Class Code 9011
Apt/Condo Complex Operation – N.O.C. – Other; Comm/Res Mixed-Use – Other
Class Code 9011 covers on-site operations for apartment and condominium complexes and mixed commercial/residential properties where the employer provides building services not otherwise classified. The September 1, 2026 approved pure premium is $4.101 per $100 of payroll, a baseline for expected loss costs for in-house staff who maintain and operate these properties.
What Class Code 9011 Covers
This classification applies to employers who operate multi-unit residential properties and mixed-use properties where onsite staff perform building and grounds operations not otherwise classified under another WCIRB code. Typical covered work includes property maintenance, custodial services, groundskeeping, building engineering, routine mechanical repairs, pool and common-area upkeep, tenant move-in/move-out turnover, and day-to-day operations of leasing offices when staff perform building-related tasks. It also covers mixed-use sites with ground-floor retail or professional spaces where the property employer provides shared services for both commercial and residential tenants. Work performed by outside contractors (roofers, elevator mechanics, major HVAC contractors) is normally reported separately under the contractor’s class codes rather than 9011.
Who It Applies To
- On-site property managers and assistant managers who perform building operations
- Maintenance technicians and building engineers handling HVAC, plumbing, and repairs
- Full-time janitorial and custodial staff for common areas and laundry rooms
- In-house groundskeepers and landscape crews for lawns, walkways, and parking areas
- Pool technicians and garage/parking attendants employed directly by the complex
Common Job Duties
- Routine building maintenance and minor repairs to plumbing, HVAC, and fixtures
- Cleaning common areas, hallways, laundry rooms, and trash room maintenance
- Groundskeeping: mowing, irrigation checks, debris removal, and walkway care
- Pool maintenance and chemical handling (testing, dosing, and equipment checks)
- Responding to tenant service calls and conducting unit turnover/inspections
- Basic electrical work and light fixture replacement within scope of property staff
- Operating grounds and maintenance equipment: mowers, pressure washers, and lifts
Common Injury Risks
Understanding the $4.101 Rate
The pure premium of $4.101 per $100 of payroll represents the insurer’s estimated average cost of claims (paid losses and case reserves) for this class before expenses and profit. Employers multiply payroll in this class by the rate to get the pure loss portion of premium; the final policy premium also includes carrier expense constants, state assessments, experience modification factors, schedule credits/penalties, and any classification splits or payroll audits. Factors that alter the final cost include your claims history, mix of duties (higher-risk tasks shifted to other classes), safety programs, and whether some work is contracted out.
Cal/OSHA Compliance Requirements
Employers must follow Cal/OSHA (Title 8) general industry requirements applicable to property operations, including Hazard Communication for chemicals, personal protective equipment, ladder and fall protection rules, and lockout/tagout when servicing equipment. Outdoor staff must be protected under California’s heat illness prevention standard, and employees who handle pool chemicals need training and access to Safety Data Sheets and appropriate PPE. Maintain documented training, toolbox talks, and regular equipment inspections to meet enforcement expectations.
How Key HR Helps Employers Under Class Code 9011
A PEO like Key HR helps property owners control workers’ comp costs by ensuring correct payroll classification, splitting higher-risk contractor work from in-house payroll, and implementing targeted safety programs (slip/fall prevention, safe lifting, chemical handling). Key HR provides California-specific compliance guidance, claims management, return-to-work programs, and training modules that reduce lost-time incidents and can lower experience modification factors over time.
Get a QuoteFrequently Asked Questions
Are leasing office clerical staff included in Class Code 9011?
Leasing clerks who perform only office clerical duties may qualify for a clerical classification; however, if leasing staff routinely perform building maintenance, move-in inspections, or physical tasks, those payroll hours belong in 9011. Properly segregating clerical vs. operations time at payroll reporting reduces misclassification and premium leakage.
If my complex hires outside contractors for HVAC or roofing, should that payroll be in 9011?
No. Work performed by independent contractors is recorded under the contractor’s class codes. In-house permanent staff performing routine HVAC maintenance, small repairs, or system monitoring belong in 9011; major repair or construction work should be contracted out and reported under the contractor’s classifications.
What practical steps reduce workers’ comp claims and premium for this class?
Implement a formal safety program focused on slip/trip prevention, safe lifting and ergonomics, chemical handling procedures, ladder and fall protection training, and preventive maintenance schedules. Use prompt incident reporting, early return-to-work transitional duties, and track metrics to reduce lost-time claims—actions that lower your experience modifier and long-term premium.
Quick Facts
- Class Code
- 9011
- Classification
- Apt/Condo Complex Operation – N.O.C. – Other; Comm/Res Mixed-Use – Other
- Pure Premium Rate
- $4.101 / $100 payroll
- Effective Date
- September 1, 2026
- Source
- WCIRB Approved Filing
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