assessor's Parcel Number)2354012041
Ownership

Registered owner per LA County Assessor records.

Owner name
Mailing address
24405 Chestnut St Ste 105 Newhall Ca 91321

Landlord portfolio

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

Unlock complete report
Rent & eviction protection

Is 11505 W Riverside Dr 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 1987
2 or more units
36 units
Use code
500
Zoning
LAR3
Likely not RSO-covered. Buildings first occupied after October 1, 1978 are generally exempt from the LA RSO — but the statewide Tenant Protection Act below may still apply.

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 1987
Annual rent increase cap
5% + CPI, max 10%
Just-cause eviction
After 12 months
May be covered by AB 1482. The building is old enough for the statewide rent cap (5% + regional CPI, capped at 10% per year) and just-cause protection after 12 months of tenancy.

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 36-unit, 1987 residential building at 11505 W Riverside Drive in Valley Village, currently owned by PBM 4 LLC, has experienced consistent activity over the past several years, with particular recent concerns worth noting. In the spring of 2026, there was a notable cluster of issues with six illegal dumping incidents requiring municipal intervention between May 11-25, 2026, suggesting ongoing challenges with waste management or maintenance in the area. Most recently, in March 2026, there was a permitted modification to an unmanned wireless telecommunication facility on the property, which was issued in June 2026. The building's maintenance and regulatory history shows reasonable oversight, with 10 building safety inspections conducted in the past seven years, though only five building permits were issued during this period, totaling $40,000 in valuation. Historically, there were two sign code enforcement cases (2014 and 2011) related to outdoor advertisements, one involving unauthorized advertisements and another concerning on-site service promotion, though these issues were promptly resolved within one month of being reported.

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 11505 W Riverside Dr'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 Valley Village 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.

311 calls, owner's portfolio

MyLA311 service requests across all of this owner's properties over 7 years.

Code case rate, owner's portfolio

Per-property code enforcement case rate across this owner's portfolio — a signal of systemic maintenance issues.

Location

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

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

11505 W Riverside Dr 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 Valley Village, color-coded by risk level. Click any marker to explore.

Buildings nearby
8 found
The story over time

11505 W Riverside Dr event timeline

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

2026
MyLA311 Request Jul 30
Illegal Dumping Item Pickup
Workorder Created
MyLA311 RequestJul 21
Illegal Dumping Item Pickup

See all 15 events

Full history back to 0011 — violations, complaints, permits, and 311 calls.

Unlock complete timeline
Every record we have

Full data for 11505 W Riverside Dr apartments

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

Side by side

How 11505 W Riverside Dr compares to the neighborhood

This building against comparable properties in Valley Village. 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 11505 W Riverside Dr
Get alerted the moment a new violation or complaint is filed.