[HISTORY: Adopted by the City Commission of the City of South Pasadena 7-19-1988 as Ord. No. 88-08 (Ch. 13.5 of the 1984 Code). Amendments noted where applicable.]
Brush, grass and weeds — See Ch. 81.
Building construction and uniform codes — See Ch. 83.
Fences — See Ch. 103.
Fire prevention — See Ch. 106.
Flood damage prevention — See Ch. 108.
Land development regulations — See Ch. 130.
Nuisances — See Ch. 143.
Sanitary code — See Ch. 166.
Sewers — See Ch. 169.
Solid waste — See Ch. 172.
Water — See Ch. 192.
This chapter is hereby declared to be remedial and shall be applicable to all existing habitable structures, as well as all new structures.
The provisions of this chapter shall apply to all buildings or portions thereof used or designed or intended to be used for human habitation, regardless of when such building was constructed.
This chapter establishes minimum standards for occupancy and does not replace or modify standards otherwise established for construction, replacement or repair of buildings, except such as are contrary to the provisions of this chapter.
Alterations, repairs or rehabilitation work shall not cause an existing building to become unsafe or otherwise in violation of this chapter.
If the occupancy classification of an existing building is changed, the building shall be made to conform to the requirements of this chapter for the new occupancy classification.
Repairs and alterations restoring a building to its condition prior to damage or deterioration or altering it in conformity with the provisions of this chapter or in a manner that will not increase an existing nonconformity may be made, provided that the repairs and/or alterations are not more than fifty percent (50%) of the building or fifty percent (50%) of the value of the building. Repairs and alterations in excess of fifty percent (50%) of either the area or the value of the building may be made, provided that the entire building be made to conform to the requirements of this chapter at the time of completion of the repairs or alterations and in accordance with all other existing building and zoning codes.
All buildings or structures, both new or existing, and all parts thereof, shall be maintained in a safe and sanitary condition in accordance with this chapter. All devices or safeguards which are required by this chapter in a building when erected, altered or repaired shall be maintained in good working order. The owner or his designated agent shall be responsible for the maintenance of buildings and structures on the premises.
The provisions of this chapter shall be enforced by the Building Official or his duly authorized representative.
Except as provided in Subsection C, the Building Official and/or his authorized representative, upon presentation of proper identification to the owner, agent or tenant in charge of such property or premises, during all reasonable hours, may enter said premises for inspection purposes. In cases of emergency where extreme hazards are known to exist which may involve the potential loss of life or severe property damage, the above limitations on entry shall not apply.
The above entry provisions will not normally apply to single-family residences unless there is a clear and present danger that public health, safety or welfare may be at risk or may be affected by the condition of the property.
All residential buildings or structures used as such which are unsafe, unsanitary or unfit for human habitation, which constitute a fire hazard or are otherwise dangerous to human life, dilapidated, in poor maintenance or abandoned, are considered nuisance buildings. All such nuisance buildings are hereby declared illegal and shall be abated by repair and rehabilitation or by demolition in accordance with the following procedures. Whenever the Building Official determines that there are reasonable grounds to believe that there has been a violation of any provision of this chapter, he shall give notice of such violation to the person or persons responsible for the subject building or premises. Such notice shall:
Be in writing.
Include a statement of the reasons for the notice.
Allow thirty (30) days with thirty-day extensions up to a total of ninety (90) days' time for abatement.
Advise that if necessary repairs, alterations, removal or demolition are not voluntarily completed within the stated time, the city shall institute legal action against the owner of the building or premises to force compliance with this chapter.
Any person, firm, corporation or agent who or which violates the provisions of this chapter or who fails to comply therewith shall be punished as set in Chapter 1, General Provisions, Article II, of this Code.
Any requirement not specifically covered by this chapter found necessary for the safety, health and general welfare of the occupants of any dwelling shall be determined by the Building Official or his representative, subject to appeal to the City Commission.
The Building Official and his representative, in the discharge of their duties, shall not thereby render themselves personally liable and are hereby relieved from all personal liability for any damage that may accrue to persons or property as a result of any act required or permitted in the discharge of their duties.
The Building Official shall make or cause to be made inspections to determine the condition of buildings and premises in the interest of safeguarding the health and safety of the occupants of such premises and of the general public. For the purpose of making such inspections, the Building Official or his agent, after providing a twenty-four-hour notice to the owner/occupant of a building, is hereby authorized to enter, examine and survey, at all reasonable times, all buildings and premises. The owner or occupant of every building or the person in charge thereof shall give the Building Official free access to the occupied spaces of the building. All siding materials shall be kept in good repair.
Every dwelling unit shall contain not less than one (1) kitchen sink, lavatory, tub or shower and a water closet, all in good working condition.
