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Signage for California Multi-Family Rental Property

There are several signs that California multi-family rental property owners and managers should consider posting, depending on the characteristics of the property.

Responsible Person Signs
For 4-15 unit properties, if the property owner does not live on-site, a notice should be posted identifying the name and address of the property’s “responsible person”. California Code of Regulations Title 25, Section 42 reads, “A manager, janitor, housekeeper, or other responsible person shall reside upon the premises and shall have charge of every apartment house in which there are 16 or more apartments, and of every hotel in which there are 12 or more guest rooms, in the event that the owner of any such apartment house or hotel does not reside upon said premises.

Only one caretaker would be required for all structures under one ownership and on one contiguous parcel of land. If the owner does not reside upon the premises of any apartment house in which there are more than four but less than 16 apartments, a notice stating his name and address, or the name and address of his agent in charge of the apartment house, shall be posted in a conspicuous place on the premises.”

Parking Restriction Signs
California Vehicle Code §22658 authorizes removal of unauthorized or abandoned vehicles from private property if specific conditions exist and certain procedures are followed. One situation allowing vehicle removal requires that a sign be posted, in clear view, at each entrance to the property. The sign must state that public parking is prohibited, that vehicles will be towed at the owner’s expense and the sign must contain the telephone number of the local traffic law enforcement agency.

The sign must be at least 17” by 22”and lettering must be at least one inch in height. The sign may also indicate that a citation may be issued for the violation.  For more information about towing vehicles from private property, review California Vehicle Code §22658 or the “Removing Vehicles from Private Property” article in the “Resource Library” at www.kts-law.com.

Swimming Pool or Spa Signs
If the property has a swimming pool or spa, California law requires the following:

• Where no lifeguard service is provided:
  • Post a warning sign in plain view which reads, “WARNING – NO LIFEGUARD ON DUTY”, in clearly legible letters at least four inches high. (Title 22, Cal. Administrative Code, § 65539(c)).
  • A sign must also state “Children Under the Age of 14 Should Not Use Pool Without an Adult in Attendance.” (Title 22, Cal. Administrative Code, sec. 65539(c)).
• Post diagrammatic illustrations of artificial respiration where clearly visible from the nearby pool deck. (Title 22, Cal. Administrative Code, § 65539(d)).
• Post the telephone number of the nearest ambulance service, fire, police, or sheriff’s department, along with instructions that, if needed, artificial respiration should be started immediately and continued until a physician arrives or mechanical resuscitators are applied. (Title 22, Cal. Administrative Code, § 65539(d)).
• Post a sign near the pool main entrance indicating the maximum number of permitted occupants. The occupant capacity for each pool is one bather for every twenty square feet of water surface area. The sign must have clearly legible letters at least four inches high. (Title 22, Cal. Administrative Code, §§ 3119B.1., 3118.B.1.2)
• Post a sign by the spa indicating the maximum number of permitted occupants. The occupant capacity for a spa is one bather for every ten square feet of water surface area. (Title 22, Cal. Administrative Code, § 3119B.1.1)
• Where diving is prohibited, post a sign with clearly legible letters at least four inches high that states “NO DIVING ALLOWED.” (Title 22, Cal. Administrative Code, § 3119B.2)
• If gas chlorine is used for pool disinfection, post a sign conspicuously on the exterior side of the entry door to the chlorine room or on the adjacent wall area. The sign must display the appropriate hazard identification for gas chlorine, and letters at least four inches high stating “DANGER: GASEOUS OXIDIZER – CHLORINE.” (Title 22, Cal. Administrative  Code, § 3119B.3)
• If the pool does not have lighting fixtures complying with Section 2-9019 of the code, post a sign with clearly legible letters at least four (4) inches high shall be posted in a prominent place near each entrance to the pool area that state: “NO USE OF POOL ALLOWED AFTER DARK.”  (Title 22, Cal. Administrative Code, § 3119B.4)
• For spa pools, post a precaution sign with clearly legible letters in a prominent place near the entrance to a spa pool, containing the following language:

“CAUTION

1. Elderly persons, pregnant women, infants, and those with health conditions requiring medical care should consult with a physician before entering a spa.
2. Unsupervised use by children under the age of 14 is prohibited.
3. Hot water immersion while under the influence of alcohol, narcotics, drugs, or medicines may lead to serious consequences and is not recommended.
4. Do not use alone.
5. Long exposure may result in nausea, dizziness, or fainting.”
   (Title 22, Cal. Administrative Code, § 3119B.5.)

• Approved signs must be maintained in a legible manner. (Title 22, Cal. Administrative Code, § 3119B.6)

Additional signage may be required under local ordinances or other applicable state laws.

by Leslie Mason in Articles, Law

Kimball, Tirey & St. John LLP is a full service real estate law firm representing residential and commercial property owners and managers. This article is for general information purposes only. Before acting, be sure to receive legal advice from a lawyer. If you have questions, please contact your local KTS office. For contact information, please visit www.kts-law.com.

Since 1946 the Carnahan name has had a reputation for honest and ethical Real Estate Property Management services in the San Fernando Valley, Santa Clarita Valley, Burbank/Glendale, Los Angeles, Westside and Conejo Valley areas.

The reason for our success is helping owners like you when they need it. Below is a partial list of property management services we provide to help you protect your real estate investment.

• Tenant placement
• Tenant screening (including: credit check, landlord and employment verification, social security trace report, California eviction check and criminal check)
• Regular property inspections
• Accounting and landlord bill payment
• Monthly financial reporting
• Maintenance service and supervision (we use only proven independent vendors)
• Collections
• Evictions
• We supply all the necessary forms to meet California’s Landlord/Tenant laws
• 24 hour emergency phone service
• Advertising to the broadest tenant base possible

Call or e-mail us today for more information. We’re ready to get started!

• Carnahan Property Management services Woodland Hills,West Hills, Calabasas, Canoga Park, Tarzana, Reseda, Topanga, Encino, Northridge, Van Nuys,North Hills,Chatsworth, Sherman Oaks, Studio City, North Hollywood, West Hollywood, San Fernando Valley, Granada Hills, Mission Hills, Simi Valley, West Lake Village, Agoura,Toluca Lake, Valley Village, Burbank. Call us at (818) 884-1500 and check if we can service your area.