township of howell township clerk's office …

TOWNSHIP OF HOWELL

TOWNSHIP CLERK'S OFFICE

ORDINANCE COVER PAGE

Ordinance No. 0-1 2-3

INTRODUCTION

PUBLIC HEARING & ADOP'TION

AGENDA ITEM NUMBER

Februarv 21. 2012

March 6. 2012

STATEMENT TO BE READ BY COUNCILMEMBER WHO INTRODUCES ORDINANCE

PROCEDURE ON ORDINANCES:

INTRODUCTION and PASSAGE ON FIRST READING OF ORDINANCE

COUNCILMEMBER:

MOTION TO INTRODUCE ORDINANCE NO. 0-12-3 ON FIRST READING BY TITLE

AND TO ORDER THE SAME TO BE PUBLISHED IN THE 2/24/12 ISSUE OF THE

ASBURY PARK PRESS TOGETHER WITH NOTICE OF ITS INTRODUCTION AND

PASSAGE ON FIRST READING BY TITLE, AND THAT IT WILL BE FURTHER

CONSIDERED FOR FINAL PASSAGE AFTER PUBLIC HEARING AT A MEETING

OF THE TOWNSHIP COUNCIL TO BE HELD ON 3/6/12 AT 7:30 PM, PREVAILING

TIME, IN THE MUNICIPAL BUILDING.

SECONDED BY: COUNCILMEMBER

CLERK: Clerk reads ordinance by title only.

ROLL CALL VOTE.

EXPLANATORY STATEMENT: An Ordinance by the Township Council of the Township of Howell Amending and Supplementing Chapter 232 Entitled Property Maintenance of the Revised General Ordinances of the Township of Howell and adopting the International Property Maintenance Code 20 12, in part, to protect the public health, safety, morals and welfare of citizens and inhabitants of the Township of Howell by establishing minimum standards governing the maintenance, appearance, condition and occupancy of residential premises; to establish minimum standards governing utilities, facilities and other physical components and conditions essential to make the aforesaid facilities fit for human habitation, occupancy and use; to fix certain responsibilities and duties upon owners and operators and distinct and separate responsibilities and duties upon occupants; to authorize and establish procedures for the inspection of residential premises; to fix penalties for the violations of this code; and to provide for the repair, demolition or vacation of premises unfit for human habitation or occupancy or use.

CHAPTER 1

SCOPE AND ADMINISTRATION

PART 1 - SCOPE AND APPLICATION

SEC'TION 101 GENERAL

[A] 101.1 Title. These regulations shall be known as the Inrernatlonal Propeqv Marnrenarrce Code of [NAME OF JURIS- DICTION). hereinafter referred to as "this code.''

\A] 101.2 Scope. The provisions of this code shall apply to all existing residential and nonresidential structures and all existing premises and constitute minimum requirements and standards for premises. srructures, equipment and facilities for light. venrjlarion. space, heating. sanitation. protection from the elements, life safety safe?) iron) fire and omer hazards. and for safe and sanitary maintenance: the responsibility of owners. operators and occupants the occupancy of existing structures and premises. and for administration. enforcement and penalties.

[A] 101.3 Intent. This code shall be construed to secure its expressed Intent. which is to ensure public health. safety and welfare insofar as they are affected by the continued occu- panv and maintenance of structures and premises. Existing structures and premises that do not comply with these provisions shall be altered or repaired to provide a minimum level of health and safe? as required herein.

IA] 101.4 Severabiiity. If a section. subsection. sentence. ciause or phrase of this code is. for any reason, held to be unconstitutiona!. suci-I riec~sio!-: shall no: afiecr tn? vaiidiri, of 111- remalnlr!: nonlon; G- uur. coac

SECTION 102 APPLICABILITY

1.41 102.1 General. Wnere there is a conflict berween a Fen- era] requirement and a specific requirement. the specific requirement shall govern. Where differences occur berween provisions of this code and the referenced standards, the provisions of this code shall apply. Where, in a specific case. different sections of this code specify different requirements. the most restrict~ve shall govern.

[A] 102.2 Maintenance. Equipment. s!rsrems. devices and safepards required by this code or a previous regulation or code under which the structure or premises was constructed. altered or repaired shall be maintained in good working order. No owner. operator or occupanr shall cause any service. facility, equipment or utilip~ which is required under this sec- lion to be removed from or shut off from or discontinued for an!) occupied ciweIling, except for such temporaT intemp- nor; as necessary while repairs or alterations are in progress. TUF. requirements of this code are nor intended to provide the basis for removal or abrogation of fire protection and safely s\lsrerns and devices in exisung srrucrures. Except as orher-

wise specified herein. the owner or the owners designated agent shall be responsible for the maintenance of buildings structures and premises.

[A] 102.3 Application of other codes. Repairs. additions or alterations to a suucrure, or changes of occuoanrl,,. snall Dc done in accordance with the procedures and provlslons of trie inrernaoonal Bujlding Code, lnrernarjonal Energv Lonserva- tior1 Code, lnternat~onal F~re Code. lnrernarional Fuel Gas Code. inrernauonal Mechanical Code. fnrernarionai itesj- dential Code. inrernauona; Plumb~ng Coar an^ NFPA 70. Nothing in this code shall be construed to cance!. modify or set aside any provision of the lnrernarional Zonln~ h u e .

I [A] 102.4 Existing remedies. The provision: I!! tills cod? shall not be consrrued ro abolish or impair exsun! ren~ed!er of the jurisdiction or its officers or agencies relatln? to tn? remova1,or demolition of any structure which is aangerou:, unsafe and insanitary.

[A] 102.5 Workmanship. Repairs. maintenance worl:. aiter- ations or installations which are caused directiy or ~ndirecti!~ by the enforcement of this code shall be executed and installed in a wor~maniike manner and instalied iri accoi-- dance with the manuiacmrer's instructions

(A] 102.6 Historic buildings. Tne provisions of rrlis cock shall not be mandatop for existing uuildin~s or strucmres designated as historic buildings when such buildings or structures are judged by the code off~cial to be safe and in the uui!- lic interest of health. safey and welfare.

IAl 102.7 Referenced codes and stanciaro:: ?I!.. rrno.;., :I!!-

sranaara: r e ~ ~ r ~ n r c d 111 t111s I'OL"~ sl-iaI; uf 111::k. :;;;. ,: :::.;:.

in Crlapter b anci consiaerei par; o: tne rec!ulrerl!cli;. G: r i : .

code to the prescribed extent of each such reierencr anc as iurther repiared in Seciions 102.7.1 and 102.7.2. I

Excephon: Where enforcemenr of a code oroiJlslon woulc v~olate the condition< of tne listlng of t~lo eouiumen3 or appliance. the conditions of tne listing snah appn

[A] 102.7.1 Conflicts. Where conflicts occur berween pro- ( visions of this code and the referenced standards. tne provisions of this code shall apply.

(A] 102.7.2 Provisions in referenced codes and star;- ciards. Where the extent of the reference to a referenced code or standard includes subject matter tnar 1s witinin tho scope of this code. the provisions of' this code. as appijca- ble. snall t a ~ e precedence over the provisions in trie reier- enced code or standard.

(A] 102.8 Requirements not covered by coae. liequire- ments necessa? for the strength. stabiliry or prover oDeratlol1 of an existing fixture. structure or equipment, or for me public safety. health and general welfare. not specifically covered bv tnis code. shall be determined by the coae ofilcral.

\A] 102.9 kppiication of references. References to cnante- or Section numbers or to provls!ons no: soec~iical~i loem-

X i 2 INTERNATIONAL PROPERTY MAINTENANCE CODE'


fied by number, shall be consrrued to refer to such chapter, approvedagencies orindi\ciduals. All reports of such inspec- section or provision of this code. tions shall be in writing and be certified by a responsible offi-

~ A J 102.10 other laws. ~h~ provisions of this code shall not cer of such approvedagency or by the responsibie individual.

be deemed to nullify any provisions of local. stare or federa] The code oficidis engage such expert Opinion

law. as deemed necessary ro repon upon unusual rechnical issues that arise. subject to the approval of the appointing author$,.

[A] 104.3 Right of entry. Where it is necessary ro make an PART 2 - ADMlNlSTRATlON AND ENFORCEMENT inspecrion to enforce the provisions of this code. or whenever

the code offjcial has reasonable cause ro believe that there

SECTION 103 DEPARTMENT OF PROPERTY MAINTENANCE

INSPECTION [A] 103.1 General. The department of propeny maintenance inspection is hereby created and the executive official in charge thereof shall be known as the code offrcjal.

[A] 103.2 Appoinunent. The code official shall be appointed by the chief appointing authority of the jurisdiction.

IA] 103.3 Deputies. In accordance with the prescribed procedures of this jurisdicnon and with the concurrence of tne appointing authority. the code ofilcial shall have the authoriry to appoint a deputy (s) . Such emplovees shall have powers as delegated by the code offjcial.

[A] 103.4 Liabilirj. The code off~cial, member of the board of appeals or employee charged with the enforcemenr of'this code, while acting for fnejur~sdiction, in good faith and without malice in the discharge of the duties required by this code or other pertinent law or ordinance. shall not thereby be ren- dered liable personally. and is hereby relieved from all per- sonal liability for any damage accruing to persons or p r o p e 9 as a result of an act or by reason of an acr or oniission in the discharge of official duties. Any suit institured against any officer or emplovee because of an acL performed by that officer or e m ~ l o y e e in the lawful dischar~e of duties and under tn? Drovislons 0: rill.; cod? silall u- oeienaeri n;. me ieea! re1 & -

exists in a srrucrure or upon a premises a condition in ~ ~ b i b - tion of this code. the codr officjal is authorized to enrer t'ne structure or premises at reasonable times to ins~ec i or perform the duties imposed by this code, provided trial if such structure or premises is occupied the code oficrai shall present credentials to the occupanr and request envy. If such snucture or premises is unoccupied, the code ofi~ciai shall firsr make a reasonabie effon to locate the owner or other person having charge or control of' the srrucrure or uremrses and reouesl enrr!,. If entr18 is refused. the cour ofiic~al s'nall nave recourse ro the remedies provided b!; iaw to secure enrr\,.

IA] 104.4 Identification. The coar oficral shall carry Droper identification wnen inspecting structures or premrses in tne performance of duties under this code

IA] 104.5 Notices and orders. The code officrai shall s s u r all necessary notlces or orders ro ensure compliance witn this code

IA] 104.6 Department records. The codr officral snall keep official records of all business and actlvihes of thb oenan- men1 specified in the provisions of this code Such recoras shall be retained in the official records for the perioa reouired for rerentlon of public records

SECTION 105 AD"RDVA-

resentat~\~t-. of t115 ,IUTIS(II:IIOI.I u n ~ i ~ t116 i ina~ r e r n ~ i n a ~ ~ ~ ~ ~ o; tn.; . ,. proceedings. The code official or any subordinate shall not br IAj lli5.i Modifications. VVI-lenever. tnert are pia:lic;1, u l i i : -

liable for in an action, suit o; proceeding that is culties involved irl carrying out the provisions of this coao.

tuted in pursuance of the provisions of this code. the code official shall have the autnority ro pan: modificz- rlons for individual cases upon applica~ion of rnc n14nt.r o-

[A] 103.5 Fees. The fees for activities and services performed o,,J,e,r the codP oficJaj snali ills? by the aepartment in carrying out its responsibilities under find special indj\,idual reason makes [he srncl ,errel o j this code shall be as indicated in the following schedule. this code impractical and the modification is in compliance (JURISDICTION TO INSERT APPROPRIATE SCHEDULE.] with the intent and purpose of this code and thar such modiii-

cation does not lessen health. life and fire saier\ reauire-

SECTION 104 DUTIES AND POWERS OF THE CODE OFFICIAL

[A] 104.1 General. Tne code oficial is hereb!. authorized and directed to enforce the provisions of this code. Tne cod? official shall have the authorir)) to render interpretations of this code and to adopt policies and procedures in order ro ciarify the application of its provisions. Such interpretations. pol~cies and procedures shall be in compliance with the intenr and purpose of this code. Such policies and procedures shall not have the effecr of waiving requiremenrs specificaliy provided for in this code.

ments. T'he details of action granting modifications snall ~e recorded and entered in the department files.

IA] 105.2 Alternative materials. methods and equipment. The provisions of this code are not intended to preveni tile insrallation of anv materiai or to prohibit any method of cop- srructlon not specifically prescribed b!: this code. provided t n a ~ an!) such alternative has been ap,~rorred. An airernatwe material or method of construction shall be a p p r o ~ ~ e d wnert. the code ofr'icial finds that the proposed design is sarisfactor. and complies with the intent of tile provisions of' rills code. and that the material. method or work offered is, for tin? pur- Dose intended. at ieast the eouivaienr ofthat orescriDed in this

IA] 104.2 Inspections. Thr. code oficiaishall make all of the code in qualit),. s t renph efiecrlveness. iire'resisranct. our;.- required inspections. or shall accept repons of inspection b!. biliv and safen,.

2 2012 INTERNATIONAL PROPERTY MAINTENANCE CODE'


(A] 105.3 Required testing. Whenever there is insufficient evidence of compliance with the provisions of this code. or evidence thar a material or method does not conform to the requirements of this code. or in order to substantiate claims for alternative materials or methods. the code official shall have the authority to require tesrs to be made as evidence of compliance ar no expense to the jurisdiction.

(A] 105.3.1 Test methods. Test methods shall be as specified in this code or by other recognized test standards. In the absence of recognized and accepted test methods. the code oficjal shall be permitted to approve appropriate testing procedures performed by an ap,~roved agency.

(A] 105.3.2 Test reports. Reports of tests shall be retained by the code ofi~cjal for the period required for retention of public records.

(A] 105.4 Used material and equipment. The use of used materials which meer the requirements of this code for new materials is permirred. Marerlals, equipment and devices shall not be reused uniess such eiements are in good repair or have been recondirioned and resred when necessary. placecl irr good and proper working condition and ap.~roved by the code official. .

lation continues afrer due notice has been served shall be deemed a separate offense.

