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4338 Int Prop Mtn CodeOrdinance No. 2015 -4338 An ordinance of the City of Sanford, Florida relating to code enforcement; providing for the amendment of Section 18 -101 of the City Code of the City of Sanford; providing for legislative findings and intent; adopting, from time -to -time, the most recent editions of the International Property Maintenance Code into City Code of the City of Sanford; providing for implementing administrative actions; providing for penalties; providing for conflicts; providing for a savings provision; providing for severability; providing for codification as well as the correction of scrivener's errors; providing for severability and providing for an effective date. Whereas, the City Commission of the City of Sanford is committed to maintaining the high standard of living and quality of life that the residents of the City of Sanford enjoy and have grown to expect and appreciate and which encourages the sound economic development of the City; and Whereas, the City Commission of the City of Sanford has determined that the health, safety and welfare of the citizens of City of Sanford and the public is served by enacting regulations relating to the maintenance of property; and Whereas, the City Commission of the City of Sanford has determined that the provisions of the International Property Maintenance Code address the need in communities for a modern, up -to -date property maintenance code which governs the maintenance of existing buildings and which includes clear and specific property maintenance requirements that regulate interior and exterior building facilities; and Whereas, the International Property Maintenance Code contains provisions that apply to existing residential and nonresidential structures and their premises and provides requirements for continued use and maintenance of plumbing, mechanical, electrical, and fire - protection systems; and Whereas, the City Commission of the City of Sanford has determined that it is necessary, and furthers the maintenance of the City of Sanford as a high quality place 1 to live and work, to incorporate the International Property Maintenance Code into the City Code of the City of Sanford as an exercise of the City's police powers and not its land development regulatory authority; and Whereas, the City Commission of the City of Sanford intends for the provisions of the International Property Maintenance Code, to be appropriately enforced within the City of Sanford under the direction of the City Manager. Section 1. Legislative Findings and Intent. (a). The City Commission of the City of Sanford hereby adopts and incorporates into this Ordinance the City staff report and City Commission agenda memorandum relating to this Ordinance. (b). The provisions of this Ordinance are enacted pursuant to the statutory and home rule powers of the City to establish and enforce regulations necessary for the protection of the public. (c). The City of Sanford has complied with all requirements and procedures of Florida law in processing and advertising this Ordinance. Section 2. Adoption Of Latest Version Of International Property Maintenance Code/Administrative Procedures And Rules. Article V of Chapter 18 relating to buildings and building regulations and the International Property Maintenance Code, of the City Code of the City of Sanford, is substantially revised and amended to read as follows: (a). The most recent edition with the most recent amendments of the International Property Maintenance Code, as attached hereto and incorporated herein by reference as Exhibit "A," is hereby adopted and enacted subject to the changes made in Exhibit "B". (b). The City Manager is hereby authorized and directed to adopt such administrative procedures and rules as may be deemed necessary to implement the 2 provisions of the International Property Maintenance Code and to adopt the most current published version of the International Property Maintenance Code and to advise the City Council of such actions. (c). The City Manager, or designees, shall coordinate her or his activities with the Code codifier to address the codification of the most recent version of the International Property Maintenance Code and shall implement and enforce each new version of the International Property Maintenance Code. Section 3. Penalties. (a). Any person violating any of the provisions of this Ordinance shall be punished to the maximum extent as provided in State law as set forth in Section 162.22, Florida Statutes, and other controlling legal authority. (b). All persons participating in, or contributing to, a violation of this Ordinance shall be in violation. (c). The City may engage in any other code enforcement activities and processes, as it deems appropriate, under the circumstances and may seek any and all judicial and administrative remedies as deemed appropriate by the City as approved by the City Attorney in cooperation with City operational staff. (d). Each act of violation of this Ordinance shall constitute a separate violation. Section 4. Implementing Administrative Actions. The City Manager, or designee, is hereby authorized and directed to implement the provisions of this Ordinance and to take any and all necessary administrative