For purposes of citation, all sections of the International Property Maintenance Code, 2021 Edition, published by the International Code Council, as adopted by reference and amended in this Title 18, are renumbered by adding "18-20." before each section number.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 102.3 is amended
to read as follows:
102.3. Repairs, additions or alterations to a structure,
or changes of occupancy, shall be done in accordance with the procedures
and provisions of the California Building Code, California Residential
Code, California Energy Code, California Green Building Standards
Code, California Historical Building Code, California Existing Building
Code, California Fire Code, California Plumbing Code, California Mechanical
Code, and California Electrical Code. Nothing in this code shall be
construed to cancel modify or set aside any provision of the Santa
Rosa City Code.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 103.1 is amended
to read as follows:
Section 103.1 Division of Code Compliance. The
Division of Code Compliance is hereby created and the Director of
Housing and Community Services or designated representative thereof
shall be known as the Code Official.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 108 is amended
to read as follows:
Section 108 Board of appeals. The Board of Building Regulation Appeals established in Section 18-04.050 of the Santa Rosa City Code, shall hear and determine any appeal arising from an action or determination made by the Building Official relative to the application and interpretation of this code, excepting nuisance conditions where the principal concern pertains to non-construction-related or non-structural issues, including, but not limited to the maintenance of exterior property areas; maintenance of rubbish and garbage; elimination of pests; etc. Section 18-04.060 of the City Code shall apply to the Board's determination. An appeal shall be filed, if at all, in accordance with the requirements and within the time period set forth in Section 18-04.065 of the Santa Rosa City Code.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 109.4 is amended
to read as follows:
Section 109.4. Violation penalties. Any person
violating any of the provisions of this title, including, but not
limited to, adopted model codes, as amended in this title, shall be
subject to penalty provisions as follows:
A.
Whenever
in this code any act is prohibited or is made or declared to be unlawful
or an offense, or the doing of any act is required or the failure
to do any act is declared to be unlawful, such violation of this code
or failure to comply with its requirements shall constitute a misdemeanor,
unless expressly provided otherwise. Any violation constituting a
misdemeanor under this code may, in the discretion of the Code Official,
be charged and prosecuted as an infraction. Any person convicted of
a misdemeanor under the provisions of this code, unless otherwise
provided in this chapter, shall be punishable by a fine of not more
than $1,000.00 or by imprisonment in the County jail for a period
of not more than six months or by both fine and imprisonment. Any
person convicted of an infraction under the provisions of this code,
unless otherwise provided in this chapter, shall be punishable by
a fine only as follows: Upon a first conviction by a fine not exceeding
$250.00 and for a second conviction or any subsequent conviction within
a period of one year, by a fine not exceeding $500.00.
B.
In addition to or in lieu of the remedies provided in subsection A of this section, the Code Official may commence:
1.
An action for abatement, including, but not limited to, an injunction
thereof, in the manner required by law and shall take such other steps
to obtain such relief as will abate or remove a violation and restrain
and enjoin any person from violating any provisions of this code,
or other applicable laws and rules and regulations. All costs, including
attorney's fees, for the abatement of a violation of this code which
constitutes a public nuisance is assessed against any property declared
to be a public nuisance and the costs, including attorney's fees,
shall be collected in the manner provided for by Government Code Section
38773.5.
2.
Nothing contained in this Title shall be construed as limiting, prejudicing,
or adversely affecting the city's ability to concurrently or consecutively
use any and all other available legal tools, remedies or proceedings
as the city may deem are efficient, effective, practicable, or applicable,
specifically including the use of Administrative Citations and the
issuance of fine penalties in the manner provided for by Government
Code Section 36900.
C.
