Cal. Civ. Code § 5:10-11.1
Duties of owner
Operative Text
(a) The owner shall have the positive responsibility of providing, either by his own direct efforts or by hiring others qualified to so serve, a person or persons qualified by training or experience to discharge the duties and responsibilities outlined for owners under these regulations. (b) Any managing agent, in charge of the leasing or renting of space and the general management and operation of the premises, shall be competent to provide supervision of the management and operation of the building in accordance with this chapter. (c) In a multiple dwelling of nine or more dwelling units, the owner shall either perform the janitorial services himself, if he is a resident owner, or provide a janitor, or provide janitorial services to be performed, on a 24-hour a day basis in a manner approved by the bureau. (d) Unless either the owner or the janitor resides on the premises, the owner of a multiple dwelling or his managing agent in control shall post and maintain in such dwelling a legible sign, conspicuously displayed, containing the janitor's name, address (including apartment number) and telephone number. A new identification sign shall be posted and maintained within five days following a change of janitor. (e) The person who performs janitorial services for a multiple dwelling of nine or more dwelling units (other than where janitorial services are performed on a 24-hour a day basis under (c) above) shall reside in or within a distance of one block or 200 feet from the dwelling, whichever is greater, unless the owner resides in the multiple dwelling. (f) Where necessary to assure compliance with this chapter and other provisions of law affecting multiple dwellings and hotels, there shall be a full-time person or employee responsible for providing janitorial services as defined herein. The owner shall provide additional personnel as may be required to assure proper maintenance and compliance with this chapter. (g) All personnel responsible for enabling the owner to meet the requirements of this chapter shall be by reason of training or experience competent to perform the duties entrusted to him, familiar with the requirements contained herein and not unable or unwilling to discharge the said duties by reason of any physical or mental incapacity or disability or personal habits inconsistent with such duties. (h) The following shall serve as a guide to adequacy of personnel for maintenance of a typical multiple dwelling not having any unusual or special labor-saving features: Units of Dwelling Space Full-Time Personnel or Equivalent 70-100 one 101-150 two 151-225 three 226-325 (and each four, plus one for each 100 additional units additional 100 units) units of dwelling space over 325
N.J.A.C. § 5:10-11.1 establishes that owners of multiple dwellings bear direct responsibility for ensuring qualified personnel manage and maintain their properties. For buildings with nine or more units, the rule requires around-the-clock janitorial coverage, and the person providing those services must generally live on-site or within one block or 200 feet of the building. When neither the owner nor a janitor lives on the premises, a legible sign with the janitor's contact information must be posted and kept current within five days of any staffing change. The provision also provides a staffing-ratio guide, ranging from one full-time equivalent for 70–100 units up to proportionally more staff for larger buildings.
Plain English — not legal advice.
Under N.J.A.C. § 5:10-11.1, compliant property owners typically ensure that every person involved in building management—whether a managing agent, janitor, or maintenance worker—is qualified by training or experience for their assigned duties. For buildings of nine or more units, operators generally arrange 24-hour janitorial coverage approved by the bureau, and verify that the janitor lives on-site or within the required proximity unless the owner is a resident. When neither the owner nor the janitor resides on the premises, operators post and maintain a conspicuous, up-to-date identification sign and replace it within five days whenever janitorial staff changes.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
N.J.A.C. § 5:10-11.1 gives tenants in multiple dwellings a basis to expect qualified, accessible building staff and proper janitorial coverage, particularly in buildings of nine or more units. If a required janitor identification sign is missing, janitorial services appear inadequate, or staffing seems inconsistent with the ratios outlined in this provision, tenants may document the conditions and raise the issue with the New Jersey Bureau of Housing Inspection or a local housing authority. Tenant-rights organizations can help residents understand how violations of § 5:10-11.1 might be raised as part of a broader housing complaint or habitability concern.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 3, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
Effective Timeline
References Out
No outbound references recorded yet for this provision.
References In
No inbound references recorded yet for this provision.