Monterey County Municipal Code Ch. 18.14 Property Maintenance Code

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Editor's note— Ord. No. 5442, § 16, adopted Dec. 9, 2025, repealed Ch. 18.14, §§ 18.14.010—18.14.090, and enacted a new Ch. 18.14 to read as set out herein. Former Ch. 18.14 pertained to similar subject matter and derived from Ord. No. 5286, § 17, adopted April 18, 2017; Ord. No. 5337, §§ 2, 17, adopted July 28, 2020; and Ord. No. 5389, adopted Dec. 6, 2022.

A. Title. The regulations in this Chapter shall be known as the Property Maintenance Code of Monterey County.

B. Scope. The provisions of this Chapter shall apply to all existing residential and nonresidential structures and all existing premises and constitute minimum requirements and standards for premises, structures, equipment and facilities for light, ventilation, space, heating, sanitation, protection from the elements, life safety, safety from fire and other hazards, and for safe and sanitary maintenance; the responsibility of owners, operators and occupants; the occupancy of existing structures and premises, and for administration, enforcement and penalties.

C. Intent. This Chapter shall be construed to secure its expressed intent, which is to ensure public health, safety and welfare insofar as they are affected by the continued occupancy and maintenance of structures and premises. Existing structures and premises that do not comply with these provisions shall be altered or repaired to provide a minimum level of health and safety as required herein.

D. Severability. If a section, subsection, sentence, clause or phrase of this Chapter is, for any reason, held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this Chapter.

E. Resolving Conflicting Provisions. Where there is a conflict between a general requirement and a specific requirement, the specific requirement shall govern. Where differences occur between provisions of this Chapter and the referenced standards or when in a specific case, different sections of this Chapter specify different requirements, the most restrictive shall govern.

F. Maintenance. Equipment, systems, devices and safeguards required by this Chapter or a previous regulation or code under which the structure or premises was constructed, altered or repaired shall be maintained in good working order. The requirements of this Chapter are not intended to provide the basis for removal or abrogation of fire protection and safety systems and devices in existing structures. Except as otherwise specified herein, the owner shall be responsible for the maintenance of buildings, structures, equipment and premises.

G. 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 Building Standards Code as amended by the County of Monterey.

H. Existing Remedies. The provisions in this Chapter shall not be construed to abolish or impair existing remedies of the County of Monterey or its officers or agencies relating to the removal or demolition of any structure which is dangerous, unsafe and unsanitary.

I. Workmanship. Repairs, maintenance work, alterations or installations which are caused directly or indirectly by the enforcement of this Chapter shall be executed and installed in a workmanlike manner and installed in accordance with the manufacturer's installation instructions.

J. Historic Buildings. The provisions of this Chapter for existing buildings or structures designated as historic buildings shall also conform to Chapter 18.25 of the Monterey County Code for provisions related to the abatement of dangerous buildings and application of the California Building Standards Code.

K. Referenced Codes and Standards. The codes and standards referenced in this Chapter shall be those that are listed in Chapter 18.01 Building Standards Administrative Code of the Monterey County Code.

L. Requirements Not Covered by Code. Requirements necessary for the strength, stability or proper operation of an existing fixture, structure or equipment, or for the public safety, health and general welfare, not specifically covered by this Chapter, shall be determined by the Building Official. The Building Official may use generally accepted construction standards applicable at the time of original construction for buildings constructed prior to permit requirements or adoption of local building standards. These standards may include editions of model codes published at the time of original construction.

M. Application of References. References to Chapter or section numbers, or to provisions not specifically identified by number, shall be construed to refer to such Chapter, section or provision of this Chapter.

N. Other Laws. The provisions of this Chapter shall not be deemed to nullify any provisions of local, state or federal law.

(Ord. No. 5442, § 16, 12-9-2025)

Unless otherwise expressly stated, the following terms shall, for the purposes of this Chapter, have the meanings shown in this Chapter.

A. Anchored. Secured in a manner that provides positive connection.

B. Approved. Approved by the Building Official.

C. Basement. That portion of a building which is partly or completely below grade.

D. Bathroom. A room containing plumbing fixtures including a bathtub or shower.

E. Bedroom. Any room or space used or intended to be used for sleeping purposes in either a dwelling or sleeping unit.

F. Building Official. The Building Official as described in Section 104 of the California Building Code.

G. Building Standards in Effect at the Time of Construction. Standards for construction work that were adopted by the County of Monterey at the time of construction. For existing construction completed prior to the adoption of building standards by the County of Monterey on January 1, 1954, those standards for construction work that were published in model codes and generally accepted in California or required by the State of California at the time of construction.