(A] 106.5 Abatement of violation. The lmposirion of tile penalties herein prescribed shall not preclude the legal officer of the jurisdiction f'rom Instituting appropriate acrion ro restrain. correcr or abate a violation. or to prevent iliegal occupanql of' a building, strucrure or premises, or to stop an illegal act. conduct, business or utilizarion of the building. srrucrure or premises.

SECTION 107 NOTICES AND ORDERS

(A] 107.1 Notice to person responsible. Whenever the code off~cial derermlnes that there has been a viol at lor^ of thls cock or nas pounds to believe that a violation has occurred noric? shall be given in the manner prescribed in Sect~ons 107.2 and 107.3 ro the'person responsible for the violanor; a:: s~eciller! in this code. Kotices for cnndemnatiorl proceoure: snall alsc, comply with Section 108.3.

IA] 107.2 Form. Such notice prescribed i l l Sec~ioli 167.: Phall be in accordance with all of the following:

(A] 105.5 Approved materials a n d equipment. Materials, / 1. Be in wririnp. equipment and devices approved by the code oflicjal shall be 1. Include a description of the real estate sufiiclent fo: constructed and rnstalied in accorciance with such approval. ? identihcatjon,

[A] 105.6 Research reports. Supporting data. where. necessary to assist in the approval or materials or assemblies not specifically provided for in this code. shall consist of valid researcn reports from approved sources.

SECTION 106 VIOLATIONS

IA] 106.1 Uniawiul acts.-1: shall be unia\nrful fo- a oersori iirn: o. cortlorallor I ( rlL 11. c.c~nfilc- \ v l t ~ o. ~ r - \jlolarlol c' an!, oi ti]? provlsloris oi tills cont.

(A] 106.2 Notice of violation. The code official snall serve a notice of violation or order in accordance with Section 107

3 lnclude a staremem of the v~olarlori or vlolauons and why the notlce is b e l n ~ ~ssued.

4 lncluoe a correcrlorl order allow~ng a reasonau1cy rlmm r c i

make the r e ~ a l r s and Improvemen& reoulred to b r l n ~ tne dwell~ng unlr 01 srrucrure lnto com~llance with tnt provisions of t h ~ s cooe

5 . lnform the propem) owner of the ripnr to apneal

6 jncluat ;: smremenl of tn? riaht rc: iiil, ; I!(-- I ; ac:-ii. oarlcf, \')~rr; S f c r ~ o ~ , I OC.:.

107.3 Ivietnoci of s e r v ~ c t . Sucri norlce sriali u- oeer11eo i i oe properly served if a copv tnereof is:

1. Eelivered oersonallv: IA] 106.3 Pmsecution of vioiaiion. An! person failing to cI,6b. .,, sent ce*iiied oy;irs,~class maii adoresseo s, lasi comply with a notice of violarion or order senled in accor- 7

ltnown address: or dance with Section 107 shall be deemed guilty of a misde- meanor or civil infraction as determined bl1 the iocal 3. If the notice is returned showing that the ierter was no1 municipal~ty. and t'ne violation shall be deemed a srrjcr babji- delivered. a copy thereof shall be pos~ed in a conspicu-

j n ~ ofense. If the notice of violation is nor complied with. the ous piace in or about t'ne structure afiecred oy sucr!

code officjal shall institute the appropriare proceeding at lau norice.

or In equity ro restrain, correcr or abate such violation. or to [A] 107.4 finauthorized tampering. Signs, raps 0:- seais require the removal or termination of the unlawful occupanr!. posred or affixed by the code ofic~al shall no! Do murilared. of the srrucrure in violation of the provisions of this code or destroved or tampered with. or removed witilou: aunlorlz5- of t'ne order or direction made. pursuanr thereto. !in!. action tion f'rom the code officjal. taken by the authority having :lurisdiction on such premises [A] 107.5 Penalties. penalties for n o n c o m p ~ l a n c ~ witil orders shall be charged against the real estate upon which the srruc- and shall be as iorth in Secrion 1 0 G , 4 , rure is iocared and snall be a lien upon such reai estate.

IA] 107.6 Transfer of ownership. It shall be un~awiul for tne IAI 106.4 Violation penalties. Any person wno shall vioiare of dfl,elIjng unlr or srrucrure wncj has recel,red a provision of this code. or fail tu comply therewith. or with compliance order or upon whom a notic? of vioiarion an! of the reouirements thereof. snall be prosecured within been sen/ed to seIi. mortgape. lease or otne,,,,lse di$. tne Iimirs provided by state or ioca! l a ~ ~ s . Each say thar a VIP- pose o! such du~elling unlr or srrucrure tc anoiner until rnc

2[11:' INTERNATIONAL PROPERTY MAINTENANCE CODE' 3


provisions of the compliance order or notice of violation have been complied with. or until such owner shall first furnish the grantee, transferee. mortgagee or lessee a true copy of any compliance order or notice of violation issued by the code official and shall furnish to the codr official a signed and notarized statement from the grantee. transferee. mortgagee or lessee. acknowledging the receipt of such compliance order or notice of violation and fully accepting the responsibility withour condition for making the correct~ons or repairs required by such compliance order or notice of violation. .

SECTION 108 UNSAFE STRUCTURES AND EQUIPMENT

(A] 108.1 General. When a structure or equipment is found by the code offjcial to be unsafe. or when a suucrure is found unfit for human occupancy. or is found unlawful. such structure shall be condemned pursuant tcr the provisions of this code.

]A] 106.1.1 bnsafr structures. iirr unsafe structure is on1> thar 1s found to be dangerous to the life health propem] or safetv of the publ~c or the occuDanrs of the structure bv not orovldlng mlnlmum safeguards to protecr or warn occupanrs m the event of fire or because such structure coir- tams unsafe equlprrient or is so damaged aecaved dilap~dated structurally unsafe or of such faultv construc- tlon or unstable foundatiori thar partlal or complete collapse is possibie

(A] 108.1.2 Unsafe equ ipment Ijnsafe equipmen1 lncludes anv boiler. neatlng equipment. eievator. movlng stainvajJ. electrical wiring or device. fiammable llquid containers or other equipment on the premises or within the structure which is in such disrepair or condition that such euuiument IS a hazard to life, nealth. prouem, or sajer\ c,; rnt oubr~: c. oc::unar?r ci tht DTP~IIISS~ c.. stru.- 111rt.

IA] 106.1.3 Srrucrure unfit for human occupancy k structure IS unfir for human occupanrvwhene\ler the cod? oEicia1 f~nds tnat such structure 1s unsafe unlawful or becduse of the degree to whlch tne stn~cture is In disrepair or lacks maintenance 1s insanitar\ vermin or rai infested contalns filth and contamination or lacks venrjlauon illu- mlnation sariitan? or heating facilities or other essential equipment requlred by t h ~ s cooe or because the locatron of tne structure constitutes a hazard to the occuoanrs of the structure or to the public

IA] 106.1.4 Unlawful structure. An unlawful structure is one found in whole or in parr to be occupied by more persons than permitted under this code. or was erecred. altered or occupied contra? to law.

!A] 108.1.5 Dangerous suucture o r premises. For the purpose of this code, an!) structure or premises tha: has an! or all of the condirions or defects described belou shall r~ considered aanperous:

+ An\ CIOO:, aisle. passagewa\.. staimla!. . exit or otne: meam of egress thar does nor conrorm to tne a,ooroved building or fire code of tile ~urlsdictlor

as related to the requirements for existing build- Ings.

2. Tine walking surface of any aisle. passa,oewa!.. stairway. exit or other means of egress is SO

warped. worn loose. tom or otherwise unsafe as to not provide safe and adequate means of egress.

3. Any portion of a building, structure or appurte- nance that has been damaged by fire. earthquake. wind. flood. dererjoration. neglecr. abandonment. vandalism or by any other cause to such an exteni that it is likely to partially or completel~~ collapse. or to become deracned or dislodged.

4 An\) portlon of a bullding or any memner apuur- tenance or ornamentation on the exrerlor rt~ereo: that IS not of suffic~ent strength or stabllir\ or 15

no1 so anchored atrached or fastened in prace so as to be capable of reslstlnp natural or arrir~cial loads or' one and one-half the orlplnal oeslpned value

5 . The building or structure. or part of tn? r~uildlr!f oi structure. oecause of' dilapidation, aererjo- , arjoj:. decay. f a u l ~ construction, the removal 07- move-

'

ment of some portion of the ground necessar\l io: the support. or for any other reason, is li~el!; ro partially or completelv coliapse. or some oorriorr of the foundation or underpinning of t r~e buiiding or structure 1s l i ~ e l y to fail or give wa\ .

6. The building or structure. or any portion titereof, is ciearlv unsafe for its use and o c c q a n r l

7 . The buiid~np or structure is necglecred oamageti dilapidated, unsecured or abandonecl so a:, to become an attractive nuisance to ct~i l (~ren who might ~ i a y m the building or structure ro rnt.17 aar,- (7 '1 ' - . i ~ ~ c o n ? ? , ; t ~ a r ~ ~ c - io,. \:anrani:. :.::::::'.;.- ,

i ~ i ~ n ' l n z , I I~TSUII : r i enr:u!e. ners~ln !: . i

tne uuiidlnp or structure lor commltunp i J Irulsallce or an unlawful act.

8. An!; buildmp or stmcrure has Deeri consrruc~eC. exists or 1s mantalned in \~~ola t io r~ of anT, speciii: requiremen; or prohiultior, appiical~ie tcl suc11 building or structure pro\~ioed by trie aporor/ed building or fire code of the jurisdjction. or oi an! law! or ordinance to such an exlenr as rci preseni either a substantial risk of fire. builo~np coliapsli or anv otner tnrear to life and safer)..

9. A building or structure used or inrerided rc be used for dwelling purposes. because oS inadeouarr maintenance. diiapidation. decay, damapt. iaulr! construction or arrangement, inadequate ilpnt. ventijarior;, mecnanicai or piumbing system, or otnemjise. is determined by the codr ofilual to be unsanitary, unfit ior human nabitaaon or ~ r ? sucn 6

condinon that is liitely to cause sickness or dl:- ease.

10. Any building or suucrure. because of a iack of sur- i'icient or proper fire-resistance-rate0 consrruclion. i'lre prorecrion systems. eiectricai sysreK.. iuei tor!-

2012 INTERNATIONAL PROPERTY MAINTENANCE CODE"


nections. mechanical svsrem. plumbing svstem or other cause, is determined by the code official to be a threat to life or health.

11. Any portion of a building remains on a site after the demolition or destruction of the building or structure or whenever any building or structure is abandoned so as to constitute such building or portion thereof as an attractive nuisance or hazard to the public.

IA] 106.2 Ciosing of vacant structures. If the structure is vacant and unfit for human habitation and occupancy, and is not in danger of structural collapse. the code official is authorized to post a placard of condemnation on the premises and order the structure closed up so as not to be an attractive nuisance. Upon failure of the owner to close up the premises within the time specified in the order, the code official shall cause the premises to be closed and secured through any available public agency or by contract or arrangement by pri- vale persons and the cosr thereof shall be charged againsr the real estate upon which the structure is located and shall be a lien upon such real estate and may be coliected by any other legal resource.

(A] 108.2.1 Authority m disconnect service utilities. The code official sha1.l have the authority to authorize disconnection of utility service to the building. suucture or svstem regulated by this code and the referenced codes and standards set forth in Section 102.7 in case of emergency where necessary to eliminate an immediate hazard to life or property or when such utiliv connection has been made without approval. The code oficialshall notify the serving utility and. whenever possible. the owner and occupanr of the building. suucture or service svstern of the decision to disconnecr prior to taking such action. If not notified prior to disconnection the owner or occupanr of the build in^ structure or service svslem shall be notifled in l%:TITln; 2:. SOOi, 2s uracl~ca! ulerearle:

IAJ 10S.3 Iuouce. Whenever tne coot ofiicial has conoen~ned a suucture or equipmenr under the provisions of this section. notice shall be posred in a conspicuous place in or about the structure affecred by such notice and served on the owner or the person or persons responsible for thy structure or equipmen[ in accordance witn Sect1012 107.3. If the notice pertains to equipment, i~ shall also be piaced on the condemned equipment. The notice shall be in the forn~ prescribed in Section 107.2.

!A] 108.4 Placarding. Lipon failure of the owner or person responsibie to compl), with the notice provisions within the time given. the code official shall post on the prernjses or on defective equipmen1 a piacard bearing the word "Con- demned" and a statement of the penalties provided for occu- pving the premises. operating the equipmenr or removing the placard

\A] 108.4.1 Placard removal. The code officia! shall remove tile condemnation placard wnenever the defecr or defects upon which the condemnation and piacarding action were based have been eliminated. Any person who

defaces or removes a condemnation placard wit'nout the approval of the code official shall be subject to the penalties provided by this code.

[A] 108.5 Prohibited occupancy. Any occupied srructure condemned and placarded by the code ofijciai shall be vacated as ordered by the code ofrjcial. Anv person who shall occupy a placarded premises or shall operate placarded equipment. and any owner or any person responsible for the premises who shall let anyone occupy a placarded premises or operate placarded equipment shall be liabie for the penalties provided by this code.

IA] 108.6 Abatement methods. The owner. 0,ueraro.r or occupan: of a building, premises or equipmeni deemed unsafe by the code official shall abate or causu to be abated or corrected such unsafe conditions eiiner by repair. renabilitb- tion. demolition or other approved corrective ac t~oi~ .

JA] 108.7 Record. The codr offic~al shall cause a reporr to be filed on an unsafe condition. The repon shall stat: tilt. occ~!- pancvof the structure and the nature of the urisaie condinon.

SECTION 109 EMERGENCY MEASURES

[A] 109.1 Imminent danger. When In the opinlon of the codr official, there is imminent danger of failur~ or collaose of a building or structure which endangers life. or when an\ structure or parr of a structure has falien and lice is endart- gered by the occupation of the structure, or when there 1s actual or potential danger to the building occu,uanr? or tnose In ine prox~mity of any structure because oi explosives. explosive fumes or vapors or the presence of toxic Lumes. gases or materials. or operation of deiect~ve oi danperous equ~pnlent. the code off~cial is hereby authorized and empow- ered to order and require the occrrpanrs to vacart. tn? nrerr~is?~ iortn\viti.: Tic co&. ofi!~.~?.'sna]! cause rc !:: i;:,,-!er ; e;:-.'

