General Premises

Here are the actions you need to take across the property's general premises to prepare for an inspection:

• Blight – remove any discarded household items, rubbish, trash, debris, tires, wood, broken concrete, metal, furniture that is not designed for outdoor use
• Landscaping – no bare dirt areas in the park strip and front yard, trim any overgrown vegetation, eliminate weeds and maintain the decorative materials and live plants in good condition
• Graffiti tags should be removed promptly
• Exterior paint should be in good condition, not peeling
• Remove any abandoned or inoperable vehicles
• Garbage bins and garbage containers - no overflow, no storage in the street, no open lids
• Vent screens must be secure and no missing vent screens
• Downspouts that are loose, deteriorated, missing or disconnected must be repaired
• Exterior walls must be maintained in good condition without any holes, missing sections or deterioration
• Stairway, landing, treads and risers must be in good condition without wood rot, missing sections or deterioration
• Guardrails and handrails must be well secured, must not be loose or deteriorated
• Crawlspace cover must be proper fitting to seal space
• Existing screens on windows and door must be intact, no rips or holes
• Fire extinguishers must be recharged and date tagged annually
• Exterior lighting must function and have proper covers
• Off-street parking must be maintained; do not convert parking spaces into storage space.
• Infestation – roaches and rodents must be eliminated using an exterminator
• Roof and ceilings must be maintained in good condition without any leaks
• Electrical and gas meters must be properly protected
• Electrical panel cover is required
• Existing laundry rooms must be kept clean, a metal can with a tight-fitting lid should be provided for lint, and the washers and dryers must function properly
• Exterior walkways must be kept clear – encroachments near air conditioners, plants and other storage are prohibited
• BBQ’s – propane tanks over 1 pound may not be used or stored within 10 feet of combustible material. Charcoal and LP gas grills are banned from use on apartment balconies.

Interior Checklist

Here are the actions you need to take within the property's interior to prepare for an inspection:

• Water heaters must contain minimal seismic strapping, proper drain lines, venting, etc. The installation or change-out of any water heater requires a finaled plumbing permit.
• Entry doors and door jams have strike plates that are secure
• Sliding glass door tracks must be free of dust, dirt and debris
• Strike plates on doors and door jambs must be present and secure, not loose
• No more than one security lock can be installed at the entry door.
• Double- keyed locks must be replaced with standard deadbolt.
• Baseboards must be secured, not loose
• Ceilings and walls must be maintained in good condition without any deteriorating, holes, peeling paint, buckling or mildew
• Heaters installed with finaled permit and properly functioning
• No spliced wiring on electrical fixtures or appliances
• Windows must be open easily and not be blocked by furniture or air conditioners.
• Window tracks must be clean and function properly.
• Kitchen stove burners, oven, and exhaust fans must be clean and function properly. Gas burners must ignite without the use of a match.
• Kitchen exhaust fan, filters, backsplash and walls surrounding the stove areas must be kept clean; no grease.
• Kitchen counters and sink surfaces must be smooth and in good condition, not cracked, chipped or missing pieces
• Floor coverings in the kitchen and bathroom must be a smooth, washable surface maintained in good condition
• Plumbing must be properly installed and maintained in good condition without any leaks or clogs and must provide sufficient hot water at a minimum 120 degrees
• Sufficient bathroom ventilation from a window or exhaust fan
• Mold growth must be removed from all surfaces
• Thermostat must function properly and a cover is required
• Smoke detectors must be operable and located on each floor, in hallways leading to rooms used for sleeping purposes and also in each bedroom as required by Code
• Carbon monoxide detectors must be located outside each sleeping area and on each level of a dwelling (including basements). Installation must be per manufacturer’s instructions and California Building Code.
• Electrical outlets, switches and cover plates must be installed properly and maintained in good condition.
• All 3-prong electrical outlets must be properly grounded. If they are not grounded, then they must be replaced with 2-prong or GFCI protected outlets that are labeled “no equipment ground”.