H. Condemn. To adjudge unfit for occupancy.

I. Construction Work. Work to construct, enlarge, alter, repair, move, demolish, or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, or perform any grading.

J. Dangerous Structure or Premises. For the purpose of this Chapter, any structure or premises that have any or all of the conditions or defects described below shall be considered dangerous:

1. Any door, aisle, passageway, stairway, exit or other means of egress that does not conform to the approved building code or fire code for the County of Monterey as related to the requirements for existing buildings.

2. The walking surface of any aisle, passageway, stairway, exit or other means of egress is so warped, worn loose, torn or otherwise unsafe as to not provide safe and adequate means of egress.

3. Any portion of a building, structure or appurtenance that has been damaged by fire, earthquake, wind, flood, deterioration, neglect, abandonment, vandalism or by any other cause to such an extent that it is likely to partially or completely collapse, or to become detached or dislodged.

4. Any portion of a building, or any member, appurtenance or ornamentation on the exterior thereof that is not of sufficient strength or stability, or is not so anchored, attached or fastened in place so as to be capable of resisting natural or artificial loads of one and one-half (1½) the original designed value.

5. The building or structure, or part of the building or structure, because of dilapidation, deterioration, decay, faulty construction, the removal or movement of some portion of the ground necessary for the support, or for any other reason, is likely to partially or completely collapse, or some portion of the foundation or underpinning of the building or structure is likely to fail or give way.

6. The building or structure, or any portion thereof, is clearly unsafe for its use and occupancy.

7. The building or structure is neglected, damaged, dilapidated, unsecured or abandoned so as to become an attractive nuisance to children who might play in the building or structure to their danger, becomes a harbor for vagrants, criminals or immoral persons, or enables persons to resort to the building or structure for committing a nuisance or an unlawful act.

8. Any building or structure has been constructed, exists or is maintained in violation of any specific requirement or prohibition applicable to such building or structure provided by the approved building code or fire code for the County of Monterey, or of any law or ordinance to such an extent as to present either a substantial risk of fire, building collapse or any other threat to life and safety.

9. A building or structure, used or intended to be used for dwelling purposes, because of inadequate maintenance, dilapidation, decay, damage, faulty construction or arrangement, inadequate light, ventilation, mechanical or plumbing system, or otherwise, is determined by the Building Official to be unsanitary, unfit for human habitation or in such a condition that is likely to cause sickness or disease.

10. Any building or structure, because of a lack of sufficient or proper fire-resistance-rated construction, fire protection systems, electrical system, fuel connections, mechanical system, plumbing system or other cause, is determined by the Building Official to be a threat to life or health.

11. Any portion of a building remains on a site after the demolition or destruction of the building or structure or whenever any building or structure is abandoned so as to constitute such building or portion thereof as an attractive nuisance or hazard to the public.

12. Any portion of premises that contains open excavations, exposed sharp objects, falling or drowning hazards, unprotected hazardous materials, exposed raw sewage, excessive trash, overgrown weeds, abandoned or inoperative vehicles, pools or spas without required covers or enclosures or other unsafe conditions that threaten the health and safety of the public.

13. Any portion of premises that contains any existing excavation or embankment or fill has become a hazard to life and limb, or endangers property, or adversely affects the safety, use, or stability of a public way or drainage channel.

K. Detached. When a structural element is physically disconnected from another and that connection is necessary to provide a positive connection.

L. Deterioration. To weaken, disintegrate, corrode, rust or decay and lose effectiveness.

M. Dwelling Unit. A single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.

N. Easement. That portion of land or property reserved for present or future use by a person or agency other than the legal fee owner(s) of the property. The easement shall be permitted to be for use under, on or above said lot or lots.

O. Electrical Facilities. Includes but not limited to electrical distribution equipment, motor circuits, power equipment, transformers, wire, cable, flexible cords, wiring devices, ground fault circuit interrupters, surge protectors, molded case circuit breakers, low-voltage fuses, luminaires, ballasts, motors and electronic control, signaling and communication equipment, switches, receptacles and fixtures.

P. Electrical System Hazards. Where it is found that the electrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, improper fusing, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration or damage, or for similar reasons, the Building Official shall require the defects to be corrected to eliminate the hazard.

Q. Equipment Support. Those structural members or assemblies of members or manufactured elements, including braces, frames, lugs, snuggers, hangers or saddles, that transmit gravity load, lateral load and operating load between the equipment and the structure.

R. Exterior Property. The open space on a premises, and on adjoining property under the control of owners or operators of such premises.