actions including, but not limited to, the adoption of administrative rules. K3 Section 5. Conflicts. All ordinances or part of ordinances in conflict with this Ordinance are hereby repealed. Section 6. Savings. The prior actions of the City of Sanford relative to the code enforcement activities of the City and all associated and related matters as well as all matters relating to the International Property Maintenance Code, are hereby ratified and affirmed. Section 7. Severability. If any section, sentence, phrase, word, or portion of this Ordinance is determined to be invalid, unlawful or unconstitutional, said determination shall not be held to invalidate or impair the validity, force or effect of any other section, sentence, phrase, word, or portion of this Ordinance not otherwise determined to be invalid, unlawful, or unconstitutional. Section 8. Codification; correction of scrivener's errors. The provisions of this Ordinance shall become and be made a part of the City Code of the City of Sanford and the Sections of this Ordinance may be renumbered or relettered to accomplish such intention and the word "Ordinance", or similar words, may be changed to "Section," "Article", or other appropriate word; provided, however, that Sections 1, 3, 4, 5, 6, 7 and 8 shall not be codified. The Code codifier is granted liberal authority to codify the provisions of this Ordinance. In accordance with the City's ongoing codification program; the City Clerk, in conjunction with the City Attorney, may make corrections to the provisions of this Ordinance relative to Scrivener's errors of whatever type or nature. M Section 9. Effective Date. This Ordinance shall take effect immediately upon passage and adoption. Passed and adopted this 27th day of April, 2015. Attest: � �" - Cynt is Porter, City Clerk Approved as to form and Legality: William L. Colbert, Esquire City Attorney 5 City Commission of the City of Sanford, Flori a Seminole Cou ty, Florida Jeff Tripl EXHIBIT "A" FPL k 1 :4 fll��C A 118:1.1121:110W SCOPE AND ADMINISTRATION PART 1 — SCOPE AND APPLICATION SECTION 101 GENERAL [A] 101.1 Title. These regulations shall be known as the International Property Maintenance Code of [NAME OF JURISDICTION], 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, structures, equipment and facilities for light, ventilation, space, heating, sanitation, protection from the elements, a reasonable level of safety from fire and other hazards, and for a reasonable level of sanitary mainte- nance: the responsibility of owners, an owner's authorized agent, 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- pancy and maintenance of structures and premises. Existing structures and premises that do not comply with these provi- sions shall be altered or repaired to provide a minimum level of health and safety as required herein. [A] 101.4 Severability. If a section, subsection, sentence, clause or phrase of this code is, for any reason, held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this code. SECTION 102 APPLICABILITY [A] 102.1 General. Where there is a conflict between a gen- eral requirement and a specific requirement, the specific requirement shall govern. Where differences occur between provisions of this code and the referenced standards, the pro- visions of this code shall apply. Where, in a specific case, dif- ferent sections of this code specify different requirements, the most restrictive shall govern. [A] 102.2 Maintenance. Equipment, systems, devices and safeguards 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, owner's authorized agent, operator or occupant shall cause any service, facility, equipment or utility that is required under this section to be removed from, shut off from or discontinued for any occupied dwelling, except for such temporary interruption as necessary while repairs or altera- tions are in progress. The requirements of this code are not intended to provide the basis for removal or abrogation of fire protection and safety systems and devices in existing struc- tures. Except as otherwise specified herein, the owner or the owner's authorized agent shall be responsible for the mainte- nance of buildings, structures and premises. [A] 102.3 Application of other codes. Repairs, additions or alterations to a structure, or changes of occupancy, shall be done in accordance with the procedures and provisions of the International Building Code, International Existing Building Code, International Energy Conservation Code, Interna- tional Fire Code, International Fuel Gas Code, International Mechanical Code, International Residential Code, Interna- tional Plumbing Code and NFPA 70. Nothing in this code shall be construed to cancel, modify or set aside any provi- sion of the International Zoning Code. [A] 102.4 Existing remedies. The provisions in this code shall not be construed to abolish or impair existing remedies of the jurisdiction or its officers or agencies relating to the removal or demolition of any structure that is dangerous, unsafe and insanitary. [A] 102.5 Workmanship. Repairs, maintenance work, alter- ations or installations that are caused directly or indirectly by the enforcement of this code shall be executed and installed in a workmanlike manner and installed in accordance with the manufacturer's