Chapter 14.12 PROPERTY MAINTENANCE CODE*

Chapter 14.12
PROPERTY MAINTENANCE CODE*

Sections:

14.12.030 Adoption of subsequent supplements, revisions and amendments.

* For statutory provisions of the State Housing Act, see Health and Safety Code § 17910 et seq.; for authority of cities to adopt codes by reference, see Gov. Code § 50022 et seq.

14.12.010 Adoption.

The 2024 International Property Maintenance Code (IPMC), as published by the International Code Council (ICC), is hereby adopted by reference by the city of Dinuba as the property maintenance code, subject to the amendments set forth in this chapter to conform with the California Building Standards and local administrative provisions pursuant to the provisions of California Government Code Sections 50022.1 through 50022.8, inclusive. (Ord. 2025-04 § 2, 2025; Ord. 2017-06 § 4, 2017: Ord. 2014-01 § 4, 2014: Ord. 2011-01 § 4, 2011: Ord. 2007-11 (part), 2007: Ord. 2004-5 (part), 2004: Ord. 98-10 § 7, 1998; Ord. 591 § 1, 1978: Ord. 466 § 1, 1971)

14.12.020 Amendments to the code.

A. Scope and General Requirements. Amending IPMC Section 101.

[A] 101.5 CONFLICT WITH ZONING ORDINANCE. If any provision of this Ordinance shall conflict with any provision of Ordinance No. 250 of the City of Dinuba, the provisions of Ordinance No. 250 shall prevail.

B. References to Other Codes. Unless otherwise specified, all references in the IPMC to the following codes shall mean:

Delete the following references	Insert the following references
International Building Code and International Residential Code	Current California Building Code and current California Residential Code
International Mechanical Code	Current California Mechanical Code
International Electrical Code	Current California Electrical Code
International Fire Code	Current California Fire Code
International Plumbing Code	Current California Plumbing Code
International Existing Building Code	Current California Existing Building Code
International Zoning Code	City of Dinuba Zoning Ordinance
International Fuel Gas Code	Current California Plumbing Code
Name of jurisdiction	City of Dinuba
Jurisdiction to insert appropriate schedule	Current fees established by resolution of the city council
Board of appeals	Hearing officer appointed by the city manager
Code official or health official	Building official or his/her designee

C. Conflicts. Amending IPMC Section [A] 102.8.1.

[A] 102.8.1 Conflicts. Where conflicts occur between provisions of this code and the referenced standards, the provisions of this code shall apply. Where conflicts occur between the provisions of this code and California statutes, the provisions of California law shall apply.

D. Code Official. Amending IPMC Section [A] 103.

[A] 103.1 General. The Building Official in charge of the City of Dinuba Building Division shall be known as the code official.

[A] 103.3 Deputies. The code official may appoint deputies, who shall have powers delegated by the code official.

[A] 103.4 Liability. The code official or employee charged with the enforcement of this code, while acting for the jurisdiction, in good faith and without malice in the discharge of the duties required by this code or other pertinent law or ordinance, shall not hereby be rendered liable personally, and is hereby relieved from all personal liability for any damage accruing to persons or property as a result of an act or by reason of an act or omission in the discharge of official duties. Any suit instituted against any officer or employee because of an act performed by that officer or employee in the lawful discharge of duties and under the provisions of this code shall be defended by the legal representative of the City of Dinuba.

E. Right of Entry. Amending IPMC Section [A] 105.3.

[A] 105.3 Right of entry. Where it is necessary to make an inspection to enforce the provisions of this code, or whenever the code official has reasonable cause to believe that there exists in a structure or upon a premises a condition in violation of this code, the code official is authorized to enter the structure or premises at reasonable times to inspect or perform the duties imposed by the code, provided that if such structure or premises is occupied the code official shall present credentials to the occupant and request entry. If such structure or premises is unoccupied, the code official shall first make a reasonable effort to locate the owner, owner’s authorized agent, or other person having charge or control of the structure or premises and request entry. If entry is refused, the code official shall pursue legal remedies.