S. Garbage. The animal or vegetable waste resulting from the handling, preparation, cooking or consumption of food.

T. Guard. A building component or a system of building components located at or near the open sides of elevated walking surfaces that minimizes the possibility of a fall from the walking surface to a lower level.

U. Habitable Space. Space in a structure for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces, and similar areas are not considered habitable spaces.

V. Housekeeping Unit. A room or group of rooms forming a single habitable space equipped and intended to be used for living, sleeping, cooking and eating which does not contain, within such a unit, a toilet, lavatory and bathtub or shower.

W. Imminent Danger. A condition which could cause serious or life-threatening injury or death at any time.

X. Infestation. The presence, within or contiguous to, a structure or premises of insects, rats, vermin or other pests.

Y. Inoperable Motor Vehicle. A vehicle which cannot be driven upon the public streets for reason including but not limited to being unlicensed, wrecked, abandoned, in a state of disrepair, or incapable of being moved under its own power.

Z. Labeled. Equipment, materials or products to which have been affixed a label, seal, symbol or other identifying mark of a nationally recognized testing laboratory, inspection agency or other organization concerned with product evaluation that maintains periodic inspection of the production of the above-labeled items and whose labeling indicates either that the equipment, material or product meets identified standards or has been tested and found suitable for a specified purpose.

AA. Let for Occupancy or Let. To permit, provide or offer possession or occupancy of a dwelling, dwelling unit, rooming unit, building, premise or structure by a person who is or is not the legal owner of record thereof, pursuant to a written or unwritten lease, agreement or license, or pursuant to a recorded or unrecorded agreement of contract for the sale of land.

BB. Neglect. The lack of proper maintenance for a building or structure.

CC. Occupancy. The purpose for which a building or portion thereof is utilized or occupied.

DD. Occupant. Any individual living or sleeping in a building or having possession of a space within a building.

EE. Operable Area. That part of a window, skylight or door which is available for unobstructed ventilation and which opens directly to the outdoors.

FF. Operator. Any person who has charge, care or control of a structure or premises which is let or offered for occupancy.

GG. Owner. Any person, agent, operator, firm or corporation having a legal or equitable interest in the property; or recorded in the official records of the state, county or municipality as holding title to the property; or otherwise having control of the property, including the guardian or trustee of the estate of any such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court.

HH. Person. An individual, corporation, partnership or any other group acting as a unit.

II. Pest Elimination. The control and elimination of insects, rodents or other pests by eliminating their harborage places; by removing or making inaccessible materials that serve as their food or water; by other approved pest elimination methods.

JJ. Plumbing System Hazards. Where it is found that a plumbing system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, inadequate venting, cross connection, back siphonage, improper installation, deterioration or damage or for similar reasons.

KK. Premises. A lot, plot or parcel of land, easement or public way, including any structures thereon.

LL. Public Way. Any street, alley or similar parcel of land essentially unobstructed from the ground to the sky, which is deeded, dedicated or otherwise permanently appropriated to the public for public use.

MM. Rooming House. A building arranged or occupied for lodging, with or without meals, for compensation and not occupied as a one- or two-family dwelling.

NN. Rooming Unit. Any room or group of rooms forming a single habitable unit occupied or intended to be occupied for sleeping or living, but not for cooking purposes.

OO. Rubbish. Combustible and noncombustible waste materials, except garbage; the term shall include the residue from the burning of wood, coal, coke and other combustible materials, paper, rags, cartons, boxes, wood, excelsior, rubber, leather, tree branches, yard trimmings, tin cans, metals, mineral matter, glass, crockery and dust and other similar materials.

PP. Sleeping Unit. A room or space in which people sleep, which can also include permanent provisions for living, eating and either sanitation or kitchen facilities, but not both. Such rooms and spaces that are also part of a dwelling unit are not sleeping units.

QQ. Structure. That which is built or constructed or a portion thereof.

RR. Structure Unfit for Human Occupancy. A structure is unfit for human occupancy whenever the Building Official finds that such structure is unsafe, unlawful or, because of the degree to which the structure is in disrepair or lacks maintenance, is unsanitary, vermin or rat infested, contains filth and contamination, or lacks ventilation, illumination, sanitary or heating facilities or other essential equipment required by this Chapter or the referenced codes and standard or because the location of the structure constitutes a hazard to the occupants of the structure or to the public or the structure contains one or more elements of a substandard building as defined in Section 18.15.030 of the Monterey County Code.

SS. Tenant. A person, corporation, partnership, or group, whether or not the legal owner of record, occupying a building or portion thereof as a unit.

