About the Building
Granville Pavilion is a purpose-built condominium of 2009, and the county record is exact about it. The Los Angeles County Assessor carries eighteen separately assessed homes at 1235 Granville Avenue under assessment numbers 4263007226 through 4263007243. Each takes the legal description Tract 62548, Lot 1, Condominium Unit, followed by a number and the phrase airspace and one eighteenth interest in common area. Every parcel is coded 010C, the classification for a condominium built as a condominium. The recorded fraction of one eighteenth is itself the confirmation of the unit count, independent of any published figure.
That matters because the published figures conflict. One brokerage page gives twenty-eight units, a condominium directory gives eighteen and a second listing site also gives eighteen. The recorded common-area fraction settles it at eighteen. The same directory describes three-bedroom plans of 1,200 to 1,530 square feet alongside four-bedroom plans of about 1,630 square feet. The county roll shows no four-bedroom home in the building at all: all eighteen parcels carry three bedrooms and three bathrooms, and the largest recorded area is 1,566 square feet. Where a marketing sheet and the roll disagree on bedroom count, the roll is the safer document.
The building's shape is unusually clean. Six homes occupy each residential level: units 101 to 106, then 201 to 206, then a top floor addressed as penthouses 1 through 6. Recorded areas repeat almost exactly from floor to floor. Units 101, 102, 103, 104 and 106 sit at 1,464, 1,518, 1,435, 1,364 and 1,446 square feet, with 105 the smallest home in the building at 1,156. The second floor and the penthouse level then repeat the sequence 1,566, 1,518, 1,435, 1,364, 1,301 and 1,446 square feet. In practice you are choosing a stack and a level.
Year built is the other correction. A condominium directory and one brokerage page both publish 2010; the county records 2009 on every parcel, and a second listing site agrees with 2009. The likely explanation is the usual gap between the assessor picking up completed construction and the developer opening sales, which in this case ran into the aftermath of the financial crisis. Either date places the building comfortably within the modern code era and outside both of the city's mandatory seismic retrofit programmes, so the difference is a matter of accuracy rather than of exposure.
What that leaves is a small, uniform, current-generation building with no repeating small plans and no studio or one-bedroom stock at all. Eighteen owners share every cost, which concentrates exposure to a roof, a lift or a garage waterproofing project more than a larger association would. It also means the association is likely to be self-managed or lightly managed, and that the quality of the reserve study and the discipline of the board matter more than any amenity list. The pages below set out what the county records, what the market has paid, and what to establish before contract.
Amenities & Services
The Residences
The roll shows units 101 to 106, 201 to 206 and penthouses 1 to 6, six residences on each of three residential levels above a podium garage. On a floor plate of that size, six homes means four with a single primary aspect and two on corners, and it means short internal corridors rather than long ones. Ask which stack a home belongs to and which elevation it faces, because with areas repeating almost exactly between floors, aspect and level are the only variables that separate one home from another.
All eighteen parcels carry three bedrooms and three bathrooms on the county roll. There is no one or two-bedroom stock in the building at all, which is unusual for an eighteen-home development and shapes who lives here. A condominium directory advertises four-bedroom plans of about 1,630 square feet; the county records no such home and no area above 1,566 square feet. If a listing offers four bedrooms, ask whether a den or a converted space is being counted, and check the recorded plan. A recorded plan showing three bedrooms is what an appraiser will follow.
Recorded areas repeat between the second floor and the penthouse level exactly: 1,566, 1,518, 1,435, 1,364, 1,301 and 1,446 square feet in the same order. The ground floor departs only in two positions, with unit 101 at 1,464 rather than 1,566 square feet and unit 105 at 1,156 rather than 1,301. That regularity makes in-building comparison genuinely reliable, since a penthouse and the home two floors below it are the same plan with a different ceiling above and a different view. That regularity is rare and it makes valuation here unusually straightforward.
The top floor is addressed as penthouses rather than by number, and the market treats it accordingly. Reported sales put penthouse 1 at 1,238,000 dollars for 1,566 square feet and penthouse 5 at 1,213,000 dollars for 1,301 square feet, against 995,000 dollars for the 1,518 square foot unit 102 on the ground floor. That is roughly 790 to 930 dollars a square foot at the top against 655 at the bottom. Establish what physically distinguishes the level, whether ceiling height, roof access or terrace, before paying for the label. Ceiling height is the usual answer, and it is measurable.
