Los Angeles County Municipal Code Part 2 Regulations

The provisions of this Chapter 11.20 shall apply to all dwellings, house courts, hotels, interim housing facilities, and apartment houses.

(Ord. 2018-0046 § 8, 2018; Ord. 8588 § 1 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 800, 1959.)

Every dwelling, house court, hotel, motel, interim housing facility, and apartment house shall be maintained in good repair. It is unlawful for any person to occupy or to cause or permit another person to occupy any dwelling, house court, hotel, motel, interim housing facility, and apartment house which does not comply with this section.

(Ord. 2018-0046 § 9, 2018; Ord. 12098 § 2, 1980; Ord. 8588 § 1 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 820, 1959.)

A.

Each habitable room, hallway, passageway, stairway, wall, partition, ceiling, floor, skylight, glass window, door, carpet, rug, matting, window curtain, furniture, compartment or room, plumbing fixture, drain, roof, vent, closet, cellar, basement, laundry room, yard, court, lot and the premises of every building shall be kept clean, sanitary and free from debris, filth, rubbish, garbage, vermin and other offensive matter. It is unlawful for any person to occupy any building or shelter unless such building or shelter shall provide protection to the occupants from dampness during inclement weather.

B.

Air spaces under buildings shall be rodentproof and kept clear and free from rubbish, debris and filth.

(Ord. 8588 § 1 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 826, 1959.)

Except where the use of a toilet facility other than a water closet is permitted by this Division 1, it is unlawful for any person to occupy, or to cause or permit another person to occupy, any dwelling which is not supplied with at least one water closet in a

separate compartment within the building for each portion of the dwelling which is designed for the occupancy of a single family; provided, however, that this section shall not apply to children's camps. Where the use of a toilet facility other than a water-flush toilet is permitted by this Division 1, it is unlawful for any person to occupy, or to cause or permit another person to occupy, any dwelling which is not supplied with at least one toilet facility other than a water-flush toilet in an outside, separate compartment for each portion of the dwelling which is designed for the occupancy of a single family.

(Ord. 7583 Part 3 Ch. 11 § 817, 1959.)

Every dwelling unit shall contain a lavatory and bathtub or shower. All lavatories, bathtubs and showers of dwellings, house courts, hotels, motels and apartment houses shall be provided with hot and cold running water under pressure. All toilet rooms, bath and shower rooms and utility rooms shall be adequately lighted and ventilated to the outside atmosphere. All such rooms and the fixtures and equipment therein shall be maintained in a state of good repair and free from dirt, filth and corrosion. It is unlawful for any person to occupy or to cause or permit another person to occupy any dwelling unit which does not comply with this section.

(Ord. 12098 § 1, 1980; Ord. 8588 § 1 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 819, 1959.)

No person shall sell or offer for sale at retail any comfort heating appliance constructed to burn gas or oil for fuel, unless such heating appliance bears the seal of approval of a nationally recognized testing agency.

(Ord. 8588 § 2 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 821.1, 1959.)

Every gas-burning appliance shall be approved by a nationally recognized testing agency. Every gas-burning appliance, except ranges, refrigerators and hotplates approved by such agencies for unvented use, shall be approved for vented use, and be connected to an effective flue or vent leading to the outside air, not less in size than the vent collar on the appliance. Appliances with forced-air draft or sealed combustion chambers shall be vented in accordance with the manufacturer's directions. The installation of gas heaters or alteration of existing heaters shall be done under a permit obtained from the building department.

(Ord. 8588 § 1 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 821, 1959.

Every gas-burning appliance shall be connected to the gas supply piping by metal piping or tubing of a quality and design approved by the county engineer.

(Ord. 8588 § 1 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 822, 1959.)

Every gas vent, gas water heater or other gas appliance shall be maintained in good repair.

(Ord. 7583 Part 3 Ch. 11 § 823, 1959.)

A.

A gas range shall be vented by one of the following means:

A ventilator opening in the wall or ceiling having an area of not less than six by eight inches and connecting with a ventilating duct of not less than 36 square inches in cross-sectional area leading to the outside air;

An approved system of forced-draft ventilation.

B.

Gas ranges in buildings erected after September 25, 1959, shall be ventilated by a vent located approximately over the top of surface cooking facilities.

(Ord. 7583 Part 3 Ch. 11 § 824, 1959.)

A.

Every dwelling unit in which food is prepared shall have in its kitchen a sink plumbed with hot and cold running water. A kitchen shall be deemed to be that room in which food is prepared for family use.

B.