..- t'ncranri r:! s::::. srmclur? L nouct r e a d ~ ~ ~ ; L. 1'. :!!nl:: . i::

>rrucrurr is bnsaie anci its cjccupanq~l has beer] i - ro~iiu~~ec~ by the Code Offjcial" Ii shall be uniawful for an!: person tc' enter such strucrure except for the purpose of secur~ng trre structure. making the required repairs. removmp tnr nazarcl- ous condi~ion or of demolishing the same.

(A] 109.2 Temporary safeguards. ~orwitilsrand~ng ot'ner provisions of this code. whenever in the opinion of the codr offbzial. there is rmminent danger due to an unsak cond~rior,. the code oficiai shall order the necessan worli to be done. including the boarding up of openings. to render such struc - lure temporaril!, safe whether or not the iegal proceuur? herein described has been instituted: and snalj causy suck! other action to be taken as the code official deems necessar!. to meer such emergency.

IA] 109.3 Closing streets. When necessary for public safer\:. the code oficial shall temporarilv ciose structures and ciose or order the authority having jur~sdiction to ciosc. sidewalks streecs, publir wala and places adjacent to unsai? structures ana prohibit the same from being utilized.

2012 INTERNATIONAL PROPERTY MAINTENANCE CODE'.


(A] 109.4 Emergency repairs. For the purposes of this section, the code offjcial shall employ the necessary labor and materials to perform the required work as expeditiously as possible.

1.41 109.5 Costs of emergency repairs. Costs incurred in the performance of emergency work shall be paid by the jurisdiction. The legal counsel of the jurisdiction shall institute appropriate action against the owner of the premises where the unsafe structure is or was located for the recovery of such costs.

IA] 109.6 Hearing. Any person ordered to take emergency measures shall comply with such order forthwith. Any affected person shall thereafter. upon petition directed to the appeals board, be afforded a hearing as described in this code.

SECTION 110 DEMOLITION

IA] 110.1 General. The codr oficjaisnall order the orvnerof an!; prernjses upon w1.1icl1 is located any srrucrure. which i r ~ the code ofi"rcia1judgment after revie\n8 is so deteriorated or dilapidated or has become so out of repair as to be dangerous, unsafe. insanitary or otherwise unfit for human habitation or occupancy: and such that i t is unreasonable to repair the srructure, to demolish and remove such structure: or if such structure is capable of being made safe by repairs. to repair and make safe and sanitan.. or to board up and hold for future repair or ro demolish and remove at the owner's option: or where there has been a cessatior~ of normal construction of' any strucrure for a period of more than two vears, the codr official shall order the. owner to demolish and remove such structure. or board up until future repair. Boarding the building up for furure repair shall not exrend bevond one year. uniess approved by the building official.

1.4' 11C.7 hotice:: and order:. .4i' nollce:, anr nrcinr. snal' :~ol l~l l l i~~ L4r1!l, ~ ~ c l l c l : : I fi:.

JAj 110.3 Faiiure to comply. If the owner of a premjses fails to comply witn a demolit~on order within the Lime prescribed. thr code ofijcial shall cause the structure ro be demolished and removed. either through an available publi:: agency or by contract or arranpemenr with privare persons. and the cost of such demolition and removal shall be charged against tile real esrare upon which the structure is located and snall be a lien upon such real estate.

[A] 110.4 Salvage materials. When any structure has been ordered demolished and removed. the governing body or other designated officer under said contract or arranpement aforesaid shall have tne right to sell the saivage and valuable marerials at the highesr price obtainabie. The net proceeds of such sale. after deducting the expenses of such demolition and remnval. shall be promptly remitted with a report of such saio or tiansacrion, including the items of expense and ine amounts deducred. for the person who is entitled thereto. sub- iecr tti an: orcier of a courl. If such a surpius does not remain r c : be rurneo over. tne reDarr shall so state.

SECTION 11 1 MEANS OF APPEAL

, [A] 111.1 Application for appeal. Any person directiy affected by a decision of the code offjcial or a notice or order issued under this code shall have the right to appeal to the board of appeals, provided that a writren appllcarior~ ioi appeal is filed within 20 davs after the day the decision. notice or order was served. An application for appeal shall be based on a claim that the true inreni of this codr or the rules legally adopred thereunder have been incorrectly inrerprered the provisions of this code do not fully apply, or t h ~ reauirr- ments of this code are adequately satisfied by other means.

(A] 111.2 Membership of board. The board of appeals shall consist of a minimum of three members who are gualii'ied b! experience and training to pass on matrers pertairlinF to propem, maintenance and who are nor employees of the jurisdlc- tlon. The code offjcjai shall be an ex-officio member b u ~ shal! have ncl vote on any matter before the board. ?'he noard sriall be appointed bj, the chief appoinring authonri . ant! si-iali serve staggered and overlappin? terms.

[A] 111.2.1 Alternate members. Tne chief apooinrlrig, authoriry shall appoint a niinimum of rwo alternate ment- bers who shall be called by the board chairman ro near appeals during the. absence or disqualifica~iosr oi a menl- ber. Alternate members shal! possess the qualifl- ~ a ~ ~ o n s required for board membership.

IA] 111.2.2 Chairman. The board snall amuali! selecl one of irs members ro serve as chairman.

IA] 111.2.3 Disqualification of member. k nlember snali not hear an appeal in whlch that member has a ~~ersonal. professional or i'inanc~al interest.

IA] 111.2.4 Secretary. The chief administratl\~t. ofiicer shall designate a qualified person ro sen,? as secrerar). ro the board Tho secretar., snal! i'iic s neraiieri r-r:.r-c - a' nrocoecilligs 11, t!!r nfiicu o' rrllc; a!lnlll!!.;::::i; ' ce:

(A] 111.2.5 Compensation of members. Comvensatiol.~ of members shall be determined by lam,.

[A] 111.3 Notice of meeting. The board shali niee: upo~i nouce iron1 tnr chairmail. within 20 days of me i'iilnp oi as1 appeal. or at stated periodic meetings.

(A] 111.4 Open hearing. All hearings b- piore rile board shall be open to the public. The appellant. the appelian:'~ reprcsel~l- rarlve. tine codr o f f ~ c ~ a l and an! person wnose inrerests arc affected shall be given an opporrur~~rv to be heard L, uuorunl shall consist of a minumum of two-thuds of the Doarc! rnent- bership

IA] 111.4.1 Procedure. The board shall adop: and make available LO the pubiic tinrough the secretan procedures under which a hearing will be conducted. The procedures shall not require compliance with srricl rules oi evidence but shall mandate ina: oni? rerevan: iniorrnauor, oG received.

2012 INTERNATIONAL PROPERTY MAINTENANCE CODE'

[A] 111.5 Postponed hearing. When the full board is not present to hear an appeal, either the appellant or the appellant's represenrative shall have the right to request a post- ponement of the hearing.

IA] 111.6 Board decision. The board shall modify or reverse the decision of the code official onlv by a concurring vote of a majoriry of the total number of appointed board members.

[A] 111.6.1 Records and copies. The decision of the ,

board shall be recorded. Copies shall be furnished to the appeliant and to the code official.

[A] 111.6.2 Administration. The code official shall rake immediate action in accordance with the decision of the board.

(A] 111.7 Court review. Any person, whether or not a previous parry of the appeal, shall have the right to apply to the appropriate court for a writ of certiorari to correct errors of law. kpplicaiion for review shall be made in tine manner and time required by law foliowing the filing of the decision in the office of the chief aaminisrrative officer.

IA] 111.8 Stavs of enforcement Appeais of notice and orders (other than lmmlnenr Danger notices) shall sray the enforcement of the notlce and order until the appeal is heard by the appeals board.

SECTION 112 STOP WORK ORDER

[A] 112.1 Authority. Whenever the code oflPic~al finds any work regulated by this code being performed in a manner contrary to the provisions of this code or in a dangerous or unsafe manner. the code oficial is authorized to issue a stop work order.

JA] 112.2 Issuance. A stop work order shall bc In writin: and snall 12. ni\ler: 1:. ti-15 o\!,II~. . of t17~ nroDerrT. . I ( . t~it-. O I ! ~ ~ ~ P : ,< . . agen.. 0-. tc, tllL oerso1l oolng tn? wori.. upo;. Issuancr of ;.

srop work order. the cired work shall immediatelv cease. Tine stop work order shall state the reason for the order and the conditions under which the cited work is authorized to resume.

[A] 112.3 Emergencies. Where an ernergenc!] exists the code official shall not be required to give a written notice prior to sropping the work.

[A] 112.4 Faiiure to comply. Any person who shall contlnue any work afrer having been served with a srop work order. except such work as that person is directed to perform to remove a violation or unsafe condition. shall be liable to a fine of not iess than /AMOUNT1 doliars or more than IAMOUNTj doliars.

SCOPE AND ADMlNlSTRATlON

ZC?? INTERNATIONAL PROPERTY MAINTENANCE CODE'

CHAPTER 2

DEFINITIONS

SECTION 201 GENERAL

201.1 Scope. Unless othenvlse expressly stared. the follow^- ing rerms shall, for the purposes of this code, nave the meanings shown in this chaprer.

201.2 Interchangeability. Words stated in the presenr tense include the future: words stated in the masculine gender include the feminine and neuter: the singular number inciudes the plural and the plural. the singular.

201.3 Terms defined in other codes. Where rerms are not deflned In thls code and are defined m the lnrernar~onal

I Bu~ld~ng Code Inrernar~onal Ex~sr~ng Bu~ld~ng Coae Inter- nauonai F~rr Coae Inrernaoonal Fuel Gac Code inrerna uonal Adechan~cal Code Inrernaoonal P~urnb~ng Cooo Inrernauonal Res~aenuai Code inrernauonal Zonmn~ Code or NFPA 70. such rerms shall have the meanings ascrlbed ro them as stated In those codes

201.4 T e r m not defined. Where terms are not defined through the methods authorized by this seciion. such rerms shall have ordinarily accepred meanings such as t i e context implies.

201.5 Parts. W'nenever the words "dwell~ng uni:." "dwelling." "pren~~ses.' "building." 'rooming house." "room~ng unit." "housekeep~ng unjr" or "srory" are stated in this code. the!; shall be construed as though they were foliowed b!' the words ' or an!; pan thereor."

SECTIOC 202 GEXERA, DE3NiTf3P!Z

ANCHORED. Secured in a manner tnar provides positlvr connectior~.

[A] APPROVED. .Lipproved by t ie codr oflklal.

EASEMENT. T h a ~ porrion of a building wnicli IS partl! or compietei!; below grade.

BATHROOM. A room conraining plumbing fixtures including a bathrub or shower.

BEDROOM. Any room or space used or inrerlded to be used for sleeping purposes in either a dwelling or s jee~~ng un~:.

[A] CODE OFFICIAL. The official who is charged with the adminisrrarion and enforcemen~ of this code. or an!. duly authorized representative.

CONDEW. To adjudge unfir for occupancr.

DETACHED. When a strucrural element is physically ais- connecred from another and rnar connection is rlecessanl to provide a posirive connection.

DETERIORATION. To weaken. disintegrate, corrode. msr oi oeca!. and lose effecriveness.

[B] DWELLING UNIT. A single unit providing com~lere independent living faciliries for one or more persons. includ- Ing permanenr provisions for living. sleeping. eanng. cooking and sanitarion. .

[Z] EASEMENT. Thar ponion of land or pronern resewed for present or future use by a person or agency otriei tnan the legal fee owner($ of the propert!!. The easemen! snall be p5'- mitred to be for use under. on or above a said ior or lots.

EQUIPMENT SUPPORT. Those srrucrural member:. o: assemblies of members or manufactured eiemenrs. ~nciuding braces. frames. lugs. snuggers. hangers or saddies thar [ran?- mi1 gravqJ load. lareral load and operatln~ load herween th? equlpmenr and the suucrure.

EXTERIOR PROPERTY. The open soact. or; tri? P D ~ I : I . ! . P '

and on ad!olning propern under the controi of olinert. o! operators oi such prem~ses.

GARBAGE. Tne animal or vegetable wasrr resultmp iron) the handling, prepararlon, cooklng and consumpr~ori of food

(BJ GUARD. A buildlng componenr or a svsteni o i building comporlents locared at or near the open 'sioes of e ~ ~ v a r e d walking surfaces that minimizes the possibiilry of a iali iron] the walking surface ro a i o ~ l e r level.

IB] HABITABLE SPACE. Space in a srrucrurc- ior i i v l n ~ sieeping, earlng or cooklng. b'alhrooms. roile: moms. closers halis. storage or utility spaces. and similar area:, art no1 cor-1- sidered habitable spaces.

HOUSEKEEPING UNIT. A room or prour) oi room iornl- In: :: sinoie i i a o l ; a r ~ . ; ~ ~ s ~ ~ r ~ ~ [ ~ ~ ~ i n ~ ~ ~ T ; anti Inlz'rlclt,, ' !,, 1).

I (;. in81rlg 5!?eU111& : o o ~ ~ I I ! : anr, ~ : I I I I I C ,,',:

Kiln wltlllli sucl, a Unli. a rolreL, lavaror an(, uaululi. 0

shower.

IMMINENT DANGER. A condlrlon v6,nicl~ roulci cause serlous or lifr-tnrealenlng iniur\> or aeath ar an\ rlnx

INFESTATIOK. The presenct wltnin o. conupuous rc. structure or premlses of lnsecrs rats vermln or otner pesrs

INOPERABLE MOTOR VEHICLE. A venlcl. wn~ch cart- not be dr~ven upon tne public streets for reasor] ~nc~uc~in: uur nor llmlred to being unlicensed wreckec aoandoneo I ~ I a srate of disrepair or Incapable of belng moveo unoer ~ r s o\vr. power

[A] LABELED. Equipment materials or Droaucrs ro wrllcr have been afflxed a l a ~ e l seal svmbol or otne: iaent~fving mark of a national I\, recognized restlng laoora~or~ Irlsoecrlol; ayencv or other organlzarion concerned wlth proouu c-valus- rlon thar maintains perlodic inspecrlon of the ~roauctlor of tne anove-labeled ltems and whose laoellng Ina~cates e~tner tnar the equlpmen: mater~al or Droaucr nreers loenrlileo stan- aards or has Deen testeo and iound s u l t a b ~ ~ I G T 2 spec~fled purpose

ZOi? INTERNATIONAL PROPERTY MAINTENANCE CODE'

DEFINITIONS

L E T F O R OCCUPANCY or LET. To permit. pro\lide or offer possession or occupanev of a dwelling. dwelling unlt. rooming unit. building, premise or suucture by a person who is or is not the legal oulner of record thereof, pursuant to a written or unwrinen lease. agreement or license. or pursuant to a recorded or unrecorded agreement of contract for the sale of land.