Each
day any violation of this code shall continue shall constitute a separate
offense.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 110.4 is amended
to read as follows:
Section 110.4 Failure to comply. Any person who
shall continue any work after having been served with a stop work
order, except such work as that person is directed to perform to remove
a violation or unsafe condition, shall be liable to an administrative
citation of not less than $130 or more than $1300.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 111.4 is amended
to read as follows:
Section 111.4 Notice. Whenever the code official determines that there has been a violation of this code or has grounds to believe that a violation has occurred, notice shall be given in the manner prescribed in Sections 111.4.1 and 111.4.2, or in the manner provided by Santa Rosa City Code Sections 1-30.030 and 1-30.040, to the person responsible for the violation as specified in this code. Notices for condemnation procedures shall also comply with Section 108.3. Nothing contained in this Title shall be construed as limiting, prejudicing, or adversely affecting the city's ability to concurrently or consecutively use any and all other available legal tools, remedies or proceedings as the city may deem are efficient, effective, practicable, or applicable, specifically including the use of Administrative Citations and the issuance of fine penalties in the manner provided for by Government Code Section 36900.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 201.3, Terms
defined in other codes, is amended to read as follows:
Section 201.3 Terms defined in other codes. Where
terms are not defined in this code and are defined in the California
Administrative Code, California Building Code, California Residential
Code, California Green Building Standards Code, California Energy
Code, California Historical Building Code, California Existing Building
Code, California Fire Code, California Plumbing Code, California Mechanical
Code, or California Electrical Code, such terms shall have the meanings
ascribed to them as stated in those codes.
Exception: When used within this code, the terms
unsafe and dangerous shall have only the meanings ascribed to them
in this code and shall not have the meanings ascribed to them by the International Existing Building Code.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 301.4 is added
to read as follows:
301.4. Unlawful Property Nuisances. It shall be
unlawful and declared a public nuisance for any person owning, renting,
leasing, occupying, or having charge or possession of any property
in the city of Santa Rosa to maintain such property in such a manner
that any conditions enumerated in Section 302, as amended, are found
to exist thereon.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 302.1, Sanitation,
is amended to read as follows:
302.1. Sanitation. Exterior property and premises
shall be maintained in a clean, safe and sanitary condition. The occupant
shall keep that part of the exterior property that such occupant occupies
or controls in a clean and sanitary condition and free of any of the
following conditions:
A.
Refuse
and/or waste matter which by reason of its location and character
is in such a condition of deterioration that it constitutes visual
blight, reduces the aesthetic appearance of the neighborhood, is offensive
to the senses, or detrimentally affects property in the surrounding
neighborhood or community;
B.
Polluted
or stagnant water which, because of its nature or location, constitutes
an unhealthy or unsafe condition;
C.
Building(s),
structure(s) or property that is damaged, hazardous, broken, warped,
dry rotted, blighted, infested, unsightly, unmaintained, decayed,
defective, deteriorated, unsafe, dilapidated, in a state of disrepair,
unsanitary, unfit for human habitation, in a condition that is likely
to cause sickness or disease or likely to cause injury to the health,
safety or general welfare of those living, working, accessing, or
occupying within.
D.
Any
appliance, tool, equipment, furniture, furnishing, or other item of
personal property not normally kept outside including, but not limited
to, any couch, love seat, sofa, sofa bed, recliner, hassock, upholstered
chair, mattress, bed springs, box springs, bed frame, headboard, desk,
dresser, bureau, cabinet, television, radio, stereo, stove, refrigerator,
freezer, dishwasher, washing machine, dryer, shopping cart, sink,
toilet, or similar items, whether or not any such item is broken or
abandoned, resting or being stored on the premises stored either (a)
so as to be visible from a public street, alley, or from any adjoining
property for at least twenty-four consecutive hours, or (b) so as
otherwise to constitute a harborage for rodents or pests or a detriment
to health, safety and welfare of nearby properties, the neighborhood
or the city.
E.