Every kitchen shall be separated from any room used for sleeping purposes by a full partition, which may contain a doorway not more than four feet in width. Each such doorway shall be provided with a door capable of diminishing the transmission of noises or fumes to any adjacent room used for sleeping purposes.

(Ord. 8588 § 1 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 818, 1959.)

A.

If the director finds that health and safety will be preserved and that both an infirmary and restaurant are easily accessible to the occupants thereof within the development, in low-cost housing developments designed for persons over 62 years of age financed in whole or in part by federal funds or by means of loans insured in whole or in part by the United States, a room used for sleeping purposes also may be used for cooking.

B.

Subsection B of Section 11.20.260 and the provisions of Section 11.20.310 which prohibit sleeping in a kitchen do not apply to such a room, but subsection A of Section 11.20.260 and all other provisions of this code do apply to such a room.

(Ord. 8095 § 2, 1961; Ord. 7583 Part 3 Ch. 11 § 818.5, 1959.)

It is unlawful for a person to occupy or permit another person to occupy any room for sleeping purposes unless such room shall contain at least 500 cubic feet of air space.

(Ord. 7583 Part 3 Ch. 11 § 814, 1959.)

Except as provided in Section 11.20.300 every room used for sleeping purposes, occupied by two persons, shall contain not less than 630 cubic feet of air space.

(Ord. 7583 Part 3 Ch. 11 § 815, 1959.)

Every room or place used for sleeping purposes shall be deemed to be overcrowded if it is occupied by more than two persons and contains less than 630 cubic feet of air space plus 500 cubic feet of air space for every person occupying the room in excess of two persons.

(Ord. 7583 Part 3 Ch. 11 § 816, 1959.)

No person shall occupy, rent or lease, suffer, or permit another person to use for sleeping purposes any kitchen, cellar, hallway, bath, shower, compartment, toilet room, or any habitable room or place, including any hotel, apartment house, interim housing facility, multiple dwelling or dwelling, which is detrimental to the health of the occupant or occupants by reason of overcrowding or insufficiency of light, windows, ventilation, or drainage. The window area of any room used for sleeping purposes shall not be less than one-eighth of the floor area and shall be at least one-half openable or the room completely air-conditioned.

(Ord. 2018-0046 § 10, 2018; Ord. 7583 Part 3 Ch. 11 § 825, 1959.)

All rooms in a rooming house, hotel, motel, apartment house, rented to transient guests wherein beds are used shall be provided with an adequate amount of clean bedding, springs and mattresses, in good repair. All such beds, springs and mattresses shall be maintained in a sanitary condition. Rooming houses, hotels, motels, and apartment houses shall provide an adequate amount of clean washcloths, hand and bath towels, and other linen necessary for each new guest therein.

(Ord. 8588 § 2 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 831, 1959.)

Windows and other openings in the exterior walls of dwellings shall be provided with approved screening of at least 16 mesh set in tight-fitting frames, except where the omission of screens will not be hazardous to the health of the occupants.

(Ord. 7583 Part 3 Ch. 11 § 813, 1959.)

Apartment houses shall comply with Chapters 11.16, 11.30, 11.32 and 11.38 of this Division 1.

(Ord. 8588 § 1 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 829, 1959.)

A bachelor apartment is a dwelling unit built prior to August 8, 1963, combining kitchen, living and sleeping areas, and will be permitted provided it complies with the following requirements:

A.

The room shall have a minimum of 250 square feet of floor area, exclusive of bath, closet and water-closet areas.

B.

Occupancy shall be limited to not more than two persons.

C.

Each bachelor apartment shall be located in an apartment house or hotel.

D.

Bachelor apartments shall comply as a dwelling unit; except, that the kitchen area need not be separated from a room used for sleeping purposes, and toilet facilities need only be separated from the kitchen area by one full door.

E.

Bachelor apartments shall comply with zoning requirements.

F.

One water closet, lavatory with hot and cold running water, and bathtub or shower shall be provided for each unit.

G.

Cooking facilities shall be vented directly to the outside air by means of a mechanical exhaust system having a capacity of at least 150 cubic feet per minute.

H.

An approved method of heating shall be installed in each room. Cooking appliances shall not be used for the purpose of heating such rooms.

(Ord. 8588 § 2 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 834, 1959.)

Nothing in this Division 1 shall prohibit the use, on or after July 13, 1963, of an efficiency living unit which meets the following requirements:

A.

An efficiency living unit shall have a living room of not less than 220 square feet of superficial floor area. An additional 100 square feet of superficial floor area shall be provided for each occupant of such unit in excess of two.

