EXCERPT
California Workers’ Compensation Uniform Statistical Reporting Plan—1995
Effective September 1, 2023
Part 3, Standard Classification System, Section IV, Special Industry Classification Procedures, Rule 8, Property Management/Operation
- Property Management/Operation
Property management firms engage in managing their own real property or properties owned by others. The Property Management/Operation Industry Group includes seven pairs of companion classifications. Each pair of companion classifications consists of one narrowly described, restricted classification applicable only to property management supervisors, and a related classification that broadly applies to all other employees.
The operation of residential housing where more than 75% of units are rented for longer than 30 consecutive days shall be assigned to the applicable Property Management/Operation Industry Group classification. The operation or management of hotels, motels or short-term residential housing where 25% or more of the housing units are rented for 30 consecutive days or less, including but not limited to vacation rentals and timeshare properties, shall be classified as 9050, Hotels, Motels or Short-Term Residential Housing, a classification that is not in the Property Management/Operation Industry Group.
- Property Management Supervisors
Property management supervisors are nonresident employees who perform a variety of duties, including but not limited to processing rental applications, interviewing rental applicants, collecting rent, performing tenant relations, hiring and managing vendors and subcontractors, managing maintenance, care and operations employees, performing inspections of the property for appearance and habitability and other administrative tasks if necessary.
Except for employees of Homeowners Associations, property management supervisors who exercise direction through maintenance or operations supervisors or foremen, or oversee properties at which all operation, maintenance and care activities are conducted by separate concerns shall be assigned to a Property Management/Operation Industry Group classification that include the designation property management supervisors, based on the type of property being managed or operated. Property Management/Operation Industry Group classifications that include the designation property management supervisors are as follows: 8740(1), Apartment or Condominium Complex Operation – N.O.C. – not Homeowners Associations – property management supervisors; 8740(2), Commercial Properties – N.O.C. – property management supervisors; 8740(3), Building Operation – N.O.C. – property management supervisors; 8740(4), Mobile Home Park Operation – property management supervisors, 8740(5), Warehouses – self-storage – property management supervisors, 8740(6), Apartment or Condominium Complex Operation for Seniors – age-restricted – not Congregate Living Facilities or Homeowners Associations – property management supervisors, and 8740(7), Commercial and Residential Mixed-Use Building Operation – not Homeowners Associations – property management supervisors.
- All Other Employees
Except as otherwise specified, all other property management and operations employees, including but not limited to maintenance, security, grounds keeping, resident employees, and property management supervisors who do not meet the requirements and limitations for assignment to one of the property management supervisors classifications shall be assigned to a Property Management/Operation Industry Group classification that includes the phrase all other employees based on the type of property being managed or operated. Property Management/Operation Industry Group classifications that include the phrase all other employees are as follows: 8290, Warehouses – self-storage – all other employees, 9007, Apartment or Condominium Complex Operation for Seniors – age restricted – not Congregate Living Facilities or Homeowners Associations – all other employees, 9009, Commercial Properties – N.O.C. – all other employees, 9010, Mobile Home Park Operation – all other employees, 9011(1), Apartment or Condominium Complex Operation – N.O.C. – not Homeowners Associations – all other employees, 9011(2), Commercial and Residential Mixed-Use Building Operation – not Homeowners Associations – all other employees, and 9015(1), Building Operation – N.O.C. – all other employees.
- Division of Payroll between Property Management/Operation Industry Group Classifications
For property management firms engaged in maintenance, operation and care of different types of properties, the payrolls of those employees who interchange between separately classifiable operations shall be reported under the classification carrying the highest pure premium rate, unless the payrolls of such employees is segregated by classification in accordance with the Uniform Statistical Reporting Plan, Part 3, Section V, Rule 3, Division of Single Employee’s Payroll.
It is not permissible to divide a single employee’s payroll between Classification 8740 and any other Property Management/Operation Industry Group classification.
It is not permissible to divide a single employee’s payroll between Classification 8741, Real Estate Agencies, and any other Property Management/Operation Industry Group classification.
- Residing or Resident Employees
Any employee who resides at any property managed by the employer shall be assigned to the applicable Property Management/Operation Industry Group classification that includes the phrase all other employees based on the type of property being managed or operated without regard to the duties performed by such employee. “Resident” shall refer to any employee who resides at a property managed by the employer.
- Leasing Agents
Non-residing employees of property management firms who are engaged exclusively in the rental or leasing of property to clients and who 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 property managers are retained to manage the property.
- Real Estate Agencies
Employees of real estate agencies who are engaged in the operation or management of rental property shall be separately classified to a Property Management/Operation Industry Group classification as property management supervisors if so qualified, or to a Property Management/Operation Industry Group classification that includes the phrase all other employees, based on the type of property being managed or operated.
- Homeowners Associations
Homeowners associations are comprised of property owners who form a legal entity with a board of directors elected from the membership for the specific purpose of operating and maintaining the common areas of the premises owned by association members. Homeowners associations perform or contract with separate concerns to perform property operations, including but not limited to the maintenance of common grounds, operation of swimming pools, tennis courts, saunas, weight rooms and recreational clubhouse facilities and functions performed by security personnel. Homeowners associations shall be classified as 9066, Homeowners Associations and Housing Cooperatives, and are not eligible for assignment to Classification 8740.
- Property Management Supervisors