Housing Inspection Guide

TABLE OF CONTENTS

I. INTRODUCTION

Background

The mission of Environmental Health's Housing Inspection Program is to assess environmental conditions and reduce exposure to health risks by educating the property owners on the requirements for maintaining a rental property. This is accomplished through the inspections of rental properties with 5 or more units, complaint investigations of properties with 4 units or less, and condominiums in the County of Los Angeles to enforce compliance with the California Health and Safety Code and the Los Angeles County Code, Title 11.

For access to the latest inspection results please visit our Health Inspections Results page.

Authority

The Environmental Health Division is the regulatory agency responsible for enforcing the Los Angeles County Code, sections of the California Health and Safety Code, and sections of the California Code of Regulations through annual routine inspections of apartment buildings with 5 or more units. To ensure that each building/dwelling unit is compliant with these codes and regulations, unannounced annual inspections and complaint investigations of apartment buildings are conducted by the Environmental Health Specialist (EHS). The EHS will also investigate complaints at unlicensed properties (less than 5 units).

Purpose

This guide is intended to assist EHS inspectors and apartment owners/managers in the inspection process. It guides the EHS in documenting the Housing Official Inspection Report (HOIR) so that violations are identified, and observations are properly recorded. This guide may not address all circumstances, or violations that may be observed during an inspection or complaint investigation, but in those cases where a property owner does not understand the observation, the EHS will remain approachable to discuss the violation and provide an opportunity to educate on the public health significance of the requirement.

If you have questions regarding the violations marked in the inspection report, actions taken by an EHS, or the applicable law or regulation, please call the district office at the telephone number listed on the inspection report, or the EH Customer Call Center at (888) 700-9995.

II. DEFINITIONS

The success of any housing inspection program requires a clear understanding of the common terminology used by the EHS. The following terms should provide a better understanding of the housing inspection process:

Abatement means any action taken to repair, replace or remove a nuisance.

Attempt to inspect means that the EHS knocks on a unit door for the purpose of conducting a routine inspection. Instances where there is no response, the tenant(s) are unable to adequately communicate with the EHS, or where no adult is present in the unit, shall be identified as an attempt to inspect.

Compliance Review means an informal step in the legal process at which the Department reviews the remaining violations on the inspection report, provides information for abatement, and advises the property owner of the applicable laws and potential legal actions the Department may pursue if the violations are not corrected.

Critical Violation means any violation that poses a significant danger to health and safety. This includes:

• Vermin inside a dwelling unit
• No hot water in the majority of units
• Missing/non-functional toilet in one unit
• Lack of comfort heat during cold weather
• Peeling paint in a unit occupied by a child at a pre-1978 building
• Mold impacting 10 square feet or more of an interior surface

Emergency Violation means a violation that may pose an immediate danger to health and safety of occupants that requires immediate corrective action. This includes:

• No water
• Sewage discharge
• Non-functioning toilets in multiple units
• Natural gas leaks at gas-burning appliances
• Lack of electricity
• Faculty or exposed electrical wiring (danger of electrocution or fire)
• Structural damage with a danger of collapse

Enter and Inspect means that the EHS is granted entry to the unit to determine the presence of health code violations.

Housing Official Inspection Report (HOIR) means the notice issued by the Department to property owners to inform them of the results of an inspection of their property.

Multiple Family Dwelling (MFD) means any structure, including an apartment house, condominium, or any portion of any structure, occupied, designed, or built, or rented for occupation as a home by five or more families, each living in a separate unit and cooking within such structure.

No Problems per Tenant means that a tenant states that there are no health violations after being asked by the EHS.

Non-Critical Violation means all other violations including:

• Vermin in common areas or outdoors
• Lack of water at laundry or recreation room
• Lack of hot running water at some units
• Water leaks at individual units (e.g., one or more units with leaks under the kitchen sink)
• Lack of comfort heat at a single unit
• Toilet not maintained in good repair. (e.g., damaged flushing mechanism, cracked/leaky tank)
• Non-structural damage to interior walls, ceilings or floors
• Broken doors, windows, cabinets, etc.
• Mold impacting less than 10 square feet of wall/floor/ceiling

Nuisance means and includes any of the following, as defined in Los Angeles County Code, Section 11.02.300: A. Any public nuisance known to common law or equity jurisprudence, and whatever is dangerous to human life, or detrimental to health; B. Overcrowding a room with occupants; C. Inadequate or insanitary sewerage or plumbing facilities; D. Insufficient ventilation or illumination; E. Uncleanliness, or anything that renders air, food and drink detrimental to the health of human beings.

