About the Building
The Los Angeles County Assessor confirms Brentview Homes as a purpose-built for-sale condominium. Twenty-seven separately assessed parcels run from 4263-008-019 through 4263-008-045, each carrying the legal description Tract 26058, Condominium, followed by a unit number from one to twenty-seven. All are coded 010C, the assessor's classification for a building constructed as a condominium rather than converted from apartments. Year built and effective year are both 1979, on a lot of 18,855 square feet zoned LAR3, with a quality class of D9A. That code matters here, because most of the surrounding 1970s stock went the other way and carries different construction consequences.
The unit numbering describes the building's shape. Homes run 101 to 105 at the lowest residential level, 201 to 209 above them, then a 300 series and a 400 series reaching at least 409, which is unit twenty-seven on the roll. Five homes at the bottom, nine on the second tier and the balance across the third and fourth. A condominium directory describes the building as five floors, which is consistent if the parking level is counted. That stepped arrangement, narrow at the base and wider above, is a common solution for stacking density on a small lot.
The homes are large and closely grouped in size. Sampled records give 1,443 square feet for units at 101 and 201, 1,460 for the home at 301, 1,464 at 308, 1,493 at 209 and 1,508 at 409. Most are two-bedroom, two-bathroom plans; the largest sampled, unit twenty-seven at 409, is a four-bedroom, three-bathroom home of 1,508 square feet. A condominium directory publishes a wider range of 1,215 to 2,295 square feet across two and three-bedroom plans, and its 1,493 figure matches the assessor sample exactly.
That directory also describes ceilings reaching twenty feet, triple-stacked windows, skylights and private roof decks. Those features are consistent with a 1979 building designed to extract volume rather than floor area from a constrained site, and with the four-tier stacking the roll implies. They are not confirmed by the assessor's record, which describes construction quality and systems rather than architectural features. Treat the volume and roof-deck description as directory-sourced, and verify against the recorded condominium plan and a site visit before it drives your valuation. In a building where volume is the selling point, the floor area on the roll tells you less than it usually would.
The seismic position here is genuinely worth care, because 1979 sits just past the line. Los Angeles Ordinance 183893 reaches wood-frame buildings of two or more stories with ground-floor parking or similar open space for which a construction permit was applied for before 1 January 1978. The test is the permit application date, not the completion date. A building finished in 1979 could well have been permitted in 1977, and the low tract number of 26058 is consistent with a map recorded some years before construction. This must be checked rather than assumed either way.
Amenities & Services
The Residences
Most sampled homes are two-bedroom, two-bathroom plans clustered tightly between 1,443 and 1,493 square feet: 1,443 at both 101 and 201, 1,460 at 301, 1,464 at 308 and 1,493 at 209. That is a large two-bedroom by any West Los Angeles standard and materially bigger than the 1970s two-bedroom stock on the surrounding blocks. The close grouping also means in-building comparables genuinely compare, and a price per square foot from a recent close carries real weight here. Ask which of the plans a specific home follows and whether it has been altered, since a removed wall changes the comparison materially.
Unit twenty-seven, addressed 409, is a four-bedroom, three-bathroom home of 1,508 square feet, only fifteen feet larger than the biggest two-bedroom in the assessor sample. That tells you the difference between plans here is how the same volume was subdivided rather than how much of it there is. A four-bedroom at that area means compact rooms, and it is more likely to suit a household wanting separate work and sleeping space than one wanting large bedrooms. Read the plan carefully. Ask whether the fourth bedroom is a permitted room with a window and closet or a converted space, because lenders and appraisers treat the two differently.
A condominium directory gives 1,215 to 2,102 square feet for two-bedroom homes and 1,493 to 2,295 for three-bedroom homes. Its 1,493 figure matches the assessor sample exactly, which is good corroboration at that point, but nothing in the assessor sample approaches either 1,215 or 2,295. Homes at both extremes may exist among the parcels not sampled. Treat the outer figures as plausible and unconfirmed, and verify the specific home from its title report and the recorded plan. Ask the manager how many homes fall into each published tier, which is the quickest way to test whether the wider range is real.
The roll shows 101 to 105, then 201 to 209, then a 300 series and a 400 series reaching 409. Five homes at the base and nine on the second tier means the building widens as it rises, which usually indicates setbacks at grade for parking access and entry. A directory describes five floors, consistent with the parking level counting as one. Position within that stack matters: the base homes trade light for convenience, the top homes gain roof access and volume. Ask for the site section rather than the floor plan, since a stepped building is easier to understand in elevation.
