SMMC 7.14 PROPERTY MAINTENANCE CODE (IPMC 602.1) AND CALIFORNIA HEALTH AND SAFETY CODE 17920.3(a)(6): Lack of adequate heating. Facilities required. Heating facilities shall be provided in structures as required by this section. SMMC 7.14.060 MECHANICAL AND ELECTRICAL REQUIREMENTS. Chapter 6 Mechanical and Electrical Requirements is amended as follows:(a) Section 602.2 Residential occupancies is amended as follows: Dwellings shall be provided with heating facilities in accordance with Title 23 Buildings and Construction. Cooking appliances, fireplaces, and portable space heaters shall not be used as a means to provide required heating. (b) Section 602.3 Heat Supply is amended as follows: 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 in accordance with Title 23 Buildings and Construction.
SMMC 7.14 PROPERTY MAINTENANCE CODE (IPMC 604.3, 605.1, 605.2) AND CALIFORNIA HEALTH AND SAFETY CODE 17920.3 (b) Structural hazards shall include, but not be limited to, the following:
(d) All wiring, except that which conformed with all applicable laws in effect at the time of installation if it is currently in good and safe condition and working properly. (c) Section 604.3 Electrical system hazards is amended as follows: Where it is found by the code official 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, i 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.
SMMC 7.14 PROPERTY MAINTENANCE CODE (IPMC 605.1 Installation): Electrical equipment, wiring and appliances shall be properly installed and maintained in a safe and approved manner.
SMMC 7.14 PROPERTY MAINTENANCE CODE (605.2 Receptacles).
Every habitable space in a dwelling shall contain not less than two separate and remote receptacle outlets.
Every laundry area shall contain not less than one grounding-type receptacle or a receptacle with a ground fault circuit interrupter. Every bathroom shall contain not less than one receptacle. Any new bathroom receptacle outlet shall have ground fault circuit interrupter protection. All receptacle outlets shall have the appropriate faceplate cover for the location.
SMMC 7.14 PROPERTY MAINTENANCE CODE CALIFORNIA HEALTH AND SAFETY CODE 17920.3 (IPMC 704.6 SMOKE ALARMS) Single-and multiple-station smoke alarms shall be installed in existing GroupI-1 and R occupancies in accordance with Sections 704.6.1 through 704.6.3.
SMMC 7.14 Property Maintenance Code (IPMC)704.6.1.2 (R4) Every dwelling unit shall be provided smoke detectors located in all sleeping rooms and hallway leading to sleeping rooms. All smoke detectors are required to be maintained in good safe working order. (m) All buildings or portions thereof that are not provided with the fire-resistive construction or fireextinguishing systems or equipment required by this code, except those buildings or portions thereof that conformed with all applicable laws at the time of their construction and whose fire-resistive integrity 783 of 1058
Building Division (650) 522-7172 · Code Enforcement Division (650) 522-7150 Housing Division (650) 522-7220 · Planning Division (650) 522-7212 · General (650) 522-7200 and fire-extinguishing systems or equipment have been adequately maintained and improved in relation to any increase in occupant load, alteration or addition, or any change in occupancy.
SMMC 7.14 PROPERTY MAINTENANCE CODE (IPMC 304) AND CALIFORNIA HEALTH AND SAFETY CODE 17920.3 (a)(12) The owner of any structure shall be responsible for pest elimination within the structure prior to renting or leasing. The occupant of any structure shall be responsible for the continued rodent and pestfree condition of the structure: Exception Where the infestations are caused by defects of the structure, the owner shall be responsible for pest elimination. SMMC 7.14 Property Maintenance Code IPMC 302.5 & 309 as amended in section SMMC 7.14.040 (i), (j), & (k) Infestation of insects, vermin, or rodents as determined by Health Officer or licensed pest control professional.
SMMC 7.14 PROPERTY MAINTENANCE CODE (IPMC 304) AND CALIFORNIA HEALTH AND SAFETY CODE 17920.3 (a)(12) The owner of any structure shall be responsible for pest elimination within the structure prior to renting or leasing. The occupant of any structure shall be responsible for the continued rodent and pest-free condition of the structure: Exception Where the infestations are caused by defects of the structure, the owner shall be responsible for pest elimination. SMMC 7.14 Property Maintenance Code IPMC 302.5 & 309 as amended in section SMMC 7.14.040 (i), (j), & (k) Infestation of insects, vermin, or rodents as determined by Health Officer or licensed pest control professional.