NEGLECT. The lack of proper maintenance for a building or srrucrure.

IA] OCCUPANCY. The purpose for which a building, or portion thereof is utilized or occupied.

OCCUPANT. Any individual livlng or sleeping in a building. or having possession of a space within a building.

OPENABLE AREA. That part of a window. skylight or door which is available for unobstructed ventilation and which opens directiy to the outdoors.

OPERATOR. An\, persori who has charge. care or control of a structure or premiseswhich is iel or offered for occu,Dancrt.

(A] OWNER. Any persori. agenl, operator., firnl or. corporation having a legal or equitable interest in the property or recorded ir! the official records of the smte. county or munici- pality as holdine title to the property: or otherwise havlng control of the property. inciudlng the guardian of the esmte of any such person. and the executor or adnlinistrator of' the estate of such person i f ordered to take possession of real property b ~ . a coun.

PERSON. An individual. corporation, partnership or an!; other group acting as a unit.

PEST ELIMINATION. The control and eliminat~or~ of insects. rodents or other pests by elinlinating their harborage places: by removing or making inaccessible marerials thar sen/? as their food or water: bv other approveapesr e j~rn~na- rlon methods.

I A: PPEMISEZ. .:. I!:< nlr:, c.. t~;!'rrt.' c ' 1ar1:i t:ase17!~1;: 0.

vuujj:- wa,;. ~ n c ~ u u l r ~ g an), sLrucLures tnereol,.

[A] PUBLIC WAY. An! street, alley or similar parcel of land essentially unobstructed from the ground lo the sk\.. which is deeded. dedicated or otnem~ise permanentl!- appro- priated to the public for public use.

ROOMING HOUSE. A building arranged or occupied for lodg~ng. with or withour meals. for compensation and nor occupied as a one- or rwo-familv dwelling.

ROOMING UNIT. An!; room or group of rooms forming a single habitable unit occupied or intended to be occup~ed for steeping or living, bur not for cooking purposes.

RUBBISH. Combustible and noncombustible waste materiais, excepr garbage: the term shall lnciude the residue from tn? ouminf of wood. coal, coke and other combustible mare- nais. paper. rags. cartons. boxes. wood. excelsior. rubber, ieatne~. tree branches. vard trimmings, rln cans. metals. min- eral matte:. piass. crockery and dust and other similar marerj- als.

IB] SLEEPING UNIT. .4 room or space in which people sleep, wh~cn car; aiso lnclude permanent pro\~isions for liv-

ing. eating and either sanitation or kitchen facilities. bur not both. Such rooms and spaces that are also part of a daelilng unit are not sieeping units.

STRICT LIABILITY OFFENSE. An offense in which the prosecution in a legal proceeding is not requirec! to proI1e criminal intent as a part of its case. It is enough to pro\re that the defendant either did an act which was prohibited or faiied to do an act which the defendant was lepally required to do.

[A] STRUCTURE. That which is built or constructed or a pomon thereof,

TENANT. A person. corporation. partnership oi group. whether or not the ieeal owner of record. occupying a building or portion thereof as a unit.

TOILET ROOM. A room containing a water ciose~ or urinal but not a bathtub or shower.

ULTIMATE DEFORMATION. The deformation ar which failure occurs and ~ / t i i c I ~ shall be deemed to occur i i tilt. suc- tamable load reduces to 80 percenr or less of thr maximun: suen~tt l .

[MI VENTILATION. The natural or mechanicai process o i suppiying conditioned or unconditioned air to, or removing such air from. any space.

WORKMANLIKE. Executed in a skilled manner: cg., pelt- erally plumb. level. square, in line, undamaged and wit'nout mamnp adjacent work.

[Z] YARD. An open space on the same iot with a srruclurt


CHAPTER 3

GENERAL REQUIREMENTS

SECTION 301 GENERAL

301.1 Scope. The provisions of this chapter shall govern the minimum conditions and the responsibilities of persons for maintenance of structures. equipment and exrerJorproperv.

301.2 Responsibility. The owner of the premises shall maintain the structures and exterior properg) in compliance witti these requirements. except as otherwise provided for in this code. A person shall nor occupy as owner-occupant or permit another person to occupy premises which are not in a sanitary and safe condition and which do not comply with the requirements of this chapter. occupanrs of a dwelling unit, roomJng unir or housekeep~ng unir are responsible fo: keeping in a ciean. sanltan and safe condition thar par1 of the dweliing unii. rooming unit, housekeep~ng unir or premises which the.! occupy and control.

301.3 Vacant structures and land. All vacant structures and premises t'nereof or vacant land shall be maintained in a clean. safe. secure and sanitary condition as provided herein so as not to cause a blighting problem or adversely affect the public health or safety.

SECTION 302 EXTERIOR PROPERTY AREAS

302.1 Sanitation. All exterior propeqv and premises shall be maintained in a clean. safe and sanitary condition. Tie OCCII-

panr shall keep thar pan of the exterior pro,uerrlr which such orcuDani occunles or controis in a clean and sanltan condi- 11o:>

302.2 Gracimg ana aramage. kl i premises snall De graaed and maintalned to prevenr the erosior~ of soil and to prevent the accumuiation of stagnant water thereon. or within any structure locared thereon.

Exception: Approved retention areas and.reservoirs

302.3 Sidewalks and driveways. All sidewalks. waikways. stairs. driveways, parking spaces and simiiar areas shall be kepr in a proper state of' repair, and maintained free from haz- ardous conditions.

302.4 Weeds. All premises and exterior properr! shall be maintained free from weeds or plant growth in excess of IIURISDICTIOK TO INSERT HEIGHT IK INCHES]. All noxlous weeds shall be prohibited. Weeds shall be defined as all grasses, annual planrs and vegetation. other than trees or snrubs provided: however. this term shall not inciude culti- vated frowers and gardens.

Lnon failure of the owner or agent hav~ng cnarge of a UTOrICTT\' [U cur and destro\r weeas after servlce of a notice of \jlolatlon the! snail be subject to prosecution ~n accordance u it: Secuon 106 3 and as prescrioed h\r tne autnorlr\8 naving iurisu~cr~on b ~ o n ial~ure to c o m ~ l y wlth the notlce of \1io16-

tlon. an!! dulv authorized employee of thejurlsd~crlon or con- tractor hlred by the junsd~ctlon shall be authorized to enter upon the propeny In vlolatlon and cur and destro\~ the weeds growing thereon and the costs of such remova! snall De nald by the owner or agent responsible for the propern

302.5 Rodent harborage. All structures and exreno- uror - errrTshall be kept free from rodent harborage ana mnresrauon Where rodents are found the\{ shall be p r o m ~ t l \ exterm) nared b\ approved processes whlch will not bL Q iniurious tcj human health Afrer pest ellmlnatlon proper precautlony shall be taken to ellmlnate rodent harborage anu prwent reIra- festatlon

302.6 Exhaust vents. Ploes ducts conauctors lans or bra\" - ers shall not discharge Fases steam vapo: no: a]: yrpast smoKe odors or otner gaseous or panlcu~ate waste., ulrecrr \ upon abutting or adjacent publlc or private pronernl o- tnar of another tenant

302.7 Accessory structures. All accesson structures. inciuil- ing detached garages, fences and walls. stlall be mainrained srrucrurally sound and in good repair.

302.6 Motor vehicles. Except as provided for I ~ I other regult- tlons. nc) inoperative or unlicensed motor \lehlcle shall b? parked. kepr or stored on any premises. and no vehicie snal! at any time be in a state of major disassembl!-, dlsreoair. or 111

the process of being stripped or dismantled. Falnunp of vehicles is prohibited unless conducted inside arr ap,proved spray booth.

Exce~tion: A vehicl~ of any ryne is permltred rct unrit:rn! n1alO: o \ ' o T ~ ~ ~ u : lll:lllLill!; I)0[1' W0ri. ll'.rl'.'i<!5: 'il'

~ 0 ~ 1 % IS r~erlornted inslot 2 S ~ T U C I U T L ' . ~ : . S1:li;iiii.l. ' i::!::.:'. area deslgned and approved for such purposes.

302.9 Defacement of propem. No person sna l~ williulr\~ o- wantonlv damage mutilate or deface an\) exterlor sunace o c an\) structure or ~ulldlnp on an\ pr~vate or ~ u u i i : DroDenl D;

placing thereon an) marhing carving or grafilr,

It snall be the responsibilitv of the owne. to restore said surface ro an appro~~edstate of maintenance and repair.

SECTION 303 SWIMMING POOLS, SPAS AND HOT TLlES

303.1 Swimming pools. Swlmming pools snall ue maln talned in a clean and sanitary condition. and in ~ o o d repai:.

303.2 Enciosures. Pr~vate swimmlng noois no; tubs and spas containing water more than 24 incnes mnl) In depth shall be comnletel!~ surrounded b! a fence or ~ar r le r a1 leasr 48 inches (1219 mm) in neignl auovt tr~e iinlsned ground level measured on the side of the oarrier awa! rrom me pool Gares and doors in such barriers shall De self-closing ana self-latching Wnere the self-iatch~ng aevlce 15 a minimuni of 54 incnes (1372 mmi above me bortoni of tne gatt

2012 INTERNATIONAL PROPERTY MAINTENANCE CODE' 11


the release mechanism shall be located on the pool side of the gate. Self-closing and self-latching gates shall be maintained such that the gate will positively close and latch when released from an open position of 6 inches 1152 mm) from the gatepost. NO existing pool enclosure shall be removed. replaced or changed in a manner thar reduces its effecti\~eness as a safety barrier.

Exception: Spas or hot tubs with a safety cover thar complies with ASTM F 1346 shall be exempt from the provisions of this section.

SECTION 304 EXTERIOR STRUCTURE

304.1 General. The exterior of a structure shall be maintained in good repair, structurallg sound and sanltanl so as not to pose a threat to the public health. saferv or welfare.

304.1.1 Unsafe conditions. The followir~g conditions shall be determined as unsafe and shall be repaired or replaced to comply with the Inrernariona; Euilding Cod? or the Inrernational E x ~ s u r ~ , Buila~ng Code as required for existing buildings:

1. The nominal srrength of an!) structural membe: is exceeded b!: nominal loads, the load effects or the requ~red strength:

2. Tine anchorape of the noor or roof ro walls or columns. and of walls and coiumns to foundations is no1 capable of reslsting all nominal loads or load effects,

3. Structures or components thereof that have reached their limit state:

4 . Siding and masonry jo~nts including joints berween the building envelope and the perimeter or windo\&!: door- an:! s~ \ j i lnhn art no: mall -

talllei \11eat11~ res~~ian : 0.. ;'.'iitFT ~!pnr

5. Srrucrural members that have evidence o i dererjoration or that are nor capable of safely supponlng all nomlnal loads and load effects:

6. Foundation systems tnat are nor firmly supported by footings. are not piumb and free from open cracks and breaks, are not properlj. anchored or are not capable of supporting all nominal loads and resisting all load effecrs:

7 . Exterior walls thar are not anchored to supporting and supponed elements or are not plumb and free of holes. cracks or breaks and loose or rottlng maleriais. ar? nor properly anchored or are not capable of supporting all nom~nal loads and resist-

ing all load effecrs:

8, Roofing or roofing components that have defects t'nat admit rain. roof surfaces with inadequate drainage. or any portion of tne roof framing that is nor in good repair with s i p s of aerer~orarion. fatigue or withour proper anchorage and incapable oi supporting all nominal ioads and resisting all load efrects:

9. Flooring and flooring componenrs with defects that affecr serviceability or flooring components that shoul signs of derer~orarion or fatigue. are not properly anchored or are incapable of suppornno, all nominal loads and resisting all load effecrs:

10. Veneer. cornices. belt courses, cofiels. trim. wall facings and similar decorati\re features nor properly anchored or tnat are anchored with connections not capable of supporting all nominal loads, and reslsting all load effecrs;

11. Overhang extensions or projections inciuain~, but nor limited to. trash chutes. canopies. marquees. sips. awnings, fire escapes, standpipes and exhaust ducts not properiy anchored 07 tha! are anchored with connections nor capable of suppon- ing ali nominal loads and resisting all ioad efiects:

12. Exterior stairs. decks, porches. balcor~ies and all sln~ilar appurtenances atriiched thereto. ~nc~urilng guards and handrails. are no1 s r ruc t~ra l i~ .~ sounc! not properiy anchored or thai art. anulorer vu'itii conneclions not capable of supportmg air nonilnai ioads and resisting all load effects: or

13. Chimnevs. cooling towers, smokestac~s and slmi- iar appurtenances not structurall>~ sound or not properly anchored. or that are anchored with cort- nections not capable of supporring all rlornlna! loads and resisting all ioad effects.

Exceptions :

1. When substantiated otherwise b!; ar, ap,um~/ed method.

2. Uemolidon of unsafe condition. snail be. p.7- mitted when approved by the cod- o f ic~ai

304.2 Prorective rreaunen:. ,411 exlerlor surfacor I ~ : , . I I J ~ ! P C ,"., r111i no: i ~ n l ~ ~ s r : l r . coo:, aoo: anti \t.!lnoin2 ir;!r?r: . ::-:..

uorcn~: mn. oalcoll!e:, oecu.:. an:. It.rl::eL. sr-,a: ! I . ri i i l l!

rained in good condition. Ex~erlor wood surface., oii~er- tnarr decay-resistant woods. shall be protected iron] t n ~ eien~entz and deca!, b), palnting or other protective co\lerlnp or rrea;- rnent. Feel~ng. fiaking and chipped paint shall be eiln-nna~t.6 and surfaces repamred. All siding and masonry!oinrz. as weli as tnose benveen the building envelope and tine perlnleter of windows, doors and skylights, shall be maintained weather resistant and water right. All metal surfaces sub~e- t L, LC) NSI or corrosion shall be coated to inhibit such rusr and corrosion.

and all surfaces with msr or corrosion shall be stabillzed and coated to inhibit future rust and corrosion. Oxiaatlor~ stalns shall be removed from exrerior surfaces. Surfaces desyneti for stabilization b!, oxidation are exempt from tnis requirement.

