Mountain View Municipal Code Art. VI Property Maintenance Code

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Editor's note— Local amendments to the IPMC are shown in Exhibit A attached to Ord. No. 7.2025, § 2(Exh. A), adopted Sept. 9, 2025.

The "2024 International Property Maintenance Code," published by the International Code Council, Inc., is adopted by reference, with changes and modifications as hereinafter set forth, the provisions thereof shall be controlling within the limits of the City of Mountain View as the "Property Maintenance Code of the City of Mountain View" with the same force and effect as set in this Chapter and in other applicable Chapters referenced in the Mountain View City Code.

One (1) copy of the International Property Maintenance Code is on file and open to public inspection in the building division of the community development department.

(Ord. No. 7.2025, § 2, 9/9/25.)

Subsection 101.1 of the 2024 International Property Maintenance Code is amended to read as follows:

101.1 Title. These regulations shall be known as the "Property Maintenance Code of the City of Mountain View," hereinafter referred to as "this code."

(Ord. No. 7.2025, § 2, 9/9/25.)

Subsection 103.1 of the 2024 International Property Maintenance Code is amended to read as follows:

103.1 Responsible agency. The building division of the community development department is hereby responsible for the enforcement of this code and the official in charge thereof shall be known as the code official. The function of the division shall be the implementation, administration, and enforcement of the provisions of this code.

(Ord. No. 7.2025, § 2, 9/9/25.)

Subsection 104.1 of the 2024 International Property Maintenance Code is amended to read as follows:

104.1 Fees. The fees for activities and services performed by the city personnel in carrying out their responsibilities under this code shall be paid in accordance with the City's master fee schedule as adopted by the city council or the administrative penalty fee schedule as published by the city attorney's office.

(Ord. No. 7.2025, § 2, 9/9/25.)

Subsection 106.1 of the 2024 International Property Maintenance Code is amended to read as follows:

106.1 General. Decisions or determinations made by the code official, relative to the application and interpretation of this code, are subject to appeal pursuant to the hearing process set forth in Chapter 1, Article II of the City Code. Where this code refers to "appeal board" it shall mean the appeal procedures pursuant to Chapter 1, Article II of the City Code.

(Ord. No. 7.2025, § 2, 9/9/25.)

Subsection 107.5 of the 2024 International Property Maintenance Code is amended to read as:

107.5 Abatement of violation. The imposition of the penalties herein prescribed shall not preclude the legal officer of the jurisdiction from instituting appropriate action to restrain, correct or abate a violation, or to prevent illegal occupancy of a building, structure or premises, or to stop an illegal act, conduct, business or utilization of the building, structure, or premises. All references to "abate" a violation in this code shall follow the abatement and appeals procedures as established pursuant to Sec. 25.8 through Sec. 25.8.10 of Chapter 25 of the City Code.

(Ord. No. 7.2025, § 2, 9/9/25.)

Subsection 108.4 of the 2024 International Property Maintenance Code is amended to read as follows:

108.4 Failure to comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to fines in accordance with the city's adopted master fee schedule and/or administrative penalties as published by the city attorney's office.

(Ord. No. 7.2025, § 2, 9/9/25.)

Subsection 201.3 of the 2024 International Property Maintenance Code is amended to read as follows:

201.3 Terms defined in other codes. Where terms are not defined in this code and are defined in the California Building, Residential, Fire, Plumbing, Mechanical, and Electrical Codes or NFPA 70, such terms shall have the meanings ascribed to them as stated in those codes. Where this code refers to "International" Building, Existing, Residential, Fire, Fuel Gas, Plumbing, Mechanical, Electrical, Energy, or other International Codes, the term "International" shall be replaced with the word "California," where applicable, and shall have the meanings ascribed to them as stated in those codes.

(Ord. No. 7.2025, § 2, 9/9/25.)

Section 202 (General Definitions) of the 2024 International Property Maintenance Code is amended to add, or modify, the following definitions, to read as follows:

Section 202 General Definitions

CODE OFFICIAL. The official within the jurisdiction who is charged with the administration and enforcement of this code is the chief building official, or any duly authorized representative.

LEGAL OFFICER. The official within the jurisdiction who is charged with providing legal support to the code official, or any duly authorized representative, in implementation of this code, is the city of mountain view city attorney, or their designee.

(Ord. No. 7.2025, § 2, 9/9/25.)

Subsection 302.4 of the 2024 International Property Maintenance Code is amended to read as follows:

302.4 Weeds. Premises and exterior property shall be maintained free from weeds or plant growth per the provisions of Chapter 16, Article II of the City Code.

(Ord. No. 7.2025, § 2, 9/9/25.)

Subsection 304.14 of the 2024 International Property Maintenance Code is amended to read as follows:

304.14 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 minimum 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall have a self-closing device in good working condition.

Exception: Screens shall not be required where other approved means, such as air curtains or insect repellant fans, are employed.

(Ord. No. 7.2025, § 2, 9/9/25.)

Subsection 404.4.4 of the 2024 International Property Maintenance Code is amended to read as follows:

404.4.4 Prohibited occupancy. Kitchens, bathrooms, hallways, sheds, garages or carports, unfinished spaces, nonresidential spaces, and other spaces prohibited by California law shall not be used for sleeping purposes.

(Ord. No. 7.2025, § 2, 9/9/25.)

Subsections 602.3 and 602.4 in the 2024 International Property Maintenance Code are amended to read as follows:

602.3 Heat supply. Every owner and operator of any building who rents, leases or lets one or more dwelling units or sleeping units on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat during the duration of tenancy to maintain a minimum temperature of 68°F (20°C) in all habitable rooms, bathrooms and toilet rooms.

Exceptions:

1. When the outdoor temperature is below the winter outdoor design temperature for the locality, maintenance of the minimum room temperature shall not be required provided that the heating system is operating at its full design capacity. The winter outdoor design temperature for the locality shall be as indicated in Appendix D of the California Plumbing Code.

2. In areas where the average monthly temperature is above 30°F (-1°C), a minimum temperature of 65°F (18°C) shall be maintained.

602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied with heat during the duration of occupancy to maintain a minimum temporary of 65°F (18°C) during the period the spaces are occupied.

Exceptions:

1. Processing, storage and operation areas that require cooling or special temperature conditions.

2. Areas in which persons are primarily engaged in vigorous physical activities.

(Ord. No. 7.2025, § 2, 9/9/25.)