About the Building
Westwood Center Townhomes is an eighteen-home association of 1974 at 10933 Wellworth Avenue, and the county roll confirms it as a purpose-built for-sale condominium rather than a rental building or a conversion. Eighteen separately assessed parcels run from 4324-004-020 through 4324-004-037, each described as Tract No 27639 Condominium followed by a unit number from one to eighteen. Every one is coded 010C, the assessor's classification for a condominium built as such, as distinct from 010E for a converted apartment house and from the 0500 series used for rentals. The eighteen-unit count in the discovery data is confirmed exactly by the roll.
There is a trap in the numbering that will cost somebody money one day. The situs address and the legal condominium unit number run in opposite directions. The parcel addressed 10933 Wellworth Avenue No 18 is legally Condominium Unit 1; No 17 is Unit 2; No 1 is Unit 16; No 3 is Unit 18. The sequence is inverted across the whole association. Anyone reading a title report, a lien, an assessment schedule or an insurance certificate that references a legal unit number rather than a door number needs to translate carefully. Confirm both numbers for the specific home you are buying.
The homes are townhouses in form, not flats, and the record supports the name on the door. The assessor's design type for every parcel is 0130, a code this building does not share with the two 1985 Westwood condominium buildings nearby, which carry 0131. Listing records describe three internal levels in a split arrangement, a step-down living room with high ceilings and a fireplace, French doors to a private patio, bedrooms upstairs with ensuite bathrooms, a principal suite with vaulted ceilings, a loft, a roof deck, and a dedicated laundry room. That is a house arranged vertically, sold under a condominium map.
City permit records give the construction type directly, which is rare and useful. A 2021 addition permit at unit 1 describes the property as an existing two-storey Type V-B apartment building, and the work as enclosing a roof-top deck to extend a mezzanine. A second 2021 permit at unit 3 added eighty-two square feet to that home's mezzanine. Type V-B is light wood frame, unprotected. Two storeys plus a mezzanine reconciles with the three levels that listings describe: the third level is a loft within the roof volume, not a full storey, which is why the building reads as low from the street.
The most telling records are the smallest ones. Between 2023 and 2025 four separate re-roofing permits were issued at this address, one each to units 1, 3, 12 and 16, and every one of them covers five squares, that is five hundred square feet of roof. Owners are re-roofing their own homes, individually, one roof plane at a time. That is the signature of a genuine townhouse subdivision in which roof area is divided among the homes rather than pooled, and it changes how you should read the association's budget, its reserve study and its insurance.
Amenities & Services
The Residences
Listing records describe the levels as three in a multi or split configuration, and the permit record explains how: two full storeys of Type V-B wood frame with a mezzanine above. Entry is at the living level, bedrooms sit above, and a loft occupies the roof volume. The practical effect is that you own stairs. That buys separation between living and sleeping space and it buys private outdoor area at more than one level, but it also means no single-level living, which narrows the buyer pool on resale and matters to anyone thinking about the long term.
The county roll gives a genuine spread rather than one repeating plan. Sampled homes run 1,178, 1,344, 1,359, 1,404, 1,405, 1,496, 1,511 and 1,795 square feet. The 1,344 square foot area recurs across several homes, which suggests a middle plan repeated through the terrace, with larger end conditions and at least one materially smaller home. The 1,795 square foot home, addressed No 3 and legally Unit 18, is the largest on the roll and is the only sampled parcel carrying an effective year later than 1974, at 1984. Ask what was done to it.
The assessor records two or three bedrooms depending on the home, and three bathrooms in every sampled parcel. Listing material describes the bathroom count differently, typically as two and a half or one full plus a three-quarter plus a half, which is the same fixture group counted by a different convention. The assessor counts bathroom groups; the MLS counts fractions. Neither is wrong. What matters is that a home of 1,344 square feet with three bathroom groups is unusually well served for its size, which is a townhouse trait rather than a flat trait.
