Vacant Properties

Code Enforcement is the division primarily tasked with addressing vacant properties. Partnering with the Police and Fire Departments, Building & Safety, Planning, and other agencies, Code Enforcement seeks to ensure that vacant properties throughout the City are properly maintained, adequately secured, and do not cause a deterioration of the community of Santa Monica.

On August 22, 2023, the Santa Monica City Council heard and approved an ordinance establishing new property maintenance and vacant property standards. These standards apply to all properties in the City, regardless of zoning. On October 28, 2025, as part of the Santa Monica Realignment Plan, the City Council approved an updated ordinance which established a vacant property registration and monitoring program.

Beginning October 1, 2026, all vacant properties are required to be registered with the city. The registration will be performed online and a fee will be charged for each property registered.

Additionally, a vacant property monitoring program is effective whereby every vacant property will be monitored on a monthly basis (at minimum) and assigned a tier classification based on the condition of the property and overall compliance with the vacant property code. On a quarterly basis, a vacant property monitoring fee will be assessed based on the tier classification assigned. The better the condition of the property, the lower the monitoring fee will be. For properties that are always kept in excellent condition (Tier 1), and are never assigned any lower tier, no monitoring fee will be assessed. This monitoring fee will not begin to be assessed until 90 days after the start of the vacant property registration program.

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FAQ

What is a vacant property?

“Vacant Property” is defined as any property, regardless of zoning, that is substantially vacant, unoccupied, or abandoned for more than ninety (90) days. A vacant property is also where construction, pursuant to an active building permit, is not taking place or where an inspection by the Building and Safety Division, pursuant to an active building permit, has not been conducted within the previous ninety (90) days.

A property is NOT vacant as long as 35% or more of the units on the property are occupied. Less than 35% occupancy is considered "substantially vacant" and is subject to the vacant property standards.

How do vacant properties affect communities?

Vacant properties can have an extremely detrimental impact on a neighborhood and the broader community. They pose significant costs to public health, property values, local taxpayers, and more. Failure to address problem properties costs more in the long run and causes more harm over time. Vacant and abandoned properties have negative spillover effects that impact neighboring properties and, when concentrated, entire communities and even cities. Research links foreclosed, vacant, and abandoned properties with reduced property values, increased crime, increased risk to public health and welfare, and increased costs for municipal governments. Impacts can include:

Emotional wellbeing: Visual evidence of vacancy and neighborhood disinvestment—such as boarded up properties, trash and dumping, and overgrown weeds—has been shown to harm the mental health of neighbors, putting them at greater risk of sadness, depression, stress, and elevated rates of intentional injury.
Violence and crime: Studies have shown that violent crime, including assaults and gun-related crimes, increase in disinvested neighborhoods with vacant and abandoned properties.
Property equity: Research has consistently shown that vacant, abandoned, and deteriorated properties reduce the value of surrounding properties, leading to decreases in owners’ equity and personal wealth.
Municipal revenue: Property taxes are often one of the largest sources of revenue for local governments. Research has shown vacant and abandoned properties lead to a decrease in taxable values of surrounding properties and increase the likelihood of mortgage and tax foreclosures nearby creating a harmful domino effect that creates revenue challenges for local governments.
Maintenance and abatement costs: Local governments incur the costs of remedying nuisances and unsafe conditions, including boarding and securing structures, cutting grass, removing trash and debris, and demolishing unsafe structures.
Public safety costs: Higher violent and property crime rates and the associated costs to dispatch police and fire services to respond to these crimes are commonly associated with vacant and abandoned properties.

What are my responsibilities as an owner of a vacant property?

Vacant properties are required to be maintained and secured in a manner that will prevent the property from becoming a nuisance to the community. These standards can be found by visiting Chapter 13.04 of the Santa Monica Municipal Code.

The following are the five (5) main areas that Code Enforcement Officers will be considering when evaluating how compliant a property is with the vacant property standards:

Structure Exterior: Roof, chimney, foundation, stairs, and decks are reasonably free of decay (e.g., severe cracks, soft spots, loose pieces, deterioration, or other indications that repair is needed); maintained in a safe, sound, and sanitary condition; and capable of withstanding normal loads and forces. The building and its components, including windows, should be reasonably weatherproof and free of dampness.
Structure Interior: Walls, floors, stairs, and other structural components are reasonably free of decay, maintained in a safe and sound condition, and capable of withstanding normal loads and forces. Natural lighting and ventilation is adequate and maintained in good working order for each habitable room in the unit.
Property Exterior: Groundcover, landscaping, and vegetation is healthy and well maintained. Vegetation is not interfering with overhead utility lines or pedestrian use of the public right-of way. Groundcover is not overgrown, hedges are trimmed in a manner allowing visibility to the interior of the property, and any dead or dying vegetation has been removed. The property is free of trash, debris, or discarded equipment and vehicles.
Security and Safety: A current Trespass Arrest Authorization is on file with the Santa Monica Police's Department. All structures have been secured and, if applicable, properly boarded using polycarbonate. Adequate security lighting and video surveillance has been installed. A fence may also be required per the approval of the Director and maintained in good working condition. **Please note that repeated and/or continuous reports of unauthorized access to the property or structures may result in the Director requiring that on-site security be provided.
Reporting: Weekly written reports must be submitted to the assigned Code Enforcement Officer by the property owner, property manager, or their designee. These reports shall include the dates of the inspections, a list of any issues that were found and needed to be corrected, and time and date stamped photos of the property showing the overall conditions of the entirety of the property.