TT. Time of Construction. The date an application was submitted for construction work or the date of completion of the construction work when no permit was required.

UU. Toilet Room. A room containing a water closet or urinal but not a bathtub or shower.

VV. Ventilation. The natural or mechanical process of supplying conditioned or unconditioned air to, or removing such air from, any space.

WW. Reserved.

XX. Workmanlike. Executed in a skilled manner, e.g., generally plumb, level, square, in line, undamaged and without marring adjacent work.

YY. Unlawful Structure. An unlawful structure is one found in whole or in part to be occupied by more persons than permitted under this Chapter or referenced codes and standards, or was erected, altered or occupied contrary to law.

ZZ. Unsafe Conditions. The following conditions shall be deemed unsafe:

1. The nominal strength of any structural member is exceeded by nominal loads, the load effects or the required strength;

2. The anchorage of the floor or roof to walls or columns, and of walls and columns to foundations is not capable of resisting all nominal loads or load effects;

3. Structures or components thereof that have reached their limit state;

4. Siding and masonry joints including joints between the building envelope and the perimeter of windows, doors and skylights are not maintained, weather resistant or watertight;

5. Structural members that have evidence of deterioration or that are not capable of safely supporting all nominal loads and load effects;

6. Foundation systems that are not firmly supported by footings, are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects;

7. Soils that have moved, liquefied, caused a chemical reaction, compressed or expanded so as to cause the collapse of any footing, foundation system or structural element or soils that do not provide adequate bearing capacity for the intended use;

8. Concrete or masonry that has deteriorated, deformed, fractured, fissured, spalled, exposed its reinforcement, detached, dislodged or otherwise failed so that it can no longer safely provide support for its intended use;

9. Steel, aluminum or other metal that has deteriorated, corroded, deformed, cracked, fatigued, detached, dislodged or otherwise failed so that it can no longer safety provide support for its intended use;

10. Wood that has deteriorated, deformed, cracked, split, dry-rotted, fatigued, detached, dislodged, been damaged by fire, biotic organisms, insects, rodents and other vermin, been excessively cut or notched or otherwise failed so that it can no longer safety provide support for its intended use;

11. Exterior walls that are not anchored to supporting and supported elements or are not plumb and free of holes, cracks or breaks and loose or rotting materials, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects;

12. Roofing or roofing components that have defects that admit rain, roof surfaces with inadequate drainage, or any portion of the roof framing that is not in good repair with signs of deterioration, fatigue or without proper anchorage and incapable of supporting all nominal loads and resisting all load effects;

13. Flooring and flooring components with defects that affect serviceability or flooring components that show signs of deterioration or fatigue, are not properly anchored or are incapable of supporting all nominal loads and resisting all load effects;

14. Veneer, cornices, belt courses, corbels, trim, wall facings and similar decorative features not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects;

15. Overhang extensions or projections including, but not limited to, trash chutes, canopies, marquees, signs, awnings, fire escapes, standpipes and exhaust ducts not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects;

16. Exterior stairs, decks, porches, balconies and all similar appurtenances attached thereto, including guards and handrails, are not structurally sound, not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects; or

17. Chimneys, cooling towers, smokestacks and similar appurtenances not structurally sound or not properly anchored, or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects.

AAA. Unsafe Equipment. Unsafe equipment includes any boiler, heating equipment, elevator, moving stairway, electrical wiring or device, flammable liquid containers or other equipment on the premises or within the structure which is in such disrepair or condition that such equipment is a hazard to life, health, property or safety of the public or occupants of the premises or structure.

BBB. Unsafe Structures. An unsafe structure is one that is found to be dangerous to the life, health, property or safety of the public or the occupants of the structure by not providing minimum safeguards to protect or warn occupants in the event of fire, or because such structure contains unsafe conditions or unsafe equipment or is so damaged, decayed, dilapidated, structurally unsafe or of such faulty construction or unstable foundation, that partial or complete collapse is possible.

CCC. Yard. An open space on the same lot with a structure.

(Ord. No. 5442, § 16, 12-9-2025)

A. Responsibility for Enforcement. The Building Official or his or her designee is hereby authorized and directed to enforce the provisions of this Chapter. The Building Official shall have the authority to render interpretations of this Chapter and to adopt policies and procedures in order to clarify the application of its provisions. Such interpretations, policies and procedures shall be in compliance with the intent and purpose of this Chapter. Such policies and procedures shall not have the effect of waiving requirements specifically provided for in this Chapter.