IF] 304.3 Premises identification. Buildings shall nave approved address numbers placed in a position to be plainly legible and visible from the street or road fronting tne Drop- erty. These numbers shall contrast wid] their bac~prounl . Address numbers shall be Arabic numerals or aipnaoer iei- ters. Iiumbers shall be a minimurn of 4 inches (102 mml in height with a minimum stroke width of 0.5 Inch (i2.i mmi


304.4 Structural members. All srmcrural members shall be maintained free from dererioradon. and shall be capable of safely supporting the imposed dead and live loads.

304.5 Foundation walls. All foundation walls shall be maintained piumb and free from open cracks and breaks and shall be kept in such condition so as to prevent the entry of rodents and other pests.

304.6 Exterior walls. All exterior walls shall be free from hoies, breaks. and loose or rotting materiais: and maintalned weatherproof and properly surface coated where required to prevent deterioration.

304.7 Roofs and drainage. The roof and flashing shall be sound, tlght and not have defects that admit rain. Roof drain- .age shall be adequate to prevent dampness or derer~orariorr in the walis or interior portion of the structure. Roof drains, pr- ters and downspouts shali be malntained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance.

304.8 Decorative features. All cornices, belt courses. cor- bels, terra cotta trim. wall faclngs and similar decorative features shall be mainralned in good repair with proper anchorage and in a safe condition.

304.9 Overhang extensions. All overhang extensions inciud- Ing. but nor iimlted to canopies, marquees, signs. metal awnlngs. flre escapes. standpipes and exhaust ducts shall be maintalned in good repair and br properly anchored so as to be kepr in a sound condition. When required. all exposed surfaces of metal or wood shall be protecred from the elements and againsr decay or rust by periodic application of weatner- coating materials. such as paint or similar surface treatment.

304.10 Smrwavs. decks. porches and bdconies. Ever! exterior stalnva] deck porch and ~a lcon) and all appurtenances attacned thereto shall be malntalned structurall~ sount! In oooa renalr wltt8 nronor anchorao~ and ca~ahl - or sunno-;:lIr trli i n ~ r ~ o s ~ i rodn.

304.11 Ch~mnevs and rowers. Alr ch~mnevs. cooilng towers. smoke stacks. and simiiar appurtenances shall be maintained srrucrurally safe and sound. and in good repair. All exposed surfaces of metal or wood shall be protected from the elements and agalnsr deca!) or rust b l ~ periodic applicauon of weather-coating materials. such as pain1 or simiiar surface treatment.

304.12 Handrails and guards. Every handrail and pard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condit~on.

304.13 Window. skviight and door frames. E v e n ullndow. s~yliphr. door and frame shall be kept m sound conditiori. good repair and weather t~ght.

304.13.1 Giazing. All giazing materials shall be maintained free from cracks and holes.

304.13.2 Openable wmdows. Event win do^ otner tnan a fixed winaou shall be easil! o~enable and canable of belng held m nosltlon oy windo~i haraware

304.14 Insect screens. During the period from IDATE] to IE-,TE1 ever? aoo: ~ ~ l n d 0 ~ and otner outs~de opening

reuu~red ior veniilamon of nab~rabie rooms food prenaratlon


areas. food service areas or any areas where products to br included or utilized in food for human consumption are pro- cessed. manufactured, packaged or stored shall b? supplied with approved tirhtly fitting screens of minimum 16 mesh per inch (16 mesh per 25 mm). and e v e n screen door used for insecr control shall have a self-closing d e v i c ~ in good worh- ing condition.

Exception: Screens shall not be required where or'ner approiled means, such as air curtains 01. insecr repelien~ fans. are emploved. '

304.15 Doors. All exrerior doors. door assembi~es, operator svstems if provided. and hardware shall bv ma~nrained ir~ good condition. Locks at all entrances to dweliing units and sleeping units shall tightill secure t'ne door. LOCKS orr means

I of egress doors shall be ir; accordance with Sec~ron 702.2.

304.16 Basement hatchwavs. Every basemeni natcnwa!. shall be malntained to prevent the entrance of rooents, rain and surface drainage water.

304.17 Guards for basement windows Ever: mac.pmen wlnaow that 1s openable shall oo suppllea wlu, roclerll S I I I F I ~ .

storm wlndours or otner apuroi~eu prorectlon a p n s r ui- enrr of rodents

304.18 Building security. Doors, windows o: natcnwa\~s for dweff~ng unjrs. room units or housekeepinp unxs snall be arc,- vided with dev~ces designed to provide securiry io: tnt. o ~ c u - pann and property within.

304.16.1 Doors. Doors providing access tc a acl~elilnLc unit roornjng unii or housekee~ing unJ! tna; i:. ren~eci ieased or let shal.! be equipped with a oeaduolr loci: designed to be readiiy openable from the side iron1 wrhic11 egress is to be made without the need ioi- Ke~t:. sr)e::laj knowiedpe or efforr and shall nave a mlnlnlun.i loci; t'nro\s of 1 rnch (25 mm't . Such deadbolt iockc si~ali bs ~nstalieti accoruinr7 ro tht. manuiat:rure-.': snecifica~ion, :in:' -iizli ~ ~ I I ~ D C . I r roc]? \vori,li!r; orr~t'- - r - ~ r ' ~ ' II- ' I - . ' 7 ' ' '.,

no].. 2 sild~rig nol: snai: no; u: cor'~sioe:-. a: . ,.. :.cr;ia;~: deadbolt loci:..

304.18.2 Windows. Operable wlndows iocateri 11.1 wrroie or in part within 6 feet i I828 mm i above yrouno' mtei or ;: walking surface beiow h a ; nrovide accEs?. I ( . 2: oielilr?,r unji rooming unir or nousekeepj~i,o unji tna; 1s rented. leased or let shall be equipped with a window sash iockinf device.

304.16.3 Basement hatchway. Easemenr natcnwavs thai provlae access to a dwelling unlt rooming unJr or nouse- keepjng unjr that is renred leased or ie! snall oo euulp~ec ~11th de\~lces that secure the unlts from unautllorlzeo entr,

304.19 Gates. All exrerior gares. gate assembiles. operaror svstems if provided. and hardware shall be n~a~ntalnec! In good condition. Latches at all entrances shall ti~hti!' secure the gates.

SECTION 305 INTERIOR STRUCTURE

305.1 General The interlor of a srructurt aricl euulumen tnerein shall b~ malnrained In good reoal: strucrurali~~ sounc,



and in a sanitary condition. Occupants shall keep that pan of the structure which they occupy or control in a clean and sanitary condition. Even owner of a structure containing a rooming house. housekeeping units. a hotel. a dormitory. TWO

or more dweliing unils or rwo or more nonresidential occupancies. shall maintain. in a clean and sanitary condition. the shared or public areas of the structure and exreriorpropenl:

305.1.1 Unsafe conditions. Tne foliowing conditions shall be determined as unsafe and shall be repaired or replaced to comply with the inrernarional Building Codr or the inrernarional Exisung Building Code as requ~red for existing buildings:

1. The nominal strength of an): structural member is exceeded by nominal loads, the load effects or the required strength;

2. The anchorage of the floor or roof to walls or columns, and of walls and columns to foundations is not capable of resist~ng all nominal loads or load effects .

3. Structures or components tnereof tinat have reached t h e ~ r limir state;

4. S~ructural members are incapable of supportlng nominal loads and load efiects:

5 . Stairs. landings, balconies and all similar walking surfaces. including guards and handrails, are rlot structurally sound. nor properly ancl~ored or arp anchored with cor~nections not capable of suppon- ing all nominal ioads and resisting all load effects:

6. Foundation svsrems that are not f~rmlv supported by foot~ngs are not plumb and free from open cracks and oreaks are no1 pro~er l j anchoren or are not capable of supportlng all nomlnal ioads and reslsring all load efiecrs

r hr1ei1 suosrant~areo o t r ~ e m ~ ~ s e n a l ~ appro) ei method

2 . Demolitior~ of unsafe condi~ions shall be permitred when approved by the code o f f i~ ia l

305.2 Structural members. All structural members shall be maintained srrucrurally sound. and be capable of supporting the imposed ioads.

305.3 Interior surfaces. All interior surfaces, including windows and doors. shall be maintamed in good. clean and sanitary condition. Feeling. cnipping. flaking or abraded paint shall be repaired. removed or covered. Cracked or ioose pias- ter, decaved wood and ot'ner deiective surface conditions shall be corrected.

305.4 Stairs and walking surfaces. Every stair. ramp. iand- ing, balcon)', porch. deck or other walking surface shall be maintained in sound condidon and good repair.

305.5 Handraih and guards. Every handraii and guard shall be r"~rml\~ fastened and cauable of supponlng normall\ ~ m ~ o s e d ioads and shall be ma~ntalned in good cond~uon

305.6 interior doors. Ever\. interior door shall fir reasonabl!' \?!el; within irs frame and snail be capable of being opened

and closed by being properly and securely attached tojambs. headers or racks as intended by the manufacturer of' tile attachmenr hardware.

SECTION 306 COMPONENT SERVICEABILITY

306.1 General. The components of a structure and equipment therein shall be maintained in good repair. structural^!^ sound and in a sanitary condinon.

306.1.1 Unsafe conditions. Where any of tnt: idlowing conditions cause the componenr or svstem ro oe nwond its limit smte. the component or svsrem shall be aeterm~ned as unsafe and shall be repaired or replaced to compiy with tine inrernarional Building Cocje as requlred for exlstirig buildings:

1. Soils that have been subjected to an!) of tile i'ollo\~~- ing condiuons:

1.1. Collapse of iootlng or ioundar~ot s\lsror,:

1 . 2 . Lamag? to iooung. foundation cor~cre~+ o. other strucrural element due u! soii expalt- sion:

1.3 k d v e r s ~ effects to the des~gn strenptt~ of fool- Ing. foundauon. cor~cret~ or otner strucrura! elemenl due to a chemicai reacttort iron? rne soil

1.4. inadequate soil as determined b!. a georecnrti- cal mvestiganon.

1.5. Where the allowabie bearing capaclr!; of the soil is in doubt: or

1.6 Adverse efiecu to the footing io~lnaauoi: concrele or other srrucrural eienlenl ou+ ro rnv mounc v;are- tab15

2.3. Fractures;

2.4. Fissures:

2.5. Spalling:

2.6. Exposed reiniorcement: or

2.7. Deracned. dislodged or failing connecuons

3. Aiuminum that has been subjecred to an! of tile foliowing condi~ions:

3.1. Dererloraoon:

3.2. Corrosion:

3.3. Elastic deformation:

3.4. Illurnare deformaoon: 3.5. Stress or strain cracks:

3.6. joint fatigue: or

3.7. Deraciled. disiodged or iaiiing connecuons

1.4 2072 INTERNATIONAL PROPERTY MAINTENANCE CODE'

4. Masonry that has been subjected to any of the following conditions:

4.2. Ulrlmare deformation:

4.3. Fractures in masonry or mortar joints:

4.4. Fissures in masonry or mortarjoints:

4.5. Spalling; .

4.6. Exposed reinforcement: 01

4.7. Detached. dislodged or failing connections. 5 . Steel that has been subjected to any of the foliowing

conditions.

5.1. Dererioratjon:

5 . 2 . Elastic deformation;

5.3. Ulrjmare deformarion:

5.4. Metal fatigue: or

5.5, beracned. dislodped or failing connections.

6 . Wood that has been subjected LO an!; of the foliou:- ing condinons:

6.1. Ulrimarr defonnauon:

6.2. Dererjoraljon;

6.3. Damage from insects, rodents and other vermin:

6.4. Fire damage beyond charring:

6.5. Significanr splits and checks:

6.6. Horizontal shear cracks:

6.7 Vertical shear cracks,

6.8, inadequate SupDOrt:

G.10 Excess~ve cutting ano notciili~g

Exceptions: 1. When substantiated othemlise b! an

approved meinod.

2. Demolition of unsafe conditions shall be permitred when approved by the coar ofilcja!.

SECTION 307 HANDRAILS AND GUARDRAlLS

307.1 General. Even/ exterior and interior flight of' stairs having more than four risers shall have a handrail on orlo side of the stair and every open portion of a stair. landing balcony. porcl~. deck, ramp or other walking surface which is more than 30 inches (762 mmi above the floor or prade beiow shall have pa rd s . Handrails shall not be less than 3Ci inche~ (762 mmi in heighr or more than 42 inches (1067 mm) in helgh~ measured ~erticali!, above the nosing of the tread or above thefinished floor of tk banding or walirino, surfaces. Guards shall nor be iess tnan 30 inches (76Z mm) in neigh1

GENERAL REOUIREMENTS

above the floor of the landing. balcony, porch. deck, or ramp or other walking surhce.

Exception: Guards shall not be required where exempted by the adopted building code.

SECTION 308 RUBBISH AND GARBAGE

308.1 Accumulation of rubbish or garbape. All exrerjor properg, and p~emjses. and the interior of eLJer!. structurt. shall be free from any accumulation of rubbjsi~ or. par'bape.

308.2 Disposal of rubbish. Every occupanr of e srructure shall dispose of all rubbisi~ m a clean and sanitary manner b!; placing such rubbish in approved containers.

308.2.1 Rubbish storage facilities. Tne oulner of e\Jen. occupied premises shall supply appro~lea' covered containers for rubbish. and the owner of tne Dremise snal! be responsible for the removal of rubb~sh.

308.2.2 Refrigerators. Refrigerators anti sln~iia! euuir,- men1 not in operatio11 shali not be discaroec. aoanuonen 0:-

stored on prem~ses without first removlri~ tne doors.

