About the Building
The Los Angeles County Assessor is the firmest source on this building, and it is unusually clean. Each of the twenty homes sits on its own parcel with use code 010C, the county code for a condominium unit, and each legal description reads Tract 63079, Lot 1, followed by a unit number and the phrase airspace and one twentieth interest in common area. That fraction is the count: twenty deeded homes sharing the common area in equal parts. The parcels run consecutively from 4342036088 through 4342036107. A request for the next number in the sequence returns no record, which closes the run at twenty and rules out a later phase added to the same tract.
The building is marketed under a name, La Terrasse, and the name is better sourced than a directory entry alone. The general contractor of record, Sinanian Development, publishes the project on its own site as La Terrasse Condominiums, giving Levin Morris Architects LLP as architect, twenty units, five storeys over two subterranean parking levels and a gross area of 105,075 square feet. A new home marketing record from the sales period names Doheny Group LLC as developer. None of those names appears in the county legal description or in the recorded tract description, so each is best treated as a trade credit rather than a recorded fact.
Form follows from those numbers. Five residential levels over two levels of parking, on a single lot in a city that regulates height closely, produces a building of moderate scale rather than a tower. The contractor's gross figure of 105,075 square feet sits well above the 45,485 square feet of assessed living area across the twenty homes. The difference is parking, lobby, circulation, plant and the terraces that give the building its marketed name, and it is a reminder that gross construction area and assessed unit area measure different things. Anyone comparing price per square foot between buildings should establish which of the two a quoted figure uses.
Location places the building inside Beverly Hills city limits rather than the City of Los Angeles, and the consequences are practical. Schools fall under the Beverly Hills Unified School District, and the assigned school for a given address should be confirmed with the district rather than assumed from a map. Police, fire and refuse collection are Beverly Hills city services. Any alteration inside a home, from a kitchen to a bathroom vent, is permitted by the Beverly Hills Community Development Department and not by the City of Los Angeles. Measure ULA, the transfer tax that applies to higher value sales, is a City of Los Angeles measure and does not reach this address.
Sources differ on several points, and the differences are worth naming. The county roll gives a year built of 2009 with an effective year of 2009; the contractor's own project record gives completion in December 2010, and two condominium directories publish 2010. One rental aggregator publishes 1940 and four storeys for the address, which the roll and every other source contradict. A marketing description publishes floor areas of about 1,596, then 1,996 to 2,035, then 3,949 to 4,083 square feet, each a little above the roll for the equivalent home. Where a number bears on a decision, the assessor record and the recorded condominium plan should govern.
Amenities & Services
The Residences
The roll lays the building out level by level, and the unit numbers make the section legible. The first level carries 101 through 105, the second holds five homes, the third carries 301 through 305, the fourth holds three and the fifth holds two. That is twenty in total across five residential levels, which matches the storey count on the general contractor's project record and contradicts the four storeys published by one rental aggregator. The plate also shrinks as the building rises, from about 9,272 square feet of recorded living area on the first level to 7,724 on the fifth, spread there over half as many homes.
Twelve of the twenty homes are recorded as two bedrooms with three bathrooms, and they form the standard offering. They cluster tightly in size, from 1,930 square feet at unit 101 to 1,999 at units 201, 205 and 305, so a choice between them is a choice of outlook and level rather than of area. Four further homes are recorded as one bedroom with two bathrooms, at 1,521, 1,563, 1,556 and 1,564 square feet, one on each of the first, second, third and fourth levels. Marketing material commonly describes these same homes as two and a half baths where the county counts three.
Four homes stand apart in scale. Units 401 and 403 are each recorded at 3,937 square feet with three bedrooms and four bathrooms, and units 501 and 502 on the top level are each recorded at 3,862 square feet with the same configuration. Between 401 and 403 sits unit 402 at 1,564 square feet, the smallest home on that level. Those four large homes are roughly twice the area of the standard plan and belong to a different segment of the market, which is one reason a single price range for the building as a whole would not be meaningful.
Across the twenty homes the assessor records 1,521 square feet at the smallest and 3,937 at the largest, totalling 45,485 square feet of living area, an average of 2,274. That total sits far below the 105,075 square foot gross area on the contractor's project record, the difference being two subterranean parking levels, lobby, circulation, plant and terraces. A marketing description of the building publishes areas of about 1,596, then 1,996 to 2,035, then 3,949 to 4,083 square feet, each a little above the roll for the equivalent home. Sources differ, and the assessor figures and the recorded condominium plan should govern.