B. Means of Appeal. Any owner whose interests are adversely affected by any order, decision or determination made by the Building Official pursuant to the provisions of this Chapter may file an appeal to the County Hearing Officer pursuant to Chapter 1.22 of the Monterey County Code. For purposes of this Section, owner means any individual, corporation, partnership, firm or any other group acting as a unit having a legal or equitable interest in the property as recorded in the official records of the County Recorder, including the guardian or trustee of the estate of any such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court.

(Ord. No. 5442, § 16, 12-9-2025)

A. General. The provisions of this Chapter shall govern the minimum conditions and the responsibilities of persons for maintenance of structures, equipment and exterior property. The owner of the premises shall maintain the structures and exterior property in compliance with these requirements, except as otherwise provided for in this Chapter. All vacant structures and premises thereof or vacant land shall be maintained in a clean, safe, secure and sanitary condition as provided herein so as not to cause a blighting problem or adversely affect the public health or safety.

B. Exterior Property Areas. All exterior property and premises shall be maintained in a clean, safe and sanitary condition. The occupant shall keep that part of the exterior property which such occupant occupies or controls in a clean and sanitary condition including but not limited to the following:

1. Grading and Drainage. All 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 except for approved retention areas and reservoirs.

2. Sidewalks and Driveways. All sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair and maintained free from hazardous conditions.

3. Weeds. All premises and exterior property shall be maintained free from weeds or plant growth in excess of four (4) inches. All noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated flowers and gardens. Removal of weeds pursuant to this Section is subject to compliance with all other laws and regulations including but not limited to the California Coastal Act, and the federal and state Endangered Species Acts.

4. Rodent Harborage. All structures and exterior property shall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly exterminated by approved processes which will not be injurious to human health. After extermination, proper precautions shall be taken to eliminate rodent harborage and prevent reinfestation.

5. Exhaust Vents. Pipes, ducts, conductors, fans or blowers shall not discharge gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes directly upon abutting or adjacent public or private property or that of another tenant.

6. Accessory Structures. All accessory structures, including detached garages, fences and walls, shall be maintained structurally sound and in good repair.

7. Motor Vehicles. Except as provided for in other regulations, no inoperative or unlicensed motor vehicle shall be parked, kept or stored on any premises, and no vehicle shall at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled unless such work is performed inside a structure or similarly enclosed area designed and approved for such purposes. Painting of vehicles is prohibited unless conducted inside an approved spray booth.

8. Defacement of Property. The exterior surface of any structure or building on any private or public property shall not be damaged, mutilated or defaced by placing thereon any marking, carving or graffiti.

9. Storage of Materials and Containers. No materials or any type, or storage containers, shall be kept or stored on the exterior of any premises unless the storage of such materials or containers otherwise complies with all applicable laws and regulations including but not limited to the zoning regulations and California Building Standards Code as adopted and amended by the County of Monterey.

C. Exterior Structure. The exterior of a structure shall be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare including but not limited to the following:

1. Protective Treatment. All exterior surfaces, including but not limited to, doors, door and window frames, cornices, porches, trim, balconies, decks and fences, shall be maintained in good condition. Exterior wood surfaces, other than decay-resistant woods, shall be protected from the elements and decay by painting or other protective covering or treatment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted. All siding and masonry joints, as well as those between the building envelope and the perimeter of windows, doors and skylights, shall be maintained weather resistant and watertight. All metal surfaces subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and all surfaces with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion. Oxidation stains shall be removed from exterior surfaces. Surfaces designed for stabilization by oxidation are exempt from this requirement.

2. Premises Identification. Except as otherwise provided in the Chapter 18.10 of the Monterey County Code, buildings 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. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of four (4) inches high with a minimum stroke width of 0.5 inch unless otherwise approved by the Fire Code Official.

3. Structural Members. All structural members shall be maintained free from deterioration and shall be capable of safely supporting all required loading.

4. Foundation Walls. All foundation walls shall be maintained plumb and free from open cracks and breaks and shall be kept in such condition to prevent the entry of rodents and other pests.

5. Exterior Walls. All exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration.

6. Roofs and Drainage. The roof and flashing shall be sound, tight 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.

7. Decorative Features. All cornices, belt courses, corbels, terra cotta trim, wall facings and similar decorative features shall be maintained in good repair with proper anchorage and in a safe condition.

8. Overhang Extensions. All overhang extensions including, but not limited to canopies, marquees, signs, metal awnings, fire escapes, standpipes and exhaust ducts shall be maintained in good repair and be properly anchored to be kept in a sound condition.