State law requires verification of proper installation of smoke and carbon monoxide alarms whenever a building permit is obtained for any alteration on a residential property. The Affidavit of Smoke Alarm and Carbon Monoxide Alarm Installation form enables a property owner or licensed contractor to self-certify that requirements for these alarms have been met when the building permit is for a project that does not require a building inspector to enter the dwelling to conduct a final inspection. Examples of such projects are reroof projects, solar installations, water heater replacements in a garage, and other similar minor improvements that do not require an interior inspection by a City inspector. Smoke, carbon monoxide or dual-purpose alarms (carbon monoxide and smoke alarms) must be models that are approved and listed by the State Fire Marshal.

Download the Affidavit of Smoke Alarm and Carbon Monoxide Alarm Installation form.

See the list of approved alarms on Office of the State Fire Marshal website.

Alarm Placement Requirements

Smoke and carbon monoxide alarms are required to be installed and functioning in the following locations:

For Smoke Alarms

• In each sleeping room.
• Outside each separate sleeping area in the immediate vicinity the bedrooms.
• On each additional story of the dwelling, including basements and habitable attics but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level.

For Carbon Monoxide Alarms

• Outside of each separate dwelling unit sleeping area in the immediate vicinity of the bedroom/s.
• On every level of a dwelling unit, including basements.

Managers and owners of properties with multiple units should regularly monitor their property's balconies and decks

Here’s a checklist to help you regularly monitor the need for repairs:

1. Look for cracks in surfaces where water might seep into the framing.
2. Look for signs of termite damage.
3. Look for any tilting or leaning; this is an indicator of a serious problem.
4. Look for deterioration, particularly at joints. Timber usually rots first where two pieces join together. Probe the area with a screwdriver: decaying timber will feel soft under the pressure.
5. Look for compression of posts, beams or joists.
6. Check the base of posts and brackets and bolts for rot or rust.
7. Ensure posts are securely anchored to the foundation in concrete or attached to concrete footings using proprietary metal brackets. It is not enough to just bolt them to the paving.
8. Make sure that water cannot pool at the base of a post or wall support.
9. Handrails and balustrades should not be loose, corroded, or rotted.
10. Flaking or missing chunks of concrete or wood could point to a serious problem.

In addition to monitoring balconies and decks, consider establishing rules with your tenants regarding the placement and movement of heavy items on balconies and decks. Placing or moving large plant-filled pots and heavy tables can affect stability and water-proofing.

If you suspect a problem with your balcony or deck, immediately prohibit access to the space, and contact a structural engineer or architect.

Managers of properties with multiple units should review the restrictions set by the California State Fire Marshal's Office for the types of barbecues allowed on patios and balconies.

To reduce the risk of fires, know what materials are combustible.

Combustible materials:

• Wood or wood decking
• Vinyl siding
• Fabric awnings

Non-combustible materials:

• Stucco covered walls/ceilings
• Concrete or tiled floors
• Wood railings facing the exterior (not between units)
• Certain composite deck and railing materials (ask a building inspector to learn more)

Regulations

All cities in Santa Clara County have adopted these regulations:

If the balcony or patio is constructed from combustible materials AND there is no overhead automatic fire sprinkler system installed throughout the entire building, then:

• Do NOT use charcoal or open-flames, LPG (liquefied petroleum gas) burners, or natural gas barbecues. If used in a common area, these types of barbecues must be at least 10 feet away from combustible walls and overhangs.
• Do NOT store an LPG barbecue with a fuel size greater than 1 pound LPG capacity on a combustible balcony or within 10 feet of combustible construction.
• Do NOT transport LPG containers with a water capacity greater than 2.5 pounds through elevators, exit and interior stairways, or common building areas. This limits most barbecues of this type to the ground floor.

What type of barbecue is allowed on combustible balconies and patios?
Electric grills can be used on combustible balconies and patios without exception.