Two parcels carry an internal contradiction worth knowing before an offer is written. On assessment number 4342036104 the legal description reads unit 402 while the situs line gives 403, and on 4342036105 the legal description reads unit 403 while the situs line gives 402. The two homes are very different, one at 1,564 square feet and the other at 3,937, so the mismatch is not academic. A second quirk sits on the second level, where the roll runs 201, 206, 203, 204 and 205 with no 202 recorded anywhere. A unit 206 has been marketed at the address, so that gap reads as a numbering choice.
The assessor record is silent on parking, which is normal for condominium parcels and unhelpful to a buyer. The general contractor's project record establishes two subterranean parking levels beneath the building. Listing material for individual homes describes assigned side by side spaces, guest stalls and built in storage, and at least one home has been offered with three spaces, but the number attached to any given unit varies and none of it is a recorded fact. Stall numbers, storage areas and whether each is deeded or held as exclusive use common area are fixed in the condominium plan and the deed, and both should be read.
Due Diligence
The seller's obligation on a California condominium is set by Civil Code section 4525. On request the seller must provide the CC and Rs, articles and bylaws, operating rules, the current annual budget report and annual policy statement, a statement of the regular and any special assessment together with any delinquency, the association's insurance summary, minutes of member meetings for the past twelve months, and disclosure of pending claims or litigation. In a twenty home association each owner carries a full five per cent of every shared cost, so an unresolved item in that package lands harder than it would in a larger building.
Civil Code section 5550 requires the board to review the reserve study at least annually and to base it on a visual inspection of the major components carried out at least every three years. The summary forms part of the disclosure package. A building of this age with two subterranean parking levels is at the stage where waterproofing, elevator equipment, roofing and mechanical plant come due, and the question is whether the reserve balance and the funding plan match the remaining useful life shown in the study. No dues figure answers that, which is why none is published here.
The association's insurance summary is a statutory disclosure item, and it repays close reading in a building of twenty homes. Two points matter most: what the master policy covers and up to what limit, and how its deductible is allocated between the association and an individual owner when a loss crosses a unit boundary. That allocation is set in the CC and Rs rather than in the policy. A lender will want evidence of the master policy before funding, and an owner would normally carry a separate walls in policy alongside it. No public source records the carrier, the limits or the deductible for this association.
Permits here are a Beverly Hills matter and not a City of Los Angeles one. The city's Community Development Department holds building permits from 1918 forward, electrical, mechanical and plumbing records from 1987, certificates of occupancy from the late 1950s, and geological and soils reports from the 1950s. The public route is the city's property information portal, with a formal public records request through the City Clerk if a document cannot be found online. Any interior alteration, from a kitchen to a bathroom vent, is permitted through that department and will also need association approval under the governing documents.
Sources differ by about a year, and the difference can surface in an appraisal. The county roll gives a year built of 2009 with an effective year of 2009, which is the figure a lender or appraiser will normally take. The general contractor's own project record gives completion in December 2010, and two condominium directories publish 2010. Both can be true, with the assessor recording a building as complete for roll purposes ahead of the final certificate and the last of the punch work. One rental aggregator publishes 1940 for the address, which every other source contradicts.
Two numbering oddities should be checked rather than assumed. The second level runs 201, 206, 203, 204 and 205 on the roll, with no 202 recorded; a unit 206 has been marketed at the address, so the gap appears deliberate. More consequentially, the situs line and the legal description disagree on two fourth level parcels over which home is 402 and which is 403, and those two differ by more than 2,000 square feet. Any offer should identify the home by assessment number and legal description rather than by the number carried on a listing.
Parking is the item most often assumed and least often recorded. The assessor data carries nothing on stalls. The contractor's record establishes two subterranean levels, and listing material describes assigned spaces and guest stalls, but the allocation to a particular home is not a public fact. The condominium plan and the deed are the documents that fix stall numbers and whether they are deeded or held as exclusive use common area. Anyone contemplating an electric vehicle charger should also confirm the association's approval process and the available panel capacity, since the installation touches common area.
Several points could not be established from any public source. No dues figure is published here as a matter of policy, and the association is the only correct source for the current assessment, any special assessment and the transfer or move in fees. The original construction permits and the certificate of occupancy could not be retrieved and read, so the permit history is recorded as unverified rather than absent. The marketed name, the architect, the developer and the general contractor rest on trade records rather than on county or city documents. The amenity list on this page comes from marketing material and should be confirmed on site.
Everything above is drawn from public records, city permit data and published sources. The association’s statutory disclosure package is the only authoritative answer on dues, rules, reserves, insurance and litigation — Ben will request it and read it with you before you remove contingencies.
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