Other Violation means any violation that is not a priority violation or an emergency violation.

Priority Violation means any violation that poses a significant danger to health and safety.

Private Pool means any constructed pool, permanent or portable, which is intended for non-commercial use as a swimming pool by no more than 3 owner families and their guests.

Progress Towards Compliance means that the owner/manager has taken the necessary steps to correct a violation but has not fully corrected it by the compliance date. This may include situations where the repairs are taking longer than expected, or special parts are needed, permits are required, or access to a unit is limited. The EHS shall schedule a reinspection to verify compliance. Seek guidance from supervision when needed since each situation is different.

Public Pool means any constructed pool which is intended for commercial use for swimming, spa, wading or special use pool by 4 or more families and their guests.

Re-Inspection means a follow-up inspection conducted to determine compliance with a prior notice, on or after the re-inspection date.

Re-Inspection Date means a date established by the enforcement agency to abate all violations noted on the inspection report.

Routine Inspection means a periodic, unannounced inspection to determine compliance with all applicable federal, state, and local statutes, orders, ordinances, quarantines, rules, regulations, or directives related to public health.

Units Inspected means the total number of units the EHS has entered and inspected.

III. INSPECTION SERVICES

Environmental Health will conduct an annual routine inspection of all multiple family dwelling apartments with 5 or more units, and once every two years for multiple family dwelling condominiums. A re-inspection will be conducted if there are health code violations present during the annual inspection. Environmental Health will also address complaint investigation(s), as necessary.

What to expect when conducting an inspection:

• The EHS will attempt to contact the on-site manager/owner/responsible party to state the purpose of the visit.
• The EHS will conduct a thorough inspection of the exterior premises and public areas including but not limited to hallways, laundry room, swimming pool, refuse area, etc.
• The EHS will select the units to be inspected, focusing on those units where tenants appear to be available. At the time of the inspection, the EHS shall identify themselves to the tenant, state the purpose of the visit, and question the tenant about problems experienced in the unit. It is at the discretion and permission of the tenant to allow entrance to the EHS to observe the violation(s). Before entering, the EHS should ensure that an adult is present in the unit. The minimum number of units to attempt to inspect are noted in the table below:

  Minimum Number of Units to Attempt to Inspect
  Number of Units at MFD	Units to Attempt to Inspect
  5-59	Minimum 5
  60+	10%

  Minimum Number of Units to Attempt to Inspect if Violations are Observed	Number of Units at MFD
  	5-10	11-30	31-59	60+
  0 - 3 Other Violations	5	5	5	10%
  Any Priority or 4 or more Other Violations Found	All	12	15	25%

• When entrance is allowed, the EHS may proceed to walk through the unit to assess the conditions of the dwelling unit and to verify the concerns stated by the tenant. The EHS shall inform the tenant that only those violations directly observed by the EHS will be included on the Housing Official Inspection Report.
• Any violations observed will be recorded on the HOIR.
• For conditions that are not under the jurisdiction of EH, such as gas-operated water heaters or structural damage to dwellings, a referral will be made to the appropriate agency and information will be shared with tenant and property owners/management.
• For conditions that pose an immediate threat to the tenant or public, the EHS shall make every attempt to contact the responsible party and inform them of the conditions directing them to make emergency repairs to eliminate the threat. If conditions exist warranting a referral to another regulatory agency, the referral shall be documented in the Overall Comments section of the HOIR.
• In conjunction with the annual routine inspection, the EHS shall conduct a Healthy Homes survey to identify any conditions that could potentially cause harm/injury to persons on the property and document the findings as recommendations on the Healthy Homes advisory portion of the HOIR Conditions documented on the Healthy Homes page are recommendations to the property owner and are not violations.
• Upon completion of the inspection, the EHS will provide a copy of the HOIR via mail to the property owner/manager or responsible party. If any violations are observed, a compliance date will be specified on the HOIR for the owner/manager or responsible party. The owner/manager is responsible for correcting the violations by the specified compliance date.