B.

There shall be provided a separate closet of such size as to provide for adequate storage.

C.

There shall be provided a separate area of not less than three feet by five feet in size, accessible from the living rooms and enclosed by a door or doors, and shall be provided with complete cooking and food preparation facilities.

D.

The cooking and food-preparation facilities shall consist of a properly trapped and vented kitchen sink provided with a garbage-disposal unit, hot and cold running water, a refrigerator and an approved kitchen range or cooking appliance.

E.

The surface on which the cooking appliance rests shall be covered with metal of not less than No. 28 U.S. Gauge over one- fourth-inch asbestos millboard, or such other materials that will provide equivalent fire protection, extending at least 24 inches above the surface on which the cooking appliance rests.

F.

There shall be installed over the cooking surface a mechanical exhaust fan connected to the outside air.

G.

All sink tops and cabinet surfaces shall have a smooth, washable, nonabsorbent finish.

H.

There shall be provided a cabinet for the storage of all food, dishes and cooking utensils.

I.

There shall be provided an approved comfort-heating appliance or system within the living room.

J.

A separate compartment containing a toilet, lavatory and bathtub or shower shall be provided for each efficiency living unit.

(Ord. 8588 § 2 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 832, 1959.)

Hotels shall comply with Chapters 11.16, 11.30, 11.32 and 11.38 of this Division 1.

(Ord. 8588 § 1 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 830, 1959.)

Motels shall comply with Section 11.20.310 and Chapters 11.16, 11.30, 11.32 and 11.38 of this Division 1.

(Ord. 8588 § 1 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 828, 1959.)

Light housekeeping rooms shall be permitted provided they were constructed prior to September 16, 1963, combine cooking, living and sleeping, and comply with the following requirements:

A.

Light housekeeping rooms shall contain not less than 150 square feet in area and shall be occupied by not more than two people. The cooking appliances therein, if any, shall be used solely for the cooking or preparation of meals for consumption by the occupants of the room.

A room having a superficial floor area of not less than 120 square feet may be used for light housekeeping if it is occupied by only one person.

B.

The cooking appliances used therein, if any, shall have no more than two burners. If electric appliances are used, they shall have been tested and approved by the Underwriters' Laboratory. If gas appliances are used, they shall have been tested and approved by the American Gas Association.

C.

1. The installation, maintenance or use of said cooking appliances shall not be hazardous to life, health or property.

The cooking appliance shall rest upon its own legs, or shall be an approved, built-in unit of fixed installation. Said appliance shall be set not closer than six inches from any wall or projection thereof, and shall rest upon an impervious surface.

The walls behind and adjacent to said cooking appliance shall be lined or back-flashed with incombustible material equivalent to one-fourth-asbestos millboard. The back-flashing shall extend from 12 inches below to 24 inches above the base of the appliance. There shall be a clear and unobstructed space of 36 inches above the surface of the cooking appliance.

D.

1. Gas-burning appliances shall be connected to the gas supply piping by approved metal piping with an approved gas shutoff valve readily accessible within the room.

Electrical appliances and serving circuits shall be properly installed and maintained.

E.

The room shall contain an approved sink with hot and cold running water.

F.

An approved storage cabinet shall be installed in the room.

All food, dishes, and cooking and eating utensils shall be stored therein when not in use.

G.

The bed in such a room, and drapes, curtains or other readily combustible material, shall be so located that they do not come in contact with the cooking appliances.

H.

Any toilet room opening directly into such a room shall have a tight-fitting door.

I.

An approved method of heating shall be installed in each such room. Cooking appliances shall not be used for the purpose of heating such rooms. No cooking appliance shall be installed within a closet in such a room.

J.

In any building containing six or more light housekeeping rooms, there shall be one water closet and one bath facility for each five units or fraction thereof. In any building containing five or less light housekeeping rooms, there shall be one water closet and one bath facility which may be in the same room for each three light housekeeping units in the building. Such toilet and bath facilities shall be accessible to and from a public hallway.

(Ord. 8588 § 2 (part), 1964; Ord. 7583 Part 3 Ch. 11 § 833, 1959.)

A.

All laundries shall be in a building. The floors shall be constructed of smooth, nonabsorbent, durable materials. All walls and ceilings shall be constructed of smooth material. All floors, walls, and ceilings shall be kept clean and in good repair.

B.

Washing machines shall be installed in such a manner that the area under and around the machines may be kept clean and in good repair.

(Ord. 2018-0046 § 12, 2018.)

