About the Building
Westwood Place is a building of 1974 at 10671 Holman Avenue, and the Los Angeles County Assessor confirms it as a genuine for-sale condominium rather than a rental held on a single parcel. Twenty-four separately assessed parcels run consecutively from 4326-025-037 to 4326-025-060, each carrying the legal description Tract No 31851, Condominium, followed by a unit number from one to twenty-four. Every parcel sampled is coded 010C, the assessor's classification for a purpose-built condominium as opposed to a conversion or a co-operative. Homes here are individually deeded and individually financeable.
The unit numbering describes a straightforward building. Situs addresses run 101 to 108, 201 to 208 and 301 to 308, eight homes on each of three residential tiers, accounting for all twenty-four. A condominium directory independently states twenty-four units on three floors, which matches the county record exactly. That is a rare thing on aggregator pages and it makes this one of the better documented small buildings in Westwood. Parking sits below or behind the residential tiers, the standard arrangement for a mid-1970s building on a 24,368 square foot lot.
What stands out on the roll is uniformity. The assessor records 1,628 square feet at units 101, 201 and 301 and 1,598 square feet at units 108 and 308, every one with two bedrooms and two bathrooms. That is a thirty square foot spread across five sampled homes on three different levels. Buildings of this period were often designed around two or three repeating plans, and this one appears to be built around essentially a single plan mirrored and repeated. It is the cleanest internal comparable set of any building in this group.
A condominium directory publishes a wider range of 1,488 to 1,762 square feet for the building. The county sample sits inside that band, which suggests the published figures reflect real plan variants at the ends of the runs not sample rather than an error. Either way, uniformity is the story. A buyer here is not choosing between plans so much as choosing between floors, elevations and condition, and price per square foot inside the building should therefore be unusually consistent. Test that assumption against the actual closed sales rather than assuming it.
The date is the item that requires work. A 1974 completion sits inside both windows addressed by Ordinance 183893, and the immediate stretch of Holman Avenue has seen a run of soft-storey retrofits recorded in city permit data at 10634, 10653, 10657, 10674, 10700 and 10751. One of those, at 10653, was a filing to verify that the building was outside the scope of the programme, which shows how the screening process worked in practice. 10671 appears nowhere in that dataset. Ask the association whether it was ever noticed and what it did.
Amenities & Services
The Residences
The roll shows 101 to 108, 201 to 208 and 301 to 308. Eight homes to a floor on a 24,368 square foot lot gives a single-corridor plan with homes taking light from the Holman elevation on one side and a rear elevation on the other, and corner positions at each end of the run taking two aspects. In a building this uniform, aspect and floor are what separate one home from another. Establish which elevation a residence faces and whether it looks toward the street or the interior of the block.
The county records 1,628 square feet with two bedrooms and two bathrooms at units 101, 201 and 301, which is the same plan repeating vertically through all three residential tiers. Repeating stacks are the most useful thing a buyer can find. They produce true internal comparables, make appraisal straightforward, and normally indicate plumbing and mechanical risers running cleanly floor to floor. Ask which stack a home sits in and whether any of its risers have been replaced or relined since 1974. Ask too what sits at the top of the stack, since the third-tier home in it carries the roof directly above and will be the first to show any water ingress.
Units 108 and 308 are recorded at 1,598 square feet, thirty square feet below the dominant plan and again with two bedrooms and two bathrooms. That the same figure appears at both the first and third tiers indicates a second stack repeating vertically at the end of the corridor. End-of-run positions usually gain a second aspect and lose a neighbour on one side, which in an acoustic sense is worth more than thirty square feet. Ask what sits beyond the end wall. Ask also whether the second stack has its own plumbing riser or shares one with the dominant plan, because that determines how any future re-pipe would be phased.
