RENTAL PROPERTY INSPECTION PROGRAM Stockton City Council December
RENTAL PROPERTY INSPECTION PROGRAM Stockton City Council December 14, 2004
Purpose To improve the conditions of the City’s rental housing stock n To provide a safe and decent place to live and enhance the quality of life for residents n To ensure all rental housing meets maintenance standards n
Background n n n California City Survey in 2001 Pasadena Quadrennial Inspection Program Tour Council Legislation/Environmental Committee City of Concord’s Multifamily Inspection Program Council Study Session
Case Study: CONCORD (2000 Census) n n n Population: 121, 780 45, 083 housing units 16, 478 rental units (37%) 10, 680 units are inspected annually as part of the Multi-Family Inspection Program (65%) Properties must be in compliance with: Municipal Code, California Model Building Code and Uniform Code for the Abatement of Dangerous Buildings ¨ Additional standards specified for exterior and site maintenance ¨
Case Study: CONCORD n Self-Certification Program ¨ Property must pass first inspection & submit the following: n Application, Application fee, Self-Certification Affidavit, Completed Self-Certification checklist for the property n ¨ City inspects 20% of the property’s units for compliance ¨ City approves or denies application Appeals & Fees ¨ Notice of Violation and Denial of Self-Certification can be appealed ¨ Fees established for: n Annual inspection, reinspection, Self-Certification application
Case Study: STOCKTON (2000 Census) n n n Population: 243, 771 80, 801 Housing units 41, 436 Rental units (51%) Above: peeled paint and mold growing in shower area.
Case Study: STOCKTON Left: Kitchen; TV on top of stove, flammables stacked against hot water heater Below: bathroom wall covering gone, mold growing
Exhibit A Estimated Housing Units to be Inspected Owner Occupied # of Units % of own occ Total 51, 008 36, 726 Duplex 5, 701 Triplex 2, 975 Total Units in Stockton Single Family Renter Occupied # of Units % of renter Total Units per Bldg 93% 14, 282 34% 1 741 2% 4, 960 12% 2 179 0. 005% 2, 797 7% 3 Multi Family 19, 607 588 2% 19, 019 46% 13. 23 avg Condo 1, 510 1, 133 3% 378 1% 2 TOTAL 80, 801 39, 366 100% 41, 436 100% *numbers were rounded to the nearest whole unit.
Proposed Ordinance Summary Each rental unit is inspected every four years n A Notice of Violation will be mailed to Property Owner within 10 days n Properties not in compliance after reinspection will be processed with normal Code Enforcement remedies n
Self-Certification Program n Property Owner must submit the following: ¨ Application, Application Fee, Completed Self. Certification checklist for all units, Affidavit stating all units are in compliance n Program Audit by City ¨ 20% of the buildings in the program will be inspected annually (no charge) to ensure Self-Certification Program effectiveness n n Option A - may apply for the second cycle if the building passes the first inspection cycle; or Option B - may immediately apply
Self-Certification Program Option A n n n During second inspection cycle, City will conduct inspection of 20% of the building’s total units Property Owner will be billed for one year of assessment fee (¼ of total) Property owners submit completed application with fee City will approve or deny application based on inspection If denied, property subject to 100% inspection, remainder of the assessment and penalty
Self-Certification Program Option B n n n During first inspection cycle, City will inspect the building’s total units Property Owner will be billed for one year assessment fee (1/4 of total) Property owners submit completed application with fee City will approve or deny application based on inspection If denied, property subject to 100% inspection, remainder of the assessment and penalty
Exemptions and Exclusions n Exemptions: ¨ Newly constructed rentals are exempt from Rental Property Inspection Program for 5 years from Certificate of Occupancy ¨ Federally funded or subsidized rental units are exempt n Exclusions: ¨ Properties with existing violations at time of application are excluded from Self-Certification Program ¨ If violations are found during the 3 -year exemption period, property is excluded from participating in the Self-Certification Program
Exhibit B Estimated Time for Inspection # of units Code Enf Officer (hours) Clerical Support (hours) TOTAL HOURS 1 1. 12 . 75 1. 87 2 1. 32 . 75 2. 07 3 1. 43 . 75 2. 18 Condo 1. 15 . 75 1. 85 Multi family unit 3. 31 (average) . 75 4. 06
Reinspections & Appeals n n 60% of inspections are estimated to require reinspections during the first cycle 10% of those are estimated to appeal
Exhibit C Estimated Staff Needed Inspectors Clerical 25, 580 Total hours 14, 492 15, 348 Reinspection hours 8, 695 1, 739 Hearing hours 1, 739 42, 667 Total Hours 24, 926 /4 Divided by 4 years /4 10, 667 Hours per year 6, 232 /1, 888 Divided by productive hours /1, 888 6 TOTAL STAFF NEED (Rounded) 3 Classifications: 1 Senior Code Enforcement Officer 1 Administrative Analyst I 5 Code Enforcement Officers 2 Office Assistant II
Exhibit D Cost for Rental Inspection Program Salary & Benefits: Overhead: Office Equipment: Annual staff cost of program: $ 771, 851 $ 694, 668 $ 76, 554 $1, 543, 073 4 -year staff cost of program: Less reinspection revenue: Less hearing revenue: Plus hearing officer pay: ASSESSMENT NEED $ 6, 407, 624* - 642, 916* - 65, 466* + 24, 068 $ 5, 723, 310 * Includes 2. 5% annual COLA
Exhibit E Fee Schedule Comparison Option A % units inspected 4 -year Inspection Fee Reinspection Fee Appeal Fee Option B 100% $175+ $100/unit $175 + $100/unit $54. 40/unit $54. 40 Self Certification Year Eligible 5 1 % Units inspected 20% 100% Application fee 1 -3 units $115 4+ units $190 Fee if Denied $175 + $100/unit Penalty for denial or violation while exempt $175 + $100/unit $54. 40 Appeal Fee
Fee Examples 3 units Four-Year Cost Per Unit Per Month Inspection Program $375. 00 $2. 60 Self Certification Program $208. 75 $1. 45 Inspection Program $5, 075. 00 $2. 11 Self-Certification Program $1, 458. 75 $0. 61 $10, 075. 00 $2. 10 $2, 708. 75 $0. 56 Inspection Program $50, 075. 00 $2. 09 Self-Certification Program $12, 708. 75 $0. 53 50 units 100 units Inspection Program Self-Certification Program 500 units
Next Steps n n n Administrative Analyst is hired to develop program Fees will be adopted in May with 2005/06 City Fee Schedule Self-Certification applications and program information is distributed to property owners (Option B Self-Certification Prgm) New staff is hired and trained (approx. 6 -8 months) Inspections begin January 2006
Rental Property Inspection Program n Questions?
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