An
accumulation of aluminum cans, newspapers, plastic bottles, glass,
cardboard or cardboard boxes, or an accumulation of other recyclable
materials that has been stored in public view for at least twenty-four
consecutive hours and is visible from a public street, alley or from
any adjoining property.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 302.2, Grading
and drainage, is amended to read as follows:
302.2 Grading and drainage. Premises, the topography,
geology or configuration of which, whether in a natural state or as
a result of grading operations, excavation or fill, shall be graded
and maintained to prevent erosion, subsidence, or surface water drainage
problems of such magnitude as to be injurious or potentially injurious
to the public health, safety and welfare, or to adjacent properties.
Exception: Approved retention areas and reservoirs.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 302.3, Sidewalks
and driveways, is amended to read as follows:
302.3 Sidewalks and driveways. Sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair and maintained free from hazardous conditions. Properties shall not be maintained so as to cause a hazard to the public by obscuring visibility of vehicular or pedestrian traffic at intersections, parkways, sidewalks and any other rights-of-way or blocking vision triangles required by section 20-30.110(F) of this code.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 302.4, paragraph
one is amended to read as follows:
Section 302.4. Weeds. Weed and rubbish abatement shall be as set forth in Santa Rosa City Code Title 9, Health and Safety, Chapter 9-08. Weeds and Rubbish.
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1.
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Premises and exterior property shall be maintained free from
weed growth in excess of six inches (6"). Noxious weeds shall be prohibited.
Weeds shall be defined as all grasses, annual plants, and vegetation,
other than trees or shrubs provided; however, this term shall not
include cultivated flowers and gardens. Trees, vegetation, or landscaping
not otherwise subject to immediate abatement pursuant to this section
shall not be allowed to remain upon the property for more than twenty-four
consecutive hours if found to:
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1.1.
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be dead, decayed, diseased, dry, overgrown, uncultivated, or
hazardous;
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1.2.
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be likely to harbor such nuisances as vermin or rats;
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1.3.
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be in a condition that causes visual blight, or reflects a lack
of being maintained in an ongoing manner;
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1.4.
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constitute a fire or health hazard, or create a threat to the
public health or welfare;
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1.5.
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be maintained with less than eight feet (8') of vertical
clearance from sidewalks and thirteen feet (13') of vertical
clearance from streets; or obscures official street or traffic signage;
or consists of thorn or spine-bearing vegetation immediately adjacent
to sidewalks in residential areas.
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(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5; Ord. 2024-003, 2/27/2024)
International Property Maintenance Code Section 302.5, Rodent
harborage, is amended to read as follows:
302.5 Rodent harborage. Structures and exterior
property shall be kept free from rodent harborage and infestation.
Where rodents are found, they shall be promptly exterminated by approved
processes that will not be injurious to human health. After pest elimination,
proper precautions shall be taken to eliminate rodent harborage and
prevent reinfestation.
Firewood shall only be maintained in stacks located within side
or rear yard areas where such stacks maintain a minimum of 18" clearance
from the ground. Stored firewood shall not exceed thirty-six inches
in length or be greater than twenty-four inches in diameter.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 302.6, Exhaust
vents, is amended to read as follows:
302.6 Exhaust vents. Pipes, ducts, conductors,
fans or blowers shall not discharge gases, steam, vapor, hot air,
grease, smoke, odors or other gaseous or particulate wastes directly
on abutting or adjacent public or private property or that of another
tenant.
It shall be unlawful and a public nuisance to store, keep, operate, or maintain any equipment, machinery, vehicle, liquid or solid waste or any other device, which emits an objectionable odor or by reason of its dust, exhaust or fumes that creates a health or safety hazard to any person(s), or which causes discomfort or annoyance to reasonable persons of normal sensitivity, or otherwise violates section 20-30.090 of this code.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 302.8, Motor
vehicles, is amended to read as follows:
302.8 Motor vehicles. Except as provided for in
other regulations, it is prohibited to:
A.
Store
any abandoned, wrecked, dismantled, inoperative, salvaged, or disabled
vehicle, vessel, equipment trailer, house trailer, camper, camper
shell, boat, boat trailer, airplane or other mobile equipment, or
parts thereof, stored or parked in front yards, side yards, backyards,
driveways, sidewalks or walkways for at least twenty-four consecutive
hours and visible from a public street or any adjoining property;
B.