IV. UNDERSTANDING THE HOUSING OFFICIAL INSPECTION REPORT (HOIR)

The HOIR (Appendix A) is the official document that is used by the EHS to mark the violations observed during an inspection. The goal of the report is to fairly present the compliance status of facility at the time of the inspection.

Parts of the HOIR:

HEADER

Portion of the HOIR which identifies the property and inspection details, including the facility name, owner/permittee, facility address, inspection date, and re-inspection date (if applicable).

VIOLATION CATEGORY TABLE

Portion of the HOIR where violations of specific requirements are marked as either priority or other and if located in the dwelling unit or in the common use premises.

VIOLATION DESCRIPTIONS

Lists the violation, requirements of the law, including code sections, EHS observations, and instructions for corrective action.

OVERALL INSPECTION COMMENTS

Portion of the HOIR where the EHS documents pertinent information not specifically captured as part of a violation description, including but not limited to, the purpose of the visit, any referral notations, date/time of applicable administrative hearing meeting, how the report was sent to the owner, etc.

UNITS INSPECTED/NOT AVAILABLE

Portion of the HOIR which identifies the status of the units inspected or unable to be inspected, including the number of units not available, units in which the tenant stated there were no violations, and units inspected without violations.

OWNER DISCLOSURES

Portion of the HOIR which provides reporting instructions in the event of improper solicitations.

ADVISORIES/WARNINGS

Portion of the HOIR which provides the CA State Franchise Tax Board Warning, Lead Correction Advisory, and other Indoor Environmental Hazards.

HEALTHY HOMES ADVISORY

A checklist located on the last page of the HOIR that is completed by the EHS after conducting a survey to identify any potential issues that could cause harm/ injury to tenants living on the property, or that may lead to costly repairs.

Procedures:

During a routine inspection, the EHS shall:

1. Contact the on-site owner/manager, if available on-site, to state the purpose of the visit and verify current ownership/ management/ mailing information.

   1. If the EHS confirms that there is a new owner (different from the ownership listed in Accela) after discussion with the on-site owner/manager or tenant, the EHS shall NOT conduct a routine inspection at this time. The EHS shall claim 012 instead of 001 and add a comment on Accela time accounting. The EHS shall monitor the new facility Accela report and return once report has been updated with new owner information. Complaint investigations can be performed at sites with recent ownership changes, but not routine inspections.

   2. If security gates prevent entry to the property, the EHS shall attempt to contact the on-site owner/manager via the intercom or telephone and request access.

      1. If the on-site owner/ manager is unavailable, the EHS shall contact tenants using the intercom explaining the purpose of the visit and requesting access.
      2. If granted access by a tenant, the EHS must post a door hanger with a business card requesting the owner/manager to contact the EHS, at which time the EHS shall either verify ownership and provide the results of the inspection or schedule a routine inspection.
   3. If the EHS is unable to gain entry after two field attempts and calls to the owner, the EHS shall document the repeated attempts and consult with supervision to determine the next course of action.
   4. If the property is posted with a No Trespassing sign, the EHS should contact the owner/ manager on file and request permission to conduct the inspection. If permission is denied, the EHS should not conduct the inspection and contact supervision for instructions. The property information should be elevated through the chain of command to obtain County Counsel assistance.
2. Conduct a thorough inspection of the exterior premises and public areas, including common hallways, laundry areas, carports, trash areas and garages to ensure compliance with applicable health codes. If the MFD has an associated swimming pool and / or spa that is due for inspection, separate inspections of those facilities shall be conducted following the MFD routine inspection.

3. Determine the number of units to inspect based on the size of the MFD and the conditions observed as follows:

   1. Attempt to inspect a minimum of 5 units for properties that have 5-59 units.
   2. Attempt to inspect a minimum of 10% of units for properties with 60 units or more.
   3. If the MFD consists of multiple buildings, the EHS shall attempt to inspect units at each building.
   4. If the EHS finds violations in multiple units, the EHS shall attempt to inspect additional units. (See page 5 for chart).
   5. If emergency or critical violations are observed, the EHS shall inspect additional units surrounding the impacted units. For example, check units sharing adjoining walls (above/below/sides) when water leaks, mold, or vermin are identified.

