San Bernardino Municipal Code Ch. 15.05 Property Maintenance Code

Section

Cross-reference:

Adoption of International Property Maintenance Code (“IPMC”), 2018 edition, see § 15.04.020

This chapter shall be known as the “Property Maintenance Code,” and may be cited as such. For purposes of citation, the International Property Maintenance Code, 2021 Edition, published by the International Code Conference; adopted by reference and amended by the city, is renumbered by adding “15.05.” before each section.

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1525, passed 1-15-2020; Ord. MC-1643, passed 10-2-2024; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 102.3 is amended to read as follows.

102.3 “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 Code, California Historical Building Code, California Existing Building Code, California Fire Code, California Plumbing Code, California Building Code, California Mechanical Code, and California Electrical Code. Nothing in this code shall be construed to cancel, modify or set aside any provision of the San Bernardino Municipal Code.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 103.1 is amended to read as follows.

103.1 “The Chief of Police or the Director of Community Development and Housing or their authorized representatives shall be known as the code official as referenced in the International Property Maintenance Code.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1625, passed 2-21-2024; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 104.3 is amended to add the following phrase to the end of the last sentence:

“including the warrant provisions of Section 1822.50 et seq. of the Code of Civil Procedure of the State of California.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 106.4 is amended to read as follows.

106.4 “Violation penalties. Any person violating any of the provisions of this title, including, but not limited to, adopted model codes, as amended in this title, shall be subject to the penalty provisions of Chapters 1.12, 9.92 and 9.93 of the San Bernardino Municipal Code.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 107.1 is amended to read as follows.

107.1 “Notice to Person Responsible. Whenever the code official determines that there has been a violation of this code or has grounds to believe that a violation has occurred, notice shall be given in the manner prescribed in Sections 107.2 and 107.3, or in the manner provided by San Bernardino Municipal Code Section 9.92.050, to the person responsible for the violation as specified in this code. Notices for condemnation procedures shall also comply with Section 108.3.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 111 and subsections are amended to read as follows.

111 “The Administrative Law Officer established in Section 9.92.020 of the San Bernardino Municipal Code, shall hear and determine any appeal arising from an action or determination made by the code official relative to the application and interpretation of this code. Section 9.92.130 of the municipal code shall apply to the Administrative Law Officer’s determination. An appeal shall be filed, if at all, in accordance with the requirements and within the time period set forth in Section 9.92.180 of the San Bernardino Municipal Code.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 112.4, “Failure to comply,” is amended to read as follows.

112.4 Failure to Comply “Any person, firm or corporation who continues work on a building or structure after a stop work order has been issued by any of the employees listed in [SBMC] 9.90.010 A(2, 3, 4, 5, 6 or 8) shall be guilty of a misdemeanor, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable to a fine of not less than one hundred dollars ($100.00) and not more than one thousand dollars ($1,000.00) for each day of the violation. Each day during any part of which the activity prohibited by subdivision 112.1 of this section continues shall be a distinct and separate offense.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 201.3 is amended to read as follows.

201.3 Definitions. “Where terms are not defined in this code and are defined in the California Administrative Code, California Building Code, California Residential Code, California Green Building Standards Code, California Energy Code, California Historical Building Code, California Existing Building Code, California Fire Code, California Plumbing Code, California Mechanical Code, or California Electrical Code, or any code adopted by reference under Chapter 15 of the San Bernardino Municipal Code, such terms shall have the meanings ascribed to them as stated in those codes.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 302.4, paragraph number one, is amended to read as follows.

302.4 Weeds “Weed and rubbish abatement shall be as set forth in the San Bernardino Municipal Code, Chapter 8.30, Abatement of Public Nuisances.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 302.9, “Defacement of property,” is deleted.

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 304.3 is amended to read as follows.

304.3 Premises Identification “Premises identification shall be as set forth in the San Bernardino Municipal Code sections 12.32.030 and/or 15.16.126.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 304.14 is deleted.

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 304.18 is deleted.

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 307, “Handrails and guardrails,” is amended to read as follows.