Directory descriptions of ceilings up to twenty feet, triple-stacked windows and skylights point at a building that solved a small-lot problem vertically. In a home of around 1,460 square feet, double-height living volume is a genuine architectural asset and a genuine heating and cooling cost. It also means usable floor area may feel smaller than the recorded square footage suggests, since a double-height space is counted once but occupies two levels of building. Walk it before comparing on area alone. Ask what the current owner pays to heat and cool the home, which is the most direct evidence available.
A directory records private rooftop decks for at least some homes. In a building of this density on an 18,855 square foot lot, a private roof deck is the only meaningful outdoor space available and is worth a real premium. It is also a maintenance question. Confirm from the recorded condominium plan whether the deck is exclusive-use common area or part of the unit, and ask the association who is responsible for the waterproofing membrane beneath it. Ask too whether the deck has ever leaked and how the association handled the repair when it did.
Due Diligence
Ordinance 183893 applies to qualifying wood-frame buildings for which a construction permit was applied for before 1 January 1978. A 1979 completion is close enough to that line that the answer depends on the permit file rather than on the year built. Ask LADBS for the original permit application date, and ask the board whether the association has ever received an order to comply. If the building is inside the programme and the work is outstanding, that is a cost to price rather than a risk to accept.
A separate twenty-four home condominium under Tract 38050 stands at 1271 Granville Avenue, one block west. The shared house number causes real confusion in online records and in comparable searches. Brentview Homes is the Stoner Avenue building under Tract 26058, parcels 4263-008-019 through 4263-008-045. Verify the tract number on any record before relying on it. The parcel numbers, not the street name, are the reliable identifier when ordering title or tax records.
Discovery material and directory pages both report twenty-seven homes, and the assessor's roll confirms it: twenty-seven consecutive condominium parcels under Tract 26058, with unit twenty-seven addressed 409. That agreement between an aggregator and the roll is not something to take for granted on buildings of this type, and here it means the dues share and reserve allocation maths can be done with confidence. Confirm the declared number of units against the declaration itself, which is the document that governs those allocations.
The assessor's design type record notes pool and miscellaneous improvements. A directory adds a spa, fitness centre, recreation room, controlled access and secure parking. Only the pool is corroborated by the roll. Ask management which facilities are currently in service, when the pool plant was last replaced and whether the recreation room has been repurposed, which is common in associations of this size as costs rise. Ask too what the pool and spa cost the association annually, since plant and heating on a shared pool is a substantial recurring line.
Private roof decks over occupied space are the most expensive waterproofing problem a small association can have, because failure appears inside a home rather than in a common area and responsibility is frequently disputed. California Civil Code section 5550 requires a reserve study every three years; ask specifically how the decks and their membranes are treated in it, and what the association's history of water intrusion claims looks like. Ask whether the declaration puts the deck surface inside the unit or in common area, because that determines who pays.
A building this dense on 18,855 square feet has limited common open space beyond the pool deck and roof terraces, and a large amount of exterior envelope relative to its footprint. That concentrates reserve spending on stucco, sealants, windows and roofing rather than on grounds. Read the reserve study for those line items specifically and ask when the exterior was last painted and sealed. Ask when the windows were last replaced and whether the association has a standard for owners who want to replace their own.
A directory publishes a monthly figure. Ask instead for the current annual budget, two years of financial statements, the assessment history and a written inclusion list. On a building of this type dues usually cover water, trash, common maintenance, pool and spa service and master insurance, with electricity, gas and internet on the owner. Confirm whether any seismic work has been assessed or is anticipated. Ask for the last three years of board minutes, where deferred items and pending assessments are usually discussed first.
Double-height living space is the building's architectural signature and its practical cost. Heating and cooling a twenty-foot volume in a 1979 envelope with 1979 glazing is expensive, and retrofitting insulation or replacing tall glazing is a substantial job. Ask what a current owner actually pays, whether windows have been upgraded, and whether the association permits glazing replacement and on what terms. Ask whether the association has ever considered a building-wide glazing programme, and what it estimated the cost at.
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.
Common Questions
Keep Exploring
More about the neighbourhood: West LA
Off Market & Coming Soon
Residences here reach the open market rarely, and some never do. Ask Ben to tell you when one is coming, including quietly.
Work With Ben
Units here often trade before they are ever listed. Tell Ben what you are looking for and hear first when something opens up, including off market.
Start the ConversationOff Market & Coming Soon
Residences here reach the open market rarely, and some never do. Ask Ben to tell you when one is coming, including quietly.
Ben will reach out shortly to set up your tour.