MAINTENANCE TIPS FOR PREVENTING THE MOST COMMON HOUSING CODE VIOLATIONS
Anyone who lives or works in the Silicon Valley knows the cost of housing here is high. According to ABAG home prices increased 46% between 1995-1999 and rents have gone up nearly 40%. Housing needs continue to increase and it has been estimated that an additional 25,000 new units will be needed by 2006 to meet the expected demand for housing. According to the Silicon Valley Manufacturing Group, in recent years 5 jobs have been created in the valley for every new housing unit built. In a market where 7 out of 10 people who do not already own a home cannot afford to buy one, the rental housing stock will be an essential factor in the economic viability of our community.
Existing rental housing units are a very important part of the available housing stock. Maintenance and preservation of these housing units is of paramount concern to everyone in this valley.
The City of San Jose has a strong interest in the maintenance of the existing housing stock. We cannot afford to lose any housing units to decline and deterioration. The City has various programs designed to encourage proper maintenance and rehabilitation of housing units. You are probably most familiar with the Routine Multiple Housing Inspection Program. City housing inspectors conduct periodic routine inspections of all multi-family dwellings (3 units or more, excepting condominiums) to ensure compliance with housing and health and safety codes and to encourage proper maintenance practices. These inspections often show common code violations that are a result of deferred or improper maintenance.
The following is a list of maintenance tips that may help you to protect your investment in your building and at the same time avoid problems with code violations and resident complaints.
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Regularly Check Smoke Detectors
Inoperable or improperly installed smoke detectors are a commonly found code violation. Smoke detectors are one of the most important life safety devices in your buildings. If you have an older building with battery operated smoke detectors, these batteries need to be checked periodically. Fire Officials recommend that batteries be checked twice a year when clocks are changed for daylight savings time (April and October). Tenants should be encouraged to check batteries and report any problems to you or your management as soon as possible. Batteries are usually tested by pushing the test button on the detector. To find out if the smoke detector actually works, we recommend using one of the commercially available aerosol smoke detector testing products. Every smoke detector comes with instructions for use and diagrams to help you install them in the proper locations. If you have questions concerning the location of your smoke detectors, call your Multiple Housing Inspector or contact your neighborhood fire station.
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Check Condition of Balconies, Stairways, Decks, Handrails and Guardrails
You have heard the old saying “an ounce of prevention is worth a pound of cure”. It applies today especially to balconies, decks and stairways. These parts of your building are usually more exposed to weathering and water damage. Over time water seeps into and under surface coverings and causes rot and deterioration to wood structural members. This process can be accelerated in some buildings due to older construction methods that fail to divert moisture or hide moisture and damage behind stucco or siding.
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Provide Adequate Garbage Service
If your garbage bin is filled above the rim, the bin lid will not close securely. This can lead to flies, unpleasant odors and trash falling or blowing out of the bin. Not only is this unhealthy, it also creates a blighted appearance and gives your building poor curb appeal for prospective tenants. If your bin is overfull two or more times every month, you have inadequate garbage service. Various collection options and price ranges to meet your needs are available from the garage contractor, Green Team, at (408) 283-8500. If your garbage bin is overflowing because a tenant or unknown persons disposed of furniture or mattresses in the bin, you can call Green Team and ask for their bulky pick-up service to remove the furniture and other large items.
q Check for Non-Grounded Electrical Outlets
Older buildings, built prior to the mid 1960’s, do not have fully grounded electrical systems. These buildings typically have older receptacle outlets with only two openings for plug attachments. Many modern appliances, electronics and computers are equipped with grounded plugs. Tenants and property owners commonly replace older receptacles with newer u-ground type receptacles that will accommodate grounded plugs without the need for an adapter. It is a code violation and it is potentially dangerous to use a u‑ground receptacle on an ungrounded system. The older two-hole type receptacles are hard to find and sometimes must be ordered from an electrical supply company. You can use u-ground receptacles on your building if you either ground the outlet or provide GFCI (ground fault circuit interrupter) protection to the outlet. If you choose either one of these two methods for correcting your outlets, you must get an electrical permit and final inspection approval from the City of San‑Jose Building Division (408) 277-4541.
q Don’t Replace or Relocate Water Heaters Without Building Permits
The installation of a new or replacement water heater requires a permit from the City of San‑Jose Building Department (408) 277-4541. Permits can be issued to property owners or licensed contractors. Improperly installed water heaters can be potentially hazardous to your residents or your building. Your contractor may not be getting the proper permits and it is the property owner’s responsibility to make sure that permits are issued and given final inspection approval. Water heaters that are installed without permits, and later discovered by inspectors, can be subject to extra penalty fees. New state regulations require seismic strapping of all water heaters when a building is sold. The Building Division has a free publication from the State Architect’s Office that details several methods for seismic strapping. This is also available on the Building Department’s web page.
q Watch Out for Mold and Mildew
Mold can be a serious problem, especially during the winter months. Exposure to mold can cause health risks for infants and children, the elderly, pregnant women, people with allergies, asthma, and immune compromised patients. If your building has areas of mold growth, it is advisable to make an appointment with a professional contractor who can determine where the moisture is coming from and how the problem can be corrected. Check your local phone directory for contractors that provide such services. Code Enforcement will expect property owners to locate and correct any sources of water or moisture infiltration in affected units. Replacement of damp or damaged materials will also be required. Additional information on mold is available from the County Health Department at (408) 299-6060, or the State Department of Health Services at (510) 450-3818. Tenants can help prevent mold in their units by taking the following steps:
• Keep the unit clean and dry
• Use the exhaust fan or open the bathroom window after showering
• Wipe down damp surfaces after showering
• Wash bathrooms with mold killing or mold prevention cleaning products at least once a month
• Use the kitchen exhaust fan to remove water vapor when cooking
• Discard spoiled foods immediately
• Empty garbage daily
• Empty water pans below self-defrosting refrigerators frequently
• Remove moldy stored items
q Keep Your Property Free of Graffiti
Experts say that the best way to combat graffiti vandalism on your building is to paint over the graffiti “tags” as soon as possible. “Taggers” will eventually get frustrated and find some other place to vandalize. It is a code violation to allow graffiti to remain on your property and you will be expected to comply by removing graffiti. The City has a program designed to help apartment building owners and managers who are victims of graffiti vandalism. Free paint and other materials to cover or remove graffiti are available through the Paint Bank. To access this free service, call the Anti-Graffiti Program at (408) 277-3208 during normal business hours.
q Get Rid of Trash, Litter, Debris, and Inoperable Vehicles
The general exterior picture that your building presents to the neighborhood is very important. An unsightly building can be a message to criminals, drug dealers, and other unauthorized persons that this is a property where nobody pays attention to what is going on. Trash, litter, and debris on your premises can be an invitation to criminal activity, graffiti, and illegal dumping. Inoperable vehicles take up limited parking spaces and may create a nuisance, as well as provide places to conceal drugs. Excess storage on balconies is unsightly and can contribute to infestations of insects and rodents, and often promotes moisture damage to the supporting balcony structure. All of the above items are violations of the City’s blight ordinances and can result in the issuance of administrative citations and possible fines if not promptly corrected.
q Maintain your relationship with your tenants
At this point you must be asking “What is this doing in a list of maintenance items?” Well, your tenants are at your property all the time. They are the first to know about that leak in the bathroom that could lead to serious water damage, or those tenants next door who may be dealing drugs. A little work to keep up good channels of communication with your tenants can pay you big dividends. If your tenants feel comfortable informing you about maintenance problems and other issues, they can become active partners in the process of keeping your buildings and their homes safe and pleasant places to live.
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