Salinas Municipal Code Div. I [Adoption; Administration.]

The International Property Maintenance Code 2024 edition is hereby adopted as the Property Maintenance Code for the City of Salinas, in the State of California, for regulating and governing the conditions and maintenance of 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, a reasonable level of safety from fire and other hazards, and for a reasonable level of sanitary maintenance; the responsibility of owners, an owner's authorized agent, operators and occupants; the occupancy of existing structures and premises, and for administration, enforcement and penalties; and the same is adopted and made a part hereof, as if fully set out in this ordinance, with the additions, insertions, deletions, modifications and changes, if any, as more particularly set forth in this article.

(Ord. No. 2690(NCS), § 1, 10-28-2025, eff. 1-1-2026)

In the event of any conflict between any provision of the Property Maintenance Code and Article II of Chapter 9 or any other provision or section of the City Code, the City Code shall take priority and precedence, and the provisions and sections of the City Code shall control.

(Ord. No. 2690(NCS), § 1, 10-28-2025, eff. 1-1-2026)

(a) Section 101.1 of the 2024 IPMC is amended to read as follows:

101.1 Title. These regulations shall be known as the International Property Maintenance Code (IPMC) of City of Salinas, hereinafter referred to as "this code."

(b) Section 103 of the 2024 IPMC is amended to read as follows:

103.1 Creation of agency.

The City of Salinas Community Development Code Enforcement Division is hereby created and the official in charge thereof shall be known as the code official as defined in this code. The function of the agency shall be the implementation, administration and enforcement of the provisions of this code.

(c) Section 104 of the 2024 IPMC is amended to read as follows:

104.1 Fees.

The fees for activities and services performed by the Code Enforcement Division in carrying out its responsibilities under this code shall be as indicated in the following schedule: The Salinas City Code Chapter 11B-4 Schedule of Fees and Service Charges.

(d) Section 109 of the 2024 IPMC is amended to read as follows:

109.1.4 Unlawful structure.

An unlawful structure is one found in whole or in part to be occupied by more persons than permitted under this code, or was erected, altered, occupied or maintained contrary to law including Municipal Code Article I. - California Building Standards Code; or one that is partially constructed, reconstructed or demolished upon which work is abandoned. Work is deemed abandoned when there is no valid building or demolition permit.

109.8 Prohibited occupancy.

Any occupied structure condemned and placarded by the code official shall be vacated as ordered by the code official. Any person who occupies a placarded premises or operates placarded equipment, and any owner, owner's authorized agent or person responsible for the premises who lets anyone occupy a condemned premises or operate condemned equipment shall be liable for the penalties provided by this code and Municipal Code Article I. - California Building Standards Code.

(e) Section 110 of the 2024 IPMC is amended to read as follows:

110.5 Costs of emergency repairs.

Costs incurred in the performance of emergency work may be paid by the city. Such costs shall be a debt owed to the city by the owner. The city attorney may institute appropriate legal action against the owner of the premises or the owner's authorized agent where the unsafe structure is or was located for the recovery of such costs.

(f) Section 302 of the 2024 IPMC is amended to read as follows:

302.1 Sanitation.

The owner or authorized agent shall maintain the property exterior and premises in a clean, safe and sanitary condition. Such owner or authorized agent shall remain liable for violations thereof regardless of any contract or agreement with any third party regarding such property. The occupant may also be held jointly and severally liable for causing or contributing violations of this section.

302.3 Sidewalks and driveways.

Maintenance shall include the removal and proper disposal of any unsightly or unsanitary conditions such as accumulations of garbage, refuse, rubbish, litter, dirt, gum or other sticky substances or items, which have been dropped or spilled upon the sidewalks.

(g) Section 304 of the 2024 IPMC is amended to read as follows:

304.14. Insect screens.

During the period from January to December, 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 tight 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 all year round.

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

(h) Section 308 of the 2024 IPMC is amended to read as follows:

308.2.2. Refrigerators and appliances.

Refrigerators and similar equipment not in operation shall not be discarded, abandoned or stored on premises.

(i) Section 309 of the 2024 IPMC is amended to read as follows:

309.1 Infestation.

All structures shall be kept free from insect, rodent and vermin infestation. When an insect, rodent or vermin infestation is brought to the attention of the code official, he or she may require the owner or agent having charge or control of the building, lot or premise to hire a licensed exterminator or other qualified professional to inspect the building, lot or premise and provide a written report verifying the presence and severity of such infestation including in the report a recommendation for proper extermination of the infestation. All structures in which insect, rodent or vermin infestations are found shall be promptly exterminated by approved processes that will not be injurious to human health. After the extermination of the infestation is complete, the code official may request a written notice from a licensed exterminator or other qualified professional attesting to the completion and success of the recommended extermination procedures. After the infestation is eliminated, proper precautions shall be taken to prevent re-infestation.

(j) Section 602 of the 2024 IPMC is 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 and shall continuous provide the ability to heat and 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 32°F (-1°C).

(k) Section 604 of the 2024 IPMC is amended to read as follows:

604.3 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 including the improper use of extension cords as permanent wiring, deterioration or damage, or for similar reasons, the code official shall require the defects to be corrected to eliminate the hazard.

(Ord. No. 2690(NCS), § 1, 10-28-2025, eff. 1-1-2026)