Chapter 1 of the 2024 Edition of the International Property Maintenance Code is hereby deleted and replaced by the following:
101 Administrative Provisions. For administrative provisions for this code, see Section
15.08.020.
102.3 Application Of Other Codes. 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 Existing Building Code, California Mechanical Code, California Plumbing Code, California Electrical Code, California Fire Code, California Energy Code and California Green Building Standards Code. Nothing in this code shall be construed to cancel, modify or set aside any provision of the Pico Rivera municipal code.
Section 102.4 of the International Property Maintenance Code is amended to read as follows:
102.4 Existing remedies. The provisions in this code shall not be construed to abolish or impair existing remedies of the jurisdiction or its officers or agencies relating to the correction of any code violation, removal or demolition of any structure that is dangerous, unsafe or insanitary.
Section 102.6 of the International Property Maintenance Code is amended to read as follows:
102.6 Structural Analysis. Where structural analysis is used to assess a potentially unsafe structural condition, the analysis shall be permitted to use nominal strengths, nominal loads, load effects, required strengths and limit states in accordance with the requirements under which the structure was constructed or in accordance with any subsequent requirement. Where structural analysis is used to determine if an unsafe structural condition exists, the analysis shall be done as determined by the Building Official.
Section 109.1 of the International Property Maintenance Code, including subsections, is amended to read as follows:
109.1 Unsafe conditions. When a structure or equipment is found by the code official to be unsafe, or when a structure is found unfit for human occupancy, or it is found unlawful, such structure shall be abated by repair, rehabilitation, demolition, or removal pursuant to the provisions of this code and provisions of the City of Pico Rivera Municipal Code and the Abatement of Dangerous Buildings Code.
Section 109.1.4 of the International Property Maintenance Code, is amended to read as follows:
109.1.4. Unlawful structure. An unlawful structure is one found in whole or in part to be occupied by more persons than permitted under this code, or was erected, altered or occupied contrary to law, or one that is partially constructed, reconstructed or demolished upon which work is abandoned. Work is deemed abandoned when there is no valid building or demolition permit.
Section 109.5 of the International Property Maintenance Code, is amended to read as follows:
109.5 Unauthorized tampering. Placards, notices, signs, tags or seals posted or affixed by the code official shall not be mutilated, destroyed or tampered with, or removed without authorization from the code official. Any person violating this subsection shall be guilty of a misdemeanor.
Section 109.7 of the International Property Maintenance Code, is amended to read as follows:
109.7 Placarding. When the code official determines a structure, equipment or premise has been erected, constructed, enlarged, altered, repaired, moved, improved, removed, damaged, converted or demolished, equipped, used, occupied or maintained in violation of this code or the technical codes and the structure, equipment or premise constitutes a danger to the life, limb, property or safety of the public or the occupants, the code official shall post a placard on the structure, equipment or premise in a conspicuous place in or about the affected structure, equipment or premise. The placard shall clearly state the code official's Order regarding the structure, equipment, or premise, and specify the conditions which necessitated the posting.
Section 109.7.1 of the International Property Maintenance Code, is amended to read as follows:
109.7.1 Placard removal. The code official shall remove the placard whenever the defect or defects upon which the placarding action were based have been eliminated. Any person who defaces or removes a condemnation placard without the approval of the code official shall be subject to the penalties provided by this code.
Section 109.8 of the International Property Maintenance Code, is amended to read as follows:
109.8 Prohibited occupancy. It shall be unlawful for any person, owner, owner's authorized agent or person responsible for the premise to occupy or allow to be occupied a placarded structure or premise or operate placarded equipment in violation of the code officials posted order.
Section 109.10 of the International Property Maintenance Code, is added to read as follows:
109.10 Recordation of notices and orders. If compliance with the order is not achieved within the time specified therein, and no appeal has been properly and timely filed, the code official is authorized to file in the office of the county recorder a certificate describing the property, and that the premises, building, structure or building service equipment is in violation of this code or the technical codes or other regulation applicable to buildings or structures or property. Whenever the ordered corrections have been completed and the violations no longer exist on the property described in the certificate, and when all fines, fees, penalties, and incurred costs associated with the property have been satisfied, the code official shall issue a new certificate certifying that all required corrections have been made.
