About the Building
The Los Angeles County Assessor confirms The Granville as a purpose-built for-sale condominium and fixes its size without ambiguity. Eighteen separately assessed parcels run from 4262-014-041 through 4262-014-058, each carrying the legal description Tract 68811, Lot 1, Condo Unit, followed by a number and the phrase airspace and one eighteenth interest in common area. That fraction appears on the face of every parcel, so eighteen is the number recorded in the deed structure itself rather than a figure taken from a listing page. Directories agree on eighteen, and here the roll and the aggregator corroborate each other cleanly.
All eighteen are coded 010C, the assessor's classification for a building constructed as a condominium rather than converted from apartments. Year built is 2010, matching the effective year, on a lot of 17,030 square feet zoned LAR3, with a quality class of D10C. The unit numbering runs 101 to 106, 201 to 206 and 301 to 306, which describes three residential levels of six homes each. There is no penthouse tier and no ground-floor commercial component; this is eighteen homes and the parking beneath them. That simplicity is worth something: there are no mixed-use complications and no commercial member in the association.
The plans are remarkably consistent. Both sampled records, unit 101 on the ground level and unit 306 at the top corner of the building, give exactly 1,463 square feet with three bedrooms and three bathrooms. A condominium directory publishes a range of 1,456 to 1,558 square feet for the building's three-bedroom plans, and the assessor's repeated 1,463 sits neatly inside it. What that uniformity means in practice is that a recent close anywhere in the building is a real comparable for any other home in it, which is rare and genuinely useful.
Directory pages describe an interior courtyard with a fountain, a sun deck and an exercise room. Those are the amenities a small 2010 infill building can support without loading the budget: no staffing, no pool plant, no attended lobby. The assessor's design type record for the sampled parcels carries no specific amenity designation, so the courtyard, deck and gym rest on the directory rather than on the roll. They are entirely plausible for a scheme of this date and size, but they should be confirmed with management along with their current condition.
The construction date removes the largest liability that attaches to almost every other condominium on these blocks. Los Angeles Ordinance 183893, the mandatory soft-story programme, reaches only wood-frame buildings for which a construction permit was applied for before 1 January 1978. The non-ductile concrete programme reaches only buildings applied for before 13 January 1977. A 2010 building falls outside both by a wide margin and was designed under a code cycle informed by the 1994 Northridge earthquake. That is worth real money when comparing dues and reserve positions against older stock nearby.
Amenities & Services
The Residences
Both sampled homes carry three bedrooms and three bathrooms, and the directory describes the building as three-bedroom stock throughout. There is no one or two-bedroom tier here, which narrows the buyer pool to households wanting genuine family accommodation and largely removes the investor and pied-a-terre market that shapes smaller West Los Angeles buildings. It also means the association's owners are more likely to be resident, which tends to show in how the common areas are maintained. Ask the manager what proportion of the eighteen homes are owner-occupied, since in a building of this configuration the answer is usually high and worth confirming.
Unit 101 on the ground level and unit 306 at the top both measure exactly 1,463 square feet on the assessor's roll. A directory gives the building's range as 1,456 to 1,558 square feet, so the variation across all eighteen homes is under seven percent. That is close to a single repeating plan, which is what an efficient six-per-floor plate produces. For a buyer it means the value question is condition, exposure and floor level rather than square footage, and price per foot is unusually reliable here.
The numbering runs 101 to 106, 201 to 206 and 301 to 306. Six homes on a 17,030 square foot lot means a compact plate with a central courtyard rather than a double-loaded corridor, which is the standard late-2000s solution for infill of this scale. It gives most homes two exposures and gives the courtyard homes a protected outlook. Ask which homes face Granville, which face the interior, and which take the rear property line. Ask for the floor plate drawing rather than inferring position from the unit number, because a courtyard plan does not read predictably from numbering alone.
With only three residential storeys there is no view premium to speak of, but third-floor homes still carry the usual advantages: no one above, more ceiling height where the roof structure allows, and better light. They also carry the roof directly overhead, which in a 2010 building is not yet a concern but becomes the association's largest single reserve item in due course. Unit 306 is one of these and measures the same 1,463 square feet as the ground-floor home sampled here. Ask when the roof was last inspected and what the reserve study assigns to its remaining life.