instructions. [A] 102.6 Historic buildings. The provisions of this code shall not be mandatory for existing buildings or structures designated as historic buildings where such buildings or structures are judged by the code official to be safe and in the public interest of health, safety and welfare. [A] 102.7 Referenced codes and standards. The codes and standards referenced in this code shall be those that are listed in Chapter 8 and considered part of the requirements of this code to the prescribed extent of each such reference and as further regulated in Sections 102.7.1 and 102.7.2. Exception: Where enforcement of a code provision would violate the conditions of the listing of the equipment or appliance, the conditions of the listing shall apply. [A] 102.7.1 Conflicts. Where conflicts occur between pro- visions of this code and the referenced standards, the pro- visions of this code shall apply. [A] 102.7.2 Provisions in referenced codes and stan- dards. Where the extent of the reference to a referenced code or standard includes subject matter that is within the scope of this code, the provisions of this code, as applica- ble, shall take precedence over the provisions in the refer- enced code or standard. [A] 102.8 Requirements not covered by code. Require- ments necessary for the strength, stability or proper operation of an existing fixture, structure or equipment, or for the pub- 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 1 ' 1 i Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11.29:57 AM pursuant to License '11i Agreement No further reproductions authorized. SCOPE AND ADMINISTRATION lic safety, health and general welfare, not specifically covered by this code, shall be determined by the code official. [A] 102.9 Application of references. References to chapter or section numbers, or to provisions not specifically identi- fied by number, shall be construed to refer to such chapter, section or provision of this code. [A] 102.10 Other laws. The provisions of this code shall not be deemed to nullify any provisions of local, state or federal law. PART 2 — ADMINISTRATION AND ENFORCEMENT SECTION 103 DEPARTMENT OF PROPERTY MAINTENANCE INSPECTION [A] 103.1 General. The department of property maintenance inspection is hereby created and the executive official in charge thereof shall be known as the code official. [A] 103.2 Appointment. The code official shall be appointed by the chief appointing authority of the jurisdiction. [A] 103.3 Deputies. In accordance with the prescribed proce- dures of this jurisdiction and with the concurrence of the appointing authority, the code official shall have the authority to appoint a deputy(s). Such employees shall have powers as delegated by the code official. [A] 103.4 Liability. The code official, member of the board of appeals or employee charged with the enforcement of this code, while acting for the jurisdiction, in good faith and with- out malice in the discharge of the duties required by this code or other pertinent law or ordinance, shall not thereby be ren- dered civilly or criminally liable personally, and is hereby relieved from all personal liability for any damage accruing to persons or property as a result of an act or by reason of an act or omission in the discharge of official duties. [A] 103.4.1 Legal defense. Any suit or criminal complaint instituted against any officer or employee because of an act performed by that officer or employee in the lawful discharge of duties and under the provisions of this code shall be defended by the legal representative of the juris- diction until the final termination of the proceedings. The code official or any subordinate shall not be liable for costs in an action, suit or proceeding that is instituted in pursuance of the provisions of this code. [A] 103.5 Fees. The fees for activities and services performed by the department in carrying out its responsibilities under this code shall be as indicated in the following schedule. [JURISDICTION TO INSERT APPROPRIATE SCHEDULE.] SECTION 104 DUTIES AND POWERS OF THE CODE OFFICIAL [A] 104.1 General. The code official is hereby authorized and directed to enforce the provisions of this code. The code official shall have the authority to render interpretations of this code and to adopt policies and procedures in order to clarify the application of its provisions. Such interpretations, policies and procedures shall be in compliance with the intent and purpose of this code. Such policies and procedures shall not have the effect of waiving requirements specifically pro- vided for in this code. [A] 104.2 Inspections. The code official shall make all of the required inspections, or shall accept reports of inspection by approved agencies or individuals. Reports of such inspections shall be in writing and be certified by a responsible officer of such approved agency or by the responsible individual. The code official is authorized to engage such expert opinion as deemed necessary to report upon unusual technical issues that arise, subject to the approval of the appointing authority. [A] 104.3 Right of entry. Where it is necessary to make an inspection to enforce the provisions of this code, or whenever the code official has reasonable cause to believe that there exists in a structure