About the Building
The Concord is a six-storey building of 1983 at 1520 South Beverly Glen Boulevard, and the Los Angeles County Assessor confirms it as a genuine for-sale condominium. Forty-five separately assessed parcels run consecutively from 4327-009-036 to 4327-009-080, each carrying the legal description Tract 39218, Lot 1, Condominium, followed by a unit number from one to forty-five. Every parcel sampled is coded 010C, the assessor's classification for a purpose-built condominium rather than a conversion or a co-operative. Homes are individually deeded, individually taxed and individually financeable. Nothing on the roll indicates a co-operative structure or a rental building held on a single parcel.
The unit numbering on the roll maps the building precisely. Situs addresses run 101 to 107, then 201 to 208, 301 to 307, 401 to 408, 501 to 507 and 601 to 608. That is seven homes on the odd-numbered levels and eight on the even, six residential tiers in all, and it accounts for exactly forty-five. The pattern is consistent enough to be deliberate rather than accidental, and it tells you that the floor plate changes shape as the building rises. Buyers should not assume the plan they toured on the third floor repeats on the fourth.
Areas across the sample are large for Westwood and cluster in a narrower band than the marketing suggests. The assessor records 1,532 square feet with two bedrooms and two bathrooms at 501, 1,551 square feet at 601, 1,791 square feet with two bedrooms and three bathrooms at 101, 201 and 401, 1,867 square feet at 608, and 2,141 square feet with three bedrooms and three bathrooms at 208. The recurrence of 1,791 square feet at three different levels confirms at least one plan repeating vertically through the building, which is useful for appraisal.
A condominium directory publishes a wider range, listing two-bedroom homes from 1,532 to 2,306 square feet, three-bedroom homes from 1,791 to 3,000 and four-bedroom homes from 3,000 to 3,008. The lower figures match the county record exactly. The upper figures, and particularly the claim of four-bedroom residences near three thousand square feet, did not appear anywhere in the assessor sample and should be treated as unconfirmed until you see the recorded condominium plan. A three thousand square foot home in a forty-five unit building would be a significant outlier and would price accordingly.
On vintage: 1983 places the building outside both of the city's mandatory seismic programmes. Los Angeles Ordinance 183893 reaches wood-frame soft-storey buildings permitted before 1 January 1978 and non-ductile concrete buildings permitted before 13 January 1977. This building post-dates both windows and does not appear in the city's published soft-storey permit data, although a long list of older properties on South Beverly Glen does, including addresses immediately north and south of it. Absence from that list reflects the building's date rather than an assessment of its structure. Ask the association whether it holds any structural engineering report and request a copy.
Amenities & Services
The Residences
The roll shows seven homes on floors one, three and five and eight on floors two, four and six. That alternation is unusual and worth understanding before you buy, because it means the floor plate is not identical from level to level and the plan you saw one floor down may not exist above you. Ask the association or the listing agent for the recorded condominium plan sheet covering your floor, and check the unit outline against the parcel record for that specific address rather than against a building-wide summary.
The county records 1,791 square feet with two bedrooms and three bathrooms at 101, 201 and 401, which means a single plan repeats through at least three levels in one stack. Repeating stacks are the most useful thing a buyer can find in a small association. They generate genuine internal comparables, they simplify appraisal, and they usually indicate plumbing and mechanical risers running cleanly floor to floor. Ask which stack a home sits in and whether any risers in it have been replaced or relined since 1983. Ask too whether the plan continues above the fourth level or stops there.
The smallest area the county returned is 1,532 square feet at 501, with two bedrooms and two bathrooms, matched closely by 1,551 square feet at 601. That figure is also the bottom of the range a condominium directory publishes, which is clean corroboration. Even the smallest homes here are large by Westwood standards for the era, which is what a six-storey building on a 38,001 square foot lot allows. Expect a formal entry, a separate dining area and a balcony off the principal living space. Ask whether the balcony is deep enough for seating or is essentially ornamental.