4. When conducting inspections of units, the EHS shall:

   1. Request to speak with an adult. If no adult is present, provide a business card and move on to the next unit.

   2. Introduce themselves to the tenant, state the purpose of the visit, and ask the tenant if they have any concerns related to habitability, and provide the tenant examples of violations which are of concern.

      1. If the tenant indicated potential violations are present, request to inspect the unit to confirm.

         • Tenant allows entry: Conduct the inspection and determine if any potential health concern exists. Obtain photographs of any emergency and/or critical violations using the County issued cell phone. Inform the tenant that violations observed will be documented on the reinspection Housing Official Inspection Report (HOIR) and issued to the owner for repairs and a reinspection will be conducted to confirm abatement. The EHS shall request the tenant to notify the EHS if they will not be available on the reinspection date or if repairs are completed before the reinspection date.
         • Tenant refuses entry: Advise the tenant that only violations which are directly observed by the EHS can be documented on the HOIR. If the tenant still refuses entry, the EHS shall leave their business card so the tenant can make contact if they change their mind. The tenant should also be encouraged to notify the building owner/ manager of any deficiencies in the unit so that repairs can be made.
      2. If the tenant indicates there are no concerns, document the unit number on the HOIR in the field labeled "No Problems per Tenant."
      3. If the tenant indicates violations pertaining to another enforcement agency are present, the EHS shall request to observe the violation, obtain a photograph of the violation, document the violation on the HOIR and submit a referral to the appropriate agency.
   3. Continue to attempt to inspect additional units until the required minimum is met.
   4. Do not limit the number of units to be inspected based on the minimum rule when emergency and/or critical violations are observed.S

Reinspection Date:

Reinspection dates vary depending on the public health risk associated with violations. In the event multiple compliance dates are required, the earliest date shall be documented in the "reinspection date" field on the HOIR. For example, if sewage charge is observed - which is an emergency violation and requires immediate abatement - the EHS is to document the "next calendar day" on the Reinspection Date field on the HOIR and document the reinspection date for the remaining violations in the "overall comments" section on the HOIR. When there are multiple compliance dates, the EHS shall document the reinspection date of each violation in the narrative comments of each violation.

Reinspections

A reinspection shall be conducted on or after the date scheduled, but no later than 3 days past the date documented on the HOIR. During a reinspection the EHS shall:

1. Visit the property to determine compliance with identified violations
2. Leave a door hanger with a business card for units that were not available for the reinspection
3. Take photographs of any remaining violations
4. Complete the HOIR and include the following in the "overall comments" section:
   1. The purpose of the visit
   2. Any remaining violations and corresponding Corrective Actions and Observations to support the violations.
   3. A reinspection date, if applicable, depending on the findings
   4. Document with whom the HOIR was discussed, if any, and how the HOIR was provided to the owner/ manager.
5. Attempt to contact the owner by phone to advise of the outstanding violations, confirm receipt of the initial HOIR, and determine the reason for non-compliance.
6. Issue the HOIR to the owner/ manager in accordance with the Housing Inspection Guide.

For emergency violations that require a reinspection on the weekend, the EHS shall work with their supervisor to schedule a weekend follow-up.

Abating Reports

The EHS shall abate the report when all violations have been corrected. If the violations remain in a unit where the tenant is not available, the EHS may abate the report after 2 unsuccessful attempts. The EHS shall use the service code 279, action code 01, and result code 01 in this case and document this using the "add event" feature for the program record.

Taking Photographs

The EHS shall take photographs of all emergency violations, critical violations, items to be referred to another agency for enforcement, and violations not corrected upon the initial reinspection. Only a County issued cellphone or camera shall be used to take inspection photos.

The EHS shall also ensure the following:

1. Clearly show the violation and location of the violation in each photo. If necessary, additional photos may be required to clearly depict the violation. For example, one photo may show a bedroom wall, while a second photo shows a close-up of a hole in the wall behind the bed.
2. Include an object to show the scope or size, such as a pen, coin, or ruler.
3. Do not include tenants or unit occupants in any photo.

V. VIOLATION CATEGORIES

1. Cockroaches

Dwellings shall be free of cockroach infestation/harborage.

The EHS is to mark as follows:

Note: The EHS shall document their findings, including approximate number of cockroaches, life stages observed, and location(s) where found.

Authority: Los Angeles County Code - 11.20.140, 11.20.170, 11.30.010

2. Flies

Dwellings shall be free of fly infestation/harborage.

