Lake Forest Municipal Code Ch. 6.12 Property Maintenance

All developed real property in the City shall be maintained at a level not less than the following standards:

A. Graffiti. All structures, equipment, walls, and fencing on the property shall be maintained free of graffiti pursuant to Chapter 6.14, Article II of this Code.

B. Building Exteriors. Exterior building surfaces shall be maintained free of significant surface cracks, missing materials, warping, and dry rot which either threaten the structural integrity or result in a dilapidated appearance.

C. Paint. Painted surfaces on buildings, trash enclosures, walls, retaining walls, fences, and structures shall be maintained and free of decay, cracking, peeling, chalking, dry rot, warping, or termite infestation.

D. Walls and Fences. All walls (including retaining and crib walls), fences abutting public rights-of-way (including alleys) and trash enclosures shall be maintained free of surface cracks, dry rot, warping, deterioration, leaning, missing panels or blocks, which either threaten the structural integrity or result in a dilapidated appearance.

E. Parking Areas, Sidewalks.

1. Privately owned driveways, parking areas, alleys, sidewalks, and walkways shall be maintained free of potholes, cracks, breaks, lifting, and other deteriorated conditions.

2. All required parking lot striping, markings, signage, and wheel stops shall be maintained free of deteriorated conditions.

F. Stairs and Walking Surfaces. Every stair, ramp, landing, balcony, porch, deck, or other walking surface, including guardrails, shall be maintained in good repair.

G. Use of Plastic Coverings. Plastic coverings such as tarpaulin for roof and building repairs shall be prohibited, except for a maximum of 30 days for emergency repairs. Additionally, the use of tarpaulin for vehicle covers, or temporary canopies, enclosures, and/or awnings is prohibited in any outdoor area visible from any public right-of-way.

H. Canopies. Any canopy located on a residential property shall be partially or wholly screened from the public right-of-way by either a building and/or a solid, opaque wall or fence that is a minimum of six feet in height. The canopy shall be maintained in good condition and shall be removed, cleaned, or replaced if torn, faded, or dirty.

I. Lighting. All exterior light fixtures shall be maintained in good working order free of broken lamps, lenses, and light bulbs. Furthermore, the structural integrity of all supporting poles and mounting fixtures shall be maintained. All insulation and connections shall be intact and free of exposed wire.

J. Windows.

1. Every window, skylight, and door frame shall be kept in good repair, and weathertight. Glazing materials shall be maintained free from cracks and holes. Broken windows and glass doors are prohibited.

2. Use of materials other than glass as a replacement or covering of windowpanes is prohibited for longer than 30 days, whereupon replacement windowpanes compliant with the requirements of the California Building Standards Code shall be installed.

K. Window Screens. All window and glass door screens shall be maintained free of tears, rips, and holes. On residential rental properties, window screens are required on all windows.

L. Signs. All signs shall be maintained to prevent deterioration, disrepair, and unsightliness. All illuminated signs must be maintained in proper working order.

M. Excavations. Excavations, abandoned wells, shafts, basements, and other holes shall be properly secured to prevent access by unauthorized persons.

N. Landscaping.

1. All unpaved areas requiring landscaping shall be landscaped. Landscaping shall be maintained in a healthy condition free of dying, dead, diseased, decayed, discarded, and/or overgrown vegetation. Landscaping shall be maintained consistent with Section 9.144.060.2 of this Code.

2. . The public parkway shall be landscaped and maintained by the adjacent property owner(s). The landscaping, including trees, shall be maintained in a healthy condition free of dying, dead, diseased, decayed, discarded, and/or overgrown vegetation.

3. Landscape shall be maintained so as not to cause an obstruction to the public right-of-way, the vision of motorists or a hazardous condition to property, pedestrians, or vehicle traffic. Trees and other such vegetation shall maintain a minimum vertical clearance of 14 feet above roadway surfaces and seven feet above sidewalk and footpath surfaces.

O. Trash Containers.

1. On multifamily residential properties and in commercial and industrial zones, trash bins and dumpsters shall at all times, with the exception of collection day, be stored within a City-approved trash enclosure and screened from public view.

2. In residential zones, with the exception of collection day, trash bins shall be stored on private property out of view from the public right-of-way.

3. Overflowing trash bins or dumpsters are prohibited.

4. Trash bins shall always remain covered with an approved lid.

P. Roofs. Roofs and flashing shall be maintained in good repair 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.

Q. Rodent and Vermin Control. Consistent with State and local law, including, but not limited to, California Health and Safety Code Section 116125 et seq., and Chapter 6.28 of this Code, the interiors of structures and exterior property shall be kept free from rodent harborage and infestation of pests (including, but not limited to, bed bugs, roaches, lice, fleas, and ticks). Where rodents or pests are found, they shall be promptly exterminated by processes that will not be injurious to human health and which are in full compliance with all local, State, and Federal law. After pest elimination, proper precautions shall be taken to prevent future harborage and reinfestation.

R. Drainage. On-site drainage shall be maintained to prevent deterioration, disrepair, and ineffectiveness.

S. Address Numerals. Each building and unit on a property shall have approved address numbers placed in a position to be plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Identification of individual units shall be provided adjacent to the unit entrances. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be not less than four inches (102 mm) in height with a minimum stroke width of one-half inch (12.7 mm).

T. Swimming Pools.

1. Swimming pool and spa water shall be maintained in a clean and clear condition, free of algae, insects, and debris. The floor of the pool shall be clearly visible.

2. Barrier fencing and gates for swimming pools and spas shall be maintained as required by the California Residential Code.

U. Electrical Equipment.

1. Raceways, cable assemblies, boxes, cabinets, fittings, and other electrical wiring, equipment, and appliances shall be properly installed and maintained in accordance with the California Electrical Code.

2. Wiring not approved by the California Electrical Code shall not be used for running through doors, windows, or cabinets, or concealed within walls, floors, ceilings, or as otherwise prohibited.

3. Temporary wiring for uses such as holiday lights shall be installed in a safe manner. The use of temporary wiring for electrical power and lighting installations shall not exceed a period of 90 days.

V. Mechanical Equipment.

1. Mechanical equipment, 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 safely performing their intended function.

2. Dwellings shall be provided with the required heating facilities capable of maintaining a room temperature of 65°F (18°C) in all habitable rooms, bathrooms, and toilet rooms. The required room temperatures shall be measured 3 feet (914 mm) above the floor near the center of the room and two feet (610 mm) inward from the center of each exterior wall.

3. Cooking appliances shall not be used, nor shall portable unvented fuel-burning space heaters be used, to provide required heating. Portable space heaters may not be used to achieve compliance with this section.

W. Plumbing Equipment.

1. Plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks, and defects, and shall further be capable of performing the function for which such plumbing fixtures are designed. Plumbing fixtures shall be maintained in a safe, sanitary, and functional condition per the California Plumbing Code.

2. Every dwelling unit shall contain its own bathtub or shower, lavatory, water closet, and kitchen sink, which shall be maintained in a sanitary, safe working condition. A kitchen sink shall not be used as a substitute for the required lavatory.

3. Water heating facilities shall be properly installed and maintained per the California Plumbing Code. They must be 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).

(Ord. 365, 4/16/2024; Ord. 385, 2/17/2026)