Two 2021 permits at this address extended mezzanine levels, one of them by enclosing a roof-top deck to create a bathroom. That tells you two things. Homes here have usable roof-level outdoor space, and at least some owners have converted it to interior area with the city's approval. If the home you are considering has a loft or an enclosed mezzanine, establish whether it was permitted and finalled, whether the association approved it, and whether the recorded condominium plan and the assessor's area were updated. Unpermitted volume transfers with the title and surfaces at appraisal.
Four re-roofing permits were issued between 2023 and 2025, to units 1, 3, 12 and 16, each covering five squares. Roof replacement is being handled home by home rather than as a single association project. Before you buy, find out which roof planes have been redone and when, whether the association or the owner bore the cost, and what the governing documents say about roof responsibility. A townhouse map can allocate roofs to owners, to the association, or split them, and the answer determines whether a roof is a reserve item or your personal capital expense.
Listing records describe two assigned covered spaces per home behind a gate, with garage door openers, and tandem configuration at least in some allocations. Aggregator pages describe the parking as subterranean; the listings describe it as covered and gated without confirming that it is below grade. The distinction is not cosmetic on a building of this vintage, because a fully subterranean concrete garage and an at-grade covered one sit very differently with respect to the city's soft-story programme. Establish the actual configuration on site and confirm your allocation from the title report.
Due Diligence
This is the item to resolve first. The city's mandatory soft-story programme reaches wood-frame buildings of two or more storeys, built under codes enacted before 1 January 1978, with four or more dwelling units and a ground floor containing parking or similar open space. A 1974 Type V-B building of eighteen homes sits squarely inside the date, frame and unit tests. Whether it meets the open-ground-floor test depends on how the parking is actually built. Ask LADBS directly whether an Order to Comply was ever issued to this association.
No soft-story retrofit permit appears at 10933 Wellworth in the city's permit data covering roughly the last decade, while several neighbouring buildings of the same era did retrofit and hold certificates of compliance. Absence from a dataset is evidence, not proof. It is consistent with a building that was never ordered into the programme, and equally consistent with one that was retrofitted before the dataset begins. Request the association's records and ask the city for the compliance status by address before you rely on either reading.
Two separate listing records for homes here state that the association's dues include earthquake insurance. For a 1974 wood-frame building in Westwood that is a meaningful and comparatively unusual position, and it changes the arithmetic on any dues comparison against buildings that carry no such cover. Verify it from the association's current declarations page rather than from a listing, and check the deductible, which on California earthquake policies is typically expressed as a percentage of insured value and can be very large.
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. Ask for the current budget, the last two years of financials, the assessment history and the statutory disclosure package before you treat any published number as the real cost of ownership.
Civil Code section 5550 requires a reserve study with a visual inspection at least every three years, reviewed annually by the board. On this building the study should be read alongside the pattern of individual re-roofing permits. If roofs are owner responsibility, the association's reserves will look healthier than the true cost of ownership because a major cyclical item sits outside the budget entirely. If they are association responsibility, ask why four owners pulled their own permits. Either answer is informative; the mismatch is what you are testing for.
The recorded map is Tract 27639, a materially lower number than the tracts carried by comparable Westwood condominium buildings of the 1980s, which run in the forty-two thousands. Low tract numbers were issued earlier, so the subdivision map here may well have been recorded some years before the 1974 completion date the assessor records. That is common and not a defect, but it means the map, the covenants and the original approvals may predate the building. Confirm the recording dates for both the map and the declaration on the title report.
No leasing rule is published. California law sets the floor: Civil Code section 4741 stops an association setting a rental cap below twenty-five per cent of units, while allowing it to prohibit tenancies of thirty days or less. In an eighteen-home association a twenty-five per cent cap is four or five homes, so any cap will be reached quickly and a waiting list is likely. Ask what the board has adopted, how many homes are tenanted now, and whether the cap counts homes or owners.
The permit record shows a board that permits substantial work: a mezzanine extension, a roof deck enclosure, kitchen and bathroom remodels. That is encouraging, but it also means the homes in this association have diverged from one another over fifty years. Expect association review, structural review for anything touching a shear wall or a floor assembly, and acoustic requirements for hard flooring. For the specific home you are buying, pull the permit history and confirm that the work you can see was permitted and finalled.
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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