Maintain
any vehicle in a state of major disassembly, disrepair, or in the
process of being stripped or dismantled. Painting of vehicles is prohibited
unless conducted inside an approved spray booth. Exception: A vehicle
of any type is permitted to undergo major overhaul, including body
work and painting, provided that such work is performed inside a structure
or similarly enclosed area designed and approved for such purposes.
C.
Park
a vehicle upon an unimproved lot or parcel in any zone, or in any
required front yard or side yard setback upon any residential property,
except upon a lawfully established driveway, or within an approved
garage or carport; parking a vehicle on any commercial property except
on a paved surface.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 302.9, Defacement
of property, is deleted.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 302.10, Other
property nuisances, is added to read as follows:
302.10 Other property nuisances. It shall be unlawful
and declared a public nuisance for any person owning, renting, leasing,
occupying, or having charge or possession of any property in the city
of Santa Rosa to maintain such property so out of harmony or conformity
with the maintenance standards of adjacent properties, or in such
condition of deterioration or disrepair that the same causes visual
blight, reduces the aesthetic appearance of the neighborhood, is offensive
to the senses, or is detrimental to nearby properties to the extent
that it causes substantial diminution of the enjoyment, use or values
of such properties, including, but not limited to:
A.
Buildings or structures which are abandoned, partially destroyed,
damaged, boarded up, dilapidated, or left in a persistent state of
partial construction. A "persistent state of partial construction"
is defined as any unfinished building where active construction is
not occurring, or where the appearance or other conditions of said
unfinished building or structure constitutes visual blight, or reduces
the aesthetic appearance of the neighborhood, or is offensive to the
senses, or is detrimental to nearby properties. A project shall be
deemed active if there is obvious change to the worksite or to the
project in any seven-day period;
B.
Any building or portion thereof which is unpainted, or where the
condition of existing paint has become so deteriorated as to permit
substantial decay, checking, cracking, peeling, chalking, dry rot,
warping, or termite infestation.
C.
Buildings with missing doors, or windows containing broken glass
or no glass at all where the window is a type which normally contains
glass. Plywood or other materials used to cover such window space
or doors, as may be permitted, shall be installed to FHA or similar
standard to discourage unlawful entry, and shall be painted in a color
or colors compatible with the remainder of the building.
D.
Building exteriors, walls, fences, gates, driveways, sidewalks, walkways,
or alleys which for at least twenty-four consecutive hours are maintained
in such condition as to become so defective, unsightly, or in such
a condition of deterioration or disrepair that the same constitutes
visual blight or reduces the aesthetic appearance of the neighborhood,
is offensive to the senses, or is detrimental to nearby properties.
E.
The accumulation, for twenty-four consecutive hours or more, of dirt,
litter, or debris in vestibules, doorways, or the adjoining sidewalks,
passages, or breezeways of a building.
F.
Attractive nuisances dangerous to children and other persons, including,
but not limited to, broken or neglected household appliances, equipment,
machinery or vehicles; unfenced, abandoned, uncovered, unprotected,
or otherwise unmaintained wells, swimming pools, spas, ponds, excavations
or other openings; and open and accessible structures, whether vacant,
abandoned or not.
G.
Construction or packing materials or supplies, including, but not
limited to, lumber, drywall, roofing tile, cement, nails, pallets,
plywood, scrap lumber, or other building materials, products, or supplies;
electrical, irrigation, or plumbing supplies; provided, however, that
a reasonable quantity of these materials and supplies is excluded
from this definition during active construction authorized by a valid
building permit upon the subject property. A project shall be deemed
active if there is obvious change to the accumulation or to the project
in any seven-day period.
H.
Construction equipment or machinery of any type or description parked
or stored on property for at least twenty-four consecutive hours where
it is readily visible from a public street, alley, or adjoining property,
except while active excavation, construction or demolition operations
authorized by a valid building permit are in progress on the subject
property or an adjoining property, or where the property is zoned
for the storage of construction equipment or machinery.
