We know that sometimes navigating the City can be confusing. So we’ve tried to break it down for you. Here’s a quick summary of how SCEP and the REAP program work. You can click on any of the tabs within this section to get more information.
- Notice of upcoming Housing and Community Investment Department of Los Angeles inspection (NOTE: This could be a Systematic Code Enforcement inspection, or it could be an inspection due to a filed complaint
- Initial Inspection
- Notice and Order to Comply issued to Owner. Owner typically has 30 days to correct but can be 2 days if severe life safety violation.
- Re-inspection of the property by HCIDLA
- Subsequent Notice and Order to Comply issued to Owner. Owner has extended time to comply.
- Following noncompliance by Owner, Owner issued a notice of acceptance into the REAP program. Owner has 15 days to appeal the acceptance.
- If no appeal is filed, the property is automatically accepted into the REAP program. If, however, the owner files an appeal, the case will then go to a General Manager’s hearing at the Housing and Community Investment Department of Los Angeles
- After the General Manager’s hearing, a decision will be made whether the property is accepted into the REAP program, or that this determination should be reversed. The owner may appeal the General Managers decision within 10 days, if they had already filed the first appeal, and if there has been factual or lawful error in the General Manager Hearing Officer’s decision.
- Once the property has been accepted into REAP, tenant rents are reduced 10-50%. Tenants are given the option to pay their reduced rent into the escrow account established by HCIDLA until such time that the property is removed from REAP. These escrow funds are held by HCIDLA for use by Owner, Tenant, or Utility bills by request for disbursement. In addition, a cloud is placed on the property’s title. The owner may be required to attend property management training.
- Property is referred to an Outreach contractor for tenant assistance. This Outreach contractor will be required to review the work and offer an advisory opinion before removal of the property from REAP.
- Owner must complete all repairs listed on any Notice and Order to Comply. Owner must also complete any orders issued by Department of Building and Safety, Health Department, or Fire Department, as it pertains to said property. Lastly, owner must pay any outstanding Utility bills bills on the property.
- Following completion of all orders and payment of Utility bills, Owner must contact the assigned Outreach contractor.
- The Outreach contractor assigned to the property will conduct a site visit prior to HCIDLA's inspection and will issue an advisory opinion. If the property receives a positive opinion, the property owner should contact HCIDLA to conduct a final inspection.
- Once the property owner contacts HCIDLA to schedule a final inspection, an inspector should conduct the inspection within 48 hours. If the property is found to be in compliance, the inspector will sign off the property and the case will be referred to the REAP staff for final closure.
- If the inspector finds that the property continues to be out of compliance, the case is referred to the Senior Case Manager. The Case Manager will work with the owner and will need to sign off on the case once the repairs have been made
- Following sign off by the inspector or Senior Case Manager, REAP staff will review the case to determine if there are any other outstanding orders with the Department of Building and Safety, Health Department, or Fire Department, and to ensure that all Utility bills bills are paid in full
- If there are no outstanding orders and Utility bills bills are paid in full, REAP staff will make a recommendation to the Los Angeles City Council to remove the property from the REAP program
- Once City Council adopts to remove the property from the REAP program, REAP staff will issue a 30 day notice to the property owners and tenants, formally closing the escrow account and restoring the tenant rents to their original levels
- Owner must pay all REAP administrative fees. Once all fees have been paid, REAP staff will terminate the case and notify the County Recorders Office to remove the cloud on title.