F. Appeals. Amending IPMC Section [A] 106.2.

[A] 106.2 Application for appeal. Any person directly affected by a decision of the code official or a notice or order issued under this code may appeal that decision, notice or order by filing an appeal with the city clerk within ten calendar days of the date of service of that decision, notice, or order. The appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or the requirements of this code are adequately satisfied by other means. The appeal shall identify the real property, state the grounds for the appeal, and state all material facts in support of the appeal. The provisions in Dinuba Municipal Code section 14.64.120 shall apply.

[A] 106.5 Stays of enforcement. Appeals of notices and/or orders issued pursuant to this chapter, other than those issued pursuant to section 109, shall stay the enforcement of the notice and order until the appeal is heard by the board of appeals.

G. Stop Work Orders. Amending IPMC Section [A] 108.

[A] 108.4 Unlawful continuance. Any person continuing work after service of a stop work order, except as directed to remove a violation, shall be subject to penalties under Dinuba Municipal Code § 1.16.030.

H. Unsafe Structures. Amending IPMC Section [A] 109.

[A] 109.1 General. When a structure or equipment is found by the code official to be unsafe, or when a structure is found unfit for human occupancy, or is found unlawful, such structure shall be condemned and shall be posted and vacated in accordance with this section and declared to be a public nuisance and the violations shall be abated by repair, rehabilitation, demolition or removal pursuant to the provisions of this code.

[A] 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 Title 14; 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.

[A] 109.2 Closing of vacant structures. If the structure is vacant and unfit for human habitation and occupancy, and is not in danger of structural collapse, the code official is authorized to post a placard of condemnation on the premises and order the structure boarded according to Appendix A or fenced, so as not to be an attractive nuisance and/or to prevent entry. Upon failure of the owner or owner’s authorized agent to board the premises within the time specified in the order, the code official shall cause the premises to be boarded and secured through any available public agency or by contract or arrangement by private persons and the cost for such boarding shall be a debt owed by the owner, shall be charged against the real property upon which the structure is located, and shall be a lien upon such real property and shall be collected by any legal means.

[A] 109.3 Notice. Whenever the code official has condemned a structure or equipment under the provisions of this section, the code official shall obtain a preliminary or survey title report as to the building, structure, or premises, which shall identify all owners of record, holders of mortgages, deeds of trust or other liens and encumbrances of record. In accordance with section 107.3 of this code, the code official shall serve the persons listed in the preliminary or survey title report with notice described in section 107.2 of this code. In addition, the notice shall be posted in a conspicuous place on in or about the structure or premises affected by such notice. If the notice pertains to equipment, it shall be placed on the condemned equipment.

[A] 109.5 Placard removal. The code official shall remove the condemnation placard whenever the defect or defects upon which the condemnation and placarding action was based has been eliminated. Any person who defaces or removes a condemnation placard without the approval of the code official shall be subject to the penalties provided by this code and applicable state law and Title 14.

[A] 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 Title 14.

I. Emergency Repairs. Amending IPMC Sections [A] 110.5 through [A] 110.6.

[A] 110.5 Costs of emergency repairs. Cost 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.

[A] 110.6 Appeal. Once the emergency work has been completed, the owner may appeal the need for the emergency repairs and/or the costs for such work within seven calendar days after service in the manner provided in Sections 106 of this code.

J. Definitions. Amending IPMC Section [A] 202.

• GARBAGE. Garbage shall be defined pursuant to Dinuba Municipal Code Section 13.12.120.

• INOPERABLE MOTOR VEHICLE. A vehicle which cannot be driven upon the public streets for reason including but not limited to being unlicensed, wrecked, abandoned, in a state of disrepair, incapable of being moved under its own power or is prohibited from being operated on a public street or highway for any reason pursuant to the provisions of the California Vehicle Code.

• RUBBISH. Rubbish shall be defined pursuant to Dinuba Municipal Code Section 7.08.010(F).

• [A] STRUCTURE. That which is built or constructed or a portion thereof.

• TEMPORARY. Temporary shall mean buildings, facilities, or structures intended for use at one location for not more than six months for the purpose of this code only.