The EHS is to mark as follows:

Note: The EHS shall document their findings, including approximate number of flies, indications of breeding, and location(s) where found. They shall also check the condition of the window screens. A notice shall be issued to the tenant if it is determined that they contributed to the infestation.

Authority: Los Angeles County Code - 11.20.140, 11.20.170, 11.20.330, 11.30.010, 11.30.060, 11.30.070, 11.30.080

3. Mosquitoes

Dwellings shall be free of mosquito infestation/harborage.

The EHS is to mark as follows:

Note: The EHS shall document their findings, including approximate number of mosquitoes, indications of breeding, and location(s) where found. Mosquito breeding occurs where there is standing/stagnant water (green pools, pots/containers with water).

Authority: Los Angeles County Code - 11.20.140, 11.20.160, 11.20.170, 11.30.010, 11.30.060, 11.30.070, 11.30.080

4. Mites / Fleas

Dwellings shall be free of mite/flea infestation/harborage.

The EHS is to mark as follows:

Note: Fleas/Mites are commonly identified after a tenant raises concerns. The EHS shall document their findings, including approximate number of mites or fleas and location(s) where found.

Authority: Los Angeles County Code - 11.20.140, 11.20.170, 11.30.010

5. Bedbugs

Dwellings shall be free of bedbug infestation/harborage

The EHS is to mark as follows:

Note: Bedbugs are commonly identified after a tenant raises concerns. The EHS shall document their findings, including approximate number of bedbugs and location where found.

Authority: Los Angeles County Code - 11.20.140, 11.20.170, 11.30.010

6. Rats / Mice

Dwellings shall be free of rat/mice infestation/harborage and constructed/maintained to prevent the entry of vermin.

The EHS is to mark as follows:

The EHS shall document their findings, including approximate number of rats or mice, evidence of infestation, location(s) where found, and any harborage conditions or entry points that need to be corrected.

Authority: Los Angeles County Code - 11.20.140, 11.20.170, 11.30.010, 11.30.050

7. No Water

Plumbing fixtures shall be supplied with hot and cold running water under pressure. Plumbing fixtures shall be in good repair.

The EHS is to mark as follows:

Note: The EHS shall attempt to contact the owner/manager as soon as lack of running water is identified in a dwelling unit.

Authority: Los Angeles County Code - 11.20.140, 11.20.190, 11.20.260, California Code of Regulations Title 25 /Div. 1/Ch 1/Sub Ch 1/Article 5/Section 32(a)

8. No Hot Water

Plumbing fixtures shall be supplied with hot and cold running water under pressure. Plumbing fixtures shall be in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.140, 11.20.190, 11.20.260, California Code of Regulations Title 25/Div. 1/Ch 1/Sub Ch 1/Article 5/ Section 32(a)

9. Water Supply Line

Water supply lines shall be maintained in good repair.

The EHS is to mark as follows:

Note 1: leaking P-traps and/or drain lines shall be marked in "Sewer/Drain Lines."
Note 2: leaking fixtures shall be marked in "Fixtures" as appropriate.

Authority: Los Angeles County Code - 11.20.140, 11.20.190, 11.20.260, California Code of Regulations Title 25/Div. 1/Ch 1/Sub Ch 1/Article 5/ Section 32(a)

10. Cross Connection

Water lines shall be free from any back siphonage conditions.

The EHS is to mark as follows:

Note: Refer to Cross Connections Program if a potential cross connection is observed.

Authority: Los Angeles County Code - 11.20.140, 11.20.190, 11.20.260, California Code of Regulations Title 25/ Div. 1/ Ch 1/ Sub Ch 1/ Art 5/ Sect 32 (a)

11. Inadequate Flow

Plumbing fixtures shall be supplied with hot and cold running water under pressure.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.140, 11.20.190, 11.20.260, California Code of Regulations Title 25/ Div. 1/ Ch 1/ Sub Ch 1/ Art 5/ Sect 32 (a)

12. Sewer / Drain Lines

Sewer/drain lines shall be maintained in good repair.

The EHS is to mark as follows:

Note 1: leaking water supply lines shall be marked in "Water Supply Line."
Note 2: leaking fixtures shall be marked in "Fixtures" as appropriate.