Section 302.2 of the International Property Maintenance Code is amended to read as follows:
302.2 Grading and drainage. Premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any structure located thereon. Excess or concentrated drainage shall be contained on site or directed to the nearest practicable drainage facility approved by the code official Exception. Approved retention areas and reservoirs.
Section 302.2 of the International Property Maintenance Code 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 and shall comply with the Pico Rivera Municipal Code.
Section 303.1 of the International Property Maintenance Code is amended to read as follows:
303.1 Swimming pools. Swimming pools shall be maintained in a clean and sanitary condition, and in good repair and in compliance with the California Swimming Pool Safety Act of the
California Health and Safety Code.
Section 303.2 of the International Property Maintenance Code is amended to read as follows:
303.2 Enclosures. Private swimming pools, hot tubs and spas, containing water more than 18 inches (457 mm) in depth shall be completely enclosed by a fence, wall or other barrier not less than 60 inches (1,524 mm) in height above the finished ground level measured on the side of the barrier away from the pool. Gates and doors in such barriers shall be self-closing and self-latching. Where the self-latching device is less than 54 inches (1,372 mm) above the bottom of the gate, the release mechanism shall be located on the pool side of the gate. Self-closing and self-latching gates shall be maintained such that the gate will positively close and latch when released from an open position of 6 inches (152 mm) from the gatepost. And existing pool enclosure shall not be removed, replaced or changed in a manner that reduces its effectiveness as a safety barrier.
The vertical clearance from the ground to the bottom of the enclosure shall be a maximum of two inches (2"). The maximum vertical clearance at the bottom of the barrier may be increased to four inches (4") when the grade is a solid surface such as a concrete deck. On wood fences with horizontal members spaced less than forty-five inches (45") apart, the horizontal members shall be placed on the poolside of the barrier. The outside surface of the enclosure shall be free of protrusions, cavities, or other physical characteristics that would serve as handholds or footholds that could enable a child below the age of five years to climb over.
An existing pool enclosure shall not be removed, replaced or changed in a manner that reduces its effectiveness as a safety barrier.
Exceptions:
1. | Spas or hot tubs equipped with a lockable safety cover that complies with ASTM F1346. |
Section 304, Premises Identification, of the 2024 International Property Maintenance Code is not adopted.
Section 304.3 of the International Property Maintenance Code is deleted.
Section 304.7 of the International Property Maintenance Code is amended to read as follows:
304.7 Roofs and drainage. The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance.
When emergency temporary roof repairs require the installation of tarps or plastic sheeting to prevent leaks, the temporary repairs shall not extend beyond 14 days, unless approved by the code official. Such temporary repairs must have all edges of the material fastened and restrained with sufficient tension to prevent movement or flapping in the wind.
Section 304.15 of the International Property Maintenance Code is amended to read as follows:
304.15 Doors. Exterior doors, door assemblies, including weather stripping, thresholds, closers and operator systems if provided, and hardware shall be maintained in good condition. Locks at all entrances to dwelling units and sleeping units shall tightly secure the door. Locks on means of egress doors shall be in accordance with Section 702.3.
Section 304.16 of the International Property Maintenance Code is amended to read as follows:
304.16 Under-Floor areas. Under-floor access doors, hatchways and ventilation openings shall be maintained to prevent the entrance of rodents, rain, and surface drainage water. Doors shall be tight fitting and ventilation openings shall be properly screened with corrosion-resistant wire mesh having openings not exceeding 1/4 inch in any dimension or alternate approved materials pursuant to 2025 California Building Code Section 1203.