308.3 Disposal of garbage. Ever\, occuDanr oi' a srrucrure shali dispose of' garbage in a ciean and sanitar!: manner b!. placing such garbage in an approved garbage disposal iacilir!: or approved garbage containers.

308.3.1 Garbage faciliiies. The owner of wer\. oweliing shall suppl), one of Khe following: an ap,D~olled mectianlcal food waste grinder in each dwelling unjr. ar: a,~,nro~~ec! incinerator unit in the structure available to trle c~ccuna1Jrs iri each dwelling unir: or an approved leaicprooi. co\l$reri. outside par'bage container.

308.9.2 Containers. The operator of evprv osrabiisilmen? nronucrng parr)aFt. s'nall D ~ O V ~ Q C . and at a ~ i LISI!?. :.;I!!.. 1 8

I)'- uti I ~ : ~ u L . ~F)~I-OIJP:' ~eai:urooi conta~r!!-,- Ilrr, !i)-

c ios~- f ' i r ;~~~g rover; 10:. tr!t3 s lorap of 5 ~ ; ~ . 11ik;. :i::! UI?: .

removed trom trle prem~ses for disposai.

SECTIOK 309 PEST ELIMINATION

309.1 lnfesradon. All structures shall be kopr iree iron? insea and rodent ~nfesrarion. All structures i r ~ which insects or rodents are found shall be promptiy exrerminaled b\ approved processes that will no; be in,iurious to iiuman health. After post eiimination. proper precautions shall be taken to prevent reinfestation

309.2 Owner. The owner of any structure snall ne responsibie for pesr eiimlnation within the structure prior to renting or ieasing the structure.

309.3 Single occupant. The occqanr of a one-iamiiy dwell- lng or of a sinpie-renanr nonresioentiai srnlcture snall bt responsibie foi pest elimination on tine ,premlsec.

ure contain- 309.4 Multiple occupancy. The owner of a stru-t inp two or more al.r~e1il~g unln a multiuie occuoann 2

20.12 INTERNATIONAL PROPERTY MAINTENANCE CODE'


rooming house or a nonresidential structure shall be responsible for pest elimination in the public or shared areas of the srrucrure and exrerioi prop?!. If lnfesrarjon is caused by failure of an occupant to prevent such lnfesrauon in the area occupied. the occupanr and owner shall be responsibie for pest elimination.

309.5 Occupant. The occupanr of any srrucrure shall be responsible for the conilnued rodent and pest-free condition .of the structure.

Exception: Where the jnfesrarjons are caused' by defects in the srrucrure. the owner shall be responsible for pest elimination.

2012 INTERNATIONAL PROPERTY MAINTENANCE CODE'.

CHAPTER 4

LIGHT, VENTILATION AND OCCUPANCY LIMITATIONS

SECTION 401 GENERAL

401.1 Scope. The provisions of this chapter shall govern the minimum conditions and standards for light. ventilation and space for occupying a structure.

401.2 Responsibility. The owner of the structure shall provide and maintain lipht, ventjlarion and space conditions in compliance with these requirements. A person shall nor occupj' as owner-occupant. or permit anotner person to occupy. anv premises that do not comply with the requirements of this chapter.

401.3 Alternative devices. In lieu of the means for natural light and venrjlauon herein prescribed, artif'lcial l igh~ or mechanical venljjauon compi yirig with the internauonal Buildjng Code shall be permitted.

SECTION 402 LIGHT

402.1 Habitable spaces. Every habitable space shall have at least one w i n d o ~ j of approved size facing directly to the our- doors or to a courr. The minimum total glazed area for every habitable soacp shall be 8 percent of the floor area of such room. Wherever walls or other portions of 2 structure face a window of an\; room and such obstrucuons are located less than 3 feet (914 mmi from the winoom; and extend to a level above that of' the ceiling of the room. such window shall no1 'De deemed to face directiy to the outdoors nor to a courr and shali nor 'no inciuoed as contrii)uunr ro tnr reuuired mlnimun: I O T ~ : \vlnflcii ares IG:- r ~ ~ v o o n .

Lxcepuon: Vvr~ere na~urai iignr tor rooms or spaces wiul- our exrerior glazing areas is provided through an adjoining room. the unobstructed opening to tnr adioining room shall be at ieas~ 8 percenl of the fioor area of the inrerlor room 07 spacc. bur a m ~ n ~ m u m of 25 square feet (2.33 m'j Tne exterior giaz~ng are2 snali be based on tne total fioor area being served.

402.2 Common halls and stainvavs. Every common hall and stairway in residential occupancies. other than in one- and rwo-family dwellings. shall be lighred ar all times with at ieasl a 6Cl-watr standard incandescent light bulb for each 200 square feet (19 m 2 j of floor area or equivalent iliumination. provided that the spacing between lights shall not bp grearer tnan 30 feet !9144 mm). In other than residential occupan- c ~ e s , means of egress, including exterior means of e, oress. sra~rways shall be iliuminated ar all rimes the buildinp space served bv the means of egress is occupied with a minimum of 1 footcandle i 11 iuxj a: fioors. iandings and treads.

402.3 Other spaces. All otner spaces shall be provided with narurai or artificial iighr sufficient to permit the mainLenance of sanitary conditions, and the saie occupancv of t i e spac? and utilization of the appliances. eouipmenr and fixtures.

SECTION 403 VENTILATION

403.1 Habitable spaces. Every habitable space shall have at least one openable windo~! . The total openabif area of tne window in even) room shall be equal to at leas1 45 percenr of the minimum giazed area required in Section 402.1

Exception: Where rooms and spaces withou~ openings LG

the outdoors are ventilated through an adioinlng room. the unobstructed opening to the adjoining roon.1 snall be at ieasr 6 percent of the floor area of' the interior roorri or space. bur a minimum of 25 square feet (2.33 mz). The i~entjlatron openings to the outdoors shali be based on 2;

total fioor area belng ventiiated.

403.2 Bathrooms and toilet rooms. E.ver\. oarcroon ant1 rc.- Jer room shall comply with the vencijarron reuulremenrs ioi habitabie spaces as required by Sectior~ 402.1 excepi tnar z window shall not be required in such spaces equipped with a mechanical ventijarion system. Air exhaus~ed n\. a rnechani- cal r/enrilauon system from a bathroom or 10iiei room snail discharge to the outdoors and shall not be reclrcuiared.

403.3 Cooking facilities. Unless approved tinroueh tnr certif- icare of occupancr: cooking shall no1 be perrn~tred in an\' roomrng unrr or dormiton unir. and a cooklnp facili? cr- appiiance shall not be permitted to be presenr in tile roonlrng unjr or dorm it or?^ unit.

Exceptions:

1 . Where specifically approved in ~:rirln:~, h\, rne coo? ofilcia!,

, T - L'P!'ICC:. S U C I . a. coil el- r]or all! 1 ; ; : :.'-fn::;~~.. r i 0. . . snall nor be conslaerecl cooicing apuliai::ej.

403.4 Process ventilation. Wilere injurious. toxic, irritating or noxious fumes. gases. dusts or mlsts art. generatet. a loca! exhausf i~enriiat~oi: system shall be proviaerl ro renlo\ie LII:

contaminating apenr ar the source. Air snali be exnausred ro the exterior and not be recirculated to any space.

403.5 Ciothes dryer exhaust. Clothes dryer exnausr swtems shall be independent o i all other svstems and shali b? exhausted outside the structure in accordance with the manufacturer's instructions.

Exception: Listed and iabeled condensing iductiess) clothes orvers.

SECTION 404 OCCUPANCY LIMITATIOWS

404.1 Privacy. Durelirng unirs. hotel units, nouseiteepr~~ unlts. roomrnp units and dormitory units shall bt: arranged ro provide privacy and be separate from otner adjoining spaces.

404.2 Minimum room widths. A nabitable rooni otner tnan a k~tchen shall be a minimum of 7 feel (2134 mmi In an!


LIGHT. VENTILATION AND OCCUPANCY LIMITATIONS

plan dimension. Kitchens shall have a minimum clear pas- recepracle requirements of Chaprer 6: and the smoke sageway of 3 feet (914 mm) between counterfronts and appli- derecror and emergency escape requirements of Chapter 7 . ances or counrerfronrs and walls.

404.3 Minimum ceiling heights. Habitable spaces, hall- ways, corridors. laundq? areas, bathrooms, toilet rooms and habirable basemenr areas shall have a minimum clear ceiling heighr of 7 feet (2134 mm).

Exceptions:

1 . In one- and two-family dwellings. beams or girders spaced a minimum of 4 feet (1219 mm) on center and projecting a maximum of 6 inches (152 mm) below the required ceiling height.

2. Basement rooms in one- and two-family dwellings occupied exclusively for laundry. study or recreation purposes, having a minimum ceiling height of 6 feet 8 inches (2033 mm) with a minimum clear height of 6 feet 4 inches (1932 mm) under beams, girders, ducts and similar obsmcrions.

3 . Rooms occupied exclusively for sieeping, stud!, or similar purposes and having a sloped ceiling over all or part of the room. with a minimum clear ceiling height of 7 feet (2134 mm'~ over a minimum of one- third of the required minimum floor area. In calcu- lating the floor area of such rooms. only those portions of the floor area with a minimum clear ceiling height of 5 feet (1524 mm) shall be included.

404.4 Bedroom and living room reauirements. Every bed- " room and l iv~ng room shall comply with the requirements of Sections 404.4.1 through 404.4.5. 404.6 Efficiency unit. IUothing in this section snall prohib~t

an efficiencv living unit from meeting the followinc_l reouire- L, < .

404.4.1 Room area. Every living room shall contain at merits,

404.5 Overcrowding. Dwelling units shall nor be occupied by more occupants than permitted by the minimum area requirements of Table 404.5.

TABLE 404.5 MINIMUM AREA REQUIREMENTS

MINIMUM AREA IN SQUARE FEET 1 SPACE

least 120 square feet (11.2 mL) and every bedroom shall

I contain a minimum of 70 sauare feet (6.5 mL) and every bedroom occup~ed b \ ~ more than one Derson shall contain a nilnimuni c' 5( suuarL reel 14 i rr- o' f ~ o o - are', ro. earl oc:u~ant mereo~

1 Livmg room". " / 120

l D ~ r ~ l n g room"." 1 j requirement

404.4.2 Access from bedrooms. Bedrooms shall not constitute the only means of access to other bedrooms or nah- itable spaces and shall not sent? as the onlv means of egress from other habjrablr spaces.

Exception: Units that conraln fewer than two bedrooms.

404.4.3 Water closet accessibility. Every beuroom shall have access ro at least one warer closet and one lavaron without passing through another bedroom. E v e n bearoon; in a dwelling uni! shall have access to at least one warer closet and lavatory iocarea in the same sron, as the bedroom or an adjacenr story.

404.4.4 Prohibited occupancy. Kitchens and nonhabit- able spaces shall not be used for sleeping purposes.

Bedrooms ~ ShaU comply with Section 404.4.1

For S1. 1 square i o o ~ = 0.09; m'. a . See Sect~or~ 404.5.2 for comblned living roornid~ning roam maces

b. See Secrlori 404.5.1 for limlrations 01, aetermlning rlit niin~muni occupancy area for sieeping ourposes.

404.5.1 Sieeping area. The minimuni occuuanc?, are? required by Table 404.5 shall not be inciuoec a:, 2 sleepirig area in determining the minimum occupant!, area ior sleeping purposes. All sleeping areas shall comply witti Section 404.4. 404.5.2 Combined spaces. Combined l i v l n ~ room and dining room spaces shall comply with the requirements of Table 404.5 if the roral area is equal ro thar required for separare rooms and if the space is locared so as to function as a combinar~on liv~ng roomidining room.

120 150

404.4.5 Other requirements. Eedrooms shall comply with the applicable provisions of this code including. but not l~mired to. the light. ~~enulauon. room area. ceiling heighr and room width requirements of this chapter: the plumbing facililies and water-heaung faciliries requirements of Chapter 5. the heating faciliries and eiecrrical

80

1. A unit occupied by not more than one occupan: shall h a x a minimum clear floor area of 120 suuare feei !! :.2 K'. . .i ur111 orcu~red n 1 1 nor mart. ma:- TW i:cci nanr: snal, navL ;. mlnlnlun.. clec: i~oc.. ;:Y. : 1. squar? leer 120.1 m-,. /-, unli occup~eti 11:. rl~ret. o:. : : pancs shall have a minimum ciear floor arez o!' 320

I square feet (29.7 m'). These required areas snall be exclusive of the areas required by Irems :! and 2 .

100 I

I

2 The unlt shall oe provided with a klrcnen slni. COOKIII,~ appliance and refr~geration faciliries eacir navmg a minlmum clear working space of 30 incnes (765 mml In front L ~ g h t and venulatjon conformln,o LO tnis code shall be prov~ded

3 . The unit shall be provided with a separarr bathroom containing a warer closet. lavarory and bathtub or shower.

4. The maximum number of occupants s'nall be three

404.7 Food preparation. All spaces to be occupled for food prepararlon purposes shall conraln suitable space and eauip- ment to srore prepare and serve foods in a saniran manner There shall be adeouate facilir~es and services for tne sanitan disposal of food uasres and refuse including racilities ro; remporan worage


CHAPTER 5

PLUMBING FACILITIES AND FIXTURE REQUIREMENTS

SECTION 501 GENERAL

501.1 Scope. The provisions of this chapter shall govern the minimum plumbing systems. facilities and plumbing fixrures ro be provided.

501.2 Responsibility. The owner of the structure shall provide and maintain such plumbing facilities and plumbing fixtures in compliance with these requirements. A person shall nor occupy as owner-occupant or permit another person to occupy any srructure or premises which does nor comply with the requirements of this chapter.

SECTION 502 REQUIRED FACILITIES

IP] 502.1 Dwelling units. Every dwelling unir sha1.l contain its own bathtub or shower. lavatory. water closet and kitchen sink which shall be maintained in a sanitary. safe working condition. The lavatory shall be placed in the same room as the water closet or iocared in close proximity to the door lead- ing directly into the room in which such water closet is located. A kitchen sink snall not be used as a substitute for the required lavaton.

