There are several signs that California multi-family rental property owners and managers should consider posting, depending on the characteristics of the property.
Property Owner/Manager Identification
If the landlord has not identified in lease the name, telephone number, and address (a) at which personal service can be made for the property owner or each person who is authorized to manage the premises, and (b) for each person or entity to who rent should be made (plus the usual days and hours when payments may be made personally), that information should be posted (1) in the property elevator and in one other conspicuous place, or (2) if the property doesn’t have an elevator, posted in two conspicuous places.
Responsible Person Signs
For 5-15 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”.
For 16 or more unit properties. 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
The California Building Code (24 CCR §3120B.1 et seq.) requires specific signage for public pools and spas. “Public” pools and spas are located at commercial buildings, hotels, motels, resorts, recreational vehicle or mobile home parks, campgrounds, apartment houses, condominiums, townhouses, homeowner associations, clubs, community buildings or areas, public or private schools, medical facilities, bread and breakfasts, licensed day-care facilities, recreation and park districts, and municipal pools.
The signs must be clearly legible, and letters must be at least four inches high unless otherwise specified.
- Pool/Spa User Capacity. Post a sign indicating the maximum number of permitted occupants. Spa occupancy is calculated at one person per 10 square feet of water surface area. Pool occupancy is based on one person per 20 square feet of water surface area.
- No Diving. Where pools are 6 feet deep or less, a sign must be posted stating “NO DIVING”.
- No Lifeguard. Where no lifeguard service is provided:
- Post a warning sign in plain view which reads, “WARNING – NO LIFEGUARD ON DUTY”.
- A sign with letters at least 1 inch high must be posted stating “Children Under the Age of 14 Should Not Use Pool Without An Adult In Attendance”.
- Artificial Respiration and CPR. An illustrated diagram with text at least ¼ inch high regarding artificial respiration and CPR procedures must be posted. The instructions should state that manual or mouth-to-mouth artificial respiration should be started immediately and continued until a physician arrives or mechanical resuscitators are applied.
- Emergency Sign. Post the emergency telephone number 911 with numbers at least 4 inches high. The sign must also contain the number of the nearest emergency services and the name and street address of the pool facility in lettering at least 1 inch high.
- Warning Sign for Spa. For spa pools, post a precaution sign with clearly legible 1 inch letters in a prominent place near the entrance to a spa pool, containing the following language:
- Elderly persons, pregnant women, infants, and those with health conditions requiring medical care should consult with a physician before entering a spa.
- Unsupervised use by children under the age of 14 is prohibited.
- Hot water immersion while under the influence of alcohol, narcotics, drugs, or medicines may lead to serious consequences and is not recommended.
- Do not use alone.
- Long exposure may result in nausea, dizziness, or fainting.”
- Spa Emergency Shut Off. An “EMERGENCY SHUT OFF SWITCH” sign with 1 inch letters must be posted at the spa emergency shut off switch.
- No Use After Dark. If a pool was constructed without lighting, a sign must be posted outside each entrance gate stating “NO USE OF POOL ALLOWED AFTER DARK.”
- Gas Chlorine. If automatic gaseous chlorine feeders are used, a warning sign with the appropriate hazard identification symbol must be posted on the exterior side of the door entering the chemical feeder room or area that states, “DANGER: GASEOUS OXIDIZER – (specific chemical name)” or as otherwise required by the California Fire Code. Additionally, a sign must be posted at the pool area entrance which sows in a diagrammatic form an emergency evacuation procedure. Designated emergency exists must be marked “EXIT”. Additionally, a sign must be posted at the switch to the light and ventilation system for the gaseous chemical feeder room stating “TURN ON BEFORE ENTERING”, or as otherwise required by the California Fire Code or the California Electrical Code.
- Keep Closed. A sign must be posted on the exterior of each gate and door leading to the pool enclosure area stating “KEEP CLOSED”.