Appliances provided by house courts, hotels, motels, interim housing facilities, and apartment houses shall be kept fully operative, and in good repair.

(Ord. 2018-0046 § 13, 2018.)

A.

Every dwelling, house court, hotel, motel, interim housing facility, and apartment house shall be provided with heating facilities capable of maintaining a minimum room temperature of 70 degrees Fahrenheit at a point three feet above the floor in all habitable rooms, and when the heating facilities are not under the control of the tenant or occupant of the building owner and/or manager, shall be required to provide that heat at a minimum temperature of 70 degrees Fahrenheit, 24 hours a day. These facilities shall be installed and maintained in a safe condition and in accordance with Chapter 37 of the Uniform Building Code, the Uniform Mechanical Code, and other applicable laws. No unvented fuel burning heaters shall be permitted. All heating devices or appliances shall be of the approved type.

B.

The provisions of Subsection (A) are subject to the exemption for existing buildings provided in Section 103, of the Uniform Housing Code.

C.

Those buildings and structures which are exempt from the requirements of Section 103 shall be provided with heat at a temperature as close to 70 degrees Fahrenheit as the existing heating facilities are capable of providing at a point of three (3) feet above the floor in all habitable rooms when the heating facilities are not under the control of the tenant or occupant.

(Ord. 2018-0046 § 14, 2018.)

A.

For purposes of this Section, the terms Landlord, Tenant, Rental Housing Property, and Rental Housing Unit have the same meanings as stated in Chapter 8.53 of this Code. Small Property Landlord shall have the same meaning as stated in Chapter 8.52.

B.

Cooling Requirements. Every Rental Housing Unit must be able to maintain a maximum indoor temperature of not more than 82 degrees Fahrenheit in all Habitable rooms which are defined in Section 11.20.090. Small Property Landlords only must maintain a maximum indoor temperature of not more than 82 degrees in at least one Habitable room by January 1, 2027, and all Habitable rooms by January 1, 2032.

C.

Landlord Duty. The Landlord must provide a safe and code-compliant method in which all Habitable room(s) can be maintained at the maximum indoor temperature of not more than 82 degrees Fahrenheit. Small Property Landlords only must maintain a maximum indoor temperature of not more than 82 degrees Fahrenheit in at least one Habitable room by January 1, 2027, and all Habitable rooms by January 1, 2032.

D.

Tenant Installation of Portable Cooling Device. A Landlord may not prohibit or restrict a Tenant from installing or using, at Tenant's own cost, a Portable Cooling Device or other non-mechanical cooling methods, including, but not limited to, blackout curtains, window films, or shades, to provide additional cooling below 82 degrees Fahrenheit as long as such installation and use does not:

Violate building codes, or State, local, or federal law;

Violate the manufacturer's written safety guidelines and recommendations for use for the Portable Cooling Device; or

Require the Tenant to alter or modify the Rental Unit as a result of such installation.

E.

Prior to installing a Portable Cooling Device or other non-mechanical cooling method with the exception of a portable electric fan, the Tenant must provide five (5) calendar days advance written notice to the Landlord, either electronically or through written communication. Any Portable Cooling Device or other non-mechanical cooling method installed in a Habitable room(s) which was acquired by a Tenant, at Tenant's own cost, shall remain the property of the Tenant. The Tenant shall be responsible for any damage to a Rental Housing Unit or Rental Housing Property caused by a Tenant's installation or use of a cooling method as listed above.

F.

Pass-through Costs. The installation of a Portable Cooling Device used to maintain a Habitable room(s) at the maximum indoor temperature of 82 degrees Fahrenheit is not considered a capital improvement and not allowed as a pass-through cost to Tenants who reside in a Fully Covered Rental Unit as set forth in Chapter 8.52 of this Code.

G.

Temperature Measurement. All temperature measurements shall be taken at a distance three (3) feet above the floor level in the center of the Habitable room(s).

H.

Tenant Protections. A Landlord must not retaliate against or harass a Tenant for exercising rights protected under this Section. Violations are subject to the remedies and penalties set forth in Section 8.52.130.

I.

Enforcement. For the purposes of this Section, Rental Housing Properties and/or Units, located within the unincorporated areas of the County, that have an initial complaint filed with the department for non-compliance with this requirement will be provided with additional time to bring the Rental Housing Property and/or Unit into compliance prior to being subject to the inspection and enforcement provisions as set forth in Sections 8.53.105 and 8.53.120 of this Code.

J.

Fees. Every Rental Housing unit shall be required to pay a fee as set forth in Section 8.04.720 of this Code.

