This chapter shall be cited as the "Property Maintenance Code of the City of Norco" and any reference in the City's Municipal Code or any chapter thereof to the International Property Maintenance Code, or other housing code, refers and applies to this chapter.
(Ord. 937 Sec. 6 (Exh. F), 2011; Ord. 1101 Sec. 1 (Exh. A), 2023)
Subject to the particular additions, amendments and deletions set forth in this chapter, all the rules, regulations, provisions and conditions set forth in that certain document being marked and designated as the 2021 International Property Maintenance Code are hereby adopted as the Property Maintenance Code of the City of Norco.
One certified copy of the 2021 International Property Maintenance Code shall be kept on file in the office of the City Clerk of the City of Norco, and any and all references thereto are adopted as Property Maintenance Code of the City of Norco, subject to the changes contained in this chapter. Each and all of the regulations, provisions, penalties, conditions and terms thereof are referred to, adopted and made a part of this chapter, as though fully set forth at length.
(Ord. 937 Sec. 6 (Exh. F), 2011; Ord. 1101 Sec. 1 (Exh. A), 2023)
The administrative procedures as adopted in Chapter 15.01 shall apply to this chapter.
(Ord. 937 Sec. 6 (Exh. F), 2011; Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 102.3 is hereby replaced in its entirety with the following:
Section 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 Code of Regulations as amended and adopted by The City of Norco or Title 25 inclusive of the State Housing Law.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 103.5 is hereby replaced in its entirety with the following:
Section 103.5 Fees. The fees for activities and services performed by the department in carrying out its responsibilities under the IPMC shall be per the most recent adopted fee schedule adopted by the City of Norco City Council.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 104.3 is hereby amended as follows:
Section 104.3 Right of Entry. Where it is necessary to make an inspection to enforce the provisions of this code, or whenever the code official has reasonable cause to believe that there exists in a structure or upon a premises a condition in violation of this code, the code official is authorized to enter the structure or premises at reasonable times to inspect or perform the duties imposed by this code, provided that if such structure or premises is occupied the code official shall present credentials to the occupant and request entry. If such structure or premises is unoccupied, the code official shall first make a reasonable effort to locate the owner, owner's authorized agent or other person having charge or control of the structure or premises and request entry. If entry is refused, the code official shall have recourse to the remedies provided by law to secure entry. Any and all costs incurred by the city in connection with securing lawful entry to a structure or premise including but not limited to, costs of investigation, staffing costs incurred in the preparation of warrants, and all subsequent costs necessary to enforce compliance with the provisions of this Code may be recovered including late payment charges and costs of collection by use of any and all available legal means.
Justification:
1. To clarify the process of cost recovery where the Right of Entry for inspection of a premise or structure is refused.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 107.4 is hereby replaced in its entirety with the following:
Section 107.4 Unauthorized tampering. Placards, notices, signs, tags or seals posted or affixed by the code official shall not be mutilated, destroyed, tampered with, or removed without authorization from the code official. Any person violating this subsection shall be guilty of a misdemeanor.
Justification:
1. To include the terms "Notices" and "Placards" referenced in 2021 IMPC 108.3 & 108.4 and comply with 1997 Uniform Housing Code Sec. 1104.2 and 1997 Abatement of Dangerous Buildings Section 404.1.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 107.7 is hereby added as follows:
Section 107.7 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 certifying (i) that the premises, building, structure or building service equipment is in violation of this code or the technical codes and (ii) that the owner has been so notified. Whenever the ordered corrections have been completed and the violations no longer exist on the property described in the certificate, the code official shall issue a new certificate certifying that all required corrections have been made.
Justification:
1. To comply with the recordation guidelines in the 1997 Abatement of Dangerous Buildings code Section 402.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 108.1 is hereby amended as follows:
Section 108.1 General. 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 is found unlawful, such structure shall posted in accordance with this section and declared to be a public nuisance and the violations shall be abated by repair, rehabilitation, demolition or removal pursuant to the provisions of this code.
Justification:
The section focused on condemnation only, revised it to more closely follow the language from Section 202 of the Dangerous Building Code.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 108.1.4 is hereby amended as follows:
Section 108.1.4 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, occupied or maintained 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.
Justification:
1. To include a portion of 1997 Dangerous Building Code Section 302(18).
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 108.2 is hereby amended as follows:
Section 108.2 Unsafe Equipment. If the structure is vacant and unfit for human habitation and occupancy, and is not in danger of structural collapse, the code official is authorized to post a placard on the premises and order the structure closed up so as not to be an attractive nuisance. Upon failure of the owner or owner's authorized agent to close up the premises within the time specified in the order, the code official shall cause the premises to be closed and secured through any available public agency or by contract or arrangement by private persons and the cost thereof shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate and shall be collected by any other legal resource.
Justification:
1. The section referenced posting the structure for condemnation only however we post several different types of placards.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 108.3 is hereby amended as follows:
Section 108.3 Notice. Whenever the code official posts a structure, equipment or premise under the provisions of this section, the posting shall be in a conspicuous place in or about the affected structure, equipment or premise and a notice in the form specified in Section 107.2 shall be served on the owner, owner's authorized agent or the person or persons responsible for the structure, equipment or premise. If the posting pertains to equipment, it shall also be placed on the equipment. The notice shall be in the form prescribed in Section 107.2.
