Redlands Municipal Code Ch. 8.08 Property Maintenance

The purpose of this chapter is to establish minimum maintenance standards for single-family residences and multi-family residential, commercial and industrial properties in order to protect and preserve neighborhood integrity and property values. (Ord. 2679 § 1, 2008)

Except as otherwise defined in this chapter, all terms used in this chapter which are defined by applicable state law, the uniform building code, or this code, are used in this chapter as so defined, unless from the context it clearly appears that a different meaning is intended:

MULTI-FAMILY RESIDENTIAL PROPERTY: A parcel of property having five (5) or more dwelling units located thereon.

OWN: Having any legal or equitable interest in property.

PERSON: An individual, partnership, corporation, association, organization, or entity, or the agent of any of the foregoing.

VISIBLE: Viewable from the public right of way or from any residence or property in proximity. (Ord. 2679 § 1, 2008)

Any person owning, renting, occupying or having charge of any single-family residence, or any two (2) unit, three (3) unit or four (4) unit residence, shall maintain such property in accordance with the following minimum standards. Failure to comply with these minimum standards shall constitute a violation of this chapter.

A. Exterior Requirements:

1. Front and visible side yards shall be landscaped (except for improved surfaces including, but not limited to, walks and driveways) with trees, shrubs, ground cover, decorative rock, redwood bark and/or lawn.

2. Trees, shrubs, lawns and other plantings shall be maintained through regular irrigation, pruning of trees, trimming of shrubs and cutting of lawns.

3. Property shall be free of overgrown or dead vegetation, including, but not limited to, weeds, trees and tree limbs. "Weeds" includes sagebrush, dry grass, chaparral and any other brush or vegetation which has attained excessive growth and become a fire hazard when dry. "Weeds" does not include plants native to Redlands maintained in a landscaped setting. Nothing in this section is intended to exclude drought tolerant landscaping or Xeriscaping.

4. Property shall be kept free of trash, litter, debris, packing boxes, lumber, junk, salvage materials, appliances, machinery, equipment, furniture (except for furniture specifically designed for outdoor use) and any other personal property causing an unsightly appearance or nuisance.

5. All operable vehicles, recreational vehicles, motor homes, trailers, campers or camper shells and boats shall be parked in a garage, carport or on an improved surface. No persons shall reside in the foregoing while parked.

6. Property shall be free of inoperable or abandoned vehicles and parts of vehicles unless they are stored in a garage or other enclosed storage area.

7. All improvements on property including, but not limited to, buildings, garages, carports, porches, gates, fences, doors, windows, roofs and gutters shall be painted or preserved, and/or maintained in good repair and condition. Paint or preservatives shall not be worn, peeling or cracking.

8. Walkways on property, driveways and other improved surfaces shall be maintained in good repair and in a safe condition.

9. Buildings, structures, sidewalks and driveways shall be free of graffiti.

10. Property shall be free from infestation of termites, insects, vermin and rodents.

11. Improved property shall be properly connected to a sewage disposal system or sanitary sewer and be free from sewage seepage.

12. Pools shall be securely fenced and adequately maintained as required by law.

B. Interior Requirements: The interiors of all buildings and structures on the property, both existing and new, and all parts thereof, shall be maintained in good repair and in a safe, sanitary condition in conformance with applicable laws. (Ord. 2679 § 1, 2008)

Any person owning, renting, occupying, managing or otherwise having charge of any multi-family residential, commercial, agricultural or industrial property within the city shall maintain such property in accordance with the following minimum standards. Failure to comply with these standards shall constitute a violation of this chapter.

A. Exterior Requirements:

1. All required setbacks abutting a public right of way, all visible side yards, all visible rear yards and all parking lots shall be landscaped (except for walkways, driveways and improved surfaces) with trees, shrubs, ground cover, decorative rock, redwood bark, and/or lawn, except for agricultural property under cultivation. Where applicable, landscaping shall be in accordance with city approved plans.

2. Trees, shrubs, ground covers, lawn and other plantings shall be maintained through regular irrigation, pruning of trees, trimming of shrubs and cutting of lawns.

3. Property shall be free of overgrown or dead vegetation, including, but not limited to, weeds, trees and tree limbs. "Weeds" include sagebrush, dry grass, chaparral and any other brush or vegetation which has attained excessive growth and become a fire hazard when dry. "Weeds" does not include plants native to Redlands maintained in a landscaped setting. Nothing in this section is intended to exclude drought tolerant landscaping or Xeriscaping.

4. Property shall be free of trash, litter, debris, packing boxes, junk and salvage materials (except where otherwise permitted by this code), broken furniture, appliances, machinery, equipment and any other personal property causing an unsightly appearance or nuisance.

5. All operable vehicles shall be parked on an improved surface. Property shall be free of inoperable or abandoned vehicles and parts of vehicles unless they are being stored by a licensed automobile dismantler or a vehicle dealer.

6. Recreational vehicles, motor homes, trailers, campers or camper shells and boats shall be stored in designated, screened areas on improved surfaces. No person shall reside in any of the foregoing while stored.

7. All improvements on the property, including, but not limited to, buildings, structures, storage areas, fences, windows, signs, roofs and gutters shall be painted or preserved and/or maintained in good repair and condition. Paint or preservative shall not be worn, peeling or cracking.

8. Walkways on property, driveways and all improved surfaces shall be maintained in good repair and in a safe condition. Parking lot striping, painted curbs and disabled parking markings shall be maintained in good condition.

9. Buildings, structures, sidewalks, driveways and parking lots shall be free of graffiti.

10. Property shall be free from infestation of termites, insects, vermin and rodents.

11. Improved property shall be properly connected to a sewage disposal system or sanitary sewer and be free from sewage seepage.

12. Pools shall be securely fenced and adequately maintained as required by code.

B. Interior Requirements: The interiors of all buildings and structures on the property, both existing and new, and all parts thereof, shall be maintained in good repair and in a safe, sanitary condition in conformance with the applicable laws. (Ord. 2679 § 1, 2008)

A. Any person who violates, or causes or permits the violation of, any provision of this chapter shall be deemed guilty of a misdemeanor, or at the option of the city attorney, may be charged with an infraction, as the interests of justice warrant.

B. Nothing in this chapter shall be deemed to prevent the city attorney from commencing a civil action to abate a nuisance in addition to, alternatively to, or in conjunction with any other proceedings; nor shall anything in this chapter be deemed to prevent the city from commencing a criminal action in addition to, alternatively to, or in conjunction with any other ordinance, statute or state law.

C. Payment of any fine or service of any jail sentence shall not relieve any person from the responsibility of correcting the condition causing the violation. In addition to the above penalties, the court may order that the guilty party reimburse the city for all of the city's costs of investigating, analyzing and prosecuting the enforcement action against the guilty party; the court shall fix the amount of any such reimbursement upon submission of proof of such costs by the city. (Ord. 2679 § 1, 2008)