Drainage and Grading in Rancho Palos Verdes Landslide Areas: What Homeowners Can and Can't Do

If you own property in or near Rancho Palos Verdes' Greater Portuguese Bend landslide complex, the usual landscape playbook doesn't apply. Water is the main concern, many projects are restricted, and almost anything involving soil goes through the city geologist.

This is a plain-English summary of the city's published rules as of early October 2026. It isn't legal or engineering advice, so check your specific property with the city and a geotechnical engineer.

Where the Landslide Stands This Fall

The city says movement accelerated sharply after the historic rains of 2022–23 and 2023–24, covering roughly 715 acres and a deeper slide plane than earlier studies found. A local emergency declared in October 2023 was extended again for 60 days on September 15, 2026.

In its September 9, 2026 update, the city reported slower movement. The city's September 9 update reported early-August movement averaging 0.99 inches per week inside the active boundary, the first time below 1 inch per week since October 2023.

The Portuguese Bend slide averaged 0.81 inches per week, Abalone Cove 1.29, and Klondike Canyon showed no measurable movement. The city credits deep dewatering wells and other measures.

Public Works is "winterizing" the area ahead of forecasted strong El Niño conditions, with the work scheduled to finish by mid-October.

Slower isn't stopped, and a wet winter is a real risk.

What's Prohibited Inside the Landslide Complex

On August 19, 2025, the City Council permanently prohibited new residential construction in the landslide complex, effective September 18, 2025, and expanded the boundary slightly.

According to the city, prohibited work includes:

• New homes, home additions, new garages, and certain accessory structures.
• New pools, as well as repair, replacement, or restoration of existing pools.

What May Be Allowed With a Landslide Exception Permit

Owners can still maintain and repair what they have. With a Landslide Exception Permit, and a city geologist's finding that the work won't aggravate land movement, allowed work includes:

• Maintenance that doesn't increase land coverage or water use.
• Repair, replacement, or restoration within the same footprint, square footage, and general location.
• Non-remedial grading up to a cumulative 50 cubic yards.
• Remedial grading to improve soil stability or reduce geotechnical hazards.
• Fence, wall, and hedge permits that don't involve grading or retaining walls.

The city's standard conditions for these permits (RPVMC §15.20.050) include correcting any lot drainage deficiencies Public Works identifies, directing roof runoff from all structures "to the streets or an approved drainage course," and submitting a soils report if geotechnical staff require one.

Landscape irrigation must also be part of a water management system approved by the Public Works director and city geologist, with minimal-water yards and gardens.

Water: The Rules That Affect Landscaping Most

The city has issued emergency water restrictions, including irrigation and pool-water guidance. Because restrictions may differ by area and change over time, confirm the current rules for your address directly with the city before operating irrigation or draining a pool.

RPV's drainage guidelines add a layer for Portuguese Bend properties: if a project adds hardscape or could increase stormwater peak flows, engineered 25-year-storm hydrology must show post-project peaks won't exceed pre-project peaks, typically with a detention tank that drains to the street.

In practice, a landscape here should keep water out of the ground: solid pipe to the street, no infiltration features, and drip irrigation only where allowed. Any drainage or irrigation design should follow the city's requirements and the recommendations of the property's engineer.

Outside the Complex: RPV's Citywide Grading Permits

Even outside the landslide boundary, RPV regulates earthwork closely. Under Development Code §17.76.040:

• Minor Grading Permit: More than 20 cubic yards in two years (not counting footings) on slopes under 35%, or cuts or fills of 3 to under 5 feet.
• Major Grading Permit: More than 50 cubic yards in two years, cuts or fills of 5 feet or more, any grading that alters a natural drainage course, or grading on slopes of 35% or more.
• Remedial Grading Permit: Grading to improve stability, which needs geology and/or soils reports.
• Planning Commission review: Major grading of 1,000 cubic yards or more, or remedial grading of 5,000 cubic yards or more.

Cubic yards count cut plus fill, even if they balance. If a project needs a grading plan (more than 50 cubic yards, or fill over 1 foot deep), its drainage plan has to be stamped by a civil engineer.

Warning Signs to Report

Report new cracks or jammed doors and windows to RPV Building & Safety at (310) 544-5280 or BuildingSafety@rpvca.gov, with photos.

Report water leaks to Cal Water at 855-RPV-LEAK, and call 9-1-1 for sudden shifts or immediate danger.

Where a Contractor Fits and Where an Engineer Leads

In a landslide area, the geotechnical engineer and city geologist set the limits, and the contractor builds exactly what's approved.

Rosewood does that work: drainage corrections, solid-pipe drain systems, low-water landscape conversions, and hillside work coordinated with the engineer and the city.

We'll also tell you upfront when something can't be done, like a new pool inside the complex.

Frequently Asked Questions

Can I Build a Pool or Addition in the Portuguese Bend Landslide Area?

No. Under the regulations effective September 18, 2025, new homes, additions, and new pools are prohibited inside the Greater Portuguese Bend Landslide Complex, and repairing or replacing existing pools isn't allowed either. Repairs within an existing home's footprint may qualify for a Landslide Exception Permit.

What Is a Landslide Exception Permit in Rancho Palos Verdes?

It lets owners inside the complex maintain, repair, or replace existing development within the same footprint, plus limited work like up to 50 cubic yards of non-remedial grading, if the city geologist finds it won't aggravate movement.

Can I Water My Yard If I Live in the RPV Landslide Area?

The city has issued mandatory irrigation restrictions during the emergency; verify which rules currently apply to your address.

For permitted projects, irrigation has to be part of a water management system approved by Public Works and the city geologist. Check current rules with the city at landmovement@rpvca.gov.

Do I Need a Grading Permit in Rancho Palos Verdes?

Generally, yes, if you'll move more than 20 cubic yards in two years on slopes under 35%, cut or fill 3 feet or more, alter a natural drainage course, or grade on slopes of 35% or more. Larger or steeper work needs a Major Grading Permit.

How Do I Know If My Property Is in the Landslide Complex?

Check the city's Landslide Area Development Regulations map. For parcels crossed by the boundary, only the portion inside is regulated. You can also email landmovement@rpvca.gov.

Talk It Through Before You Dig

If you own property in or near RPV's landslide area and need drainage or landscape work, call Rosewood Landscape at (424) 533-3600.

Our office is in Palos Verdes Estates, and we work alongside geotechnical engineers and the city on hillside projects. We'll help you understand what's realistic before you spend money on plans.

Contact Rosewood Landscape to discuss your hillside project →