Justification:
1. The section focused on posting structures or equipment for condemnation only; however, we use various types of posting.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 108.4 is hereby replaced in its entirety with the following:
Section 108.4 Posting and 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 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.
Justification:
1. The section focused on posting structures or equipment for condemnation only however we use various types of posting.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 108.5 is amended as follows:
Section 108.5 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 official's posted order.
Justification:
1. The section focused on posting structures or equipment for condemnation only however we use various types of posting.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 108.7 is amended as follows:
Section 108.7 Recordation of notice and order. If the dangerous, damaged or substandard building is not repaired or demolished by the owner within the prescribed time(s), and no appeal has been properly and timely filed, the code official shall file in the office of the county recorder a certificate describing the property and certifying (i) that the building is a substandard building and (ii) that the owner has been so notified, if such recordation has not already been made during the course of the proceedings.
Whenever the corrections ordered shall thereafter have been completed or the building demolished so that it no longer exists as a substandard building described in the certificate, the code official shall file a new certificate with the county recorder certifying that the building has been demolished or all required corrections have been made so that the building is no longer substandard, whichever is appropriate.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 111.1 is appended to add the following sentence:
Section 111.1 Application for appeal. Any person directly affected by a decision of the code official or a notice or order issued under this code shall have the right to appeal to the board of appeals, provided that a written application for appeal is filed within 20 days after the day the decision, notice or order was served. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or the requirements of this code are adequately satisfied by other means. In order for the application for appeal to be valid, payment of the appeal hearing fee must be received at the time of the application for appeal is submitted to the city.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 112.4 is hereby replaced in its entirety with the following:
Section 112.4 Failure to comply. Any person who shall continue any work after having been served with a stop work order is in violation of this code shall receive a penalty per IMPC Section 106.4.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 302.1 is amended as follows:
Section 302.1 Sanitation. The property exterior and premises shall be maintained by the property owner in a clean, safe, and sanitary condition. In residential zones, accumulations of building materials, junk, rubbish, garbage, debris, scrap materials, boxes or similar storage containers, household items or residential belonging or similar objects, except items designed for exterior use such as lawn furniture, shall not be stored or maintained in the front yard area or unenclosed patios, porches or areas visible from any street or public way or accessible to the public for a period of time in excess of seventy-two consecutive hours. Property owners shall remain liable for violations thereof regardless of any contract or agreement with any third party regarding such property. The owner of any building lot or premises within the City where a business, trade or profession has established a fixed place of business pursuant to Norco Municipal Code section 8.04, shall also comply with the requirements of Title 8 of the Municipal Code.
Justification:
1. The property owner is always held responsible for the proper maintenance of their property. This also sets a standard and time-frame that exterior storage is allowed in residential zones and refers user to Title 8 for specific requirements for commercial uses/properties.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 302.2 is hereby appended with the following:
Section 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.
Justification:
1. To comply with 2022 California Building Code Section J109.4.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 303.2 is hereby amended with the following:
Section 303.2. Enclosures. Except as provided for in other regulations, private swimming pools, hot tubs, spas and ponds, containing water more than 18 inches (457 mm) in depth shall be completely surrounded by a fence or barrier 60 inches (1219 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 (1372 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. No existing pool enclosure shall be removed, replaced, changed or maintained in a manner that reduces its effectiveness as a safety barrier.
Exception: Pool fences or barriers that do not meet the above minimum requirements can remain as long as the fence or barrier complied with the building code provisions at time of building permit and passed the final inspection from the city.
Justification:
1. To comply with the guidelines of the 2019 California Building Code Section 3119B and the Swimming Pool Safety Act of the California Health & Safety Code Section 115920.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 304.14 is hereby amended with the following:
Section 304.14 Insect screens. 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 fitting screens of minimum 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall have a self-closing device in good working condition.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 304.15 is hereby amended with the following:
Section 304.15 Doors. All exterior doors, door assemblies including weather stripping, thresholds, and hardware shall be maintained in good condition.
Justification:
1. To comply with California Health and Safety Code Section 17920. 3.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 304.16 is hereby amended with the following:
304.16 Under-Floor areas. Under-floor access doors 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 and minimum of 1/8 inch in any dimension or alternate approved materials pursuant to 2019 CBC 1202. 4. 1.
Justification:
1. To comply with California Health and Safety Code Section 17920.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 304.18.2 is hereby amended with the following:
304.18.2 Windows. Operable windows that provides 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.
Justification:
1. To comply with California Civil Code Section 1941. 3(a) 2.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 305.1 is hereby amended with the following:
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.
Justification:
1. To comply with California Health and Safety Code Section 17920.3(a) 14.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 305.6 is hereby amended with the following:
305.6 Interior Doors. Every interior door and hardware shall be properly installed and maintained in a workmanlike manner and capable of being opened, closed and latched.