I.
Maintenance of any structures, bins or containers used for the collection
of donated objects or items on any public or private property, unless
completely enclosed within a permitted building or otherwise permitted
and approved by the City's Planning and Economic Development Department.
J.
Maintenance of any signage which lacks a required permit or is prohibited pursuant to section 20-38.080 of this code.
K.
The placement of clotheslines in front yards and the drying of laundry
or washed articles on front porch stair railings, or the placement
of washed articles on fences, hedges, or other supporting structures
located in front yards for the purpose of drying them where the foregoing
are visible from any public street, alley, or from any adjoining property.
L.
Any wall, sign, fence, gate, hedge, or structure maintained in such
a condition of deterioration or disrepair as to constitute a hazard
to persons or property, constitute a visual blight, reduce the aesthetic
appearance of the neighborhood, is offensive to the senses, or is
detrimental to nearby properties.
M.
Any property with pooled oil accumulation, oil flowing onto public
rights-of-way or adjacent property, or excessive accumulations of
grease or oil on paved surfaces, buildings, walls, or fences.
N.
Any yard area, visible from a public street, alley or from any adjoining
property, the non-maintenance of which causes excessive dust or discharge
of material onto the public right-of-way or into the storm drain system;
which contains the accumulation of debris, constitutes visual blight,
reduces the aesthetic appearance of the neighborhood, is offensive
to the senses, or is detrimental to nearby properties. This paragraph
shall not be construed to require the use of water or the installation
of drought-resistant vegetation to the tenant landscaping during any
period in which a drought has been officially declared.
O.
Any graffiti, including paint, ink, chalk, dye, etchings, or similar
marking substances, which remains on the exterior of any building
or structure, wall, fence, pavement, window, vehicle, walkway, or
other object for at least twenty-four consecutive hours and is visible
from a public street, alley, or any adjoining property.
P.
The keeping, storing, depositing or accumulation on the premises
of dirt, sand, gravel, concrete, or other similar materials that constitutes
visual blight, reduces the aesthetic appearance of the neighborhood,
is offensive to the senses, or is detrimental to nearby properties,
except when used for active excavation, construction or demolition
projects for which a valid building permit, if so required, has been
obtained.
Q.
The storage or placement of any garbage can or refuse container where
such can or container is visible from a public right-of-way, other
than between the period starting 24 hours prior to collection day
and ending 24 hours following collection day. Where no complying storage
location exists, garbage cans and refuse containers may be allowed
to be placed in a manner that is removed from, yet remaining visible
to, the public right-of-way.
R.
Any obstructions, impediments, or excavations that interfere with
the ordinary use by the public of any public street, way, or sidewalk
except when and as permitted pursuant to this code or state law;
S.
Maintenance of any insects, including, but not limited to wild bees;
hornets, or wasps on any property in such a manner as to pose a threat,
disturbance, danger, or menace to any person or property of another.
T.
Maintenance of any type of illumination which directly shines onto adjacent or proximal properties causing substantial diminution of the enjoyment or use of such adjacent or proximal property, or otherwise violates section 20-30.080 of this code.
U.
Violation of any provision of Title 7 of this code pertaining to
animal regulations.
V.
Violation of noise standards pursuant to chapter 17.16 of this code.
W.
Violation of any habitability requirements pursuant to Health and
Safety Code Section 17920.3.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 304.1.1 is amended
to read as follows:
Section 304.1.1, Unsafe conditions (exterior structure). The following conditions shall be determined as unsafe and shall
be repaired or replaced to comply with the California Building Code
as required for existing buildings:
1.
The nominal strength of any structural member is exceeded by nominal
loads, the load effects or the required strength.
2.
The anchorage of the floor or roof to walls or columns,
and of walls and columns to foundations is not capable of resisting
all nominal loads or load effects.
3.
Structures or components thereof that have reached their limit state.
4.