Authority: Los Angeles County Code - 11.16.050, 11.20.140, 11.20.190, 11.20.260 11.38.700 California Code of Regulations Title 25/ Div. 1/ Ch 1/ Sub Ch 1/ Art 5/ Sect 32 (a)

13. Cover Plates

Cover Plates shall be maintained in good repair.

The EHS is to mark as follows:

Note 1: If children are in the unit, the EHS shall recommend to the tenant to cover or block access to the unprotected outlets/switches.
Note 2: Wiring / electrical hazards / damage shall be marked in "Wiring".

Authority: Los Angeles County Code - 11.20.140, 11.20.160

14. Outlets/Switches

Outlets shall be maintained in good repair.

The EHS is to mark as follows:

Note 1: Wiring / electrical hazards / damage shall be marked in "Wiring"
Note 2: A referral to the local Building and Safety entity shall be made for any allegations of non-functional or dangerous outlets that cannot be verified at the time of inspection.

Authority: Los Angeles County Code - 11.20.140, 11.20.160, California Health and Safety Code - 17920.3

15. Wiring

Wiring shall be maintained in good repair.Wiring shall be maintained in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.140, 11.20.160

15. Tank / Base / Bowl/Other

Dwelling units shall have an approved toilet or privy structure in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code 11.20.140, 11.20.160, 11.20.180, 11.20.190

17. Faucet Fixtures

Dwelling units shall have faucet fixtures in good repair.

The EHS is to mark as follows:

Note 1: leaking water supply lines shall be marked in "Water Supply Line"
Note 2: leaking P-trap shall be marked in "Sewer/Drain Lines"

Authority: Los Angeles County Code - 11.20.140, 11.20.160, 11.20.190

18. Sink Basin

Dwelling units shall have approved sinks, in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.140, 11.20.160,11.20.190

19. Tub / Shower Stall

Tubs/Showers shall be in good repair.

The EHS is to mark as follows:

Note: Mold growth consistent with expected moisture accumulation shall be cleaned by the tenant, however excess mold growth indicative of a water leak shall be marked in "Wall/Ceiling/Floor - Mold"

Authority: Los Angeles County Code - 11.20.140, 11.20.160, 11.20.190

20. Fixtures

Tub/Shower fixtures shall be in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.140, 11.20.160, 11.20.190

21. Inoperable

Comfort heating units shall be in good repair.

The EHS is to mark as follows:

Note 1: Whenever a leak is suspected and the comfort heating unit does not have a Gas Company tag attached, the EHS shall document in the Overall Comments of the OIR, refer to the Gas Company, and contact the property owner and/or manager prior to the end of the inspection.
Note 2: Symptoms of CO monoxide poisoning include headache, dizziness, weakness, upset stomach, vomiting, chest pain, and confusion. Cases of suspected CO poisoning shall be referred to the Gas Company at once, and the tenants shall be advised to turn off the gas operated heater.

Authority: Los Angeles County Code 11.20.140, 11.20.160, California Code of Regulations - Title 25/ Div. 1/ Ch 1/ Sub Ch 1/ Art 5/ Sect 34 (a)

22. Unapproved Type

Comfort heating unit shall be of an approved type and properly installed.

The EHS is to mark as follows:

Authority: Los Angeles County Code 11.20.140,11.20.160, California Code of Regulations - Title 25/ Div. 1/Ch 1/ Sub Ch 1/ Art 5/ Sect 34 (a)

23. Missing

Dwelling units shall have a comfort heating unit in good repair.

The EHS is to mark as follows:

Note: EHS shall include a directive to the property owner to secure all necessary permits for the installation of comfort heating units.

Authority: Los Angeles County Code 11.20.140,11.20.160, California Code of Regulations Title 25/Div1/Ch1/sub chap 1/Art5/section 34 (a)

24. Appliances

Owner supplied appliances shall be maintained in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.160

25. Bedding

Owner supplied bedding shall be maintained in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.160

26. Furniture

Owner supplied furnishings shall be maintained in good condition.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.160

27. Counter, Cabinets, Vanities, Shelving, etc.

Counters, cabinets, vanities, shelving, etc. shall be maintained in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.160

28. Illegal Conversions

Dwelling units shall be legally constructed.

The EHS is to mark as follows:

Note: If a room is suspected of being illegally converted but provides restroom and kitchen facilities, then the EHS shall make a referral to Regional Planning or Zoning and the local Building and Safety entity.