or upon a premises a condition in viola- tion of this code, the code official is authorized to enter the structure or premises at reasonable times to inspect or per- form the duties imposed by this code, provided that if such structure or premises is occupied the code official shall pres- ent credentials to the occupant and request entry. If such structure or premises is unoccupied, the code official shall first make a reasonable effort to locate the owner, owner's authorized agent or other person having charge or control of the structure or premises and request entry. If entry is refused, the code official shall have recourse to the remedies provided by law to secure entry. [A] 104.4 Identification. The code official shall carry proper identification when inspecting structures or premises in the performance of duties under this code. [A] 104.5 Notices and orders. The code official shall issue all necessary notices or orders to ensure compliance with this code. [A] 104.6 Department records. The code official shall keep official records of all business and activities of the depart- ment specified in the provisions of this code. Such records shall be retained in the official records for the period required for retention of public records. SECTION 105 APPROVAL [A] 105.1 Modifications. Whenever there are practical diffi- culties involved in carrying out the provisions of this code, the code official shall have the authority to grant modifica- tions for individual cases upon application of the owner or owner's authorized agent, provided the code official shall first find that special individual reason makes the strict letter of this code impractical, the modification is in compliance with the intent and purpose of this code and that such modifi- cation does not lessen health, life and fire safety require- ments. The details of action granting modifications shall be recorded and entered in the department files. [A] 105.2 Alternative materials, methods and equipment. The provisions of this code are not intended to prevent the installation of any material or to prohibit any method of con- struction not specifically prescribed by this code, provided 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' Copyright to, or licensed by, [CC (ALL RIGHTS RESERVED); accessed by Darrcl Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. that any such alternative has been approved. An alternative material or method of construction shall be approved where the code official finds that the proposed design is satisfactory and complies with the intent of the provisions of this code, and that the material, method or work offered is, for the pur- pose intended, at least the equivalent of that prescribed in this code in quality, strength, effectiveness, fire resistance, dura- bility and safety. Where the alternative material, design or method of construction is not approved, the code official shall respond in writing, stating the reasons the alternative was not approved. [A] 105.3 Required testing. Whenever there is insufficient evidence of compliance with the provisions of this code or evidence that 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 tests to be made as evidence of compliance at no expense to the jurisdiction. [A] 105.3.1 Test methods. Test methods shall be as speci- fied in this code or by other recognized test standards. In the absence of recognized and accepted test methods, the code official shall be permitted to approve appropriate testing procedures performed by an approved agency. [A] 105.3.2 Test reports. Reports of tests shall be retained by the code official for the period required for retention of public records. [A] 105.4 Used material and equipment. The use of used materials that meet the requirements of this code for new materials is permitted. Materials, equipment and devices shall not be reused unless such elements are in good repair or have been reconditioned and tested where necessary, placed in good and proper working condition and approved by the code official. [A] 105.5 Approved materials and equipment. Materials, equipment and devices approved by the code official shall be constructed and installed in accordance with such approval. [A] 105.6 Research reports. Supporting data, where neces- sary to assist in the approval of materials or assemblies not specifically provided for in this code, shall consist of valid research reports from approved sources. SECTION 106 VIOLATIONS [A] 106.1 Unlawful acts. It shall be unlawful for a person, firm or corporation to be in conflict with or in violation of any of the provisions of this code. [A] 106.2 Notice of violation. The code official shall serve a notice of violation or order in accordance with Section 107. [A] 106.3 Prosecution of violation. Any person failing to comply with a notice of violation or order served in accor- dance with Section 107 shall be deemed guilty of a misde- meanor or civil infraction as determined by the local municipality, and the violation shall be deemed a strict liabil- ity offense. If the notice of violation is not complied with, the code official shall institute the appropriate proceeding at law or in equity to restrain, correct or abate such violation, or to SCOPE AND ADMINISTRATION require the removal or termination of the