Costa Mesa's Property Maintenance: The Rules That Matter

Every city handles property maintenance a little differently. In Costa Mesa, California, there are 2 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Vacant Lot Maintenance

Costa Mesa requires every vacant parcel to be secured and kept clear of litter, rubbish and weeds for as long as it sits empty. Section 20-7 sets mandatory upkeep standards, and the fire chief or Development Services Director can add fencing, boarding and security-lighting requirements when a vacant structure poses a safety risk.

Key details: Governing section: Costa Mesa Municipal Code § 20-7(a). Required upkeep: Clear of rubbish, litter and weeds. Fence height (if ordered): Minimum 6 feet from grade. Fence permit: Building permit required. Related nuisance clause: § 20-12(bb), erosion/debris control.

A vacant lot that violates Section 20-7 or is declared a nuisance under Section 20-12(bb) is subject to the same abatement track as any Title 20 nuisance: a posted and mailed notice under Sections 20-15 and 20-16, a correction deadline, then civil fines of up to $1,000 per day under Section 20-13(a) if the lot is not cleared, with a 10-day appeal right to the city council under Section 20-17.

Property Blight

Costa Mesa declares a broad list of property conditions a public nuisance under Municipal Code Section 20-12, from unsafe or fire-hazard structures and structural defects to abandoned, boarded-up, or partially built structures. The director can order abatement, and Section 20-13 authorizes a civil penalty of up to $1,000 imposed daily after the notice-to-abate deadline passes until the violation is corrected.

Key details: Legal basis: Costa Mesa Municipal Code sections 20-11 to 20-17. Qualifying conditions: Unsafe structures, litter, weeds, attractive nuisances. Notice: Written notice to abate, posted and mailed. Civil penalty: Up to $1,000 per day after deadline. Entry authority: Director may enter with consent or warrant.

Once the correction period in the notice to abate expires, Section 20-13 authorizes a civil fine of up to $1,000 per day, set by city council resolution, imposed daily until the violation is corrected. Unpaid fines are collected under Section 1-48, and fines collected against foreclosed or bank-owned properties go directly into the city's nuisance abatement program. The prevailing party in an abatement proceeding can recover reasonable attorney's fees, and abatement costs can be assessed as a lien against the property.

Compared to other cities, Costa Mesa takes a harder line on property blight. The enforcement and penalty structure reflects that.

The Bottom Line

Costa Mesa's property maintenance rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Costa Mesa is broadly strict or permissive.

These rules come from Costa Mesa's publicly available municipal code. For complete penalty schedules, exemption details, and answers to common questions, see the individual ordinance pages throughout this guide.