9. Stairways, Decks, Porches and Balconies. Every exterior stairway, deck, porch and balcony, and all appurtenances attached thereto, shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads.

10. Chimneys and Towers. All chimneys, cooling towers, smokestacks, and similar appurtenances shall be maintained structurally safe and sound, and in good repair.

11. Handrails and Guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.

12. Window, Skylight and Door Frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight.

13. Glazing. All glazing materials shall be maintained free from cracks and holes.

14. Openable Windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware.

15. 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 not less than sixteen (16) mesh per inch and every screen door used for insect control shall have a self-closing device in good working condition unless otherwise approved by the Building Official. Screens shall not be required where other approved means, such as air curtains or insect repellent fans, are employed.

16. Doors. All exterior doors, door assemblies and hardware shall be maintained in good condition. Locks at all entrances to dwelling units and sleeping units shall tightly secure the door.

17. Basement Hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water.

18. Guards for Basement Windows. Every basement window that is openable shall be supplied with rodent shields, storm windows or other approved protection against the entry of rodents.

19. Building Security. Doors, windows or hatchways for dwelling units, room units or housekeeping units shall be provided with devices designed to provide security for the occupants and property against unauthorized entry.

D. Interior Structure. The interior of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition including but not limited to the following:

1. Structural Members. All structural members shall be maintained structurally sound and be capable of supporting the imposed loads.

2. Interior Surfaces. All interior surfaces, including windows and doors, shall be maintained in good, clean and sanitary condition. Peeling, chipping, flaking or abraded paint shall be repaired, removed or covered. Cracked or loose plaster, decayed wood and other defective surface conditions shall be corrected.

3. Stairs and Walking Surfaces. Every stair, ramp, landing, balcony, porch, deck or other walking surface shall be maintained in sound condition and good repair.

4. Handrails and Guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.

5. Interior Doors. Every interior door shall fit reasonably well within its frame and shall be capable of being opened and closed by being properly and securely attached to jambs, headers or tracks as intended by the manufacturer of the attachment hardware.

6. Storage of Materials and Containers. No materials of any type, or storage containers, shall be kept or stored on the interior of any premises unless the storage of such materials or containers otherwise complies with all applicable laws and regulations including but not limited to zoning regulations and the California Building Standards Code as amended by the County of Monterey.

E. Rubbish and Garbage. All exterior property and premises, and the interior of every structure, shall be free from any accumulation of rubbish or garbage. Every occupant of a structure shall dispose of all rubbish in a clean and sanitary manner by placing such rubbish in approved containers. The owner of every occupied premises shall supply approved covered containers for rubbish and shall be responsible for the removal of rubbish. Refrigerators and similar equipment not in operation shall not be discarded, abandoned or stored on premises except at approved locations. Every occupant of a structure shall dispose of garbage in a clean and sanitary manner by placing such garbage in an approved garbage disposal facility or approved garbage containers.

F. Pest Elimination. All structures shall be kept free from insect and rodent infestation. All structures in which insects or rodents are found shall be promptly exterminated by approved processes that will not be injurious to human health. After extermination, proper precautions shall be taken to prevent reinfestation. The owner of any structure shall be responsible for extermination within the structure.

(Ord. No. 5442, § 16, 12-9-2025)

A. General. The provisions of this Section shall govern the minimum conditions and standards for light, ventilation and space for occupying a structure. The owner of the structure shall provide and maintain light, ventilation and space conditions in compliance with the building standards in effect at the time of construction.

B. Light. Every habitable space shall maintain the required total glazed area for every habitable space. All other spaces shall be provided with natural or artificial light sufficient to permit the maintenance of sanitary conditions, and the safe occupancy of the space and utilization of the appliances, equipment, and fixtures.

C. Ventilation. Every habitable space shall maintain the required operable windows. Every bathroom and toilet room shall maintain the required ventilation by natural or mechanical means. Every room with cooking facilities shall maintain the require ventilation.

D. Overcrowding. The number of persons occupying a dwelling unit shall not create conditions that, in the opinion of the Building Official, endanger the life, health, safety or welfare of the occupants.

E. Food Preparation. All spaces to be occupied for food preparation purposes shall contain suitable space and equipment to store, prepare and serve foods in a sanitary manner. There shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage.

(Ord. No. 5442, § 16, 12-9-2025)

A. General. The provisions of this Section shall govern the minimum conditions and standards for plumbing facilities and plumbing fixtures. The owner of the structure shall provide and maintain plumbing facilities and plumbing fixtures in compliance with the building standards in effect at the time of construction.

