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FAQ for Code and REAP Cases
 FAQ for Code and REAP Cases

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GM Hearings Code & REAP Frequently Asked Questions

 

Code Violations

 

Hearing Process

 

REAP Process

 

Participation in REAP

 

Release of REAP Funds

 

Removal from REAP

 

Code Violations

A:

Please call HCIDLA’s Customer Service Section, Monday through Friday, from 9:00 a.m. to 4:00 p.m. at 1 (866) 557-7368 (Toll Free) or (213) 808-8888 to file a Code Enforcement complaint. You may also file a Code Enforcement complaint on line at this website.

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A:

The owner is delinquent in paying the water bill for this property. Tenants have the option of participating in the Utility Maintenance Program (UMP) and can choose to pay their rent to the City. Depending how much money is owed, the Rent Escrow Account Program (REAP) will transfer money to DWP to maintain the water service.

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A:

Yes, please complete the CPRA Records Request Form to request the Notice to Comply.

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A:

There is a risk that you could get evicted for paying less rent. You and your landlord should try to come to an agreement in writing that the landlord agrees that you may use some of the rent money to make the repairs. If you are paying into the REAP account you may fill out the form for the release of escrow funds to apply for funds to make the repairs.

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A:

No, due to the escrow account just being opened there is no money in the escrow account yet to pay the DWP bill.

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A:

Stella Trigueros is the person in charge of this program. Her telephone number is (213) 808-8527.

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A:

Please call HCIDLA’s Customer Service Section to file a Code Enforcement complaint. You may also file a Code Enforcement complaint on line at this website.

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Hearing Process

A:

There are Housing Code violations on the property that the owner has not corrected or that have not been verified by the inspector as corrected. The hearing date, time, and location are listed on the posting notice. The hearing is open to the public so the owner, tenants, and interested parties are welcome to attend.

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A:

Yes. It is a public hearing. You can attend and provide relevant testimony if you wish.

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A:

For Code Enforcement cases, it is an administrative hearing held to determine which penalties, if any, should be assessed against the landlord due to non-compliance with the Los Angeles Housing Code requirements listed in the Notice to Comply issued by the Housing Inspector.

For REAP cases, it is an administrative hearing held to determine whether the property meets the requirements to be placed into the REAP with the corresponding rent reduction.

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A:

The Department representative will present a summary of the case. For Code Enforcement cases, the landlord then will have the opportunity to explain or discuss the status of the work required by the Notice to Comply. For REAP cases, the landlord, who is the appellant, will have the opportunity to explain why the property does not meet the requirements to be placed into the REAP.

The Hearing Officer may discuss, provide explanation, or ask questions about the case to gather information in order to make his or her decision. The Hearing Officer’s written determination (decision) will be mailed within ten working days.

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A:

It is up to you to decide whether to attend the hearing or not. Attending the hearing gives you the opportunity to provide relevant information to the Hearing Officer before he or she makes a decision.

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A:

The cases are called in the order of the agenda. If no one is present when the case is called, the case will be moved to the end of the agenda. After the last case on the agenda is heard, the Hearing Officer will call the unheard cases once more. Hearing staff can note on the agenda that you will be running late, and your case will be heard at the end. Call the Hearing Section contact person listed in the correspondence you received about the hearing.

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A:

The agenda contains a number of cases to be heard that day. Sometimes, the hearings go very quickly, depending on how many people show up (or do not show up) and how complicated the cases may be. It is difficult to predict exactly how long it will take. Generally, the proceedings can last from one to two hours or more.

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A:

No, the hearing cannot be postponed or rescheduled. You or your representative can request a hearing continuance of the Hearing Officer at the hearing, but the Los Angeles Housing Code contains strict criteria the Hearing Officer must follow to consider a continuance request.

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A:

If you are unable to attend the hearing, your options are as follows:

  1. You can send someone to represent you at the hearing, and/or
  2. You can fax a statement for the Hearing Officer’s review, and request that this statement be read into the record. Whatever you submit will need to be received by the Hearing Section by the close of business the day before the hearing. Please make sure the property address and/or case number are on any documents you submit.

The fax number for the Hearing Section is (213) 808-8613. If you want to drop off the documents in person, the public counter hours at the Garland Building are Monday through Friday, from 9:00 a.m. to 4:00 p.m.

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A:

Yes, please note the following requirements for submitting evidence to the Hearing Officer:

  1. The Hearing Officer will only accept into the record any photographic or documentary evidence if the original or a copy is submitted to the Hearing Officer to keep.
  2. All photographic evidence submitted must indicate the following:
    1. Date photo taken
    2. The unit depicted
    3. The violation to which it corresponds
  3. No evidence will be accepted after the hearing unless agreed to by the Hearing Officer.