Siding and masonry joints including joints between the building envelope
and the perimeter of windows, doors and skylights are not maintained,
weather resistant or water tight.
5.
Structural members that have evidence of deterioration or that are not capable of safely supporting all nominal loads and
load effects.
6.
Foundation systems that are not firmly supported by footings, are
not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads
and resisting all load effects.
7.
Exterior walls that are not anchored to supporting
and supported elements or are not plumb and free of holes, cracks
or breaks and loose or rotting materials, are not properly anchored or are not capable of supporting all nominal loads
and resisting all load effects.
8.
Roofing or roofing components that have defects that admit rain,
roof surfaces with inadequate drainage, or any portion of the roof
framing that is not in good repair with signs of deterioration, fatigue or without proper anchorage and incapable of supporting
all nominal loads and resisting all load effects.
9.
Flooring and flooring components with defects that affect serviceability
or flooring components that show signs of deterioration or fatigue, are not properly anchored or are incapable
of supporting all nominal loads and resisting all load effects.
10.
Veneer, cornices, belt courses, corbels, trim, wall facings and similar
decorative features not properly anchored or that
are anchored with connections not capable of supporting
all nominal loads and resisting all load effects.
11.
Overhang extensions or projections including, but not limited to,
trash chutes, canopies, marquees, signs, awnings, fire escapes, standpipes
and exhaust ducts not properly anchored or that are anchored with connections not capable of supporting all
nominal loads and resisting all load effects.
12.
Exterior stairs, decks, porches, balconies and all similar appurtenances
attached thereto, including guards and handrails,
are not structurally sound, not properly anchored or that are anchored with connections not capable
of supporting all nominal loads and resisting all load effects.
13.
Chimneys, cooling towers, smokestacks and similar appurtenances not
structurally sound or not properly anchored, or that
are anchored with connections not capable of supporting
all nominal loads and resisting all load effects.
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Exceptions:
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1.
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Where substantiated otherwise by an approved method.
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2.
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Demolition of unsafe conditions shall be permitted where approved by the code official.
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(Ord. 2022-015 § 5)
International Property Maintenance Code Section 304.3, Premises
identification is amended to read as follows:
Section 304.3. Premises identification. Premises
identification shall be as set forth in Santa Rosa City Code Section
18-16.501.2 and 18-22R319.1.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 304.14, Insect
screens, is amended to read as follows:
Section 304.14. Every door, window and other outside
opening required for ventilation of habitable rooms, food preparation
areas, food service areas or any areas where products to be included
or utilized in food for human consumption are processed, manufactured,
packaged or stored shall be supplied with approved tightly fitted
screens of not less than 16 mesh per inch, and every screen door used
for insect control shall have a self-closing device in good working
condition.
Exception: Screens shall not be required where
other approved means, such as air curtains or insect repellant fans,
are employed.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 304.18, Building
Security is amended to read as follows with subsections 304.18.1 through
304.18.3 remaining intact:
Section 304.18. Building Security. Doors, windows
or hatchways for dwelling units, room units or housekeeping units
shall be provided with devices designed to provide security for the
occupants and property within as set forth in the California Civil
Code, Section 1941.3, or as set forth below, whichever is more restrictive.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 305.1.1, Unsafe
conditions, is amended to read as follows:
Section 305.1.1 Unsafe conditions (interior structure). The following conditions shall be determined as unsafe and shall
be repaired or replaced to comply with the California Building Code
as required for existing buildings:
1.
The nominal strength of any structural member is exceeded by nominal
loads, the load effects or the required strength.
2.
The anchorage of the floor or roof to walls or columns, and of walls
and columns to foundations is not capable of resisting all nominal
loads or load effects.
3.
Structures or components thereof that have reached their limit state.
4.
Structural members are incapable of supporting nominal loads and
load effects.
5.
Stairs, landings, balconies and all similar walking surfaces, including guards and handrails, are not structurally sound, not properly anchored or are anchored with connections
not capable of supporting all nominal loads and resisting all load
effects.
6.