SMMC 7.14 Property Maintenance Code (IPMC 305.3) and California Health & Safety Code 17920.3 (a) (13) Interior surfaces shall be maintained in good, clean and sanitary condition.
SMMC 27.66.050 MAINTENANCE. (a) Routine Maintenance. Nothing in this chapter shall be construed to prevent routine building maintenance and repair which does not involve a change in design, material or appearance and is consistent with the standards and guidelines in Section 27.66.040. (b) The owner, lessee or other person legally in possession of a building shall comply with all applicable codes, laws and regulations governing the maintenance of property. It is the intent of this section to preserve from deliberate or inadvertent neglect the exterior features of such buildings, and of the interior portions of such buildings which are necessary to prevent deterioration and decay of the exterior.
SMMC 7.14 PROPERTY MAINTENANCE CODE (IPMC 304) AND CALIFORNIA HEALTH AND SAFETY CODE 17920.3 (14) General dilapidation or improper maintenance. The exterior of a structure shall be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare. (IPMC 304.1.1) Unsafe conditions: (8) Roofing or roofing components that have defects that admit rain, roof surfaces with inadequate drainage, or any portion of the roof framing that is not in good repair with signs of deterioration, fatigue or without proper anchored or are incapable of supporting all nominal loads and resisting all load effects. (g) Section 304.15 Doors is amended as follows: 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. (h) Section 304.16 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 dimension or alternate approved materials pursuant to the adopted California Building Standards Code.
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Building Division (650) 522-7172 · Code Enforcement Division (650) 522-7150 Housing Division (650) 522-7220 · Planning Division (650) 522-7212 · General (650) 522-7200 SMMC 7.14 Property Maintenance Code, (IPMC 304.2) and California Health & Safety Code 17920.3 (g), Faulty weather protection, Exterior surfaces shall be protected from the element. Other applicable codes SMMC 23.08.010, SMCC 23.06.070 (a), CBC 105.1 Permits may be required.
SMMC 07.16.030(b): All buildings and alteration of buildings, or parts thereof, made or erected in violation of City ordinances or any applicable County, State, or Federal laws.
Construction without a permit, per CBC [A] 105.1 Permits required, Any owner or owner's authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be performed, shall first make application to the building official and obtain the required permit. SMMC 7.14 Property Maintenance Code (IPMC 102.3) and California Health & Safety Code 17920.3 (n) Repairs, additions, or alterations to a structure or change of occupancy, shall be done in accordance with the procedures and provisions of the latest edition of the California Building Code(s).
SMMC 7.14 PROPERTY MAINTENANCE CODE (504.1 General):
Plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. Plumbing fixtures shall be maintained in a safe, sanitary and functional condition.
SMMC 7.14 PROPERTY MAINTENANCE CODE (IPMC 102.3) AND CALIFORNIA HEALTH AND SAFETY CODE17920.3(a)(8): Lack of minimum amounts of natural light and ventilation required by this code.
SMMC 23.30 Dangerous Building Code 23.30.010 Adoption
a. The 1997 Uniform Code For The Abatement of Dangerous Buildings, published by the International Conference of Building Officials, hereinafter called "Dangerous Building Code," is adopted as the rules, regulations, and standards within this City as to all matters therein except as hereinafter modified or amended.
SMMC 23.30 Dangerous Building Code 23.30.040(302.15)
Whenever a building or structure, used or intended to be used for dwelling purposes, because of inadequate maintenance, dilapidation, decay, damage, faulty construction or arrangement, inadequate light, air or sanitation facilities, or otherwise, is determined by the Director of the Community Development Department, building official or code enforcement manager to be unsanitary, unfit for human habitation or in such a condition that is likely to cause sickness or disease.
Penalties may be issued to the property owner of record or other responsible parties for failure to comply with any Notice by the compliance date. Partial, incomplete and/or unaddressed violation(s) that continue to exist on the property are subject to penalties.
