G.10 - Rental Housing UpdateNON-OWNER OCCUPIED/RENTAL
INSPECTION PROGRAM PROGRESS
REPORT AND RENTERS GUIDE TO
HABITABLE HOUSING
October 13, 2020
GOAL #1
Ensure Fiscal Viability with Appropriate Cost
Recovery for Services
BACKGROUND
In 2006, the City Council adopted a Non-Owner
Occupied/Rental Property Program, which requires
participating properties in the program to undergo
annual exterior inspections
PURPOSE
Allows the City to identify non owner-
occupied properties and ensure that those
properties are maintained at a standard that does
not diminish the value and quality of life of owner-
occupied units
Ensures that non owner-occupied dwelling
within the City of grand Terrace were habitable
dwellings. The program ensures that the exterior
of properties is inspected on an annual basis to
verify that minimum standards are met
PROGRAM
•The total number of
properties currently
registered in the Non-
owner Occupied/Rental
Property program is 380,
consisting of single family
residential and multiple
family properties which
include apartments, multi-
unit-two and four plexes
and rental condominiums
•
Type of Rental Number
Apartments 15
Single Family
Homes 267
Condominium 44
Duplex 19
Fourplex 20
Triplex 5
380*
DISCUSSION
4.108.010 -Rental inspection fees.
Apartments 200+ Units $36.00 Per Unit
Apartments 1-199 Units $48.00 Per Unit
Single-Family Home $95.00
Re-Inspection $47.00
GOOD LANDLORD
A rental that has passed the yearly
inspection on the first visit for 3 years
receives a 50% annual fee reduction.
A rental that has passed 4 years of
inspections, on the first visit, receives
70% annual fee reductions
ANNUAL
INSPECTION
Annual exterior inspection occurs within
the first 3 to 6 months of every calendar
year.
Code Officer will contact units of 16 or
more and schedule a time for the
inspection.
If the Officer finds probable cause to ask
for an interior inspection, they must give a
letter of intent to inspect to the property.
The OWNER is responsible for contacting
the tenants and letting them know the
appointment time for the inspection.
(GTMC 5.80.110)
Every homeowner MUST receive a copy of
their inspection report sent via regular
mail.
RENTAL PROGRAM
INTERIOR
INSPECTIONS
The City will inspect a Non-owner
occupied/rental building for non-compliant
interior maintenance standards as defined in
California Code of Regulations (CCR) Title
25 definition of a "habitable" rental unit for
the following reasons:
Plumbing facilities must be in good working order,
including hot and cold running water, connected to a
sewage disposal system;
Gas facilities must be in good working order;
Heating facilities must be in good working order;
An electric system, including lighting, wiring, and
equipment, must be in good working order;
Clean and sanitary buildings, grounds, and
appurtenances (detached garage, garden, etc.) must be
free from debris, garbage, rodents, and vermin;
RENTAL PROGRAM
INTERIOR
INSPECTIONS
Adequate trash receptacles must be in good repair;
Floors, stairways, and railings must be in good
repair;
There must be a working toilet, wash basin, and
bathtub or shower;
There must be kitchen with a sink not made of
absorbent material;
There must be natural light in every room through
windows or skylights. Windows in each room must
be able to open at least halfway for ventilation,
unless a fan provides mechanical ventilation;
There must be safe fire or emergency exits leading
to a street or hallway. Stairs, hallways, and exits
must be kept litter-free. Storage areas, garages, and
basements must be kept free of combustible
materials;
RENTAL PROGRAM
INTERIOR
INSPECTIONS
There must be operable thumb-turn deadbolt locks
on the interior of the main entry doors of rental
units, and operable locking or security devices on
windows; and
There must be working smoke detectors in all units
of multi-unit buildings, such as duplexes and
apartment complexes. Apartment complexes also
must have smoke detectors in common stairwells.
All single-family homes with an attached garage or a
fossil fuel source must install carbon monoxide
alarms within the home.
AREAS FOR
IMPROVEMENT
“APARTMENTS”
Through Civic Live, the City has tracked complaints
regarding apartment complexes. The focal
grievances are uncontrolled street parking, trash,
and an increase of foot traffic which has become a
genuine issue for residents of the neighborhood.
Code cases have been opened due to the individual
properties being out of compliance with their
entitlement approval. Some of these approvals
occurred during cityhood and others through the
County. Staff is in the process of reviewing
originally granted Conditional use Permits and Site
and Architectural Review approvals.
CORE ISSUES
“APARTMENTS”
Parking
Apartments are not complying with approved parking
conditions which is causing an undue burden on City
streets and the neighborhoods surrounding the
complexes. Garages are not being audited on a regular
basis to ensure they are not being used for storage.
Trash
Apartments are allowing bulky items resulting in illegal
dumping to accumulate on premises and failing to
safeguard smaller trash from going into City streets.
Maintenance
Apartments are having issues with approved project
approval, zoning compliance and with building code and
safety standards. i.e. proper ventilation of water heaters.
CORE ISSUES
“SINGLE FAMILY
HOMES”
Overgrown vegetation
Dead Front Lawns
Inoperable vehicles
Noise complaints
UPDATE PROGRAM
RECOMMENDATIONS
Expand criteria if home is vacant but still on the market, compliance with the programs is required. (GTMC 5.08.020)
Expand clarification as to how the City determines a property is a rental. Is it by different mailing address from the property address, Homeowners Tax Exemption filed with Assessors Office or by a multiple listing service?
Include provision for late fees of 10% of fees after 30 days,
20% after 60 days, and 30% maximum after 90 days
Commence annual rental inspections the first month of the year instead of waiting until the 3rd month
Require an interior inspection every 5 years for single family and smaller properties under 15 units
RENTER’S GUIDE TO
HABITABLE
HOUSING
The City is in the process of preparing a
guide for renters, so they understand their
right for clean and safe housing. Landlords
must provide habitable rentals by
Keeping basic structural elements of the
building, including floors, stairs, walls, and
roofs, safe and intact;
Maintaining all common areas, such as
hallways and stairways, in a safe and clean
condition;
Keeping electrical, plumbing, sanitary,
heating, ventilating, and air-conditioning
systems and elevators operating safely;
Supplying cold and hot water and heat in
reasonable amounts at reasonable times
environmental hazards;
RENTER’S GUIDE TO
HABITABLE
HOUSING
Keeping known carcinogens such as
lead paint dust, mold and asbestos
from posing a significant health risk;
Taking reasonable measures to
prevent foreseeable criminal
intrusions, and
Exterminating rodents and other
vermin (such as bed bugs).
RECOMMENDATION
Staff recommends the City Council
Provide Direction to Initiate
Refinements to the Program
Receive and File
NON-OWNER OCCUPIED/RENTAL
INSPECTION PROGRAM PROGRESS
REPORT AND RENTERS GUIDE TO
HABITABLE HOUSING
October 13, 2020