307 Handrails and Guardrails “Every exterior and interior flight of stairs shall have a handrail and guard per the requirements of the adopting code at the time the building was permitted. Handrails and guardrails shall be maintained in a safe and useful condition.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 401.3 is amended to read as follows.

401.3 Alternative Devices “In lieu of the means for natural light and ventilation herein prescribed, artificial light or mechanical ventilation complying with the California Building Code or California Residential Code shall be permitted.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 502.5, “Public toilet facilities,” is amended to read as follows.

502.5 Public Toilet Facilities “Public toilet facilities shall be maintained in a safe sanitary and working condition in accordance with the California Plumbing Code. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occupancy of the premises.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 505.1, “Plumbing Fixture Connections,” is amended to read as follows.

505.1 Plumbing Fixture Connections “General. 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 (Waterless urinals shall have an available source of water). All kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied with hot or tempered and cold running water in accordance with the California Plumbing Code.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 602.2, “Heating facilities,” is amended to read as follows.

602.2 Heating Facilities “Residential occupancies. Interior spaces intended for human occupancy shall be provided with heating facilities capable of maintaining a room temperature of 68 degrees F (20 C) in all habitable rooms.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 602.3, “Heat supply,” Exceptions #1 and #2 are deleted.

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 602.4, “Occupiable work spaces,” is deleted.

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 604.2, “Service,” is amended to read as follows.

604.2 “Service. The size and usage of appliances and equipment shall serve as a basis for determining the need for additional facilities in accordance with the California Electrical Code. Dwelling units shall be served by a three-wire, 120/240-volt, single-phase electrical service having a rating of not less than 60 amperes.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 604.3.1.1, “Electrical equipment,” is amended to read as follows.

604.3.1.1 Electrical Equipment “Electrical equipment. Electrical distribution equipment, motor circuits, power equipment, transformers, wire, cable, flexible cords, wiring devices, ground fault circuit interrupters, arc fault circuit interrupters, surge protectors, molded case circuit breakers, low-voltage fuses, luminaires, ballasts, motors and electronic control, signaling and communication equipment that have been exposed to water shall be replaced in accordance with the provisions of the California Electrical Code. The exception provisions of section 604.3.1.1 of the IPMC are hereby deleted.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

(A) International Property Maintenance Code, § 604.3.2.1, “Electrical equipment,” is amended to read as follows.

604.3.2.1 Electrical Equipment “Electrical switches, receptacles and fixtures, including furnace, water heating, security system and power distribution circuits, that have been exposed to fire, shall be replaced in accordance with the provisions of the California Building Code, or California Electrical Code.”

(B) The exception provisions of § 604.3.2.1 of the IPMC are deleted.

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 702.1, “General,” is amended to read as follows.

702.1 General “General. 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 California Fire Code, California Residential Code, or the California Building Code, whichever is more restrictive.”

(Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 702.2, “Aisles,” is amended to read as follows.

702.2 Aisles “Aisles. The required width of aisles in accordance with the California Fire Code, California Residential Code, California Building Code, or Civil Code 304.18, whichever is more restrictive, shall be unobstructed.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 702.3, “Locked doors,” is amended to read as follows.

702.3 Locked Doors “Locked Doors. 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 Fire Code, California Building Code, or California Residential Code, whichever is more restrictive.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 704.1, “General,” is amended to read as follows.

704.1 Fire Protection Systems “General. 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 California Fire Code.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

International Property Maintenance Code, § 704.2, “Smoke alarms,” is amended to read as follows.

704.2 Smoke Alarms “Smoke alarms. Smoke alarms shall be installed and maintained in accordance with the California Fire Code, California Residential Code, or the California Building Code, whichever is more restrictive.”

(Ord. MC-1417, passed 10-5-2015; Ord. MC-1521, passed 9-18-2019; Ord. MC-1666, passed 8-5-2026)

(A) Vacant and abandoned buildings shall be boarded pursuant to the following guidelines, which are modeled after, in part, guidelines of the United States Department of Housing and Urban Development.