Authority: Los Angeles County Code - 11.20.140, 11.20.310

29. Unapproved Use

Approved rooms shall be provided for occupancy.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.090, 11.20.140, 11.20.310

30. Overcrowding

Dwelling units shall not be overcrowded.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.140, 11.20.280, 11.20.290, 11.20.300, 11.20.310, California Health & Safety Code - 17920.3

31. Inadequate Lighting

Adequate light shall be provided in toilet rooms, bath and shower rooms, utility rooms, and common areas (i.e., hallway, laundry room, recreation room, etc.).

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.02.300, 11.20.160, 11.20.190, 11.20.310, California Health & Safety Code - 17920.3

32. Common Use Restroom

Common restrooms shall be maintained in a clean and sanitary condition.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.16.020, 11.16.030, 11.16.050, 11.20.140, 11.20.170, 11.30.010

33. Laundry Room / Rec. Room

Common rooms (e.g., laundry, recreational, gym, etc.) shall be maintained in a clean and sanitary condition.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.16.020; 11.16.030, 11.16.050, 11.20.140, 11.20.170, 11.30.010

34. Refuse Area / Bins

Refuse Area(s)/bins shall be maintained clean and in sanitary condition, and bins shall be approved and in good repair. Garbage and putrescible matter, whether mixed with rubbish or other matter shall be kept in watertight receptacles with close-fitting lids and with handles or bails. Such receptacles shall be thoroughly cleaned each time their contents are removed.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.16.020, 11.16.030, 11.16.050, 11.20.140, 11.20.170, 11.30.010

35. Cast-Offs / Debris / Waste

Premises shall be maintained clean and in sanitary condition, free from accumulations of garbage, rubbish, refuse and other wastes at all time. Garbage and putrescible matter, whether mixed with rubbish or other matter shall be kept in watertight receptacles with close-fitting lids and with handles or bails. Such receptacles shall be thoroughly cleaned each time their contents are removed.

The EHS is to mark as follows:

Authority: Los Angele County Code - 11.16.020, 11.16.030, 11.16.050, 11.20.140, 11.20.170, 11.30.010

36. Animals

A person shall not keep any animal, fowl, or bird, wild or domestic, other than cats, dogs, canaries, or birds of the psittacine family, within 35 feet of any restaurant, food establishment, residence, or dwelling, or other building used for the habitation of human beings, or within 100 feet of any school building, hospital building or similar institution building.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.16.050, 11.16.090

37. Wall / Ceiling/ Floor-General

Walls/Ceilings/Floors shall be maintained in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.140, 11.20.160, 11.20.170

38. Wall / Ceiling / Floor-Peeling Paint

Walls/Ceilings/Floors shall be maintained free of peeling paint.

The EHS is to mark as follows:

NOTE: If unsafe lead work practices are observed, the EHS shall issue an "Order to Stop Unsafe Lead Paint Work" notice and post in a conspicuous location on site prior to concluding the inspection.

Authority: Los Angeles County Code - 11.20.140, 11.20.160, 11.20.170

39. Wall / Ceiling / Floor - Mold

Walls/Ceilings/Floors shall be free of mold.

The EHS is to mark as follows:

NOTE: This violation shall not be marked if the presence of mold is minor and found on surfaces that can accumulate moisture as part of their properly functioning and intended use.

Authority: Los Angeles County Code - 11.20.140, 11.20.160, 11.20.170, California Health & Safety Code - 17920.3

40. Window / Screens

Windows and screens shall be maintained in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.160, 11.20.170, 11.20.330, 11.30.010

41. Ventilation

Ventilation to the outside atmosphere shall be provided for all toilet rooms, bath and shower rooms, and utility rooms.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.160, 11.20.190

42. Roof

Roofs shall be maintained in good repair.

The EHS is to mark as follows:

NOTE: Abatement of leaking roof violations shall be based on documentation of repairs provided by the owner/responsible person, and not on the lack of rain at the time of reinspection.

Authority: Los Angeles County Code - 11.20.140, 11.20.160

43. Stairs

Stairs shall be maintained in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.140, 11.20.160

44. Vent Screens

Vent screens shall be maintained in good repair.