unlawful occupancy of the structure in violation of the provisions of this code or of the order or direction made pursuant thereto. Any action taken by the authority having jurisdiction on such premises shall be charged against the real estate upon which the struc- ture is located and shall be a lien upon such real estate. [A] 106.4 Violation penalties. Any person who shall violate a provision of this code, or fail to comply therewith, or with any of the requirements thereof, shall be prosecuted within the limits provided by state or local laws. Each day that a vio- lation continues after due notice has been served shall be deemed a separate offense. [A] 106.5 Abatement of violation. The imposition of the penalties herein prescribed shall not preclude the legal officer of the jurisdiction from instituting appropriate action to restrain, correct or abate a violation, or to prevent illegal occupancy of a building, structure or premises, or to stop an illegal act, conduct, business or utilization of the building, structure or premises. SECTION 107 NOTICES AND ORDERS [A] 107.1 Notice to person responsible. Whenever the code official determines that there has been a violation of this code or has grounds to believe that a violation has occurred, notice shall be given in the manner prescribed in Sections 107.2 and 107.3 to the person responsible for the violation as specified in this code. Notices for condemnation procedures shall also comply with Section 108.3. [A] 107.2 Form. Such notice prescribed in Section 107.1 shall be in accordance with all of the following: 1. Be in writing. 2. Include a description of the real estate sufficient for identification. 3. Include a statement of the violation or violations and why the notice is being issued. 4. Include a correction order allowing a reasonable time to make the repairs and improvements required to bring the dwelling unit or structure into compliance with the provisions of this code. 5. Inform the property owner or owner's authorized agent of the right to appeal. 6. Include a statement of the right to file a lien in accor- dance with Section 106.3. [A] 107.3 Method of service. Such notice shall be deemed to be properly served if a copy thereof is: 1. Delivered personally; 2. Sent by certified or first -class mail addressed to the last known address; or 3. If the notice is returned showing that the letter was not delivered, a copy thereof shall be posted in a conspicu- ous place in or about the structure affected by such notice. 2015 INTERNATIONAL. PROPERTY MAINTENANCE CODE® 3 m i I , ' t « o Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darnel Presley on Fcb 17, 2015 1 1:29:57 AM pursuant to License 1j1J Agreement. No further reproductions authorized. SCOPE AND ADMINISTRATION [A] 107.4 Unauthorized tampering. Signs, tags or seals posted or affixed by the code official shall not be mutilated, destroyed or tampered with, or removed without authoriza- tion from the code official. [A] 107.5 Penalties. Penalties for noncompliance with orders and notices shall be as set forth in Section 106.4. [A] 107.6 Transfer of ownership. It shall be unlawful for the owner of any dwelling unit or structure who has received a compliance order or upon whom a notice of violation has been served to sell, transfer, mortgage, lease or otherwise dis- pose of such dwelling unit or structure to another until the provisions of the compliance order or notice of violation have been complied with, or until such owner or the owner's authorized agent 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 fur- nish to the code official a signed and notarized statement from the grantee, transferee, mortgagee or lessee, acknowl- edging the receipt of such compliance order or notice of vio- lation and fully accepting the responsibility without condition for making the corrections or repairs required by such com- pliance 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 official to be unsafe, or when a structure is found unfit for human occupancy, or is found unlawful, such struc- ture shall be condemned pursuant to the provisions of this code. [A] 108.1.1 Unsafe structures. An unsafe structure is one that is found to be dangerous to the life, health, property or safety of the public or the occupants of the structure by not providing minimum safeguards to protect or warn occu- pants in the event of fire, or because such structure con- tains unsafe equipment or is so damaged, decayed, dilapidated, structurally unsafe or of such faulty construc- tion or unstable foundation, that partial or complete col- lapse is possible. [A] 108.1.2 Unsafe equipment. Unsafe equipment includes any boiler, heating equipment, elevator, moving stairway, electrical wiring or device, flammable liquid containers or other equipment on the premises or within the structure which is in such disrepair or condition that such equipment is a hazard to life, health, property or safety of the public or occupants of the premises or struc- ture. [A] 108.1.3 Structure unfit for human occupancy. A structure is unfit for human occupancywhenever the code official finds that such structure is unsafe, unlawful or, because of the degree to which the structure is in disrepair or lacks maintenance, is insanitary, vermin or rat infested, contains filth