Beverly Hills: its own city, its own building code.

Beverly Hills is its own city, and almost everything that surprises a buyer here follows from that. Inside city limits the City of Los Angeles rules do not apply: not the Baseline Mansionization Ordinance, and not LADBS. Zoning, permits and tree rules come from the Beverly Hills Municipal Code, Title 10, Chapter 3, and from the city's own Planning Division.

Check the jurisdiction first

Some homes with a Beverly Hills mailing address sit in the City of Los Angeles instead. Before comparing houses, confirm which city the parcel is actually in, because that decides the code, the permit counter and the tree rules that apply.

Three areas, three sets of standards

The municipal code splits single-family land into the Central Area, the Hillside Area (generally north of Sunset Boulevard, other than Trousdale Estates) and Trousdale Estates, each with its own article of standards. A lot near the Sunset line can look like a flat Central lot and still fall on the Hillside side.

In the Central Area, all buildings on a single-family lot together may hold 1,500 square feet plus 40 percent of the site area. Basements are excluded from floor area, and so are up to 400 square feet of garage, which means a listing's square footage and the code's floor area are different numbers. The full floor area rules, with a worked comparison.

Remodels: the 50 percent rule

Many Beverly Hills houses were built under older standards. An owner may replace or reconstruct at most 50 percent of the combined area of all exterior walls and roof in any five-year period; past that line the building is treated as new and must conform to current standards. The window is rolling, so a seller's earlier permitted work counts against a buyer's plans.

Protected trees

A tree removal permit is required before removing or damaging a protected tree on single-family property: a heritage tree, a native tree from the city's list, or a tree in an urban grove. Each tree removed or damaged without a permit is a separate offense. Which trees are protected, what a permit needs and what has to be planted back.

What to check before an offer

• Is the parcel inside Beverly Hills city limits?
• Which of the three areas is it in, and what does the code floor area come to against the lot or pad survey?
• How much of the stated square footage is basement or garage?
• What exterior wall and roof work was permitted in the last five years?
• Are there protected trees in the front or street-side yard, or an urban grove anywhere on the lot?

Common questions about Beverly Hills

Is every home with a Beverly Hills address inside the city of Beverly Hills?

No. Beverly Hills is its own city, but some homes with a Beverly Hills mailing address sit in the City of Los Angeles instead. The jurisdiction decides which building code, permit counter and tree rules apply, so confirm it for the parcel before anything else.

Do Los Angeles rules such as the Baseline Mansionization Ordinance apply in Beverly Hills?

Not inside Beverly Hills city limits. The city writes its own rules in Title 10, Chapter 3 of the Beverly Hills Municipal Code, and LADBS does not issue permits there.

How big can a house be in Beverly Hills?

It depends on which of three areas the lot is in. In the Central Area, all buildings on a single-family lot together may hold 1,500 square feet plus 40 percent of the site area, so a 7,500 square foot lot allows 4,500 square feet. North of Sunset the Hillside Area uses a formula built on the level pad and the slope, and Trousdale Estates has its own standards.

Does Beverly Hills protect trees on private property?

Yes. A tree removal permit is required before anyone removes or damages a protected tree on single-family residential property. Protected trees are heritage trees, native trees from the city's list and trees in an urban grove. Removal without a permit is a violation, and each tree removed or damaged is a separate offense.

From the journal

Beverly Hills Construction Hours, Saturdays and Holidays

Beverly Hills Fence, Wall and Hedge Heights: Central, Hillside, Trousdale

Beverly Hills Protected Trees: Heritage, Native and Urban Grove Rules

Beverly Hills House Size Limits: Floor Area, Basements and the 50% Rule

Buying or selling in Beverly Hills

The buying page sets out how an offer, the contingency periods and the closing costs work in this part of Los Angeles County. The selling page covers pricing, preparation and the disclosures a California seller owes. Current listings are updated as they come to market.

How Alla works in Beverly Hills: Alla Novytska · Beverly Hills Realtor.