Thinking about buying a historic bungalow in 90018 and wondering what you can update without losing that West Adams charm? You’re not alone. Many buyers love the craftsmanship and porches here but feel unsure about what the Historic Preservation Overlay Zone means for renovations. This guide breaks down how West Adams HPOZ review works, what typically needs approval, and how to plan updates that respect character while meeting your needs. Let’s dive in.

West Adams HPOZ 101

The West Adams HPOZ is a local zoning tool that preserves the neighborhood’s historic character. The City of Los Angeles oversees the program through the Office of Historic Resources (OHR) and the local HPOZ Board. Each HPOZ has a Preservation Plan that defines the area’s history, styles, and character-defining features, and it sets the rules for exterior changes.

If you’re new to HPOZs, start with the City’s overview to understand roles, review pathways, and contacts on the Office of Historic Resources HPOZ program page. The West Adams plan works alongside the Secretary of the Interior’s Standards for Rehabilitation, which guide compatible repairs and alterations.

In practical terms, staff at OHR handle intake and many minor approvals, the West Adams HPOZ Board reviews major changes, and the Department of Building and Safety issues building permits after HPOZ approval. Keeping character-defining features intact is the core principle.

What needs HPOZ approval

The Preservation Plan for West Adams outlines what is considered character-defining and what level of review is required. Here’s what buyers typically encounter in 90018.

Routine maintenance

• In-kind repairs that don’t change design, material, or location are usually treated as maintenance. Think minor siding repair, trim touch-ups, or roof patching in the same material and profile.
• Repainting in existing colors is often maintenance. Significant color changes on primary facades may require review, depending on the plan’s guidance.

Common projects that require review

• Demolition or removal of a contributing building or a major feature like a porch, chimney, or original siding almost always needs Board review and is highly scrutinized.
• Additions, including second-story work, must be compatible with massing, roofline, and materials. Rear, subordinate additions with minimal street visibility are more likely to be approved.
• New construction, including infill homes or ADUs, must fit neighborhood scale, setbacks, roof forms, and materials per the Preservation Plan. Many new buildings go to the HPOZ Board.
• Window and door replacement that changes style, material, or profile requires review. Like-for-like replacements or historically accurate replicas are more acceptable than incompatible swaps.
• Siding or material changes on primary elevations, especially where original profiles would be altered, trigger review.
• Porch enclosures or alterations are typically restricted because porches are character-defining.
• Roof changes that alter shape, pitch, or eaves, or add dormers on street-facing slopes, require review.
• Fences, gates, driveways, and curb cuts visible from the street are reviewed for compatibility.
• New accessory structures visible from the street, including garages or rooftop decks, typically need review.
• Solar panels and mechanical equipment visible from the public right-of-way may require review. Rear-mounted or low-profile installations are preferred.
• Exterior signage and storefront changes for mixed-use or commercial properties require review to maintain historic character.

Often eligible for staff approval

• In-kind repairs and like-for-like replacements that meet the plan’s standards.
• Minor, non-structural work and some small rear-yard additions that clearly meet compatibility criteria.
• Clean, complete applications that show conformance with the Preservation Plan may move faster at staff level.

Plan updates that fit the Plan

The most successful projects follow three simple ideas: repair rather than replace where feasible, make new work compatible with the old, and prioritize what you can see from the street. Here are common upgrades buyers in West Adams and Jefferson Park consider, and how to approach them.

Windows

• Start with repair. Weatherstripping, sash tune-ups, and re-glazing often extend the life of original wood windows and protect authenticity.
• If replacement is necessary, match the original operation, profiles, and muntin patterns. Wood or wood-clad units typically align best with guidelines.
• For energy performance, consider interior storms that preserve original fabric while improving comfort.

Roofing

• Keep the original roof pitch, eaves, and details intact. That silhouette is character-defining.
• Select materials and colors compatible with the home’s style. Retain exposed rafters or decorative eave details where present.

Additions and ADUs

• Place additions to the rear or a side to minimize street visibility, and step them down so they read as subordinate to the original house.
• For ADUs or new infill, echo neighborhood patterns: compatible roof forms, setbacks, window rhythm, and materials called out in the Preservation Plan.

Porches and entries

• Preserve columns, railings, stairs, and original porch flooring. If a component must be replaced, match profiles and dimensions.
• Avoid enclosing front porches. If a functional change is essential, design it to be reversible and visually discreet.

