2022.02.08 WS Packet - Laserfiche WebLink

Home Browse Search

13A Guide to Proactive Rental Inspection Programschangelabsolutions.org For example, in Sacramento, all rental housing properties are subject to routine periodic inspection by the city.84 Rental housing property may be placed in the self-certification program if: (1) the inspector has found no violations, or all violations identified in the initial inspection were abated within 30 days; (2) the property owner and local contact representative are in compliance with all of the provisions in the housing code; and (3) the property owner is not delinquent on any payments to the city of fees, penalties, or taxes.85 Under Sacramento’s self-certification program, property owners are responsible – annually and upon a change in tenancy – for inspecting their housing units, making repairs necessary to comply with the housing code, completing a self-certification form for each unit, and providing a copy of this form to the occupants of the respective units.86 Rental units included within the self-certification program are still subject to random inspections.87 Properties in the program receive a discount on the Rental Inspection Housing Program fee.88 Rental property owners in Santa Cruz can request to participate in the self-certification program if the property is well-maintained and has had no code violations in the preceding three years.89 In order to remain in the program, owners must annually self- certify each residential dwelling unit and pay an annual self-certification fee.90 While the city will generally inspect other units annually,91 participants in the self-certification program are subject to a reduced inspection cycle: twenty percent of the units on each property (or at least one unit on smaller properties) are inspected not more than once every five years, so long as the property does not deteriorate to the point of no longer meeting eligibility standards for the self-certification program.92 Vacancy Inspections Some localities require inspections only when a unit is vacated due to a change in tenancy.93 Inspections and repairs may be easier to conduct and less disruptive when a tenant is not present. In addition, by conducting repairs before a tenancy begins, a rental housing inspection program can help protect future tenants from being exposed to dangerous conditions, such as deteriorating lead-based paint or fire hazards. Notice of Inspection and Entry of Occupied Units Notice of Inspection Unlike most complaint-based inspections, proactive rental inspections are undertaken without a request from the occupant. As a result, notice of a pending inspection serves an array of critical functions. By informing tenants about the purpose and process of inspections, notice can allay tenant fears, prepare tenants for a stranger to arrive at door, and encourage tenants to permit entry. Giving tenants notice of the scheduled date and time of an inspection can also increase the likelihood that a tenant will be home and available to permit the inspector to enter. Notice also provides localities with an opportunity to educate tenants and landlords about their rights and duties under the law. Finally, notice can alleviate some privacy concerns that residents may have by giving them the opportunity to, in advance of inspections, store personal items that are unrelated to code enforcement. Practice Tip Programs that only conduct inspections during vacancies will overlook units in poor shape, fail to discover conditions that residents might point out, and offer little protection to long-term tenants. In addition, because there is no tenant to verify that needed repairs are made, the locality may need to spend additional resources checking to make sure that property owners comply with repair orders, or repairs may not even be made. Boston’s program originally provided for inspection upon change in tenancy and depended on owners to report turnover to the city.82 Notably, under that program, 98 percent of the city’s 20,000-plus inspections were the result of tenant complaints rather than reported turnovers. Boston revised its program in 2012 to address this issue, adding regular inspections to all non-exempt rental properties.83