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When a property becomes vacant or abandoned the property is subject to homeless, squatters, gang members and or scammers to invade the vacant property.
In the City of Los Angeles there is task force which is known CNAP – Citywide Nuisance Abatement Program that consists of:
- The Los Angeles City Attorney’s Office
- Los Angeles Police Department
- Los Angeles Department of Building and Safety
- The Los Angeles Planning Department
- The Los Angeles Housing Authority
- Property Cleared of All Debris
For more information click the link below:
The task force is responsible to abate nuisance properties in the city.
Vacant Property to Nuisance Abatement
When a property becomes vacant it is usually a few homeless or squatters that will start staying at the property. In a short period of time there could be several homeless, several squatters trespassing in the property.
Squatters Homeless Vacant Properties
Homeless and squatters will start cooking food in the property, doing drugs, sleeping, eating and defecating all over the property. They have also been notorious known for illegal activity in the vacant property.
In vacant and abandoned properties, the utilities are usually off. The trespassers will get creative and will start fires to cook food to cook drugs. Making fires inside a structure is very dangerous.
When the utilities are off trespasser illegally bypass the meters, run jump wires to have the utilities on.
Homeless and squatters have burned several properties in Los Angeles. The owner of property is ultimately responsible and liable for the vacant property.
According to the National Fire Protection Association there is an average of 30,200 fires in vacant properties every year.
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Criminal Charges Nuisance and Vacant Properties
If the property is properly barricaded – boarded up and fenced up to the Los Angeles Building and Safety Specification, and trespassers causes chaos, the homeowners will probably not be charged criminally.
If the owner does not keep the property properly boarded up and fenced and there is property damage or someone get hurts because the vacant property was left open to the public the owner may be liable.
Gang members Vacant and Abandoned Properties
Gang members have been known to take over vacant properties. They use the vacant properties to cook drugs, stash drugs, do drugs and other illegal activity in the vacant abandoned houses, and have even turned empty properties into brothels.
Vacant and Abandoned Properties
Vacant and abandoned properties that are left open and unsecure usually become a nuisance to the neighborhood and regress the property values and the safety of the surrounding properties and its citizens. What usually happens is the lawn, the trees, the shrubs and the weeds will become overgrown vegetation.
The structure will deteriorate as well with no repairs or maintenance.
Fire Risk Vacant Properties
When there is fire at a Los Angeles property. The Fire Department will notify the Building and Safety Department – this happens automatically through an internal process.
Police Respond to Vacant Structure
When the Los Angeles Police Department responds to vacant or abandoned property. The police will notify the Los Angeles Building and Safety Department Inspector to inspect the property for any violations.
Nuisance Property Los Angeles City
The vacant property will not go un-noticed for a long period of time. A neighbor will sometimes call the Department of Building and Safety and notify them that a vacant property has been left open to the public, or one of the CNAP – Citywide Nuisance Abatement Program [agencies] will notify a City Inspectors – Los Angeles Department of Building and Safety.
The City Official will inspect for any violations. If the property has violations. The inspector will be initiate the Abatement process. The Department of Building and Safety will mail the notices to the owners of record. The owner of the property will be required to barricade – board up all openings and fence the property.
Los Angeles Board UP – Barricade Abatement Nuisance Property
The property owner will receive the Abatement owner. The abatement order will require the owner to:
- Barricade All Openings
- Board-up All Doors
- Board up All Windows
- Board All Crawlspaces
- Remove All Overgrown Vegetation
- Remove All Graffiti
- Fence Property – Chain Link Fence
The City Inspector will initiate the Abatement Process. The property owners on the title of the property will receive a notice from the City. The property owner will have a certain amount of time to cure the violations at the property.
Vacant Property Left Open to Public
The Building and Safety Inspector will initiate an Abate Order. The Abate order is a lien against the property. A lien will be placed on the title of the property. The owner will be issued an abate fine.
Vacant Property Left Open to the Public – Chain Link Fence Securing
The owner will be required to fence up the property according to the Los Angeles Building and Safety Specifications. If the owner does not fence the property in the required time to the Los Angeles Building and Safety specifications. The city will place an order with the city’s fencing contractors. The city fencing contactors will install the fence according the inspector’s specifications. The city will access a 40% administration fee. The total fee will be the city fencing contractor fee plus the 40% administration fee.
Vacant Property Left Open to the Public – Board Up
The owner will be required to board up all openings. All openings are all doors that lead to the exterior, all windows, all vents, basement door if there access from the outside. If the property owner does not board up all the openings to the Los Angeles Building and Safety Specifications the city will place an order with the city’s barricade contractor. The barricade contactor will board up all openings.
City of Los Angeles Board-Up Specifications for Property Owners.
All windows and doors. Boards shall be solid sheet of without joints or seams. The plywood used shall be ¾ exterior grade plywood. The method used shall be the bolt boarding method. The plywood is to overlap the opening approximately 4 inches on the exterior of the dwelling. A 2×4 is placed on the interior of the opening. ½ carriage bolts are placed from the exterior of opening – through the opening – through the 2×4. A nut is tightened on the carriage bolt tightened and secured.
When a property is properly boarded up with the bolt board method. The opening cannot be removed from the exterior of the open. There is no damage or screws that are driven in the structure.
Los Angeles Building and Safety Building Barricade
If the owner boards up the property and the property is not boarded up – barricaded to the City’s specifications the City Inspector will order the City’s contractors to properly board up the property to the City’s specifications.
Los Angeles Building and Safety Building Chain Link Fence – Barricade
If the property owner does not fence the property the specifications of the inspector’s specifications. The City Inspector will order the City/s contractors to properly fence and barricade the property.
The inspector from the Department of Building and Safety will post the following sign:
“Vacated Building Do Not Enter”
LAMC 41.24 Sign
Once the property is properly barricaded boarded up and fenced up. An LAMC 41.24 sign – This property is closed to the public no entry without permission LAMC Sec 41.24.