Tenant Habitability Program (THP) Overview

The Tenant Habitability Program (THP) in Los Angeles is a city-mandated initiative designed to protect tenants from unsafe living conditions and forced displacement during major building renovations or repairs.

Program Purpose and Coverage

• Primary Goal: The main aim is to ensure tenants are safeguarded from untenantable housing conditions or permanent displacement when landlords undertake substantial repairs or upgrades, such as seismic retrofits or major plumbing, electrical, or structural work.
• Applicable Properties: The program applies to buildings regulated under the Rent Stabilization Ordinance (RSO) where proposed work can impact habitability.

How the Program Works

• Tenant Habitability Plan (THP): Landlords must submit a detailed Tenant Habitability Plan, outlining the nature of the work, the impact on tenants, mitigation measures, and if needed, temporary relocation provisions.
• Mitigation/Relocation: Tenants must be protected during construction. This may involve keeping them safely in place with protections or temporarily relocating them to alternative accommodations if staying would be unsafe.
• Permits: No construction permit is issued until the city reviews and approves the THP, ensuring tenants' needs are addressed.
• Communication: Landlords are required to issue notices to affected tenants, providing details about the scope of work and the THP before construction begins.

Typical Covered Activities

• Major plumbing or electrical upgrades (e.g., re-piping, re-wiring)
• Seismic retrofitting
• Heating, ventilation, or elevator installation or upgrade
• Abatement of hazardous materials (e.g., asbestos, lead paint)

Tenant Protections

• Tenants may remain in their homes if safely possible, with any disruptions (like utility shutoffs) limited in time and scope.
• If temporary relocation is necessary due to uninhabitable conditions, landlords are responsible for arrangements and associated costs.

Legal Framework

• The THP is governed by Los Angeles Municipal Code Section 152.00 and related Rent Adjustment Commission regulations.
• The process includes notice, the right to appeal by either party, and city oversight throughout the renovation.

References