Every home the county returned for this building carries two bedrooms and two bathrooms. There is no three-bedroom stock in the sample and no penthouse tier. That makes the building a single-product association, which has consequences in both directions: comparables are easy and reliable, but there is no way to trade up within the building and no premium plan to anchor the top of the market. Price accordingly, and read sales against the wider Holman and Ohio corridor rather than the building alone. Establish which stack a home sits in and confirm the figure on its own parcel record rather than relying on the building-wide range.
In a building where the plans barely vary, the variables that remain are floor, aspect, outlook, noise and condition. Third-tier homes have no residence above them and sit directly under the roof; first-tier homes share their level with entry and circulation. A home facing the street sees Holman Avenue; one facing the rear sees the interior of the block and the neighbouring buildings. Walk both elevations at different times of day before you decide which premium you are actually paying. Ask also what the association charges for use of the pool deck and fitness room, if anything, and whether hours are restricted.
Areas quoted here are the assessor's recorded main area for the individual parcel, drawn from the condominium plan and field records rather than a tape measure. The recorded plan also fixes your unit boundary, which on a 1974 building of this type typically stops at the interior surface of the perimeter wall, leaving windows, balcony surfaces and the exterior face outside your title. Ask the association which of those elements it maintains, which it insures and which it merely regulates. Those three lists rarely align, and the gap between them is where disputes start in buildings of this vintage.
Due Diligence
The county roll settles it: twenty-four separately assessed parcels under Tract No 31851, running 4326-025-037 through 4326-025-060, each coded 010C, purpose-built condominium. Homes are individually deeded, individually taxed and individually financeable. That distinction matters more than usual on this street, where 10800 Holman Avenue is recorded on the same roll as a co-operative, a genuinely different form of ownership with different financing and approval mechanics. Confirm the use code on the parcel record before you make any assumption from the street.
Los Angeles Ordinance 183893 established mandatory retrofit programmes for wood-frame soft-storey buildings permitted before 1 January 1978 and for non-ductile concrete buildings permitted before 13 January 1977. A 1974 completion sits inside both windows. The city's published soft-storey permit data records completed work at 10634, 10653, 10657, 10674, 10700 and 10751 Holman Avenue; 10671 does not appear. Ask the association in writing whether it received a city order and, if so, what was filed.
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. On a 1974 building with balconies on both elevations this is the single most informative document in the disclosure package. Ask for the completed report, the findings, the repair schedule and how the work is funded.
The Los Angeles Rent Stabilization Ordinance reaches housing first occupied before 1 October 1978, and this building was completed in 1974. Whether a particular condominium unit is exempt turns on facts specific to that unit and its history rather than on the building alone, and citywide just cause and tenant protection rules apply regardless. If you are buying a tenant-occupied home, establish the tenancy start date and the regulatory status in writing before contingencies come off.
Civil Code section 5550 requires a reserve study at least every three years with a visual inspection, reviewed annually, and section 5300 requires an annual budget report. The questions on a building of this age are specific: has the lift been modernised, have the plumbing risers been replaced or relined, when was the roof last done, has the electrical service been upgraded, and what is the reserve funding percentage against the study's own recommendation.
One condominium directory states plainly that no pets are allowed at this building. Another describes the association as pet-friendly subject to rules. Those cannot both be current. A no-pet rule is enforceable in California subject to the statutory protections for assistance animals, and it materially affects both resale and rental demand. Get the current rule from the association in writing, dated, before you rely on either version. Lenders will ask the same question during project review.
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. On a fifty-year-old building with a lift, a pool, a spa, a sauna and a fitness room, a low assessment is worth interrogating rather than celebrating, because it can indicate a thin reserve. Read the reserve study and the funding percentage alongside the number.
Directories describe secure parking. The binding allocation appears on the title report and in the recorded condominium plan. Confirm the count, the tenure, whether any space is tandem and what the board permits on electric vehicle charging, which in a 1974 garage may be constrained by the incoming service. Expect architectural review for anything beyond finishes and an acoustic underlayment requirement for hard flooring, which is the most common source of dispute in buildings of this era.
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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