West Covina enforces 2025 CBC, T24 Pt 2 based on 2024 IBC with 2 local amendments on top (Ord. 2536 (building) + Ord. 2534 (fire/WUIC)). The amendments are the part that gets sets corrected. The state edition is only the floor. West Covina sits in Los Angeles County.
Current edition
2025 Title 24
Prior edition
2022 Title 24
Edition changeover: Projects with a complete application on or before 2025-12-31 may still be reviewed under the 2022 Title 24.
Adopted code and local amendments by discipline
Adopted code editions and local amendments by discipline
Discipline
Adopted code
Local amendment
Building
2025 CBC, T24 Pt 2 based on 2024 IBC
West Covina local amendments, Ord. 2536 (building) + Ord. 2534 (fire/WUIC)Local text supersedes the state code
Residential
2025 CRC, T24 Pt 2.5 based on 2024 IRC
n/a
Existing buildings
2025 CEBC, T24 Pt 10 based on 2024 IEBC
n/a
Fire
2025 CFC, T24 Pt 9 based on 2024 IFC
n/a
Electrical
2025 CEC, T24 Pt 3 based on 2023 NEC
n/a
Mechanical
2025 CMC, T24 Pt 4 based on 2024 UMC
n/a
Plumbing
2025 CPC, T24 Pt 5 based on 2024 UPC
n/a
Energy
2025 Energy Code, T24 Pt 6
n/a
Green / sustainability
2025 CALGreen, T24 Pt 11
n/a
Accessibility
2025 CBC Ch 11A/11B, T24 Pt 2
n/a
Wildland-urban interface
2025 CA-WUIC, T24 Pt 7 based on 2024 IWUIC
n/a
Historical buildings
2025 CHBC, T24 Pt 8
n/a
Administrative
2025 CAC, T24 Pt 1
n/a
Zoning
No state-adopted code
Local zoning ordinance (city or county), subject to state preemptionLocal text supersedes the state code
What West Covina actually amended
Quoted from the adopted ordinance. These are the provisions that differ from the state code, which is where most correction lists come from. Excerpts, not the whole ordinance. Follow the source link for the full text.
107.1 · Permit fees. A fee for each permit shall be paid to the Building Official as
107.1 Permit fees. A fee for each permit shall be paid to the Building Official as
established by resolution of the City Council. Determination of value or valuation under
any of the provisions of this Code shall be made by the Building Official. Valuation shall
be based on the type of construction, occupancy classification, and size of the project,
and shall include all components of the permitted work, including structural elements,
finishes, roofing, mechanical, electrical, plumbing, fire protection systems, and other
permanently installed features or equipment. […]
109.1 · Use and occupancy. No building, structure or premises, or portion thereof,
109.1 Use and occupancy. No building, structure or premises, or portion thereof,
shall be used or occupied, and no change in the existing occupancy classification of a
Ordinance No. 2536
Page 7 of 15
building, structure or premises, or portion thereof, shall be made until the Building Official
has approved the building, structure or premises or portion thereof for such use or
occupancy and until all permits have been approved or a temporary certificate of
occupancy has been issued. […]
109.3 · Certificate issued. When the building, structure or premises, or portion
109.3 Certificate issued. When the building, structure or premises, or portion
thereof, has passed final inspection, and when the building, structure or premises complies
with this Code, relevant laws, ordinances, rules and regulations, and the required fees
have been paid, the Building Official, upon request of the applicant, may issue a certificate
of occupancy which shall contain the following:
1. The building permit number.
2. The address of the building or structure.
3. A description of that portion of the building for which the certificate is issued.
4. […]
109.6 · Revocation. The Building Official is authorized to suspend or revoke a
109.6 Revocation. The Building Official is authorized to suspend or revoke a
certificate of occupancy or completion issued under the provisions of this Code, in writing,
wherever the certificate is issued in error, or on the basis of incorrect information supplied,
or where it is determined that the building or structure or portion thereof is in violation of
the provisions of this Code or other ordinance of the city.
Sec. 7-21. - Fire protection and life safety systems.
Chapter 9 of Title 26 of the Los Angeles County Code is hereby deleted in its
entirety and replaced with the Fire Code of the City of West Covina as set forth in Chapter
10 of this Code.
Sec. 7-22. […]
304.1.3 · Vegetation
304.1.3 Vegetation.
Weeds, grass, vines or other growth that is capable of being ignited and endangering
property shall be cut down and removed by the owner or occupant of the premises.
Vegetation clearance requirements for all residential front, rear and side yards including
slopes shall be maintained, by the owner or occupant, free and clear of all flammable and
combustible vegetation for a distance of 100 feet or to their property line, whichever is
closest.