The fax number for the Hearing Section is (213) 808-8613. If you want to drop off the documents in person, the public counter hours at the Garland Building are Monday through Friday, from 9:00 a.m. to 4:00 p.m.

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A:

Have you called your Case Manager to schedule a final inspection? You need to call the Case Manager to set up an appointment for a Final Inspection to verify that the work has been completed and that the case can be signed off. It is up to you to decide whether to attend the hearing or not. Attending the hearing gives you the opportunity to provide relevant information to the Hearing Officer before he or she makes a decision.

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A:

The person who was cited by the Notice to Comply is the responsible party up until the time you became the owner. It is possible that he or she can get fined and/or prosecuted for that period of time of noncompliance. If the previous owner did not tell you about the outstanding Housing Code violations, you can contact the Case Manager for information about the Notice to Comply or you can come to the hearing and learn more about the Notice to Comply and what your responsibility as the new owner is.

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A:

Please turn to the section(s) titled General Manager’s Determination or contact the Hearing Section contact person listed in the correspondence you received about the hearing.

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A:

You have the right to appeal the decision to the Appeals Board (AB) if you believe that the Hearing Officer erred or abused his or her discretion or have information not previously submitted that would have impacted the General Manager’s decision if it had been available at the time of the General Manager’s hearing. However, the appeal may be rejected for various reasons. Please read the information in the “Right to Appeal this Decision” section of the General Manager’s decision, or complete the waiver form if applicable, for more information.
Please note that the $150 non-refundable Appeals Board filling fee with the filled out appeal form must be received by the deadline date indicated in the General Manager’s decision and on the appeal form. The appeal will be reviewed, and you will be notified about the acceptance or rejection of the appeal.

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REAP Process

A:

If you believe that your property should not be placed into REAP, fill out the REAP Appeal form and list the reasons why you do not think your property should be placed into REAP. Be sure to fill out both pages completely as this information is required and be sure to submit the REAP Appeal form by the deadline listed on the form.

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A:

Your unit has been placed into the REAP because there are Housing Code habitability violations on the property that the owner has not fixed. You have the option of participating in the program and paying a reduced rent to the City.

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A:

We have not received a sign off. Call the REAP Section at (213) 808-8500.

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Participation in REAP

A:

The public counters that can accept payments are located throughout the City for your convenience. View the complete list of HCIDLA office locations

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A:

Depending on the code violations and the severity, a tenant can have his or her rent reduced by 10 to 50 percent. Look on the form printed sideways, with the City seal on it for the percentage reduction for your unit.

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A:

No, once you have paid your reduced rent to either the owner or the City, you are covered for that month.

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A:

No, the owner cannot evict you for paying into the REAP or UMP/REAP.

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A:

Call the REAP Section at (213) 808-8500, to see if payment has been received. Staff will check if the payment was received and if the information has been entered in the account.

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A:

Call the REAP Section at (213) 808-8500, to see if payment has been received. Staff will check if the payment was received.

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A:

Yes, we will accept any rent payment no matter how late it is, but we do recommend that you pay on time because you could run the risk of getting evicted by the owner.

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A:

Call the REAP Section at (213) 808-8500.

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A:

You did not receive the payment coupon because compliance was met. Accounting will mail you back the money order you submitted by certified mail.

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Release of REAP Funds

A:

Call the REAP Section at (213) 808-8500.

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A:

Someone from the REAP Section will call you as soon as your check is received.

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Removal from REAP

A:

Please call early in the morning. Case Managers are generally in the office from 7:00 a.m. to 9:00 a.m.; otherwise, they may be in meetings or out in the field conducting inspections. If you do not reach the Case Manager, please leave a message for him or her. Your call will be returned as soon as possible.

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A:

Some people decide to attend the hearing to ensure that it is read into the record that the property is in compliance. There may be tenants who attend the hearing who might contest compliance of the case, and you may want to respond at the hearing to what the tenants are claiming.

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A:

Call the REAP Section at (213) 808-8500 to verify if an email from DWP removing or suspending the case has been received. If the REAP Section verifies that such an email has been received, the owner will be notified by mail, along with the affected tenants, that the UMP case is closed.

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A:

The REAP Section will review the W-9 form to see who the current owner was when the release was approved by City Council. If any fees are due, it will be deducted from the escrow account.

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last changed 7/9/2013
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