The WCIRB has frequently received questions regarding the classifications applicable to employers that perform a variety of minor repair services at residential or commercial locations. Historically these operations have been assigned by analogy to Classification 9015(1), Building Operation – N.O.C., based on the similarity of these operations with maintenance operations that are performed by property management employers, provided the operations do not require a contractor’s license. When a contractor’s license from the California Contractors State License Board is required, Classification 9015(1) does not apply, and the Construction and Erection Classifications shown in Appendix I of the California Workers’ Compensation Uniform Statistical Reporting Plan—1995, and the provisions in Part 3, Standard Classification System, Section IV, Special Industry Classification Procedures, Rule 2, Construction or Erection, are applicable.
Classification 9015(1) was amended effective January 1, 2015 to clarify its intended application and to provide direction for classifying related operations. As shown below, Classification 9015(1) clearly applies to employers that perform a variety of minor property repairs for other concerns on a fee basis for which no contractor’s license is required. Note that this provision describes only repair operations; the classification also directs that new construction, alteration or demolition work shall be separately classified.
BUILDING OPERATION – N.O.C. – all other employees – including resident or on-site Managers
When lodging is provided by the employer, the total remuneration shall include the market value of such lodging to the employee.
Flats, apartments, or multiple dwellings having four or more units are subject to a minimum payroll of $2,000 per annum for one location and to a minimum of $1,000 for each additional location covered by the same policy.
This classification applies to the management or operation of properties such as family residences, including but not limited to duplexes and triplexes, individual apartment or condominium units (not apartment or condominium complexes), undeveloped land, recreational vehicle parks and campgrounds that are not described by another Property Management/Operation classification. Such employers may own the property or may be contracted by the property owner or homeowners association to provide management operations. This classification includes property managers engaged in the direct supervision of employees engaged in the operation, maintenance and care of properties. Such operations include but are not limited to cleaning and maintaining property grounds and structures, maintaining ventilation and heating systems, changing door locks and directories, interior remodeling, exterior landscape maintenance, swimming pool maintenance, restroom maintenance, security and the operation of parking facilities.
Resident or on-site managers are those employees whose base of operations is at any property location that they are employed to manage.
Also refer to companion Classification 8740(3), Building Operation – N.O.C. – property management supervisors. Classification 8740(3) applies to off-site property management supervisors who exercise direction through resident or on-site property managers. Classification 8740(3) also applies to off-site property management supervisors who oversee properties at which all operation, maintenance and care activities are conducted by separate concerns and no payroll is assignable to 9015(1), Building Operation – N.O.C. – all other employees. Property managers not meeting the above conditions shall be classified as 9015(1).
Employees engaged exclusively in the rental or leasing of property to clients and have no other duties of any kind in the service of the employer except clerical office work shall be separately classified as 8741, Real Estate Agencies, provided separate employees are retained to manage the property.
Classification 9015(1) also applies to employers that perform a variety of minor property repairs for other concerns on a fee basis for which no contractor’s license is required. Such repairs include but are not limited to patching walls, touch up painting, faucet repair, door hardware repair and replacement of electrical switches.
New construction, alteration or demolition work shall be separately classified.
For construction or erection employers that subcontract all construction operations to licensed subcontractors, this classification applies to employees engaged in job site cleanup and warranty repair conducted after construction is completed.
The preparation or serving of hot foods shall be separately classified as 9079(1), Restaurants or Taverns