B. Public Toilet Facilities. Public toilet facilities shall be maintained in a safe sanitary and working condition. Except for periodic maintenance or cleaning, public access and use shall always be provided to the toilet facilities during occupancy of the premises.

C. Toilet Rooms. A door and interior locking device shall be provided for all common or shared bathrooms and toilet rooms in a multiple dwelling. In other than dwelling units, every toilet room floor shall be maintained to be a smooth, hard, nonabsorbent surface to permit such floor to be easily kept in a clean and sanitary condition.

D. Plumbing Systems and Fixtures. All plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. All plumbing fixtures shall be maintained in a safe, sanitary and functional condition. Plumbing fixtures shall have adequate clearances for usage and cleaning.

E. Water System. Every sink, lavatory, bathtub or shower, drinking fountain, water closet or other plumbing fixture shall be properly connected to either a public water system or to an approved private water system.

F. Hot and Cold Water. All kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied with hot and cold running water in accordance with the building standards in effect at the time of construction.

G. Contamination. The water supply shall be maintained free from contamination.

H. Supply. The water supply system shall be installed and maintained to provide a supply of water to plumbing fixtures, devices and appurtenances in sufficient volume and at pressures adequate to enable the fixtures to function properly, safely, and free from defects and leaks.

I. 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 of not less than one hundred twenty (120) degrees Fahrenheit. A gas-burning water heater shall be located in an approved location with adequate combustion air and an approved combination temperature and pressure-relief valve and relief valve discharge pipe.

J. Sanitary Drainage System. All plumbing fixtures shall be properly connected to either a public sewer system or to an approved private sewage disposal system.

K. Obstructions, Leaks and Defects. Every plumbing stack, vent, waste and sewer line shall function properly and be kept free from obstructions, leaks and defects.

L. Grease Interceptors. Grease interceptors shall be maintained and regularly serviced as intended by this Chapter and the references codes and standards and the manufacturer's instructions.

M. Storm Drainage. Drainage of roofs and paved areas, yards and courts, and other open areas on the premises shall be maintained and conveyed to an approved location.

(Ord. No. 5442, § 16, 12-9-2025)

A. General. The provisions of this Chapter shall govern the minimum mechanical and electrical facilities and equipment to be provided. The owner of the structure shall provide and maintain mechanical and electrical facilities and equipment in compliance with these requirements.

B. Heating Facilities. Heating facilities shall be maintained in structures as required by this Section. Except for spaces not normally associated with human comfort, interior spaces intended for human occupancy including but not limited to dwellings shall be provided with heating facilities capable of maintaining a room temperature of seventy (70) degrees Fahrenheit. Cooking appliances or portable space heaters shall not be used to provide space heating to meet the requirements of this Section.

C. Mechanical Equipment. All mechanical 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 performing the intended function. All fuel-burning equipment and appliances shall be connected to an approved chimney or vent unless approved. All required clearances to combustible materials shall be maintained. All safety controls for fuel-burning equipment shall be maintained in effective operation. A supply of air for complete combustion of the fuel and for ventilation of the space containing the fuel-burning equipment shall be provided for the fuel-burning equipment.

D. Electrical Facilities. Every occupied building shall be maintained with an electrical system in compliance with the building standards in effect at the time of construction provided it does not create an electrical hazard. Electrical facilities that have been damaged by exposure to water or fire shall be replaced in accordance with the provisions of the California Building Standards Code as amended by the County of Monterey.

E. Elevators, Escalators and Dumbwaiters. Elevators, dumbwaiters and escalators shall be maintained in compliance with the building standards in affect at their time of construction. The most current certificate of inspection shall be on display at all times within the elevator or attached to the escalator or dumbwaiter, be available for public inspection in the office of the building operator or be posted in a publicly conspicuous in an approved location. The inspection and tests shall be performed at not less than the periodic intervals required by the State of California Department of Industrial Relations or their successors.

F. Duct Systems. Duct systems shall be maintained free of obstructions and shall be capable of performing the required function.

(Ord. No. 5442, § 16, 12-9-2025)

A. General. The provisions of this Section shall govern the minimum conditions and standards for fire safety relating to structures and exterior premises, including fire safety facilities and equipment to be provided.

B. Means of Egress. 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 building standards in effect at the time of construction. The required width of aisles shall be unobstructed. All means of egress doors shall be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort, except where the door hardware conforms to that permitted by the California Building Code.

C. Emergency Escape Openings. Required emergency escape openings shall be maintained in accordance with the building standards in effect at the time of construction and the following. Required emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars, grilles, grates or similar devices are permitted to be placed over emergency escape and rescue openings provided the minimum net clear opening size complies with the building standards in effect at the time of construction and such devices shall be releasable or removable from the inside without the use of a key, tool or force greater than that which is required for normal operation of the escape and rescue opening.