Foundation systems that are not firmly supported by footings are
not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads
and resisting all load effects.
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Exceptions:
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1.
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Where substantiated otherwise by an approved method.
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2.
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Demolition of unsafe conditions shall be permitted where approved by the code official.
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(Ord. 2022-015 § 5)
International Property Maintenance Code Section 306.1.1, Unsafe
conditions, is amended to read as follows:
Section 306.1.1 Unsafe conditions (component serviceability). Where any of the following conditions cause the component or system
to be beyond its limit state, the component or system shall be determined
as unsafe and shall be repaired or replaced to comply with the California
Building Code and the California Existing Building Code as required
for existing buildings:
1.
Soils that have been subjected to any of the following conditions:
1.1
Collapse of footing or foundation system.
1.2
Damage to footing, foundation, concrete or other structural element
due to soil expansion.
1.3
Adverse effects to the design strength of footing, foundation, concrete
or other structural element due to a chemical reaction from the soil.
1.4
Inadequate soil as determined by a geotechnical investigation.
1.5
Where the allowable bearing capacity of the soil is in doubt.
1.6
Adverse effects to the footing, foundation, concrete or other structural
element due to the ground water table.
6.
Wood that has been subjected to any of the following conditions:
6.1
Ultimate deformation.
6.2
Deterioration.
6.3
Damage from insects, rodents and other vermin.
6.4
Fire damage beyond charring.
6.5
Significant splits and checks.
6.6
Horizontal shear cracks.
6.7
Vertical shear cracks.
6.8
Inadequate support.
6.9
Detached, dislodged or failing connections.
6.10
Excessive cutting and notching.
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Exceptions:
| |
|
1.
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Where substantiated otherwise by an approved method.
|
|
2.
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Demolition of unsafe conditions shall be permitted where approved
by the code official.
|
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 307, Handrails
and guardrails, is amended to read as follows:
Section 307. General. Every exterior and interior
flight of stairs shall have a handrail and guard per the requirements
of the adopting code at the time the building was permitted. Handrails
and guardrails shall be maintained in a safe and useful condition.
(Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord. 2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 401.3, Alternative
devices, is amended to read as follows:
Section 401.3. Alternative devices. In lieu of
the means for natural light and ventilation herein prescribed, artificial
light or mechanical ventilation complying with the California Building
Code or California Residential Code shall be permitted.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 502.5, Public
toilet facilities, is amended to read as follows:
Section 502.5. Public toilet facilities. Public
toilet facilities shall be maintained in a safe sanitary and working
condition in accordance with the California Plumbing Code. Except
for periodic maintenance or cleaning, public access and use shall
be provided to the toilet facilities at all times during occupancy
of the premises.
(Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord. 2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 505.1, General,
is amended to read as follows:
Section 505.1. General. Every sink, lavatory, bathtub
or shower, drinking fountain, water closet or other plumbing fixture
shall be properly connected to either a public water system or to
an approved private water system. All kitchen sinks, lavatories, laundry
facilities, bathtubs and showers shall be supplied with hot or tempered
and cold running water in accordance with the California Plumbing
Code.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 602.2, Residential
occupancies, is amended to read as follows:
Section 602.2. Residential occupancies. Interior
spaces intended for human occupancy shall be provided with heating
facilities capable of maintaining a room temperature of 68 degrees
F (20 C) in all habitable rooms.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 602.3, Heat
supply, is amended to read as follows:
Section 602.3 Heat supply. Every owner and operator
of any building who rents, leases or lets one or more dwelling units
or sleeping units on terms, either expressed or implied, to furnish
heat to the occupants thereof shall supply heat to maintain a minimum
temperature of 68°F (20°C) in all habitable rooms, bathrooms
and toilet rooms.