(1) Board requirements.

(a) All first floor windows and doors and all basement windows and doors should have plywood covering the entire opening and frame.

(b) The covering should be secured with carriage bolts.

(c) Any health and safety hazard caused by any protruding bolts used to secure boarding must be eliminated.

(d) The use of nails is prohibited.

(e) There shall be no boarding above the first floor unless entry is possible without use of a ladder, and the opening is large enough for a person to easily pass through; openings above the first floor that do not meet this test should be secured but not boarded.

(f) If security bars are located on windows/doors, boarding is not required.

(g) Openings too small for a person to pass through, particularly pet openings in doors, should be secured but not boarded.

(h) To ensure that no hazards exist, remove all broken glass from the windows and surrounding interior and exterior areas.

(2) Specifications for plywood boarding.

(a) Exterior plywood should be of un-sanded CDX grade.

(b) Plywood thickness should be one-half-inch for window openings, five-eighths-inch for door openings and three-fourths inch for sliding door and French door openings. When extra large window openings are encountered, use five-eighths-inch or three-fourths-inch, as necessary.

(c) All holes should be drilled to accommodate bolts. The holes in the top of the plywood should be 12 inches down from the top and 20% of the width of the plywood cover, in from the side.

(d) The holes in the bottom should be 25% of the height of the plywood, up from the bottom and the same distance in from the side as the top.

(e) Carriage bolts mated with nut and two three-inch flat washers as shown in the side view. Washers to be of sufficient size to fully accept the square portion of bolt beneath head. Bolt and mating hardware may be galvanized or cadmium plated. Three-eighths-inch by 12-inch bolts should be supplied with each two-foot, eight-inch door; three-foot door; and glass sliding door cover. Three-eighths by ten-inch bolts should be supplied with the rest.

(f) Two-inch by four-inch lumber should be graded and should be a minimum of 16 inches longer than the width of the plywood cover. (Note: two by fours will be drilled with one-half-inch diameter holes that line up with the holes in the plywood covers.)

(g) All windows and doors, except the front door, through which access to the interior of the dwelling is made, should be secured. All window boards will be cut to fit inside the concrete block or brick opening with a maximum one-eighth-inch clearance. The plywood covering should be of one continuous piece when possible.

(h) All fabricated parts and ancillary materials become property of the Department of Housing and Urban Development.

(i) All coverings are to be fabricated according to the attached drawing and specifications.

(3) Boarding windows.

(a) Except as noted below, all window sashes, frames, glass and hardware are to be undamaged by the boarding installation.

(b) All screen inserts are to be removed, marked as to location and stored in a convenient closet or in the utility room.

(c) In all cases where it is possible to adjust the position of the sashes to accommodate the specifications for boarding above, the sashes are to remain in the frame.

(d) In instances wherein the sashes cannot be adjusted to accommodate the boarding specifications above, the sashes are to be removed from the frames and stored in a convenient closet or in the utility room. This includes all stationary lights secured by stops.

(e) In cases wherein the sash cannot be removed and/or the frame is permanently built into the house and cannot be removed (i.e., Fenestra windows), it will be necessary to break the corner panes to accommodate the boarding and bolts. If the location of bolt holes, in the plywood, requires modification because of the muntin bar (a small bar that divides a windows glass), these locations are to be modified. In no case, in any type of window, is any sash or frame part to be damaged.

(f) In all instances where items should be removed from the frame and stored, the items should be clearly marked as to the area from which it was removed.

(g) All items are to be stored on edge and braced to prevent accidental tipping, sliding and the like. In no instance is any item to be stored laid flat.

(h) Hinged windows are to be completely removed from the frame and stored as stated in (A)(3)(g) above. If possible, the hinge pins are to be removed and remain with the removed item.

(i) Faced nailing of panels to wood frame windows is prohibited.

(B) Any person violating any of the provisions of this section shall be subject to the penalty provisions of Chapters 1.12, 9.92 and 9.93.

(Ord. MC-1576, passed 5-4-2022)