K. Exterior Property Standards. Amending IPMC Section 302.

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.

302.2 Grading and drainage. All premises shall be graded and maintained to prevent the erosion of soil and prevent the accumulation of stagnant water thereon, or within any structure located thereon. Excess or concentrated drainage shall be contained on site or directed to the nearest practicable drainage system approved by the code official.

Exception: Approved retention areas and reservoirs.

302.3 Sidewalks and driveways. Sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in proper state of repair and maintained free from hazardous conditions. The owner or owner’s authorized agent of any building, lot or premises within the city shall maintain the walks and/or walkways located upon such premises that are accessible to the general public and the public sidewalks between such premises and any adjacent public street or alley in a clean, safe sanitary, and in a proper state of repair, free from hazardous conditions. Maintenance shall include the removal and proper disposal of any unsightly, unsafe, or unsanitary conditions, including but not limited to accumulations of garbage, refuse, litter, dirt, gum, spilled materials, or other substances on adjoining sidewalks and alleys, walkways, stairs, driveways, parking areas, and similar surfaces.

302.4 Weeds. No owner, authorized agent, lessee or occupant or other person having charge or control of any building, lot or premises within the city shall permit weeds exceeding twelve inches (12") in height to remain or accumulate upon such premises or upon public sidewalks adjoining such premises.

Upon failure of the owner or authorized agent having charge of a property to cut and destroy weeds after service of a warning notice of violation, any duly authorized employee of the city or contractor hired by the city shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or authorized agent responsible for the property pursuant to Dinuba Municipal Code Chapter 9.18.

302.8 Motor vehicles. Refer to Dinuba Municipal Code Chapter 7.24. Painting of vehicles is prohibited unless conducted inside an approved spray booth.

Exception: An owner, authorized agent, lessee, or occupant of the property may repair, wash, clean, or service personal property, provided they comply with Dinuba Municipal Code and any other applicable requirements.

L. Swimming Pools. Amending IPMC Section 303.2.

303.2 Enclosures. Except as otherwise provided by regulation, private swimming pools, hot tubs, spas, and ponds with a depth greater than 18 inches (457 mm) shall be enclosed by a fence or barrier at least 48 inches (1219 mm) in height, measured from the finished ground level on the side of the barrier away from the pool. Gates and doors within the barrier shall be self-closing and self-latching. The self-latching device shall be located not less than 54 inches (1372 mm) above the bottom of the gate. Self-closing, self-latching gates shall swing outward, away from the pool, and shall be maintained to ensure the gate closes and latches securely when released from a point at least 6 inches (152 mm) from the gatepost. No existing pool enclosure shall be removed, replaced, altered, or maintained in a way that diminishes its effectiveness as a safety barrier.

M. Exterior Structure. Amending IPMC Section 304.

304.14 Insect screens. 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 tightly 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.

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

304.15 Doors. All exterior doors, door assemblies, including weather stripping, thresholds and hardware. shall be maintained in good condition. Locks at all entrances to dwelling units and sleeping units shall tightly secure the door. Locks on means of egress doors shall be in accordance with Section 702.3.

304.16 Under-Floor areas. Under-floor access doors and ventilation openings shall be maintained to prevent the entrance of rodents, rain and surface drainage water. Doors shall be tight fitting and ventilation openings shall be properly screened with corrosion-resistant wire mesh having openings not exceeding 1/4 inch in any direction pursuant to CBC 1202.4.1.

304.18.2 Windows. Operable windows located in whole or in part within 12 feet above ground level or a walking surface that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a window sash locking device. Vacant/abandoned buildings shall provide internal window coverings to prevent easy view of the building interior.

N. Reserved.

O. Pest Elimination. Amending IPMC Section 309.

309.1 Infestation. All structures shall be kept free from insect, rodent, and vermin infestations. When such an infestation is reported or observed, the code official may require the owner or responsible agent of the building, lot, or premises to engage a licensed exterminator or other qualified professional to inspect the property. The professional shall provide a written report verifying the presence and severity of the infestation, along with recommended methods of extermination. Any structure found to be infested shall be promptly treated using approved processes that are not hazardous to human health. Upon completion of the extermination, the code official may request written confirmation from the exterminator or qualified professional attesting to the successful elimination of the infestation. After extermination, appropriate measures shall be taken to prevent reinfestation.