The EHS is to mark as follows:

Authority: Los Angeles County Code - 11.20.140, 11.20.160, 11.30.010, 11.30.050

45. Responsible Person

An on-site manager/responsible agent shall reside at the premises when an apartment building consists of 16 or more units.

The owner's or owner agent's information shall be posted in a conspicuous location at the apartment building if the property consists of less than 16 units and the owner does not reside on-site.

The EHS is to mark as follows:

Authority: California Code of Regulations Title 25/ Div. 1/ Ch 1/ Sub Ch 1/ Art 5/ Sect 42

46. Permit Available

A valid permit to operate must be posted at condominium sites in the common area.

Authority: Los Angeles County Code, Chapter 8.04.720

VI. OVERALL INSPECTION COMMENTS

The Overall Inspection Comments portion of the HOIR is where the EHS documents results of the inspection that are not specifically captured in the violation table of the HOIR. It includes, but is not limited to, the purpose of the visit, any referral notations, administrative hearing scheduling information, how the report was sent to the owner, as well as the results of subsequent reinspection.

The results of reinspection visits are captured in the Overall Inspection Comments portion of the HOIR and identifies violations which have been abated, outstanding, or unable to determine. The documentation to identify the status of violations is as follows:

• Abated: The following violations were confirmed abated; (list the violations/category number/unit number/common premises location)
• Outstanding: The following violations remain outstanding; (list the violations/category number/unit number/common premises location)
• Unable to Confirm: The status of the following violations could not be determined; (list the violations/category number/unit number/common premises location)

VII. UNITS INSPECTED / NOT AVAILABLE

The units inspected / not available portion of the HOIR is used to document which units were available for inspection and observed without any violations, which units were not available, and which units the tenants stated there were no violations in the unit.

VIII. ADVISORIES / WARNINGS

IX. HEALTHY HOMES ADVISORY

To complete the Healthy Homes Advisory, which is the last page of the HOIR, the EHS shall conduct a survey and identify any potentially hazardous conditions which could cause harm/injury to persons on the property or may lead to conditions that may be a violation. Any concerns identified either at the common areas/premises, or inside any of the dwelling units, are marked on the advisory form in the corresponding category, and a description of the concern is documented in the Overall Inspection Comments. The EHS shall include a notation to inform the owner that healthy homes advisory concerns are recommendations only.

A. Building lacking rain gutter system

The EHS is to mark this category when rain gutter systems are missing which may lead to the pooling of water on the roof and/or water intrusion into the building.

B. Sprinklers hitting the building

The EHS is to mark this category when sprinkler spray patterns are observed hitting the building which may cause water damage on the interior/exterior walls and surfaces.

C. Drainage issues

The EHS is to mark this category when improper water drainage can lead to water intrusion into the units / interior and common areas of the building.

D. Poor traction

The EHS is to mark this category when poor traction surfaces are observed on walkways and stairs due to missing or damaged slip resistant step treads, staircase treads that damaged, or walkways/steps painted with paint products that do not contain aggregate material which provides traction.

E. Inadequate lighting

The EHS is to mark this category when inadequate lighting is observed causing poor visibility and which may lead to safety hazards such as trips and falls.

F. Child attractive nuisance

The EHS is to mark this category when dangers to children are present such as open trenches, unattended ladders, exposed nails, equipment/appliances with exposed sharp edges which are not secured from access by children and unsecured tools.

G. Hazardous materials

The EHS is to mark this category when hazardous materials such as paint cans/pesticides stored in sheds / storage locations are open and accessible to children.

H. Lead hazards

The EHS is to mark this category when bare soil located around buildings which were built prior to 1978 are exposed instead of covered with grass or other ground cover.

I. Termites

The EHS is to mark this category when evidence of termites, including live termites, termite shelter (mud tubes), termite droppings, or termite damaged wood is observed.

J. Bees, wasps, spiders, ants, or other venomous pests

The EHS is to mark this category when bee/wasp/hornet nests, large soil mounds with ant activity or ants inside the unit, or excessive burrows in the ground are observed.

K. Water too hot, over 120F

The EHS is to mark this category when water temperature measured at faucets inside a unit, common areas, or exterior premises measures in excess of 120F.

• APPENDIX A - HOIR
• APPENDIX B - COMPLIANCE AND ENFORCEMENT
• APPENDIX C - REFERRALS