A minimum clearance of 10 feet shall be maintained between all roads and all dry grass,
weeds, vegetation and other combustible material. […]
505.1 · Address numbers
505.1 Address numbers.
New and existing buildings shall have approved address numbers, building numbers or
approved building identification placed in a position that is plainly legible and visible from
the street or road fronting the property. These numbers shall contrast with their
background. Address numbers shall be Arabic numerals or alphabet letters. Numbers
shall be a minimum of 4 inches high, for residential homes, with a minimum stroke width
of 0.5 inch.
Numbers for commercial or industrial buildings shall be a minimum of 8 inches high,
located near the top corner of the structure facing the street. […]
903.2 · Fire sprinkler systems – where required
903.2 Fire sprinkler systems – where required.
Approved automatic sprinkler systems shall be provided in specific buildings,
occupancies and structures as follows:
(1) New Buildings. Notwithstanding any applicable provisions of Sections 903.2.1 through
903.2.19 of this code, an automatic fire extinguishing system shall be installed in all
new structures when the total building area, as defined in Section 202, exceeds 5,000
square feet or is more than two stories in height, regardless of fire or allowable areas. […]
5608.2.1 · Application
5608.2.1 Application.
A written application for a permit to conduct a public display of fireworks or to use or
discharge pyrotechnic special effects materials shall be submitted to the fire chief at
least 60 calendar days prior to the proposed date of the display, unless the fire chief
approves the submission of an application less than 60 calendar days prior to the
Ordinance No. 2534
Page 11 of 15
proposed date of the display. […]
5608.2.4 · Permit requirements
5608.2.4 Permit requirements.
In addition to any conditions imposed by the fire chief, any permit issued shall be
subject to the following requirements:
(a) A separate permit is required for each display.
(b) Any permit issued shall only be valid for the date, time and place specified in such
permit.
(c) Any permit issued pursuant to this section shall be non-transferable.
(d) All public displays of fireworks or pyrotechnic special effects shall be under the
direct supervision of a pyrotechnic operator licensed by the state fire marshal. The
licensed pyrotechnic operator shall be responsible for all aspects of the display
relating to pyrotechnics. […]
5609.2 · Sale and retail display
5609.2 Sale and retail display.
No person shall construct a retail display nor offer for sale any explosives, explosive
materials or fireworks upon any highway, street, sidewalk, public or private property, or
from any occupancy within the city.
The sale, use and discharge of fireworks, including those classified as “Safe and Sane”
is prohibited within the City of West Covina limits.
Chapter 80 (Referenced Standards) is amended as follows:
(1) Revise NFPA 13D, Section 7.6, to read as follows:
7.6 Local waterflow alarms shall be provided on all sprinkler systems.
(2) Revise NFPA 13D, Sections 8.3.5. […]
Mapped hazard and district overlays stack on top of the adopted code. These are the overlays recorded for Los Angeles County. They apply by parcel, not jurisdiction-wide, so confirm the parcel before assuming one is in play. Check CAL FIRE's fire hazard severity viewer and FEMA's flood map service.
Very High Fire Hazard Severity Zone
FEMA mapped flood hazard area
State law that overrides local zoning here
When one of these applies, the state statute governs over a conflicting local standard. This is the most common reason a local rule someone quotes you turns out not to be enforceable against a project.
Gov. Code 66310 et seq.
State ADU law preempts local zoning that would preclude a conforming ADU/JADU.
Applies when: project includes an ADU or JADU
Gov. Code 65915
State Density Bonus Law concessions/waivers override local development standards.
Applies when: project requests a density bonus
Gov. Code 65852.21 / 66411.7
SB 9 urban lot split / two-unit ministerial approval preempts conflicting local standards.
Applies when: project is an SB 9 lot split or two-unit development
West Covina enforces 2025 CBC, T24 Pt 2 based on 2024 IBC, the edition adopted statewide in California, amended locally in 2 disciplines (Ord. 2536 (building) + Ord. 2534 (fire/WUIC)).
Does West Covina amend the California code?
Yes: building, zoning. For building, the rule is: local text supersedes the state code.
Where do I confirm the code edition for a West Covina permit?
With the city building department that will review the permit. Adoption ordinances are amended on a local schedule, and a set submitted days apart can fall under different editions during a changeover.
Knowing the adopted edition is the easy half. Architechtura reads your drawings, resolves which of these provisions actually apply to the project, and returns the corrections a plan checker would write up, each one cited to the section it came from.
Compiled from published state and municipal adoption ordinances. Local governments amend their codes on their own schedule, and a pending ordinance can change what applies to your permit. Confirm the governing edition with the building department before you submit. This page is reference information, not a code determination.