Section 304.18.2 of the International Property Maintenance Code is amended to read as follows:
304.18.2 Windows. Operable windows that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a window sash locking device when they are located in whole or in part within 12 feet above ground level or walking surface or 6 feet horizontally from the ground, a roof, or any other platform.
Section 305.1 of the International Property Maintenance Code is amended to read as follows:
305.1 General. The interior of a structure and equipment therein including but not limited to cabinets, counters and hardware, shall be maintained in good repair, structurally sound and in a sanitary condition. Occupants shall keep that part of the structure that they occupy or control in a clean and sanitary condition. Every owner of a structure containing a rooming house, housekeeping units, a hotel, a dormitory, two or more dwelling units or two or more nonresidential occupancies, shall maintain, in a clean and sanitary condition, the shared or public areas of the structure and exterior property.
Section 305.6 of the International Property Maintenance Code is amended to read as follows:
305.6 Interior doors. Every interior door, frame and hardware, shall fit reasonably well within its frame and shall be capable of being opened and closed by being properly and securely attached to jambs, headers or tracks as intended by the manufacturer of the attachment hardware.
Section 309.1 of the International Property Maintenance Code is amended to read as follows:
309.1 Infestation. All structures shall be kept free from insect, rodent, vermin, or other infestations. When an insect, rodent, vermin or other infestation is brought to the attention of the code official, he or she may require the owner or owner's authorized agent having charge or control of the building, lot or premise to hire a licensed exterminator or other qualified professional to inspect the building, lot or premise and provide a written report verifying the presence and severity of such infestation including in the report a recommendation for proper extermination or elimination of the infestation. All structures and/or areas in which infestations are found, shall be promptly exterminated by approved processes that will not be injurious to human health. After extermination of the infestation is complete, the code official may request a written notice from the licensed exterminator or other qualified professional attesting to the completion and success of the recommended extermination procedures. After the infestation is eliminated, proper precautions shall be taken to prevent reinfestation.
Section 309.2 of the International Property Maintenance Code is amended to read as follows:
309.2 Owner. The owner of any structure or premise shall be responsible for extermination within the structure or premise prior to renting or leasing the structure or premise. The owner of a structure or premise containing a dwelling unit, multiple occupancy, rooming house, or a nonresidential structure shall be responsible for maintaining the structure and premise in a rodent and/or pest-free condition. If an infestation is caused by an occupant substantially failing to properly maintain their occupied area of the structure or premise, "as clean and sanitary as the condition of the structure or premise permits." For as long as the occupant's failure either substantially causes an unlivable condition to occur or substantially interferes with the owner's ability to repair the condition, the owner does not have to repair the condition. Where defects in a structure substantially contribute to or cause an infestation, the owner shall be responsible for the correction of the defect and extermination of the infestation.
Sections 309.3, 309.4, and 309.5 of the International Property Maintenance Code are deleted.
Section 404.5, Table 404.5, 404.5.1, 404.5.2, and 404.6 of the International Property Maintenance Code are deleted.
Section 602.2 of the International Property Maintenance Code is amended to read as follows:
602.2 Residential occupancies. Dwellings shall be provided with heating facilities capable of maintaining a room temperature of 68°F (20°C) in all habitable rooms, bathrooms, and toilet rooms. Cooking appliances, fireplaces and portable heaters shall not be used as a means to achieve compliance with this section.
Section 602.3 of the International Property Maintenance Code is amended to read as follows:
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 during the period to maintain a minimum temperature of 68°F (20°C) in all habitable rooms, bathrooms and toilet rooms.
Exceptions:
1. | When the outdoor temperature is below the winter outdoor design temperature for the locality, maintenance of the minimum room temperature shall not be required provided that the heating system is operating at its full design capacity. |
2. | In areas where the average monthly temperature is above 30°F (-1°C), a minimum temperature of 65°F (18°C) shall be maintained. |
Section 602.4 of the International Property Maintenance Code is deleted.