Pursuant to SMCC §1.10, Administrative Citations: Each and every day a violation of this code exists constitutes a separate and distinct offense. Each section of the code violated constitutes a separate violation for any day at issue. However, the issuances of the administrative citations are not the exclusive remedy.
In addition to administrative penalties, the City may assess administrative costs against the violator.
The administrative costs may include any and all costs incurred by the City in connection with the 785 of 1058
Building Division (650) 522-7172 · Code Enforcement Division (650) 522-7150 Housing Division (650) 522-7220 · Planning Division (650) 522-7212 · General (650) 522-7200 matter, including, but not limited to, code enforcement staff and associated indirect costs, costs of inspection, investigation, attorneys’ fees. All administrative penalties and costs shall be borne by the owner of the property and the cost thereof shall be a lien upon and against the property and such lien shall continue in existence until the same shall be paid.
Sincerely,
Kristen Aiu
Code Enforcement Officer
(650) 522-7152
[email protected]
CC: Street File
Tenants
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Attachment 17
May 5, 2023
City Inspection Photos
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Attachment 18
Photos and timeline
from Tenant
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Kristen Aiu
From:
Sent:
To:
Ely Zavala
Tuesday, March 7, 2023 12:00 AM
Kristen Aiu
>
Subject: 100 N humboldt
This is a list of some of the many visits the house owner made to the house located at, 100 N Humboldt St. San Mateo CA, 94401. We had more evidence than the one displayed here but gotꢀꢀlost in the moving process.
June 20, 2018
House owner was on the premises due to a routine inspection, which she used to do often at the beginning of our stay. Home owner inspected the premises entirely, after the inspection the home owner sent a letter letting us (the tenants) know what she wanted to be rearranging inside and outside the house.
2019 between June and August
Tenants requested for the homeowner to have the house fumigated because the cockroaches’ problems have gone out of our hands. We started seeing cockroaches the first week we moved in. We didn’t make a big deal about it and we tried to fight the roaches but since the issue had been left unattended for so long before we were there, it had gotten to a point where professional help was needed.
Homeowner did answer our pleads after asking multiple times. A professional (according to the homeowner) pest control was sent to do a treatment on the house. Homeowner sent a letter letting us(the tenants) know to be out of the house while the exterminator was working. We did as we were told, we left in the morning around 10am and came back in 1 837 of 1058
the afternoon around 4pm. Before the exterminator left he let us know that in order to be cockroach free the homeowner would need to extend the treatment to once a month for a year. But the home owner refused to continue with the treatment. This letter unfortunately is one of the many we won’t be able to provide because they got lost. But the homeowner is sure able to provide the receipt since she paid for the one time treatment.
July 26, 2021
The reason for this inspection was because the homeowner wanted to request a loan to fix the roof. Home owner sent texts and a letter that she delivered herself to let us (the tenants) know about the date, time and what needed to be arranged before the inspection with the inspector that she would bring that day. Homeowner did an inspection of her own on July 25, 2021 to make sure everything was the way she wanted it to be. On July 26, 2021 the inspector along with the home owner came to the house and inspected the whole house inside and out.
After that inspection nothing else was heard from the homeowner about fixing the roof. And we the tenants were left to deal with the issue. We covered the two holes in the hallway & kitchen that had been leaking; we had to cover the hole three different times because it kept falling due to the weather exposure.
May 2, 2022
Homeowner was notified that the house didn’t have hot water in the kitchen and showers. . Home owner’s daughter (Tiersa Aldridge) responded because the homeowner was out of town. Emails and texts were exchanged to let us know when the plumber was coming to check 2 838 of 1058
the problem and to clear the path for the plumber to work. Plumber replaced the water heater. We were able to get water for some time until hot water completely stopped running in the kitchen. The bathroom water was warm but not how it should be. We asked the homeowner to please check the plumbing system because we kept having the same problem over and over. She replied by saying her house was in perfect condition and that the plumbing system and the lack of hot water had nothing to do with the other. Home owner insisted that the problem had to do with the water heater. Since she had already replaced the water heater she believed her job was done.