K.

Effective Date. The provisions of this Chapter shall go into effect thirty (30) days from the date of final passage by the Board of Supervisors. Enforcement for failure to comply with provisions of this Chapter related to maintaining a maximum indoor temperature of not more than eighty-two (82) degrees Fahrenheit in Rental Housing Units shall commence on January 1,

2027, or upon approval of the fee as set forth in Chapter 8.53.050 to account for cost recovery for the department associated with this Chapter, whichever is later.

L.

Adoption of Ordinance by Cities. This ordinance shall be effective within the territorial jurisdiction of each city that incorporates the entirety of this ordinance into its municipal code by adoption or resolution, with the exception of the protections afforded for Fully Covered Rental Units under the County's Rent Stabilization and Tenant Protections Ordinance in Chapter 8.52 of this Code, as set forth in Section F above.

M.

Extensions. If a Landlord is unable to comply with this Section through the installation of a Portable Cooling Device, or other non-mechanical cooling methods, upon written application by a Landlord, an extension may be granted by the Director or their designee for up to an additional two (2) years to come into compliance for Rental Housing Units beyond the effective enforcement date of January 1, 2027.

(Ord. 2025-0032 § 2, 2025.)

Interim housing facilities shall comply with Chapters 11.16, 11.20, 11.30, 11.32, and 11.38 of this Division 1.

(Ord. 2018-0046 § 15, 2018.)

Every interim housing facility shall contain a lavatory and bathtub or shower. All lavatories, bathtubs, and showers of interim housing facilities shall be provided with hot and cold running water under pressure. All toilet rooms, bath and shower rooms, and utility rooms shall be adequately lighted and ventilated to the outside atmosphere. All such rooms and the fixtures and equipment therein shall be maintained in a state of good repair and free from dirt, filth, and corrosion. It is unlawful for any person to occupy or to cause or permit another person to occupy any interim housing facility which does not comply with this section.

Toilet rooms of interim housing facilities shall be separated by well-fitted, self-closing doors that prevent the passage of flies, dust, or odors.

Each toilet stall shall include a door with locking mechanism and a permanently installed dispenser with toilet tissue.

Handwashing facilities shall be provided within or adjacent to toilet rooms. The number of handwashing facilities required shall be in accordance with local building and plumbing codes. All handwashing facilities shall be provided with hot and cold running water under pressure.

Handwashing facilities shall be provided with the following in dispensers at, or adjacent to, each handwashing facility: handwashing cleanser, sanitary single-use towels or an air hand drying device.

(Ord. 2018-0046 § 16, 2018.)

Each bed in an interim housing facility shall be provided with a storage unit for the keeping of personal belongings of each person. Sufficient additional storage facilities shall be provided for the reasonably safekeeping of articles or personal belongings which are not in daily use.

(Ord. 2018-0046 § 17, 2018.)

A.

All interim housing facilities wherein beds are used shall provide an adequate amount of clean bedding, cots and springs, and mattresses in good repair. All such beds, cots, springs, and mattresses shall be maintained in a sanitary condition and, after being used by one person, shall be thoroughly cleaned before being used by another person.

B.

Interim housing facilities shall provide an adequate amount of clean linen necessary to properly care for the persons therein.

C.

Adequate and suitable space shall be provided for the storage of clean linens. Soiled linens shall be kept in nonabsorbent receptacles or washable laundry bags and properly stored and transported to prevent contamination.

D.

Linens shall be laundered as often as necessary but no less than weekly. If linens are laundered on the premises, they shall be laundered in a mechanical clothes washer and dryer that is cleaned and sanitized before and after each time it is used.

(Ord. 2018-0046 § 18, 2018.)

All used needles and syringes shall be placed in an approved sharps bio-hazard container and properly disposed.

(Ord. 2018-0046 § 19, 2018.)

A.

The owner of an interim housing facility as defined in Section 11.20.115 of this chapter shall be responsible for posting in a common area, accessible by all tenants and the general public, a placard, as provided by the Health Officer. "Common area, accessible by all tenants and the general public" means:

Posted in a conspicuous location within five (5) feet of the main entrance of the interim housing facility; or

Posted in or near the outside of the door of the interim housing facility manager, if one exists; or

Posted in a location as directed and determined in the discretion of the County Health Officer to ensure proper notice to all occupants and the general public.

B.

The placard shall not be defaced, marred, camouflaged, hidden, or removed. Removal of the placard is a violation of this chapter and shall be punishable as specified in Section 11.02.080.

(Ord. 2018-0046 § 20, 2018.)