Siding and trim

• Repair in-kind whenever possible. If sections must be replaced, match the historic dimension and reveal. Details matter at street-facing elevations.
• Substitute materials can be considered when they convincingly match historic profiles and installation patterns.

Paint and color

• Choose historically appropriate palettes, especially on primary facades. If you plan a new scheme, document it for your records.
• When in doubt, ask OHR staff whether a color change merits review under the plan.

Solar and systems

• Place panels on rear-facing roof slopes or as low-profile as possible. Ground or carport locations out of public view can be good options on certain lots.
• Screen HVAC equipment and route exterior ducts or vents away from primary elevations to minimize visual impact.

Accessibility and safety

• Design ramps and railings to be as discreet as possible and locate them at a side or rear entry when feasible.
• Typical interior safety upgrades do not require HPOZ review unless they alter the exterior.

Timeline and process in 90018

Understanding the sequence helps you set realistic expectations and avoid delays. Here’s the usual path from idea to permits:

1. Confirm HPOZ status. Determine whether the property is a contributing resource and locate the relevant Preservation Plan and district map.

2. Get early advice. Contact an OHR HPOZ planner for preliminary feedback before you finalize design decisions. The overview and contacts are on the OHR HPOZ program page.

3. Submit an application. Provide photos, drawings, and descriptions of proposed work. Depending on scope, you may request staff review or a Board hearing.

4. Staff vs. Board. Many in-kind and minor projects can be approved at staff level. Larger additions, demolitions, or new construction usually go to the HPOZ Board.

5. Decision and conditions. Approvals may include conditions to refine design, materials, or placement.

6. Building permits. After HPOZ sign-off, apply for permits with the Los Angeles Department of Building and Safety. Start here for permitting guidance on the LADBS plan check and permit services.

7. Inspections and compliance. Completed work may be inspected to verify it matches approvals.

Typical timelines vary by scope: a few weeks to two months for staff-level approvals, and several months for Board-reviewed projects. Building permits add additional processing time depending on complexity.

Budget and trade-offs

Historic homes reward careful stewardship, but that can affect budgets and timelines. Plan for the following:

• City fees for applications and reviews. Confirm current amounts with OHR.
• Design and documentation costs, especially if you need detailed plans or historic replication.
• Materials and labor premiums for restoring original features compared to generic replacements.
• Time costs, including design iterations, meeting schedules, and contractor coordination.

The payoff can be meaningful. Historically appropriate work tends to hold value with buyers who prize authenticity, and it supports the neighborhood character that drew you to West Adams in the first place.

Buyer due diligence checklist

Use this quick list while you evaluate a home in 90018:

• Verify whether the address is a contributing resource within the West Adams HPOZ.
• Review the district’s Preservation Plan and map to understand character-defining features.
• Ask the seller for records of prior HPOZ approvals, permits, and maintenance history.
• Request a preliminary consultation with OHR to test your renovation ideas before you remove contingencies.
• Budget for potential design and construction premiums for historically appropriate work.
• Engage a project team familiar with Los Angeles HPOZ review early in planning.
• Confirm feasibility of ADUs and solar placement under the plan if they are priorities.
• If a specific change is a deal-breaker, confirm its likelihood of approval before you commit.

Local resources

• Overview of HPOZ rules, process, and contacts: Office of Historic Resources HPOZ program
• National guidance used in local decisions: Secretary of the Interior’s Standards for Rehabilitation
• Permit steps after HPOZ approval: LADBS plan check and permits

Ready to buy in West Adams, Jefferson Park, or nearby Mid City with a clear renovation roadmap? We live and work in these neighborhoods and can help you navigate HPOZ review and plan updates that fit your lifestyle. Reach out to the Nelson Brother Team to start your 90018 home search.

FAQs

What is the West Adams HPOZ and why does it matter?

• It is a City of Los Angeles zoning tool that preserves historic character; exterior changes in the district follow a Preservation Plan and are reviewed by OHR staff or the HPOZ Board.

Do I need approval to replace windows in 90018?

• If you’re changing style, material, or profiles, expect review; repairing original wood windows or like-for-like replacements are more likely to be approved.

Can I add an ADU or second story in West Adams?

• Often yes, but design must be compatible and typically placed to minimize street visibility; substantial additions usually require Board review.

How long does HPOZ approval take in Los Angeles?

• Staff-level items can take a few weeks to two months; Board-reviewed projects may take several months plus time for building permits.

Who issues permits after HPOZ sign-off?

• The Los Angeles Department of Building and Safety issues permits after HPOZ approval and any required plan checks are complete.