and contamination, or lacks ventilation, illu- mination, sanitary or heating facilities or other essential equipment required by this code, or because the location of the structure constitutes a hazard to the occupants of the structure or to the public. [A] 108.1.4 Unlawful structure. An unlawful structure is one found in whole or in part to be occupied by more per- sons than permitted under this code, or was erected, altered or occupied contrary to law. [A] 108.1.5 Dangerous structure or premises. For the purpose of this code, any structure or premises that has any or all of the conditions or defects described below shall be considered dangerous: 1. Any door, aisle, passageway, stairway, exit or other means of egress that does not conform to the approved building or fire code of the jurisdiction as related to the requirements for existing build- ings. 2. The walking surface of any aisle, passageway, stairway, exit or other means of egress is so warped, worn loose, torn 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, deterioration, neglect, abandonment, vandalism or by any other cause to such an extent that it is likely to partially or completely collapse, or to become detached or dislodged. 4. Any portion of a building, or any member, appur- tenance or ornamentation on the exterior thereof that is not of sufficient strength or stability, or is not so anchored, attached or fastened in place so as to be capable of resisting natural or artificial loads of one and one -half the original designed value. 5. The building or structure, or part of the building or structure, because of dilapidation, deterioration, decay, faulty construction, the removal or move- ment of some portion of the ground necessary for the support, or for any other reason, is likely to partially or completely collapse, or some portion of the foundation or underpinning of the building or structure is likely to fail or give way. 6. The building or structure, or any portion thereof, is clearly unsafe for its use and occupancy. 7. The building or structure is neglected, damaged, dilapidated, unsecured or abandoned so as to become an attractive nuisance to children who might play in the building or structure to their dan- ger, becomes a harbor for vagrants, criminals or immoral persons, or enables persons to resort to the building or structure for committing a nuisance or an unlawful act. 8. Any building or structure has been constructed, exists or is maintained in violation of any specific requirement or prohibition applicable to such building or structure provided by the approved building or fire code of the jurisdiction, or of any law or ordinance to such an extent as to present either a substantial risk of fire, building collapse or any other threat to life and safety. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. 9. A building or structure, used or intended to be used for dwelling purposes, because of inadequate maintenance, dilapidation, decay, damage, faulty construction or arrangement, inadequate light, ventilation, mechanical or plumbing system, or otherwise, is determined by the code official to be unsanitary, unfit for human habitation or in such a condition that is likely to cause sickness or dis- ease. 10. Any building or structure, because of a lack of suf- ficient or proper fire- resistance -rated construction, fire protection systems, electrical system, fuel con- nections, mechanical system, plumbing system 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 por- tion thereof as an attractive nuisance or hazard to the public. [A] 108.2 Closing 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 autho- rized to post a placard of condemnation on the premises and order the structure closed up so as not to be an attractive nui- sance. Upon failure of the owner or owner's authorized agent 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 private persons and the cost thereof shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate and shall be collected by any other legal resource. [A] 108.2.1 Authority to disconnect service utilities. The code official shall have the authority to authorize dis- connection of utility service to the building, structure or system regulated by this code and the referenced codes and standards set forth in Section 102.7 in case of emer- gency where necessary to eliminate an immediate hazard to life or property or where such utility connection has been made without approval. The code official shall notify the serving utility and, whenever possible, the owner or owner's authorized agent and occupant of the building, structure or service system of the decision to disconnect prior to taking such action. If not notified prior to discon- nection the owner, owner's authorized agent or occupant of the building structure or service system shall be notified in writing as soon as practical thereafter. [A] 108.3 Notice. Whenever the code official has condemned a structure or equipment under the provisions of this section, notice shall be posted in a conspicuous place in or about the structure affected by such notice and served on the owner, owner's authorized agent or the person or persons responsible for the structure or equipment in accordance with Section 107.3. If the notice pertains to equipment, it