Unit 208 is recorded at 2,141 square feet with three bedrooms and three bathrooms, the largest figure the county returned in the assessor sample. Homes at that size in a forty-five unit building are a small subset competing for a different buyer than the two-bedroom stock, and they will not be interchangeable in an appraisal. Ask what has actually closed in the building over the last twenty-four months, at what size and in what condition, and read those against the wider South Beverly Glen corridor rather than a single headline figure.
A condominium directory lists four-bedroom residences of roughly 3,000 to 3,008 square feet and three-bedroom homes reaching 3,000. Nothing in the assessor sample drawn from the county roll came within eight hundred square feet of that. It is possible such homes exist on a level not sampled, and it is equally possible the figure is an error carried between aggregator pages. Do not price on it. Confirm against the individual parcel record and the recorded condominium plan before you treat any home here as a three thousand square foot residence.
On an arterial like South Beverly Glen the single largest variable inside the building is which way a home faces. Boulevard-facing residences take the traffic noise and the western light; rear-facing homes take neither. The difference is real enough to move price per square foot within the same plan. Ask which elevation a home occupies, visit at rush hour rather than mid-morning, and establish whether the glazing is original 1983 or has been upgraded, and if so whether the association permitted the change in writing. Window replacement on a mid-rise is rarely a unilateral owner decision.
Due Diligence
The county roll is unambiguous: forty-five separately assessed parcels under Tract 39218, Lot 1, running 4327-009-036 through 4327-009-080, each coded 010C, purpose-built condominium. Homes are individually deeded and individually financeable. This is not a co-operative, where the purchase would be shares and a proprietary lease, and it is not a single-parcel rental. Both errors appear on aggregator pages for buildings of this size and both are settled by the parcel record.
Condominium directories describe a lobby and a night security guard at this building, which is the service level that separates it from the walk-up and self-access blocks nearby. What is not published is the head count, the shift pattern, whether coverage is around the clock or overnight only, and whether the staff are employed by the association or supplied under contract. Each answer has a different cost and a different liability profile. Ask management directly and check the answer against the budget.
Los Angeles Ordinance 183893 reaches wood-frame soft-storey buildings permitted before 1 January 1978 and non-ductile concrete buildings permitted before 13 January 1977. A 1983 completion sits outside both programmes, and this address does not appear in the city's published soft-storey permit data even though numerous older properties on South Beverly Glen do. That is an absence of mandate, not an engineering opinion. Ask whether the association holds any structural report and request it if so.
California Civil Code section 5551 requires associations of three or more multifamily units to have exterior elevated elements with substantial load-bearing wood inspected by a licensed engineer or architect, with first inspections due by 1 January 2025 and repeats every nine years. A six-storey building with balconies on multiple elevations has a large inventory of these. Ask for the completed report, the engineer's findings, the board's repair schedule and how any resulting work is being funded.
Civil Code section 5550 requires a reserve study at least every three years with a visual inspection, reviewed annually by the board, and section 5300 requires an annual budget report. On a six-storey building of this age the dominant items are the lifts, the roof, plumbing risers, exterior paint and sealants, pool and spa plant, and waterproofing over the subterranean garage. Read the study alongside two years of financials and the full special assessment history.
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. The statutory disclosure package under Civil Code section 4525 gives the current assessment for the specific unit, the inclusions, the reserve position and any approved increase.
Parking is subterranean and accessed from the boulevard. The allocation that matters is the one attached to the individual unit, shown on the title report and in the recorded condominium plan rather than on a marketing page. Confirm the number of spaces, whether they are deeded or held as an exclusive-use easement, whether any are tandem, their dimensions relative to a modern vehicle, and what the association has adopted on electric vehicle charging.
California Civil Code section 4741 prevents an association setting a rental cap below twenty-five per cent of units and permits a prohibition on tenancies of thirty days or less. Ask what this board adopted and what the current leased count is. No pet policy is published for the building; on a staffed mid-rise of this vintage, limits on number, weight or breed are the norm rather than an open policy. Request the current rules in writing.
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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