309.2 Owner. The owner of any structure shall be responsible for ensuring the structure is pest-free prior to renting or leasing and for providing extermination when infestations occur. The owner of any dwelling unit, multiple-occupancy building, rooming house, or nonresidential structure shall maintain the premises in a rodent-free and pest-free condition. If an infestation is caused by an occupant substantially failing to properly maintain their occupied area of the structure or premise as clean and sanitary as the condition of the structure or premises permits. For as long as the occupants failure either substantially causes an unlivable condition to occur, or substantially interferes with the owners ability to remedy the condition, the owner does not have to remedy the condition. Where the infestation is caused by defects in the structure, the owner is not required to remedy the condition for as long as the occupant’s failure contributes to the problem. When an infestation results from structural defects, the owner remains responsible for extermination.

P. Plumbing Facilities. Amending IPMC Section 505.4.

505.4 Water heating facilities. Water heating facilities shall be properly installed, maintained and capable of providing an adequate amount of water to be drawn at every required sink, lavatory, bathtub, shower and laundry facility at a minimum temperature of 110° F (43° C). A gas-burning water heater shall not be located in any bathroom, toilet room, bedroom or other occupied room normally kept closed, unless the installation complies with Chapter 5 of the current California Plumbing Code. An approved combination temperature-and-pressure relief valve shall be properly installed on all water heaters, maintained in good working condition, and discharge to the exterior unless otherwise approved by the code official.

Q. Heating Facilities. Amending IPMC Section 602.

602.2 Residential occupancies. Dwellings shall be provided with heating facilities capable of maintaining a room temperature of 68° F (20° C) in all habitable rooms, bathrooms and toilet rooms as measured per IPMC section 602.5. Cooking appliances or fireplaces shall not be used, nor shall portable space heaters be used, as a means to provide required heating.

Exception: In areas where the average monthly temperature is above 30° F (-1° C), a minimum temperature of 65° F (18° C) shall be maintained.

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 shall supply heat to maintain a minimum temperature of 68° F (20° C) in all habitable rooms, bathrooms and toilet rooms.

Exceptions:

1. Minimum room temperatures are not required when the outdoor temperature falls below the locality’s winter design temperature, provided the heating system is operating at its full design capacity. For this locality, the winter outdoor design temperature is 32° F.

R. Electrical Systems. Amending IPMC Section 604.3.

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.

S. Means of Egress. Amending IPMC Section 702.1.

[BE] 702.1 General. A safe, continuous, and unobstructed path of travel shall be provided from any point within a building or structure to a public way. All means of egress shall comply with the current California Residential Code or California Building Code, as applicable based on the building’s approved use.

(Ord. 2025-04 § 2, 2025; Ord. 2007-11 (part), 2007: Ord. 2004-5 (part), 2004: Ord. 98-10 § 8, 1998; Ord. 466 § 2, 1971)

14.12.030 Adoption of subsequent supplements, revisions and amendments.

All supplements, revisions and amendments to the code as may be hereafter approved and adopted by the state are adopted and made a part of this code. (Ord. 2025-04 § 2, 2025; Ord. 2007-11 (part), 2007: Ord. 2004-5 (part), 2004: Ord. 591 § 2, 1978)

14.12.040 Copies on file.

A copy of the International Property Maintenance Code is available in the office of the city clerk for public use and examination. (Ord. 2025-04 § 2, 2025)

14.12.050 Violation—Infraction.

Any person, firm, or corporation violating any of the provisions of this chapter, including any violation of the provisions of the International Property Maintenance Code or any amendments, revisions, or supplements thereto, shall be guilty of an infraction. Violations are subject to the penalties outlined in Chapter 1.18. (Ord. 2025-04 § 2, 2025; Ord. 2007-11 (part), 2007: Ord. 2004-5 (part), 2004: Ord. 96-2 § 15, 1996: Ord. 591 § 4, 1978)