Fountain Valley, CA Rental Property Rules: Repairs & Habitability (2026)

The Fountain Valley Municipal Code handles rental habitability through its nuisance chapter and an adopted model code, not through a stand-alone rental housing chapter. Section 8.04.020 lists the conditions the City Council has declared public nuisances, and item (15) reaches any habitation that is overcrowded with occupants or that lacks adequate ventilation, sanitation or plumbing facilities, or that constitutes a fire hazard. Neighboring items cover unpainted buildings with dry rot, warping or termite infestation (item 3), broken windows that create hazardous conditions (item 4), and a pool or pond whose water is polluted by bacterial growth, algae or insects (item 23).

Section 8.04.030 makes it unlawful for any person owning, leasing, occupying or having charge or possession of property in the city to maintain those conditions. Section 8.04.150 puts primary responsibility for keeping premises free of nuisances on the owner and treats tenants and occupants as the owner's agents. Separately, § 18.32.010 adopts the 2021 Edition of the International Property Maintenance Code as the property maintenance code for the city, with a copy on file in the office of the building official. Enforcement starts when the city manager directs a public hearing under § 8.04.060.

The hearing officer can be the director of public works, the director of planning, the chief of police, the fire chief or another person the city manager appoints. Under § 8.04.070 the notice goes by registered or certified mail or by posting, at least fourteen days before the hearing, and § 8.04.060 requires it to tell the owner what corrections avoid a hearing. Where an immediate threat to health or safety exists, § 8.04.115 lets the city manager order abatement without notice or a hearing.