Every interior door shall fit reasonably well within its frame and shall be securely attached to the jambs, headers or tracks as intended by the manufacturer of the attachment hardware.
Justification:
1. To comply with California Health and Safety Code Section 17920.3(a) 14.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 309.1 is hereby amended with the following:
309.1 Infestation. All structures shall be kept free from insect, rodent and vermin infestation. When an insect, rodent or vermin 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 of the infestation. All structures in which insect, rodent or vermin infestations are found, shall be promptly exterminated by approved processes that will not be injurious to human health. After the extermination of the infestation is complete, the code official may request a written notice from the licensed exterminator or other qualified profession attesting to the completion and success of the recommended extermination procedures. After the infestation is eliminated, proper precautions shall be taken to prevent reinfestation.
Justification:
1. California Health and Safety Code Sec 17920.3(12) states "Infestation of insects, vermin, or rodents as determined by the health officer." renders dwelling units substandard. The language has been amended to clarify the process.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 309.2 is hereby amended with the following:
309.2 Owner. The owner of any structure shall be responsible for extermination within the structure prior to renting or leasing the structure. 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 occupants failure either substantially causes an unlivable condition to occur, or substantially interferes with the owners ability to repair the condition, the owner does not have to repair the condition. Where the infestation is caused by defects in the structure, the owner shall be responsible for extermination.
Justification:
1. To agree with California Civil Code Section 1941. 2(a).
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 404.4.1 is hereby amended with the following:
Section 404.4.1 Room Area. Every habitable room except kitchens shall contain not less than 70 square feet (6.5 m2) and every bedroom shall contain not less than 70 square feet (6.5 m2) and every bedroom occupied by more than one person shall contain not less than 50 square feet (4.6 m2) of floor area for each occupant thereof.
Justification:
1. This section revised to comply with 2022 California Residential Code requirements of Section R304.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 505.4 is hereby amended with the following:
Section 505.4 Water heating facilities. Water heating facilities shall be properly installed, maintained and capable of providing an adequate amount of water to be drawn at every required sink, lavatory, bathtub, shower and laundry facility at a temperature not less than 110°F (43°C). A gas-burning water heater shall not be located in any bathroom, toilet room, bedroom or other occupied room normally kept closed unless the installation complies with Chapter 5 of the 2019 California Plumbing Code and Section 904.0 of the 2016 California Mechanical Code. An approved combination temperature and pressure-relief valve and relief valve discharge pipe shall be properly installed and maintained on water heaters.
Justification:
1. To comply with 2022 California Residential code guidelines for temperature measurements and reference the requirements of the CPC and CMC.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 602.2 is hereby amended with the following:
Section 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 as measured per IPMC Section 602.5. Cooking appliances or fireplaces shall not be used, nor shall portable space heaters be used, as a means to provide required heating.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 602.3 is hereby amended with the following:
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.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 602.4 is hereby amended with the following:
Section 602.4 Occupiable workspaces. Indoor occupiable workspaces shall be supplied with heat to maintain a minimum temperature of 65°F (18°C) during the period the spaces are occupied.
Exceptions:
1. 
Processing, storage and operation areas that require cooling or special temperature conditions.
2. 
Areas in which persons are primarily engaged in vigorous physical activities.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
Section 702.1 is hereby amended with the following:
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 Building Code.
(Ord. 1101 Sec. 1 (Exh. A), 2023)
A. 
No person, firm, partnership, association or corporation shall violate any provisions of this chapter and any provisions of the codes, rules or regulations adopted in this title.
B. 
Any person, firm, partnership, association or corporation violating any of the provisions adopted in this title by reference shall be guilty of an infraction, except where otherwise provided in this title. Any person violating a stop work order issued pursuant to the 2022 California Building Code, Chapter 1, Division II, Section 115.3, and the 2021 International Property Maintenance Code, Sections 109 and 110, shall be guilty of a misdemeanor. Any person who continues to occupy or any person who enters a structure which has been posted "unsafe" by the Building Official pursuant to the 2022 California Building Code, Chapter 1, Division II, Section 116 and the 2021 International Property Maintenance Code, Section 111, shall be guilty of a misdemeanor. Any person who maintains or fails to remove a structure which has been posted "unsafe" by the Building Official pursuant to the 2022 California Building Code, Chapter 1, Division II, Section 116 and the 2021 International Property Maintenance Code, Section 111, shall be guilty of a misdemeanor.
C. 
Every person, firm, association or corporation violating any of the provisions of this chapter or provisions of the codes, rules or regulations adopted in this chapter by reference is guilty of a separate offense for each day or portion thereof during which the violation continues and shall be punishable therefor as provided in Section 1.05.030.
D. 
It is unlawful for any person, firm, partnership, corporation, association or joint venture, either as owner, architect, contractor, artisan or otherwise, to do or to cause or permit to be done any work as described in the California Building Standards Code as adopted by reference in this title in such a manner that such work does not conform to all the provisions of this title and the provisions of said California Building Standards Code, as so adopted by reference.
(Formerly 15.06.040; Ord. 937 Sec. 6 (Exh. F), 2011; Ord. 1101 Sec. 1 (Exh. A), 2023)