Section 603.1 of the International Property Maintenance Code is amended to read as follows:
603.1 Mechanical equipment and appliances. Mechanical equipment, kitchen hoods, appliances, fireplaces, solid fuel-burning appliances, cooking appliances and water heating appliances shall be properly installed and maintained in a safe working condition and shall be capable of performing their intended function. When new mechanical equipment is installed and the old equipment is no longer in use, the old equipment must be removed from the structure. Openings left in the walls, floors or ceilings must be properly repaired and painted. Electrical circuits and gas lines must be properly abandoned and inspected.
Section 604.3 of the International Property Maintenance Code is amended to read as follows:
604.3 Electrical system hazards. Where it is found that the electrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, improper overcurrent devices, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration or damage, or for similar reasons including the improper use of extension cords as permanent wiring, or for similar reasons, the code official shall require the defects to be corrected to eliminate the hazard.
Displays and decorative features associated with holidays and seasonal or celebratory events are allowed on a temporary basis. Holiday displays and decorative features with electrically supplied lights, displays, and equipment are allowed for a forty-five (45) day period where the forty-five (45) day period is considered as fifteen (15) days before, and thirty (30) days after the holiday or event. Removal of lighting and temporary or holiday displays shall be no later than the thirty-first (31st) day following the holiday or event. Failure to meet compliance is considered an electrical system hazard and shall subject the property owner to violations and fines pursuant to the Pico Rivera Municipal Code.
Section 704.1.3, No. 15, of the International Property Maintenance Code is amended to read as follows.
704.1.3 Fire protection systems. Fire protection systems shall be inspected, maintained and tested in accordance with the following California Fire Code requirements:
15. | Smoke control systems, see Section 909. |
Section 702.4 of the International Property Maintenance Code is amended to read as follows:
702.4 Emergency escape and rescue openings. Required emergency escape openings shall be maintained in accordance with the code in effect at the time of construction, and the following. Required emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars, grilles, grates or similar devices placed over emergency escape and rescue openings shall comply with the City of Pico Rivera Municipal Code and the California Building Standards Code.
Section 704.6.2 of the International Property Maintenance Code is amended to read as follows.
704.6.2 Interconnection. Where more than one smoke alarm is required to be installed within an individual dwelling unit or sleeping unit in Group R occupancies, the smoke alarms shall be interconnected in such a manner that the activation of one alarm will activate all of the alarms in the individual unit. Physical interconnection of smoke alarms shall not be required where listed wireless alarms are installed and all alarms sound upon activation of one alarm. The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed. When low-voltage systems are required, the fire official may require additional sounder bases installed. Low voltage systems shall be installed per NFPA 72 fire alarm system requirements.
Exceptions:
1. | Interconnection is not required in buildings which are not undergoing alterations, repairs or construction of any kind. |
2. | Smoke alarms in existing areas are not required to be interconnected where alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available which could provide access for interconnection without the removal of interior finishes. |
Section 704.6.3 of the International Property Maintenance Code is amended to read as follows:
704.6.3 Power source. In existing construction, new construction, and in newly classified group R occupancies, required smoke alarms shall receive their primary power from the building wiring where such wiring is served from a commercial source and shall be equipped with a battery backup. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and without a disconnecting switch other than as required for overcurrent protection.
Exception:
1. | Smoke alarms are not required to be equipped with battery backup where they are connected to an emergency electrical system. |
2. | Smoke alarms shall be permitted to be battery operated when installed in buildings without commercial power. |
3. | Interconnection of smoke alarms in existing areas shall not be required where the alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available which could provide access for hard wiring and interconnection without the removal of interior finishes. |
Section 705.1 of the International Property Maintenance Code is amended to read as follows:
705.1 General. Carbon monoxide alarms shall be installed in dwellings in accordance with Section 1103.9 of the California Fire Code, except that alarms in dwellings covered by the California Residential Code shall be installed in accordance with Section R311 of that code.
(Ord. 1163 § 17, 2022; Ord. 1200, 11/12/2025)