Cal. Civ. Code § 83
Janitor or housekeeper
Operative Text
§ 83. Janitor or housekeeper. Whenever there are thirteen or more families occupying any multiple dwelling and the owner does not reside therein, there shall be a janitor, housekeeper or some other person responsible on behalf of the owner who shall reside in said dwelling, or within a dwelling located within a distance of two hundred feet from said dwelling, and have charge of such dwelling, except that where two or three multiple dwellings are connected or adjoining, one resident janitor shall be sufficient. In every garden-type maisonette dwelling project erected after April eighteenth, nineteen hundred fifty-four, adequate personnel shall be provided for the lawful care and maintenance of such project.
New York Multiple Dwelling Law § 83 establishes that when a building has thirteen or more families and the owner does not live there, a janitor, housekeeper, or other responsible person must be on-site — either living in that building or within 200 feet of it — to oversee the property. Where two or three multiple dwellings are connected or adjoining, a single resident janitor can satisfy this requirement for all of them. Garden-type maisonette dwelling projects built after April 18, 1954, must also have adequate staff for lawful care and maintenance of the project.
Plain English — not legal advice.
Under N.Y. Mult. Dwell. Law § 83, operators of buildings with thirteen or more families where the owner does not reside are generally expected to designate a resident janitor or responsible caretaker who lives either in the building or within 200 feet of it. Compliant operators typically document this arrangement and ensure the designated person is reachable and actively overseeing the property. Owners of connected or adjoining multiple dwellings may satisfy the requirement with one shared resident janitor, and owners of qualifying garden-type maisonette projects should ensure staffing levels meet the lawful care and maintenance standard set by this section.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
N.Y. Mult. Dwell. Law § 83 gives tenants in buildings of thirteen or more families — where the owner does not live — a right to have a responsible caretaker residing in or very near the building. If no such person appears to be in place, tenants may consider raising this as a potential violation with the New York City Department of Housing Preservation and Development (if in NYC) or the relevant local housing authority. Tenant-rights organizations can help residents understand how this provision interacts with other housing code protections and what general enforcement paths may be available.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated September 13, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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