D. Fire-Resistance Ratings. The required fire-resistance rating of fire-resistance-rated walls, fire stops, shaft enclosures, partitions and floors shall be maintained. Required opening protection devices shall be maintained in an operative condition. All fire and smoke stop doors shall be maintained in operable condition. Fire doors and smoke barrier doors shall not be blocked or obstructed or otherwise made inoperable.

E. Fire Protection Systems. All systems, devices and equipment to detect a fire, actuate an alarm, or suppress or control a fire or any combination thereof shall be maintained in an operable condition at all times in accordance with the building standards in effect at the time of construction.

(Ord. No. 5442, § 16, 12-9-2025)

A. Prohibited Conditions. It shall be unlawful for any owner to create, maintain or permit the continued existence of any dangerous structure or premises, unsafe condition, unsafe equipment, unsafe structure, any structure that is unfit for human occupancy, any substandard building or premises or any unlawful structure or any other hazards as defined in this Chapter. Such violations are public nuisances and the owner shall abate or cause to be abated or corrected such conditions either by repair, rehabilitation, demolition or other approved corrective action without delay.

B. Prohibited Occupancy. It shall be unlawful for any owner to occupy or permit a person, firm or corporation to occupy any structure or premises condemned and placarded by the Building Official. It shall be unlawful for any person to enter such structure or premises except for the purpose of securing the structure, making the required repairs, removing the hazardous condition or of demolishing the same.

C. Maintaining Placards. It shall be unlawful for any owner to deface or remove a condemnation placard without the written approval of the Building Official.

D. Prohibited Services. It shall be unlawful for any owner to operate or permit a person, firm or corporation to operate condemned and placarded equipment.

E. Reconnection of Utilities. It shall be unlawful for any owner to reconnect or permit a person, firm or corporation to reconnect utilities after having been ordered to be disconnected without the written approval of the Building Official.

F. Following Stop Work Orders. It shall be unlawful for any owner to continue any work after having been served with a stop work order by the Building Official except such work that is necessary to perform to remove a violation or unsafe condition.

G. Maintaining Residential Services. It shall be unlawful for any owner to cause any service, facility, equipment or utility to be removed from or shut off from or discontinued for any occupied dwelling, except for such temporary interruption as necessary while repairs or alterations are in progress.

H. Duty to Maintain Buildings, Structures and Premises. It shall be unlawful for any owner to fail to maintain any building, structure or premises in conformance with the provisions of this Chapter, the building standards that lawfully existed at the time of construction and any minimum maintenance standards established by state or local law since the time of construction.

I. Maintaining Exterior Surfaces. It shall be unlawful for any owner to willfully or wantonly damage, mutilate or deface any exterior surface of any structure or building on any private or public property by placing thereon any marking, carving or graffiti.

J. Unauthorized Vehicle Storage. It shall be unlawful for any owner to park, keep or store an inoperative or unlicensed motor vehicle on any premises unless such premises are approved for such parking and storage under all applicable laws.

K. Unauthorized Vehicle Repair. It shall be unlawful for any owner to allow any vehicle to be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled or repaired or painted on any premises unless such work is performed inside a structure or similarly enclosed area designed and approved for such purposes. Painting of vehicles is prohibited unless conducted inside an approved spray booth.

L. Unauthorized Storage of Materials. It shall be unlawful for any owner to keep or store any materials or storage on any premises unless such storage is approved under all applicable laws including but not limited to zoning regulations and the California Building Standards Code as amended by the County of Monterey.

M. Failure to Correct. It shall be unlawful for any owner to willfully fail to diligently pursue the correction of any violation of this Chapter as identified in a notice of violation.

N. Transfer of Ownership. It shall be unlawful for the owner of any real property to sell, transfer, mortgage, lease, or otherwise dispose of any real property knowing there is a notice of violation for a violation of this Chapter involving that real property until the violations are corrected or until such owner first furnishes the grantee, transferee, mortgagee, or lessee owner with a true copy of any such notice of violation and shall furnish to the Building Official a signed and notarized statement from the grantee, transferee, mortgage, or lessee, acknowledging the receipt of a true copy of such notice of violation and fully accepting the responsibility without condition for making the corrections or repairs required by such documents or stating intentions to timely challenge such notice of violation. The transfer of ownership in violation of this Section shall not abrogate the transfer.

(Ord. No. 5442, § 16, 12-9-2025)