Exceptions deleted.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 602.4, Occupiable
work spaces, is deleted.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 604.2, Service,
is amended to read as follows:
Section 604.2. Service. The size and usage of appliances
and equipment shall serve as a basis for determining the need for
additional facilities in accordance with the California Electrical
Code. Dwelling units shall be served by a three-wire, 120/240 volt,
single-phase electrical service having a rating of not less than 60
amperes.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 604.3.1.1, Electrical
equipment, is amended to read as follows:
Section 604.3.1.1. Electrical equipment. Electrical
distribution equipment, motor circuits, power equipment, transformers,
wire, cable, flexible cords, wiring devices, ground fault circuit
interrupters, arc fault circuit interruptors, surge protectors, molded
case circuit breakers, low-voltage fuses, luminaires, ballasts, motors
and electronic control, signaling and communication equipment that
have been exposed to water shall be replaced in accordance with the
provisions of the California Electrical Code.
(Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord. 2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 604.3.2.1, Electrical
equipment, is amended to read as follows:
Section 604.3.2.1. Electrical equipment. Electrical
switches, receptacles and fixtures, including furnace, water heating,
security system and power distribution circuits, that have been exposed
to fire, shall be replaced in accordance with the provisions of the
California Building Code, or California Electrical Code.
(Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord. 2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 701, General,
is amended as follows:
Section 701 General. All references to any International
Code shall be considered to reference the California Fire Code, California
Building Code, or California Residential Code as-applicable.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 702.1, General,
is amended to read as follows:
Section 702.1. General. A safe, continuous and
unobstructed path of travel shall be provided from any point in a
building or structure to the public way. Means of egress shall comply
with the California Fire Code, California Residential Code, or the
California Building Code, which ever is more restrictive.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 702.2, Aisles,
is amended to read as follows:
Section 702.2. Aisles. The required width of aisles
in accordance with the California Fire Code, California Residential
Code, California Building Code, or Civil Code per 304.18, which ever
is more restrictive, shall be unobstructed.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 702.3, Locked
doors, is amended to read as follows:
Section 702.3. Locked Doors. All means of egress
doors shall be readily openable from the side from which egress is
to be made without the need for keys, special knowledge or effort,
except where the door hardware conforms to that permitted by the California
Fire Code, California Building Code, or California Residential Code,
which ever is more restrictive.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 703.2, Unsafe
conditions, is amended to read as follows:
Section 703.2. Unsafe conditions (fire-resistance ratings). Where any components are not maintained and do not function as intended
or do not have the fire resistance required by the code under which
the building was constructed or altered, such components or portions
thereof shall be deemed unsafe conditions in accordance with Section
114.1.1 of the California Fire Code. Components or portions thereof
determined to be unsafe shall be repaired or replaced to conform to
that code under which the building was constructed or altered. Where
the condition of components is such that any building, structure or
portion thereof presents an imminent danger to the occupants of the
building, structure or portion thereof, the fire code official shall
act in accordance with Section 114.2 of the California Fire Code.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 703.7, Vertical
shafts, is amended to read as follows:
Section 703.7. Vertical shafts. Interior vertical
shafts, including stairways, elevator hoistways and service and utility
shafts, which connect two or more stories of a building shall be enclosed
or protected as required in Chapter 11 of the California Fire Code.
New floor openings in existing buildings shall comply with the California
Building Code.
(Ord. 2022-015 § 5)
International Property Maintenance Code Section 704.1, General,
is amended to read as follows:
Section 704.1. General. All systems, devices and
equipment to detect a fire, actuate an alarm, or suppress or control
a fire or any combination thereof shall be maintained in an operable
condition at all times in accordance with the California Fire Code.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
International Property Maintenance Code Section 704.2, Smoke
alarms, is amended to read as follows:
Section 704.2. Smoke alarms. Smoke alarms shall
be installed and maintained in accordance with the California Fire
Code, California Residential Code, or the California Building Code,
which ever is more restrictive.
(Ord. 3851 § 5, 2007; Ord. 3957 § 5, 2010; Ord. 4015 § 1, 2013; Ord. 4080 § 5, 2016; Ord.
2019-022 § 5; Ord. 2022-015 § 5)
