J & N REALTY, INC.

Los Angeles Municipal Code  

Basic Maintenance and Repair of Existing Buildings and Premises 

     Every existing building, structure, premises or portion thereof shall be maintained in conformity with the code regulations and Department approvals in effect at the time of such construction and occupancy unless specifically exempt by written approval of the Department. 

     Every existing building, structure, or portion thereof shall be maintained in a safe and sanitary condition and good repair.  The premises of every building or structure shall be maintained in good repair and free from graffiti, debris, rubbish, garbage, trash, overgrown vegetation or other similar material. 

91.8104.1.   All physical elements of every existing building, structure or portion thereof shall be maintained by cleaning, painting, staining, refinishing or other restorative means, in a condition as close as reasonably feasible to their originally required and approved state. 

91.8104.2.   The interior of every existing building, structure and portion thereof and the exterior wall surfaces and premises thereof shall be maintained clean and free from accumulation of debris, rubbish, garbage, trash, overgrown vegetation and other similar material. 

91.8104.3.  The roof of every building or structure shall be kept waterproof and all devices which were provided to convey the roof water from the roof shall be maintained so as to be capable of fulfilling that purpose. 

91.8104.4.  The walls and ceilings of every room in every building, structure, or portion thereof shall be finished, sealed, coated, painted, or covered in an approved manner so as to maintain them in a clean and sanitary condition.  Loose wallpaper or other surfacing shall be removed or repaired so as to provide a smooth, tight-fitting, clean, and sanitary surface.  

91.8104.5.1 . The doors, windows, cabinets, frames and similar finishes shall be finished, sealed, coated, painted, or covered in an approved manner so as to maintain them in a clean and sanitary condition.  Broken or cracked glass or plastics shall be replaced.  Torn, worn, or broken screens shall be repaired, replaced, or removed, unless removal is otherwise prohibited by the Code. 

91.8104.5.2.  Legally required insect screens shall not be removed for other than repair or replacement. 

91.8104.6.  The floor and floor covering of every room in every building, structure, or portion thereof shall be maintained in a clean and sanitary condition.  The floor and covering shall be maintained free from defects, holes, loose, worn, or missing portions which could present a safety hazard to occupants. 

91.8104.7.   The plumbing fixtures, shower enclosures, wastewater drain lines, water supply lines, counters, drainboards and adjoining wall and floor areas provided to protect against water damage in every building or structure shall be maintained in good repair and in a clean and sanitary condition. 

     Leaking drain or supply lines shall be repaired or replaced.  Cracked, chipped, or damaged fixtures shall be repaired or replaced.  All surfaces provided to protect against water damage shall be without cracks, defects, or missing portions.  All fixtures, enclosures, counters, and surfaces shall be kept in a clean and sanitary condition free from dirty or foreign materials. 

91.8104.8.1.  The electrical service, lines, switches, outlets, fixtures and fixture coverings and supports in every building or structure shall be maintained in good repair.  Broken, loose, frayed, inoperative, defective, or missing portions shall be repaired or replaced.  The fixtures, fixture coverings, switches, and outlets shall be maintained in a clean and sanitary condition free from dirty or foreign materials. 

91.8104.8.2.  Unless specifically permitted in the National Electrical Code, flexible cords and cables shall not be used as a substitute for the fixed wiring of a structure. 

91.8104.8.3.  Panelboards and fuseholders shall not be equipped with fuses which exceed the rated ampacity of the protected circuit. 

91.8104.9.   All plumbing and waste drain lines in every building or structure shall be maintained clear of blockages which would cause overflow at any fixture or which would cause any fixture to overflow under the condition of normal water supply to that fixture. 

91.8104.10.1.  All water supply lines to kitchen and bathroom fixtures shall be maintained so as to provide at least one gallon per minute rate of water flow, of at least 100^o F.  However, the maximum temperature at the water heater or storage tank need not exceed 140^o F. 

91.8104.10.2.  Hot water shall continue to be provided to each residential kitchen and bathroom fixture at all times. 

91.8104.10.3.  No time clock or other devices shall be installed to prevent the supply of the required hot water to residential rental units at any time. 

91.8104.11.  The existing central heating or individual unit heating for each dwelling unit or guest room shall be maintained in good repair and operable. 

91.8104.12.  The exterior wall surfaces of every existing building or structure shall be maintained weathertight, in good repair and in a clean and sanitary condition. 

91.8104.13.  All fences shall be maintained in good repair and shall be kept straight, uniform, and structurally sound.  Wooden fences shall be either painted or stained or otherwise treated or sealed in an approved manner to prevent their becoming a nuisance from weathering or deterioration. 

91.8104.14.  All masonry units shall be maintained with head, bed and wall joints solidly filled with mortar. 

91.8104.15.   The exterior of all privately owned buildings and fences shall be free from graffiti when such graffiti is visible from a public street or alley.