I own or manage a vacant building. How is it supposed to be secured?

Owners of vacant properties must keep a current Trespass Arrest Authorization Letter on file with the Santa Monica police Dept. for the duration of vacancy.

All structures must be secured and, if applicable, properly boarded using polycarbonate sheeting. Adequate security lighting and video surveillance has been installed. A fence may also be required per the approval of the Director and maintained in good working condition. If a property is enclosed by a fence, a combination lock must be installed on the gate and the combination to the lock must be provided to the Police Dept. on the Trespass Arrest Authorization Letter.

"No Trespassing" signs must be posted and displayed along all street- or alley-facing property frontages and shall be visible to the public. The sign must be no smaller than seventeen by twenty-two inches in size, with lettering no smaller than one inch in height.

The directions on how to board up a vacant building can be found here.

What are the tiers of vacant properties?

Below is a list of characteristics that may help determine which vacant property classification each vacant property falls under. Each characteristic is not required to be present, but this list helps Code Enforcement Officer determine the proper classification.

Tier 1 Properties:

The structure is well maintained and can easily be lived in or used for its intended or approved use;
Little or no maintenance or repairs are necessary;
There is no evidence of intrusion by transients into the interior of the property; or
The owner is responsive to city requests and regularly monitors the property on a proactive basis.

Tier 2 Properties:

The structure is maintained to a lesser degree than a Tier 1 property;
The property can be converted to its intended or approved use with minimal or minor repairs necessary;
There are no cracked or broken windows on the structures on the property;
There are no signs of intrusion by transients into any structures the property;
The property is beginning to fall into disrepair, which may include conditions such as, but not limited to, peeling paint, dead or dying groundcover, overgrown vegetation, or graffiti; or
The owner is responsive to city requests but does not proactively and regularly monitor the property.

Tier 3 Properties:

The structure is not being maintained but the structure is not determined to be unsafe;
The property can be converted to its intended or approved use with some significant repairs;
Evidence of intrusion by transients into the interior of the property or structures; or
Owner is unresponsive to city requests or does not proactively monitor the property.

Tier 4 Properties:

The structure and property are not being maintained;
The structure is unsafe to enter or occupy;
The structure or property poses significant health or safety risks, or significant disturbances to the community; or
The owner is unresponsive or unknown and there does not appear to be any monitoring of the property.

What are the vacant property monitoring fees?

Vacant property monitoring fees cover the reasonably anticipated cost of staff engaged in the monitoring and inspection of vacant properties to enforce the requirements of the vacant property code.

Vacant Property Monitoring Fee (FY 26-27)

These fees will be billed quarterly based on the current tier designation. Properties may change tiers each quarter based on how each property is maintained, secured, and the level of compliance with the code.

Tier 1 - $413.80**
Tier 2 - $826.90
Tier 3 - $3,013.65
Tier 4 - $7,811.05

^{**Vacant property monitoring fees do not apply to any Tier 1 property unless it was previously classified in another tier while under the same ownership.}

What do Code Enforcement Officers look for when inspecting vacant properties?

Below is the checklist that lists the issues that Code Officers use when inspecting vacant properties. Please use it as a reference when proactively inspecting your own properties for compliance with the vacant property standards.

Can I request a waiver or modification of the vacant property standards?

Yes. Waivers or modifications to the vacant property standards may be requested by submitting a Vacant Property Requirement Waiver Request. Please complete this form and submit it to the Code Enforcement Officer assigned to your case. For each waiver or modification, please identify how the granting of the request will not impact the health, safety, or welfare of the community. Requests will only be granted as long as the general health, safety and welfare are not negatively impacted. Approvals may be granted on a permanent or temporary basis and may be conditional.

Please note that waiver will not be granted for the requirements for registration and payment of ongoing monitoring fees.

What if I still have questions?

If you do have any questions or concerns about the vacant property standards, please contact the Code Enforcement Division at (310) 458-4984 or email us at code.enforcement@santamonica.gov.