All required plumbing fixtures shall be located within the dwelling unit and be accessible to the occupants. Bathrooms shall afford privacy to the user and be accessible from habitable rooms, hallways or other protected or enclosed areas, not including kitchens or other food preparation areas.
Every dwelling unit shall be supplied, through an approved distribution system, with both cold and hot potable water.
Every dwelling unit shall be provided with a central heating system or facilities whereby heating appliances may be connected.
All cooking and heating equipment and facilities shall be installed in accordance with the building, mechanical, gas or electrical code and shall be maintained in a good working order and safe condition.
Every dwelling unit shall be provided with an approved smoke detector installed in accordance with the manufacturer's recommendations.
Every habitable room shall have at least one (1) window or skylight facing directly to the outdoors. The minimum total window area for every habitable room shall be eight percent (8%) of the floor area of such room.
Every habitable room shall have at least one (1) window or skylight which can be easily opened or other device as will adequately ventilate the room. Total openable window area in every habitable room shall be at least forty-five percent (45%) of the minimum window area size or shall have other approved, equivalent ventilation.
Every habitable room or space shall contain at least two (2) separate and remote convenience outlets, and bedrooms shall have, in addition, at least one (1) wall-switch-controlled ceiling or wall-type light fixture. Every bathroom shall have an electric light fixture controlled by a wall switch and at least one (1) convenience outlet and must have ground fault circuit interrupter protection.
The building foundation system shall be maintained in a safe manner and be capable of supporting the load which normal use may cause to be placed thereon.
Every exterior wall shall be free of holes, breaks, loose or rotting boards or timber, peeling paint or any other conditions which might admit rain or dampness to the walls, to the interior portions of the walls or to the occupied spaces of the building. All siding materials shall be kept in good repair.
Roofs shall be structurally sound and maintained in a safe manner and have no defects which might admit rain or cause dampness in the walls or interior portion of the building.
Every dwelling unit shall have safe, unobstructed means of egress, with minimum ceiling height of seven (7) feet leading to a safe and open space at ground level. Stairs shall have a minimum headroom of six (6) feet, eight (8) inches.
Every inside or outside stair, porch and any appurtenance thereto shall be capable of supporting the load of normal use and shall be kept in good repair. Any unenclosed structure over thirty (30) inches from the ground and any steps containing four (4) or more risers shall be provided with protective railings.
Every window and exterior door shall be substantially weathertight, watertight and rodentproof and shall be kept in sound working condition.
Every window shall be supplied with glass windowpanes or an approved substitute without open cracks or holes. Windows shall be properly fitted and weathertight and shall be easily opened for all windows required for light and ventilation.
All exterior wood and concrete block surfaces, other than decay-resistant woods and natural stone finishes, shall be protected from the elements and decay by painting or other protective covering or treatment. All siding shall be weather resistant and watertight. All masonry joints shall be sufficiently tuck-pointed to ensure water and airtightness.
Garages, storage buildings and other accessory structures shall be maintained and kept in good repair and sound condition.
Every floor, interior wall and ceiling shall be substantially rodentproof, shall be kept in sound condition and good repair and shall be safe to use and capable of supporting the load which normal use may cause to be placed thereon. Bathroom and kitchen floor surfaces shall be constructed and maintained so as to be substantially impervious to water and so as to permit such floor to be easily kept in a clean and sanitary condition.
Every dwelling unit shall contain at least one hundred fifty (150) square feet of floor space for the first occupant thereof and at least one hundred (100) additional square feet of floor space per additional occupant. Zoning requirements for minimum square footage shall take precedence over the above minimums. The floor area shall be calculated on the basis of the total area of all habitable room.
In every dwelling unit of two (2) or more rooms, every room occupied for sleeping purposes by one (1) occupant shall contain at least seventy (70) square feet of floor space, and every room occupied for sleeping purposes by more than one (1) occupant shall contain at least fifty (50) square feet of floor space for each occupant thereof.
Habitable rooms other than kitchen, storage rooms and laundry rooms shall have a ceiling height of not less than seven (7) feet.
Every owner of a multiple dwelling shall be responsible for maintaining in a clean and sanitary condition, the shared or common areas of the dwelling and premises.
Every tenant of any dwelling unit shall keep the dwelling and premises which he occupies or which is provided for his particular use in a clean and sanitary condition.
It shall be unlawful for the owner or occupant of any residential building, structure or property to utilize the premises of such property for the open storage of any abandoned refrigerator, stove, glass, building material, building rubbish or similar items. It shall be the duty and responsibility of every such owner or occupant to keep the premises of such residential property clean and to remove from the premises all such abandoned items as listed above, including but not limited to weeds, dead trees, trash, garbage, etc.