Jan 10, 2023
Homeowner was notified that a piece of the ceiling had fallen once again. This object fell while my mother was doing dishes and it fell very close to her. Home owner tried to deny knowing about the issue, but after she was reminded of her negligence she offered to come to the house and clean up the area. The owner along with a “constructor” came to the house on 01/10/2023 to cover the holes in the kitchen and hallway with a piece of plywood. A tarp was placed on the outside part of the roof, pieces of insecure wood were placed on top of the tarp to hold in place.
Jan 13, 2023
Homeowner was notified about the leaking window. Home owner came to the house in the company of the same constructor that covered the holes previously. The constructor inspected the window and when he took a look in the hole on top of the window frame he noticed there were termites in the house. Bothe home owner and contractor left and didn’t 3 839 of 1058
return. On Jan 16, 2023 the homeowner returned with a different guy who ended up being her neighbor. The guy placed a piece of wood to cover the hole.
Property owner was notified that the heater was not working at the beginning of our stay. She never tried to address the matter. We didn't take it too seriously since we like the fresh weather, but in winter it would get extremely cold. We were forced to buy our own hearts. In a letter she confirms that the heaters are not working. But she focuses her attention on a chair that was placed close to the heater arguing that it was a fire hazard. Mold was actually noticed by the owner during an inspection in 2021, she noticed how it started building on the corner of the windows.
On May 2, 2022 the homeowner had been notified that the warm water went off the previous day may 1, 2022.
On Jan 18, 2020 the homeowner was notified of the leaking problem in the hallway, kitchen and the upstairs bathroom that had started a few days before, due to the rain. Home owner inspected the area and gave us an answer until July 21, 2021.
List of things that the tenants fixed in the house.
In the year 2019, the bathrooms’ and kitchen floors were replaced for new ones. The sink in the downstairs bathroom was also replaced; the outside of the house was painted for the first time. Some of the material including the new sink kitchen tile and paint were provided by the owner. The front porch had a makeover 4 840 of 1058
done by the tenants. Homeowner didn’t provide any material this time. Fence was built around the front porch, the front entrance got new pavers and the lawn was cleaned up.
In the year 2021 the house was cleaned up and the floor was polished, rail on the upstairs bedroom was fixed, the house was painted the second time by request of the homeowner. Because she was having the appraisal inspection.
In the year 2022 we were forced to take matters into our hands.
We called a friend who’s a plumber to check our shower since we were not able to get warm water and the homeowner refused to send someone.
[HG1]
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Attachment 19
Potential Witnesses
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City Staff:
1. Christina Horrisberger, Community Development Director
2. Kristen Aiu, Code Enforcement Officer II
3. Mike Titsworth, Building Official
4. Melissa Hawkins, Code Enforcement I
Tenants at 100 N. Humboldt St:
1. Marta Zavala
2. Herminia Panameno
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From: Jean Rivers
Sent on: Monday, May 15, 2023 9:06:25 PM
To: City Council (San Mateo) <[email protected]> Subject: Trina Pierce
Hello SMCcm, it is with great concern that I once again must contact you. I my last letter lacked understanding on a few areas.
Concerning the placing of the tenants refrigerators, they were supplied for myself, Mr. Larry who was there when I moved in, and a couple that moved in after I did., Mr.Larry had been there for 9 yrs.. Mrs.Taylor (Trina’s mother)had allowed him to use the kitchen fridge and I didn’t want to inconvenience him.Ms. Pierce put in 2other refrigerators that were located in the back area near the washroom (as you recall I stated we also had a washer and dryer). No one was allowed any type of appliances in their sleeping area’s.
Secondly Ms.Pierce had nothing to do with the upstairs heating unit being turned off. During an inspection my worker (from Housing Authority) decided it would be more prudent to have it disconnected. That was only 1 of the 3heating units in the house. The unit directly below my bedroom was more than enough to heat the back are of the house, then there was another unit in the front of the house.
As I stated before if there had been any type of problems with the house I would never have been approved to stay there and housing in San Mateo county is not a pushover.
I’m sure you didn’t intend to twist my truths, I just felt it was necessary to make things clear and honest.
I thank you for your time and please see my words as I’ve stated them please do not add or take anything away.
Valorie Rivers
Sent from my iPhone
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