IP) 502.2 Rooming houses. At least one water closet, lavatory and bathtub or shower shall be supplied for each four rooming unirs. IP] 502.3 Hotels. Where pnvare warer cioscts, lavatories and baths are nor provided. one warei cjoset. one lavarow and one ~a ln :u l~ or shower navlnr. eccesc fron; a ~utill:: hairv~a;.~ snal! DO orovioed 10:- eacn re11 orrunanr;.

[PI 502.4 Emplovees' facilities. A minimum of one water closet, one lavatog and one drlnk~ng facilir!! shall be available to emplovees.

IP] 502.4.1 Drinking facilities. Drinking facilities shall be a drinklng fountain. water cooler, bottied water cooier or disposable cups next ro a sink or water dispenser. Drinking facilities shall nor be located in roiler rooms or bathrooms.

[PI 502.5 Public toilet facilities. Public toilet facilities shall be maintained in a safe sanitary and working condition in accordance with the lnrernarional Plumbing Code. Except for periodic maintenance or cleaning, public access and use shall be provided ro the toilet facilities at all times during occu- oancv of the premises.

SECTION 503 TOILET ROOMS

!PI 503.1 Privacy. Toiler rooms and batnrooms snall provide pnvacv and shall not constitute the onlv passageway ro a hall oi otner space. or ro the exterior. A door and interlor iocking

device shall be provided for all common or snared barhrooms and roiler rooms in a multiple dwelling.

IP] 503.2 Location. Toilet rooms and barhrooms serving hotel units, rooming unirs or dormiron, units or nouse~eep~ng unirs. shall have access by traversing a nlaximum of one flight of stairs and shall have access from a common hall or passageway.

(PI 503.3 Location of employee toilet facilities. Toiiet facilities shall have access from within the empjoyees' working area. The requlred toilet facilities shall be located a maxlmuni of one srory above or below the employees' working area and the path of ravel to such facilities shall nor exceed a distance of 500 feet ( 152 m). Emplovee facilities shall eitr~er t)o sepb- rare faciliries or combinedemplovee and publlc iacilitle5.

Exception: Facilities that are required for employees irl

storage structures or kiosks, which are iocared irr adjacenr structures under the same ownership, ieasr or control. shall not exceed a travel distance of 500 feet (1 52 m) from the emplovees' regular working area to t h ~ facilines.

IP] 503.4 Fioor surface. In other than dweliinp ~mirs. even roiler room floor shall be malnralned to be a snlooth. nard. nonabsorbent surface to permit such floor to be easii!~ kepr in a clean and sanitary condition.

SECTION 504 PLUMBING SYSTEMS AND FIXTURES

IP] 504.1 General. .411 plumb in^ fixture? siia!! h ~ , oror!eri~ ~nsral~e: anci niaintaineC Ir U:OJlilfli orn-: ;.i3 s:.;:,' . . $,:::- rre? rroni O ~ S I T . U P ~ ~ ~ ~ ~ )ear.!, a n ~ aelecl:. :IT: I ) - ::;;;G~I!!.. c performing tne function ior wnich such piumulng iix~ures art designed. All plumbing fixtures shall be maintained In a safe. sanitanr and funcuonal condirion.

[PI 504.2 Fixture clearances. Piumblng fixrures snall naw adeouatr clearances for usage and cieaning.

(PI 504.3 Piumbing s-wtem hazards. N'nere i t is found tna~ a plumbing svsrem in a structure conshrutes a hazard ro the occupanrs or the structure by reason of inaaeuuare service. inadequate venting, cross connection. bac~siphonage. improper installarion, derer~orauon or damagr or for similar reasons. the code offinal snall require the defects t c ~ be corrected to eliminate the hazard.

SECTION 505 WATER SYSTEM

505.1 General. Even sink. lavatory. bathrub or showe:. drinklng fountain, water cioser or other piumblrlg fixture snal! be properly connected to either a public warer system or ro an appro~~ea ~r iva te warer system. All kitcnen sinks, lavaror~ec. iauncir!. facili~ies. bathtubs and showers snall be sup~iled

2C;2 INTERNATIONAL PROPERTY MAINTENANCE CODE" 7 9

PLUMBING FACILITIES AND FIXTURE REOUIREMENTS

with hot or tempered and cold running water in accordance with the internacionai Plumbing Code.

[PI 505.2 Contamination. Tne water supply shall be maintained free from contamination, and all water inlets for plumbing fixtures shall be locared above the fiood-level rim of the fixture. Shampoo basin faucets, janitor sink faucets and other hose bibs or faucets to which hoses are attached and left in place. shall be prorected by an approved atmospheric-type vacuum breaker or an approved permanently attached hose connection vacuum breaker.

505.3 Supply. The water supply system shall be installed and maintained to provide a supply of water to plumbing fixtures, devices and appurtenances in sufficient volume and at pres- sures adequate to enable the fixtures to function properly. safely, and free from defects and leaks.

505.4 Water heating facilities. Water heating facilities shall be properly installed: maintained and capableof providing an adeauare amounr of water ro be drawn at every required sink. lavaton. bathtub, snower and laundrv facility at a minimum temperature of 110°F (43°C). A gas-burning water heater shall not be located in any bathroom. toilet room, bedroom or other occupied room noAally kepr closed, unless adequate combustion air is provided. An approved combination [em- '

perature and pressure-relief valve and relief valve discharge pipe shall be properly installed and maintained on water hear- ers.

SECTION 506 SANITARY DRAINAGE SYSTEM

[PI 506.1 General. All plumbing fixtures snall be properly connected to either a public sewer svstem or to an approved pnvate sewage dlsposal svsrem.

(PI 506.2 Maintenance. Even! plumbing stack. \!en!, waste an!, ?ewe- ilnt, srlall iuncr~or: nro~nri:. ant1 bc- K ~ D : ire? iron, or)s~ruc~~on:. IP~I::, an:, aeiec~:,

[PI 506.3 Grease interceptors. Grease interceptors and auto- maric grease removal devices shall be maintained in accordance with thls code and the manufacturer s installauon i n s u ~ c t ~ o n s Grease interceptors and automarlc grease removal devlces shall be r e p ~ a r l \ senticed and cleaned to prevenr the discharge of oil grease and other substances harmful or nazardous to the building dramage svstem the public sewer. the private sewage disposal svsrkm or the sewage treatment plant or processes. All records of maintenance.

i cleaning and repairs shall be available for inspection by the 1 code official.

SECTIOK 507 STORM DRAINAGE

[PI 507.1 General. Drainage of roofs and paved areas. .vards and courts. and other open areas on tne premises shall nor be discharged in a manner that creates a public nuisance.


CHAPTER 6

MECHANICAL AND ELECTRICAL REQUIREMENTS

SECTION 601 GENERAL

601.1 Scope. The provisions of this chapter shall govern the minimum mechanical and electrical facilities and equipment to be provided.

601.2 Responsibility. The owner of the strucrure shall provide and maintain mechanical and electrical facilities and equipment in compliance with these requirements. A person shall nor occupy as owner-occupanr or permit another person to occupy any premjses which does not comply with the requiremenw of this chapter.

SECTION 602 HEATING FACILITIES

602.1 Facilities required, Heating facilities shall be provided in structures as required by this section.

602.2 Residential occupancies. Dwellings shall be provided with heating faciliues capable of niainraining a room remper- arure of 6S0F 120"CJ in all habitable rooms. bathrooms and roiier rooms based on the winrer outdoor design temperature for the locality indicared in Appendix D of the Inrernarjonal

I Plurnbjng Code. Cooking appliances shall not be used. nor shall portable unvenred fuel-burning space heaters be used. as a means to provide required heating.

Exception: In areas where the average month)!# rempera- ture is above 30°F (- 1 "C). a minimum temperature of 65°F I lS°C'~ shall b- maintained.

6CI'.:: hear suppi!. E,\ier. oirJiv--an(: or)t.;.arc- o: an.. ~uiicl- In; wrlc. rent:. lease.; o: lets onr o: more rnq~eliin~c urur. c- slee~lng unjts on terms. either expressed or implied. to furnish hear to the occupanrs thereof shall supplv hear d u r i n ~ the period from IDATEl to IDATE] to riainrain a minimum remper- ature of 68°F i20"Ci in all nabitable rooms. barnrooms and roiler rooms.

Exceptions: 1. When the outdoor temperature is below the winrer

outdoor design temperature for the localit),. mainre- nance of the-minimum room temperature shall nor be required provided that the heating system is operating at its full design capacin. The winrer outdoor ciesign temperature for the localiry shall be as indicated in Appendix D of the inrernarjonal Pjumbjng Code.

2. In areas where the average monthly temperature 1s above 30°F (-1°C) a rn~nlmum temperature of 65°F (18°C) shall be maintained.

602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied with heat during the period from [DATE] ro [DATE] ro maintain a minimum temperature of 65°F (18°C) during the period the spaces are occupied.

Exceptions :

1. Processing, storage and operation areas t'nar require cooling or special temperature conditions.

2. Areas in which persons are prirnaril!. enpaged in vigorous phvsical activities.

602.5 Room temperature measurement. The requlred room remperarures shall be measured 3 feet (914 mml aoove the floor near tne center of the room and 2 feet (Fib nlmr ~nward from t'ne center of each exrerlor wall

SECTION 603 MECHANICAL EQUIPMENT

603.1 Mechanical appliances. All mechanical appliances. fireplaces. solid fuel-burning appliances, cooking ap~liances and water hearing appliances shali be propert!' installed and maintamed in a safe working condition. and snall be capabie of performing the intended function.

603.2 Removal of combustion producu. Ali fuel-uumlng equipment and appliances shall be connecreti ro an ap~roved chimney or vent.

Exception: Fuel-burning equlpmenr and appilances whicn are iabeied for unvented operanon

603.4 Safety controls. All safer! controls for iuei-oumlng eoul~menr shall be mainralned ln efiecrlve ourrarlon , L

603.5 Combustion air. A suppl!~ of air for compiert. con1bu:- rion of the fuel and for venrilauon of the soacr conralrllng tnt. fuel-burning equipment shall be provided for the iuel-bumling eauipmenl.

603.6 Energy conservation devices. Devlces intended tcl reduce fuel consumption by attachment to a iuel-burning appliance. to the fuel supply line thereto, or to t h ~ venr ourier or venr piplng therefrom. shali nor be instalieo uniess iabeied for such purpose and the installarlon is specif'lcally appror~ecJ.

SECTION 604 ELECTRICAL FACILITIES

604.1 Facilities required. Even, occupied building snal! be provided with an eiectrical svstem in compliance witr~ the requirements of this section and Section 605.



604.2 Service. The size and usage of appliances and equipment shall serve as a basis for determining the need for addi- tional facilities in accordance with NFPA 70. Dwelkng unirs shall be served by a three-wire. 1201240 volt. single-phase electrical service having a minimum ratlng of 60 amperes.

604.3 Eiectrical system hazards. Where it is found that the electrical system in a structure constitutes a hazard to the occupanrs or the structure by reason of inadequate service, improper fusing. insufficient receptacle and lighting outlets. improper wiring or installation. dereriorarion or damage. or for similar reasons. the code official shall require the defects to be corrected to eliminate the hazard.

604.3.1 Abatement of electrical hazards associated with water exposure. The provisions of this section shall go\)- em the repair and replacement of electrical svstems and equipment that have been exposed to water.

604.3.1.1 Electrical equipment. Eiectrical distribu- tion equipment. motor circuits. power equipment. transformers. utire. cable, flexible cords. wiring devices. pround fault circuit interrupters surpf protectors. molded case clrcuit breaiters. iou~-voltage fuses. iuml-

. naires, ballasts, morors and electronic control. signaling and communication equipment that have been exposed to water shall be replaced in accordance with the provisions of the inrernadonal Building Code.

15. Wire or cable. not containing fillers. ihat is suitable for wet locations and whose ends have not been exposed to water:

16. Luminaires that are listed as submersible:

17 Motors:

18. Electronic control. signaling and communication equipment.

604.3.2 Abatement of electrical hazards associated with fire exposure. The provisions of this sectiorl snali govern the repair and replacement of electrical systems and equip-

ment thar have been exposed to fire.

604.3.2.1 Eiectrical equipment. Electrical swltches. receptacles and fixtures, including furnace. water neat- ing, security system and power distributiorl circuits. that have been exposed to fire, shall be re~laced in accordance with the provisions of the inrernarrona! Building Code.

Exception: Eiectrical swltches receptacle: anri il- - tures t h a ~ shall be allowed to b~ repairec wrlttrt. al: inspect~on report from the equipmenr nlarluiacture: or approved manufacturer's represenrarive indicates that the equipment has nor sustained damage t n a ~ requires replacement.

Exception: The following equipment shall be allowed to be repaired where an inspection report 'SECTION 605

from the equipmenr manufacturer or approved man- ELECTRICAL EQUIPMENT ufacturer's representative indicates that the equip- 605.1 Installation. All electrical equipmen:. wiring and menr has nor susmined damage thar requires appliances shall be properiy Installed and maintaineci i l l a saie repiacement: and approved manner.

1 . Enclosed swltches. rated a maximum of 600 volts or less:

I: Eus\,:a. rare6 8 maximum of 60Ci volts

. I.anei~.)oara;, rate(; I:r:ixlniuni oi'600 ~ o ~ t ; .

4 . Switchboards. rated a maxlmum of 600 voirs:

5 . Fire pump controliers, rated a maximum of 600 volrss:

6 . Manual and magnetlc motor controliers:

7. Motor control cenrers:

8. Alternating current high-volrape clrcuir breakers:

9. Low-voltage power circuit breakers:

10. Prorective reiavs. meters and current transformers:

605.2 Receptacles. Every habitable space in a d\ueliln,o shall contain at least two separate and remote recepraclr outrer.. E.ven iaundn are2 shall contair; ai ieas~ on? ~ r o u ~ . t t i e ~ . - ~ \ ~ ~ ? ~ T Y C O ~ I ~ C I + O: h re:,ctnlaci! !?:ltr, ;. nrc~un;. Tau;: !:.. :::I: :I!!..

T C ~ I C ' . . 3.v~;. oarr~roon: snal conrail 2. leas or!. !Y:.c,lj.',r L Y !