A 2010 building of this size on this lot would have been parked below grade, and directory descriptions of gated parking are consistent with that. Homes of 1,463 square feet with three bedrooms would normally carry two spaces under the parking requirements in force at the time. Read the deeded allocation off the title report and confirm on the recorded condominium plan whether the spaces are within the unit boundary or held as exclusive-use common area, and whether any storage is attached. Ask too whether the parking structure membrane has been inspected, since in subterranean garages it is the item most often overlooked until it leaks.
Nothing in this building predates 2010. The plumbing is modern plastic or copper, the electrical service was sized for contemporary loads, the windows are dual-glazed and the mechanical systems were installed under Title 24 energy requirements far stricter than anything applying to the 1970s stock nearby. That does not mean nothing will need work, but it does mean a buyer is not inheriting a deferred re-pipe, a panel upgrade or a window replacement programme as a hidden cost of entry. That absence of deferred capital work is the strongest single argument for the building against older stock on the same streets.
Due Diligence
Each parcel's legal description reads airspace and one eighteenth interest in common area. That fraction is the recorded undivided interest, so eighteen homes is fixed by the deed structure rather than reported by a directory. It also tells you each owner carries an equal one eighteenth share of common expenses unless the declaration allocates them differently, which is worth checking against the budget. Confirm the allocation against the budget, since some declarations weight expenses by floor area rather than equally.
Los Angeles Ordinance 183893 reaches wood-frame buildings permitted before 1 January 1978, and the non-ductile concrete programme reaches buildings applied for before 13 January 1977. A 2010 building sits outside both. Against the 1970s condominium stock on the surrounding blocks, that removes the single largest contingent liability and should be weighed directly when comparing dues, reserves and long-term cost of ownership. It also means lenders and insurers treat the building differently from its 1970s neighbours, which can show up in both rates and terms.
California Civil Code section 5550 requires a reserve study at least every three years with a visual inspection and annual board review. In a 2010 building nothing has failed yet, which makes it easy for a board to keep dues low and underfund. Ask for the percent-funded figure, the replacement schedule for the roof, elevator, courtyard waterproofing and parking structure membrane, and whether contributions have kept pace. Ask for the last three years of board minutes alongside the study, since that is where underfunding is first discussed.
Elevator modernisation, roof replacement or an insurance renewal divides eighteen ways here. That is a much sharper per-home exposure than in a sixty-unit association, and it is the main structural disadvantage of a small building. Read the last two years of financial statements and board minutes, which is where deferred items and pending assessments first appear, usually before they reach the disclosure package. Ask specifically whether any special assessment has been levied or discussed since completion.
Directory pages describe an interior courtyard with a fountain, a sun deck and an exercise room. None of that appears in the assessor's design type record, which for this building carries no amenity designation. The features are entirely plausible for the date and scale, but confirm what is currently in service, who maintains the fountain and whether the sun deck has any use restrictions in the rules. Water features in small associations are frequently decommissioned when maintenance costs rise, so ask whether the fountain is running.
No association figure is published. Request the current annual budget, two years of financial statements, the reserve study and any assessment history. In a building of this type dues typically carry water, trash, common-area maintenance, elevator service, courtyard and landscaping, and master insurance, with electricity, gas and internet billed to the owner. Ask for that list in writing rather than inferring it. Ask too whether the association has any delinquency in dues, which affects both budget reliability and lender review of the project.
California Civil Code section 4741 prevents a rental cap below twenty-five percent of units and permits a ban on tenancies of thirty days or less. Twenty-five percent of eighteen homes is four or five. In an owner-occupied building of three-bedroom homes a cap at or near that floor is common and can be full. Get the current rule and the current count in writing if letting is part of your plan.
Stoner Recreation Center at 1835 Stoner Avenue is a City of Los Angeles Department of Recreation and Parks facility with a pool, playing fields and a recreation building, a short walk from this address. In a neighbourhood of small lots and limited private open space, that is a real amenity and it supports values on the surrounding blocks. Walk it before you buy and see how it is used at weekends.
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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