Los Angeles Municipal Code § 91.9111 Required Building Maintenance

(Readopted by Ord. No. 188,797, Eff. 12/31/25.)

Section

• 91.9101 Purpose.

• 91.9102 Scope.

• 91.9103 Definitions.

• 91.9104 Rating Classifications.

• 91.9105 General Requirements.

• 91.9106 Administration.

• 91.9107 Historical Buildings.

• 91.9108 Analysis and Design.

• 91.9109 Materials of Construction.

• 91.9110 Information Required on Plans.

• 91.9111 Required Building Maintenance.

• 91.9112 Violations – Penalties for Disregarding Department Orders.

(Added by Ord. No. 169,341, Eff. 2/4/94.)

The purpose of this division is to promote public safety and welfare by reducing the risk of death or injury that may result from the effects of earthquakes on tilt-up concrete wall buildings designed under the building codes in effect prior to January 1, 1976. Such buildings have been categorized, based on past earthquakes, as being potentially hazardous and prone to significant damage, including possible collapse, in a moderate to major earthquake.

The provisions of this division are minimum standards for structural seismic resistance established primarily to reduce the risk of life loss or injury on both subject and adjacent properties and will not necessarily prevent loss of life or injury or prevent earthquake damage to an existing building which complies with these standards. The requirement for compliance with these standards does not preclude the utilization, at the building owner’s option, of more extensive strengthening method that might further prevent or limit loss of life or injury or building damage. This division shall not require existing electrical, plumbing, mechanical or fire-safety systems to be altered unless they constitute a hazard to life or property.

This division provides systematic procedures and standards for identification and classification of tilt-up concrete wall building based on the current use of the building. Priorities, time periods, and standards are also established under which these buildings are required to be structurally analyzed and strengthened for seismic resistance. Where the analysis determines structural deficiencies, this division requires the building to be strengthened or demolished.

(Added by Ord. No. 169,341, Eff. 2/4/94.)

The provisions of this division shall apply to all buildings designed under building codes in effect prior to January 1, 1976, which, on the effective date of this division have tilt-up concrete walls as defined herein.

Buildings within the scope of the division may not be added to or structurally altered or remodeled without first complying with the provisions of this division unless the building official determines that the alteration is minor in nature.

Seismic strengthening in place prior to the effective date of this ordinance shall be evaluated according to the provisions of this division and modified to comply if deficient.

(Amended by Ord. No. 172,592, Eff. 6/28/99, Oper. 7/1/99.)

For purposes of this division, the applicable definitions in CBC Sections 1602, 1902, 2302 and Section 11.2 of ASCE 7, and the following shall apply: (Amended by Ord. No. 179,324, Eff. 12/10/07, Oper. 1/1/08.)

COMMENCED CONSTRUCTION. Construction pursuant to a valid building permit has progressed to the point that one of the called inspections as required by the Department has been made and the work for which the inspection has been called has been judged by the Department to be substantial and has been approved by the Department.

DEPARTMENT. The Department of Building and Safety.

ESSENTIAL BUILDING. For purposes of this division, any building housing a hospital or other medical facility having surgery or emergency treatment areas, fire or police stations, municipal government disaster operations, and communication centers.

HISTORICAL BUILDING. Any building designated or currently in the process of being designated as an historical building by an appropriate federal, state or city jurisdiction.

TILT-UP CONCRETE WALL. A form of precast concrete panel construction either cast in the horizontal position at the site and after curing, lifted and moved into place in a vertical position, or cast off-site in a fabricator’s shop.

(Amended by Ord. No. 179,324, Eff. 12/10/07, Oper. 1/1/08.)

The rating classification as exhibited in Table No. 91-A is hereby established and each building within the scope of this division shall be placed in one rating classification by the Department. The total occupant load as determined by CBC Section 1004.1 for the entire building plus the occupant load of any adjacent building, which interconnects with the subject building or uses the subject building for exiting purposes, shall be used to determine the rating classification.

(Amended by Ord. No. 171,175, Eff. 7/25/96.)

The owner of each building within the scope of the division shall cause an investigation of the existing construction and a structural analysis to be made of the building by a civil or structural engineer or architect licensed by the State of California, and if the building does not meet the minimum standards specified in this division, the owner shall cause it to be structurally altered to conform to such standards or cause the building to be demolished.

The owner of a building within the scope of this division shall comply with the requirements set forth above by submitting to the Department for review within 275 days after the service of the order the following:

1. A structural analysis, subject to approval by the Department within the 275 day time period, which demonstrates that the building meets the minimum requirements of this division, or

2. A structural analysis and plans for the proposed structural alterations of the building necessary to comply with the minimum requirements of this division, or

3. Plans for the demolition of building. After plans are submitted and approved by the Department, the owner shall obtain a building permit, commence and complete the required construction or demolition within the time limits set forth in Table No. 91-B. These time limits shall begin to run from the date the order is served in accordance with Sections 91.9106.1 and 91.9106.2 of this Code. Vacating a building shall not be deemed as complying with the requirements of this division.

(Amended by Ord. No. 172,592, Eff. 6/28/99, Oper. 7/1/99.)

Qualified historical buildings may utilize alternate building standards or deviations from this division to preserve their original or restored architectural elements and features. See Section 91.8119 of this Code.

(Added by Ord. No. 169,341, Eff. 2/4/94.)

All materials permitted by this Code, including their appropriate allowable stresses and those existing configurations of materials specified in Division 88 of this Code, may be utilized to meet the requirements of this division.

(Added by Ord. No. 169,341, Eff. 2/4/94.)

Every building within the scope of this division which has been analyzed to demonstrate compliance or structurally altered to comply with the minimum earthquake standards in this division shall be maintained in conformity with the requirements of this division in effect at the time of such analysis or structural alteration.

(Added by Ord. No. 169,341, Eff. 2/4/94.)

Notwithstanding any other provisions of this Code to the contrary, it shall be unlawful for any person, firm or corporation to maintain, use or occupy any building within the scope of this division which does not meet the minimum earthquake standards specified in this division.

Any person who violates or causes or permits another person to violate this provision is guilty of a misdemeanor. Any person includes an owner, lessor, sublessor, manager, or person in control of a building subject to this division. This term shall not include any person who is merely a tenant or other individual occupying any dwelling unit, efficiency dwelling unit, guest room or suite in a building. The legal owner of a building is that person, firm, corporation, partnership, or other entity whose name or title appears on the record with the Los Angeles County Recorder’s Office, as well as all successors or assignees of these persons.

EXCEPTION: This section shall not comply if alteration or repair work has commenced in order to bring the building into compliance with requirements of this division, and such work is proceeding in accordance with the time limits set forth in any order of the department or determination of the board.

TABLE NO. 91-A

RATING CLASSIFICATIONS

TABLE NO. 91-B

TIME LIMITS FOR COMPLIANCE

TABLE NO. 91-C

SERVICE PRIORITIES