An!. neu. oarnroom receptacie oulie~ snall navr pround ran11 circuit intempter prolecuon. All receptacle outiers snall ilavt the appropriate faceplate cover ior the lo cat lor^. I 605.3 Luminaires. Every pubiic tiali. Inrerlo: stalnnia! . ivile: room, kitchen. natnrooni. iaundn room. ooiler ruom and iu!- nace room shall contain at ieast one electric ium~naire. Fooi and spa lum~naries over 15 1; shall have ground i a u l ~ clrcui: interrupter protection.

605.4 Wiring. Flexible cords shall not be used for permanent wiring. or ior r u n n i n ~ through doors, windows or cab~ners or conceaied within walls. floors. or ceilings. 1

11. Lou;- and medium-voltage switchgear; SECTION 606

12. Liquid-filled transformers: ELEVATORS, ESCALATORS AND DUMBWAITERS

606.1 General. Elevators. dumbwaiters and escaiators shall 13. Casr-res~n transformers: be maintained In compliance with ASME .417.1. Tne niosr 14. Wire or cable thar is suitable for wet ioca- current certii'icatmf inspection shall be on dlspia: at al!

[ions and whose ends have not been exposed tlmes ulithln the elevator or attached to the escalator or dumi- to water: ulaite:. be available for public inspection in the off'ic~ oi tine

2012 INTERNATIONAL PROPERTY MAINTENANCE CODE*


building qperaror or be posted in a publicly conspicuous location approi~ed by the code official. The inspection and rests shall be performed at not less than the penodic inrervais listed in ASME Ali .1. Appendix N, except where otherwise specified by the authority having jurisdiction.

606.2 Elevators. In buildings equipped with passenger eleva- rors. at leas1 one elevaror shall be maintained in operation at all times when the building is occupied.

Exception: Buildings equipped with onljr one elevator shall be permitred to have the elevator remporarily our of service for testing or servicing.

SECTION 607 DUCT SYSTEMS

607.1 General. Duct svstems shall be maintained free of obstructions and shall be capable of performing the required function.


CHAPTER 7

FIRE SAFETY REQUIREMENTS

SECTION 701 GENERAL

701.1 Scope. The provisions of this chapter shall govern the minimum conditions and standards for fire safety relating to structures and exterior premises. including fire safety facilities and equipment to be provided.

701.2 Responsibility. The owner of the premises shall provide and maintain such fire safety facilities and equipment in compliance with these requirements. A person shall not occupy as owner-occupanr or permit another person to occupy any premises that do nor comply with fne requiremenrs of this chapter.

SECTION 702 MEANS OF EGRESS

IF] 702.1 General. A safe, continuous and unobstructed path of travel shall be provided from any point in a building or structure to the public wall. Means of egress shall comply with the lnternauonal Frre Code.

IF] 702.2 Aisies. The required width of aisies in accordance with the inrernatjonal Fire Code shall be unobsnucted.

[F] 702.3 Locked doors. All means of egress doors shall br readily openable from the side from whlch egress is to be made without the need for kevs. special knowledge or effort. excepr where the door hardware conforms to that permitted by the inrernat~onal E u i l d ~ n ~ Code

IF] 703.4 Emerpenry escape openinp. keouired emerpenr! escape ooenings snai: ot. maintalner 11, accoraancc wiw u!: COO? 111 efiec: a: t r ~ rime oi consrrucuor.. anc tne ioi~nu:in; Kequlred emergency escape and rescue openings shall be operational irom the inside of the room witnour the use of kevs or tools. Bars. grilles, grates or s~milar devices are permitted to be placed over emerpenc); escape and rescue openings provided the minimum net ciear openlnp size complies with the code that was in effect at the time of construction and such devices shall be releasable or removable from the inside without the use of a key. tool or force greater than tnal which is required for normal operation of the escape and rescue opening.

SECTION 703 FIRE-RESISTANCE RATINGS

[F] 703.1 Fire-resistance-rated assemblies. T i e required fire-resistance rating of fire-resistance-rated walls. fire stops. shaft enclosures, parti~ions and fioors shall be maintained.

IF] 703.2 Opening protectives. Required opening protectives shall be maintained in an operative condition. A11 fire and smokestop doors shall be maintained in operable condi- Liori. Fire doors and smoke barrier doors shall not be bioc~ed or obstructed or othenvlse made inoperabie.

SECTION 704 FIRE PROTECTION SYSTEMS

IF] 704.1 General. All systems. devices an8 equipment to derect a flre. actuate an alarm. or suppress or conrrol a flre or any combination thereof shall be maintained m an operabie condition at all times in accordance witti tnr internarjonaj Fire Code.

IF] 704.1.1 Automatic sprinkier svstems. i n s ~ e c t ~ o n . testing and maintenance df automatic sprinkler systems snall be in accordance with NFPA 25.

IF] 704.2 Smoke alarms. Single- or multiuiu-statlor1 smoke alarms shall be installed and mainmined in Lrouus T<-2 K-3

Pcuuanc:pI: E-4 and in dwellings no1 regulated in Group F o- repardless of occupant load at all of the fo l~o \?* ln~ iocation:

1. On the ceiling or wall outside of each seoarare sieeplng area in the immediate vicinity of bedrooms.

'

2. ln each room used for sleeping purposes

3. In each stopJ within a du~elling unir inciuding base- mentr and cellars bur not inciuding crauij spaces and uninhabitable attics. In dwellings or o'~/eliln.r unlrs wit:r~ split levels and without an intervening door berween the adjacen! levels. a smoke aiarm lnscalied on thr upper level shall suffice for the adiaceni iower level provided tnat the iower level is less than orlc fuli stor?; below the upper lwel.

Single- or multiple-station smoke alarms shall be instalied irm other proups in accordance ~ ' i t ' r l tne jn!t!.-iidi;~i;~ ."J,F , ~ 0 0 5

IF: 70L.2 F.oa1e.r sourct. irl Lrou~ i ~r:.uij;:-.:.!t..: an: I:

dwellings not reguiated as i r o u p R occupancie-. slnplt.-s~a- tion smoke alarms shali receive their pnmary Dower irom thr building wiring provided ihar such winnp is senfed iron; a commercial source and shall be equlpped witt, a baner\ backup. Smoke alarms shall emit a signal wnen t h ~ ; batrerles are IOU!. Wiring shall be permanent and witnow a disconneci- ing swirch other than as required for overcurreni prorectlor,.

Exception: Smoke alarms are permitted to by sojet!; bar- re? operated in buildings where no construcuon is taking piace. buildings that are not served from a commercial power source and in existing areas of buildings unaerpc)- ing alterarions or repairs that do not result in file remnvai of interior wall or ceiiing finishes exposing t h ~ structure. unless there is an attic. crawl suace or basemenr aiiailabie which could provide access for building wiring without the removal of interior finisnes.

IF] 704.4 Interconnection. Where more inar one smokt alarm is required to be installed within an indlviduai a~ielirng unit in Group R-2. R-3, I?-4 and in dwellings nor repuiated as Group R occupancies. h e smoke aiarms shal; oe intercon- necred in such a manner har the acrlvaiion oi one aiarm uiill activare all of tihe alarms in the individuai unit. Tnc alarm


FIRE SAFETY REQUIREMENTS

shall be clearly audible in all bedmoms over background noise levels with all intervening doors closed.

Exceptions: 1. Interconnection is not required in buildings which

are not underpoing alterations. repairs or construction of any kind.

2. Smoke alarms in existlng areas are not required to be interconnected where alterations or repairs do nor result In the removal of interior wall or ceiling f'in- ishes exposing the structure. unless there is an attic. crawl space or basement available which could provide access for interconnection without the removal of interior finishes.


CHAPTER 8

REFERENCEDSTANDARDS

This chapter lists the standards thar are referenced in various sections of this document. The standards are iisred herein by the promuigating agency of the standard, the standard identification, the effective dare and title and the sectlon or sections of this document that reference the standard. The application of the referenced standards shall be a s specified in Section 102.7.

ASME kmericar. 5ocietv of Mechanical Engineers 'I'nree Park Avenue hew York. NY IOOlG-S9Y(i

Stanaard kp~rrrnced reference irl cone number Tltlr s e c ~ ~ o r ~ rlumbrr Al7.IlCSA B44-2007 Sairrv Cod? fo: Eievarors and Escalarors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ,606.;

. ASTM ASTM ln~emacional 100 Barr Harboi Urivr wesl Conshotloc~e~i. I'A 1942fi-2%!?

Srandard k r ~ rr~ric:erI reference. 111 coti~, num 'her Title S C C L I O ~ I r~umLi)e~ F 134G-9 I 12003) Periorrnancc Speciiicarlons for Laiery Covers and Labelulg kequiremenrs

for All Covers f'oi Swimming Pools. Suas and HOI Tubs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ,302.2

inrernacional Codr C.ouncil 500 Neu, .iersey Avenue. NNi bt11 Floor Vvasi~~nrlo~.. D:: 20001

IEC-12 in~emauonal Build~ng Cod<' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102.;. 2L:; .:i 401 .:.. 7 0 X IEEC-12 Inrema~ional Exls~ing E u i l d ~ n ~ Codr? . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3Of .i.:. 3Cik.l.l IFC-12 inrrrnarional Fire Codr' . . . . . . . . . . . . . . . . . . . . . . . . . . 201.3. 604.3.1.1 604.3.2.:. 702.1. 7Cf.:'. iO':.:. 72-I.? IFGC- I 2 Inrerna~ional Furl Gas Cody" . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ,102.:: IMC- 12 inremauonal Mechan~cal Code" . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I 03.2,. 20; .> IPC-12 inrerna~ional Piumbing Codr" . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 201.2. 505.:. 602.7. 607.3 IRC-12 inrerna~ional Residen~ial Codr' . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ,201.3 IZC-12' inrema~ional Zoning Code" . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 102.;. 20:.0

NFPA ha~ional Flre Pro~ecnon Assoc~auot~ 1 har~ervmarrh Parh Oulnr\ MA 02269 . . .

Srandard ~eierenced referencr in cod<. number Titk sec.11or1 numuer 25-11 inspecriorr. i e s ~ i n p and Kalnrenance of Vvarer-Based Fir. Prorecuon Svs~ems . . . . . . . . . . . . . . . . . . . . 701.; .I 7rt- 1: IGarional Eiectrical Cod. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I 02.4. 20:.3.60.:..2

2C:l INTERNATIONAL PROPERTY MAINTENANCE CODE"

APPENDIX A

BOARDING STANDARD

The provisions contained in this appendix are not mandatory unless specificacv referenced in the adopting ordnance.

A1 01 GENERAL

A1O1.l General. All windours and doors shall be boarded in an approved manner to prevent enry by unauthorized persons and shall be painted to correspond to the color of the existing suucture.

A1 02 MATERIALS

A102.1 Boarding sheet material. Boarding sheet material shall be minimum I/,-lnch (12.7 rnmj thick wood structural panels complying with the Internat~onal Building Code.

A102.2 Boarding framing material. Boarding framing material shall bt: minimum nominal 2-inch by 4-inch (51 mm by 102 rnmj solid sawn lumber complying with the lnrerna- uonal Building Code.

A102.3 Boarding fasteners. Boarding fasteners shall be minimum '/,-inch (9.5 mmj diameter carriage bolts of such a length as required to penetrate the assemblv and as required to adequately artach the washers and nuts. Washers and nurs shall comply with the inrerna~onal Building Code.

Xl(12.: Loaram; ~nsrai iano~. Tnt ~oaruln; ~ r i s t a~~a r io~ snal~ D- in accoraancp with Fipureb A10;.1(1, ana hlG3 1(21 and Secuons A1 03.2 tnrough A103.5

A103.2 Boarding sheet material. The boarding sheer maw- rial shall be cut to fir the door or windo~v opening neati! or sl~all be cut to provide an equal overlap at Cne ?erimeter of the door or window.

A103.3 Windows. The window shall be opened to allow the carriage bolt to pass through or the windo~v sash shall be removed and stored. Tne 2-inch by $-inch (51 mm by 102 mm) strong back framing material shall be cut minimum 2 inches (51 mrn) wider than the window opening and shall be placed on the inside of the window opening 6 inches minimum above the bottom and below the top of the windomi opening. The framing and boarding shall be predrilled. The assembij! shall be aligned and the bolts. washers and nurs silall be installed and secured.

A103.4 Door walls. The door opening shall be framed with minimum 2-inch b:; 4-inch (51 mm by 102 mm) framing material secured at the entire perimeter and vertical members at a maximum of 7-4 inches (610 mm) on center. Block~ng shall aiso be secured ar a maximum of 46 inches (1219 mm!

with screws and nails alternating every 6 ~nches (152 mml on center.

A103.5 Doors. Doors shall be secured by tire same mernoc as for windows or door openings. Gne door to the struaure shall be available for aurhorlzed enrry and shall DC! secured and locked in an approved manner.

A1 04 REFERENCED STANDARES

IBC- i 2 international Buildlng Code A1 02 1 :-102.L kIe2.:'

on center vertically. Boarding sheet material snall be secured


APPENDIX A

346 mch wrrsrre wk t)omshal~ ne m n j cnwgn m ancnd rmm me enernor PI-3 mrougn tw tntenor ptm& and Qtong meks and IaSlQnen hmn lnc I ~ I W w h a nu:

1Tc Incn ;DX PlvvDo;l 0-

' Peiiormoce raled 08E

', 2 r L Snong &cb

Wnidw, Fraw

Yb lncn canape mk BMI6 wII DP 10611 enawn 10emnc rmm me exIer101 Dlvwwd Inrough 1 b unwlof pIvmKIa am strono ~ c r s ana tauenea worn me miera. wm a nut

FIGURE A103.1(1)

BOARDING OF DOOR OR WINDOW

: : ET-. tC . DIWJOOO 0-n~nnm-nancc rarer. 05.; mall n e secure id neact ow.r DP:: SLUG: S I H ~ . aqc eace Liloxln" ubn13 annna!? ---- snevi-6 anc nau; a; a mar~mum 0'0 tncn CC

2 r 4' neaocr

[low wall trame

verocalp~ along edge

01 eacn w c t 01 p w o o d er 3SE

2- r d' swds bpaud ZL on ccmer

FIGURE A103.1(2) BOARDING OF DOOR WALL


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