<body><div><figure><img src="https://img.particlenews.com/image.php?type=thumbnail_580x000&amp;url=31WiPl_1H0Y5qyM00" alt="https://img.particlenews.com/image.php?url=31WiPl_1H0Y5qyM00" width="1200" height="1080" ><figcaption>The courtyard garden at the Ebell of Los Angeles. Built in 1927, the Ebell is subject to the city’s Non‐Ductile Concrete Ordinance.</figcaption></figure>Ever start a renovation thinking it’s just a small remodel, only to discover you’ve opened Pandora’s toolbox?Suddenly, you uncover structural issues, mold (the dreaded M word), or discover your addition has crossed the 50% replacement threshold. To make matters more confusing, Building and Safety and Planning may interpret the 50% rule differently, each with its own set of requirements.The 50% rule is based on construction costs, not market value. The city assigns costs to the existing, renovated, and new square footage to determine whether the proposed work exceeds the allowable threshold.Then there’s the cumulative lookback period. This varies by city, but some jurisdictions combine the costs of multiple projects over a set period to prevent owners from avoiding the threshold by phasing renovations over time. Crossing that threshold can trigger additional requirements, potentially including fire sprinklers and Title 24 energy compliance.There’s also the issue of retaining existing walls and roof framing. Depending on local codes, removing or altering more than a specified percentage can trigger additional reviews and requirements involving zoning, setbacks, and building standards.The bottom line? A renovation that seems relatively simple can quickly become a much bigger project, with additional code requirements, delays, and unexpected costs.That’s the challenge facing owners of older concrete buildings subject to Los Angeles’ Non-Ductile Concrete Ordinance. Many of these properties are not only historically and culturally significant, but also multi-story residential buildings that provide much-needed housing.The ordinance applies to qualifying concrete buildings permitted before January 13, 1977, generally excluding detached single-family homes and duplexes. Owners face a difficult choice: complete a seismic retrofit or demolish the building. Submission requirements and compliance deadlines vary depending on the property.Adding to the uncertainty, the Los Angeles Department of Building and Safety (LADBS) has never published a comprehensive list of buildings subject to the ordinance. As a result, owners and the public still lack a clear understanding of exactly which properties are affected.And here’s where things get even more complicated: what begins as a targeted seismic safety retrofit can trigger a cascade of additional code requirements. Structural upgrades may bring previously grandfathered building systems into compliance with current standards for accessibility, fire and life safety, energy efficiency, and other areas. These additional requirements can add significant costs to an already expensive undertaking.Depending on when the City issued the Order to Comply and whether tolling extensions apply, major submission deadlines fall within the 2028–2031 timeframe.I first wrote about the Non-Ductile Concrete Ordinance in March 2026, and I thought it was time for an update.Apparently, the LADBS file had expired without a comprehensive list of affected buildings ever being provided. On October 20, 2026, the City Council reactivated the file, thanks to a motion by Councilwoman Katy Yaroslavsky. Interestingly, notice that the item would be placed on the agenda was posted just three days earlier, on Friday, October 16.First and foremost, a big thank-you to Councilwoman Yaroslavsky for introducing the motion and bringing this important issue back to the table. Those of you in her district might consider giving her a shout-out or emailing her staff to thank them for recognizing the importance of getting answers. It matters!Second, a huge shout-out to Dr. Stacy Brightman, Executive Director of the Ebell of Los Angeles, for taking time out of her day to attend the October 20 City Council meeting and participate in the one-minute public comment period.Some might argue that this was a consent-calendar item and that public comments receive little attention these days. I understand that perspective. And let’s be honest: one minute is hardly enough time to make the case for an issue this important.But there is still something to be said for showing up in person.After Stacy and I each spoke, Councilwoman Yaroslavsky approached us and acknowledged the importance of the issue. She committed to having her staff look into getting answers and arranging a meeting with us.The response was encouraging—and remarkably quick. Within just three hours, Stacy and I had a meeting scheduled with four members of Councilwoman Yaroslavsky’s staff to discuss the issue in greater detail.We are now scheduled for a follow-up call in mid-November, after her staff has had an opportunity to meet with LADBS.This is exactly why showing up, speaking up, and staying engaged matters. Sometimes, one minute of public comment can open the door to a much bigger conversation—and, hopefully, meaningful progress toward getting the answers that building owners and the public deserve.</div></body>

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Ever start a renovation thinking it’s just a small remodel, only to discover you’ve opened Pandora’s toolbox?. Suddenly, you uncover structural issues, mold (the dreaded M word), or discover your addition has crossed the 50% replacement threshold. To make matters more confusing, Building and Safety and Planning may interpret the 50% rule differently, each with its own set of requirements.

One Motion, Two Minutes, Four Staff Members‐and a Step Forward

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Ever start a renovation thinking it’s just a small remodel, only to discover you’ve opened Pandora’s toolbox?. Suddenly, you uncover structural issues, mol

One Motion, Two Minutes, Four Staff Members‐and a Step Forward

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