Unit 105 at 1,156 square feet and units 205 and penthouse 5 at 1,301 square feet are the compact end of the building, and 105 is the only home materially below 1,300. Three bedrooms and three bathrooms in 1,156 square feet is a tight arrangement, and the plan will read as two bedrooms and a study to many buyers. Penthouse 5 nevertheless achieved 1,213,000 dollars, which suggests the level premium outweighs the area penalty here. Compare the actual room dimensions rather than the bedroom count. A three-bedroom label and a workable three-bedroom plan are not the same thing.
Published descriptions of the homes mention high ceilings, wood floors, open kitchens with quartz counters and stainless appliances, recessed lighting, private balconies and pre-wiring for alarm systems. That is standard late-2000s Los Angeles specification and it is now more than fifteen years old, so kitchens and bathrooms in unrenovated homes are approaching their first replacement cycle. None of this detail is published by the association, so treat it as a description of the original offering rather than of any particular home today. Ask for the permit history on any home that has been reworked.
Due Diligence
A deeded condominium unit under Tract 62548, Lot 1, expressed on the roll as airspace plus a one eighteenth interest in the common area. That fraction is the cleanest confirmation available that the building holds eighteen homes. Read the recorded condominium plan to establish where the unit boundary sits and whether the balcony and parking space are inside it or are exclusive-use common area. Ask also whether any storage space is separately allocated.
Small associations concentrate cost. A roof, a lift modernisation or a garage waterproofing project is divided by eighteen rather than by a hundred, so a single capital item can produce a significant assessment. California Civil Code section 5550 requires a reserve study at least every three years with a visual inspection; read the funding percentage, the component list and the remaining useful life estimates rather than the headline balance. Read the last three annual budgets alongside it.
The association does not publish a schedule here, and the directory and aggregator numbers that circulate are unconfirmed and go out of date quietly, so this site does not carry one. The current figure for a specific home appears on the listing and in the statutory disclosure package. In a building of this type dues would normally cover water, trash, common-area maintenance, landscaping, the lift and master insurance, with electricity, internet and interior cover paid by the owner. Request the current budget and two years of financial statements. Ask also whether any special assessment has been levied since completion.
Listing sources describe a secured garage with an automatic gate, card or code entry and nine guest parking spaces, which would be a generous guest allocation for eighteen homes. None of that is confirmed by the association. Read the deeded or assigned resident allocation from the title report, and ask whether the guest stalls are common area under the board's control. Ask too whether any space has vehicle charging and what the board requires before one is installed.
A 2009 building sits outside Los Angeles Ordinance 183893, whose wood-frame soft-storey programme reaches buildings permitted before 1978 and whose concrete programme reaches applications before 1977. The relevant enquiry is workmanship rather than retrofit: ask about balcony waterproofing, podium drainage and any stucco or window sealant repairs carried out since completion. Ask also whether the podium garage has ever leaked, since a 2009 building is now old enough for its first waterproofing cycle and the cost of that work in an eighteen-home association falls heavily on each owner.
California law now requires periodic inspection of elevated exterior elements such as balconies and walkways in buildings with three or more dwelling units, with the first inspection cycle already run for buildings of this age and re-inspection at nine-year intervals. Ask for the inspection report, the engineer's findings and evidence that any repairs identified were completed. Ask also whether the association budgeted for the inspection and for any resulting repairs, or whether it funded them by assessment, because the answer says a good deal about how the board handles capital items generally.
No cap is published. Under California Civil Code section 4741 an association may not set a rental cap below twenty-five per cent of units and may prohibit tenancies of thirty days or less. In an eighteen-home association the owner-occupancy ratio moves quickly, and lenders watch it, so ask how many homes are currently let. Ask too whether the governing documents have been updated since section 4741 took effect, since older declarations frequently contain caps that are no longer enforceable and create arguments at resale rather than preventing them.
Reported sales cluster at 995,000 dollars for a ground-floor home of 1,518 square feet and 1,213,000 to 1,238,000 dollars on the penthouse level, an average near 655 dollars a square foot with thirty-five average days on market. Because floor areas repeat between levels, the level premium is measurable here in a way it rarely is. Ask for every closed sale in the past twenty-four months with its floor and condition.
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
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