- Diarrhea. A sign with 1 inch letters must state that “Persons having currently active diarrhea or who have had active diarrhea within the previous 14 days shall not be allowed to enter the pool water.”
- Wave Pools. Wave pools require specific signage in letters at least 1 inch high, as described in Health & Safety Code 115952.
- Spray Grounds. A sign must be posted at each spray ground and be visible from any part of the spray ground that states, “CAUTION: WATER IS RECIRCULATED. DO NOT DRINK.”
- Direction of Flow. The direction of flow for recirculation equipment must be clearly labeled with directional symbols such as arrows on all piping in the equipment area. Where recirculation equipment for more than one pool is located on site, the equipment must be marked as to which pool the system serves.
Emergency Information for Multi-Story Apartment Buildings
Health & Safety Code § 13220(c) requires emergency exit signage in apartment houses two stories or more in height that contain three or more dwelling units, where the front door opens into an interior hallway or an interior lobby area. Emergency exit signage must be posted, using international symbols:
- at every stairway landing, at every elevator landing;
- at an intermediate point of any hallway exceeding 100 feet in length; and
- at all hallway intersections, and immediately inside all public entrances to the building.
Additionally, a specific emergency procedures brochure must be provided to tenants.
If a landlord or property manager has 10 or more employees, and a property has an enclosed
parking facility or a designated smoking area, Proposition 65 regulations specify safe warning signs.
Enclosed Parking Facility
Enclosed parking facility signage must be 20 x 20 and the font must be at least 72 points.
Signs must be placed at each public entrance, and be readable and conspicuous to individuals before they enter the parking garage facility.
The signage must read:
WARNING: Breathing the air in this parking garage can expose you to chemicals including carbon monoxide and gasoline or diesel engine exhaust, which are known to the State of California to cause cancer and birth defects or other reproductive harm. Do not stay in this area longer than necessary. For more information go to www.P65Warnings.ca.gov/parking.
The warning must be provided in English and in any other languages in which other entrance signs are provided.
Designated Smoking Areas
The designated smoking area signage must be 8 1/2 x 11, the font must be at least 22 points, and it should be enclosed in a box.
Signs must be placed at each entrance to and within the area where exposure occurs, and be readable and conspicuous to individuals before they enter the designated smoking area.
The signage must read:
WARNING: Breathing the air in this smoking area can expose you to chemicals including tobaccos smoke and nicotine, which are known to the State of California to cause cancer and birth defects or other reproductive harm. Do not stay in this area longer than necessary. For more information go to www.P65Warnings.ca.gov/smoking-areas.
For more information about these Proposition 65 warnings, see www.p65warnings.ca.gov/new-proposition-65-warnings.
The list of signage above is not complete. Additional signage may be required under federal fair housing laws, local ordinances or other applicable state laws (including employment laws).
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. While KTS provides clients with information on legislative changes, our courtesy notifications are not meant to be exhaustive and do not take the place of legislative services or membership in trade associations. Our legal alerts are provided on selected topics and should not be relied upon as a complete report of all new changes of local, state, and federal laws affecting property owners and managers. Laws may have changed since this article was published. Before acting, be sure to receive legal advice from our office. For contact information, please visit our website: www.kts-law.com. For past Legal Alerts, Questions & Answers and Legal Articles, please consult the resource section of our website. Revised September 2019.
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. While KTS provides clients with information on legislative changes, our courtesy notifications are not meant to be exhaustive and do not take the place of legislative services or membership in trade associations. Our legal alerts are provided on selected topics and should not be relied upon as a complete report of all new changes of local, state, and federal laws affecting property owners and managers. Laws may have changed since this article was published. Before acting, be sure to receive legal advice from our office. For contact information, please visit our website: www.kts-law.com. For past Legal Alerts, Questions & Answers and Legal Articles, please consult the resource section of our website.
© 2019 Kimball, Tirey and St. John LLP