shall be placed on the condemned equipment. The notice shall be in the form prescribed in Section 107.2. SCOPE AND ADMINISTRATION [A] 108.4 Placarding. Upon failure of the owner, owner's authorized agent or person responsible to comply with the notice provisions within the time given, the code official shall post on the premises or on defective equipment a placard bearing the word "Condemned" and a statement of the penal- ties provided for occupying the premises, operating the equipment or removing the placard. [A] 108.4.1 Placard removal. The code official shall remove the condemnation placard whenever the defect or defects upon which the condemnation and placarding action were based have been eliminated. Any person who defaces or removes a condemnation placard without the approval of the code official shall be subject to the penal- ties provided by this code. [A] 108.5 Prohibited occupancy. Any occupied structure condemned and placarded by the code official shall be vacated as ordered by the code official. Any person who shall occupy a placarded premises or shall operate placarded equipment, and any owner, owner's authorized agent or per- son responsible for the premises who shall let anyone occupy a placarded premises or operate placarded equipment shall be liable for the penalties provided by this code. [A] 108.6 Abatement methods. The owner, owner's autho- rized agent, operator or occupant of a building, premises or equipment deemed unsafe by the code official shall abate or cause to be abated or corrected such unsafe conditions either by repair, rehabilitation, demolition or other approved correc- tive action. [A] 108.7 Record. The code official shall cause a report to be filed on an unsafe condition. The report shall state the occu- pancyof the structure and the nature of the unsafe condition. SECTION 109 EMERGENCY MEASURES [A] 109.1 Imminent danger. When, in the opinion of the code official, there is imminent danger of failure or collapse of a building or structure that endangers life, or when any structure or part of a structure has fallen and life is endan- gered by the occupation of the structure, or when there is actual or potential danger to the building occupants or those in the proximity of any structure because of explosives, explosive fumes or vapors or the presence of toxic fumes, gases or materials, or operation of defective or dangerous equipment, the code official is hereby authorized and empow- ered to order and require the occupants to vacate the premises forthwith. The code official shall cause to be posted at each entrance to such structure a notice reading as follows: "This Structure Is Unsafe and Its Occupancy Has Been Prohibited by the Code Official." It shall be unlawful for any person to enter such structure except for the purpose of securing the structure, making the required repairs, removing the hazard- ous condition or of demolishing the same. [A] 109.2 Temporary safeguards. Notwithstanding other provisions of this code, whenever, in the opinion of the code official, there is imminent danger due to an unsafe condition, the code official shall order the necessary work to be done, 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 5 j�Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED), accessed by Darrel Presley on Feb 17, 2015 11 :29:57 AM pursuant to License Agreement. No further reproductions authorized. SCOPE AND ADMINISTRATION including the boarding up of openings, to render such struc- ture temporarily safe whether or not the legal procedure herein described has been instituted; and shall cause such other action to be taken as the code official deems necessary to meet such emergency. [A] 109.3 Closing streets. When necessary for public safety, the code official shall temporarily close structures and close, or order the authority having jurisdiction to close, sidewalks, streets, public ways and places adjacent to unsafe structures, and prohibit the same from being utilized. [A] 109.4 Emergency repairs. For the purposes of this sec- tion, the code official shall employ the necessary labor and materials to perform the required work as expeditiously as possible. [A] 109.5 Costs of emergency repairs. Costs incurred in the performance of emergency work shall be paid by the jurisdic- tion. The legal counsel of the jurisdiction shall institute appropriate action against the owner of the premises or owner's authorized agent where the unsafe structure is or was located for the recovery of such costs. [A] 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 [A] 110.1 General. The code official shall order the owner or owner's authorized agent of any premises upon which is located any structure, which in the code official's or owner's authorized agent judgment after review 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 it is unreasonable to repair the structure, to demolish and remove such structure; or if such structure is capable of being made safe by repairs, to repair and make safe and sanitary, or to board up and hold for future repair or to demolish and remove at the owner's option; or where there has been a cessation of normal construction of any structure for a period of more than two years, the code official shall order the owner or owner's authorized agent to demolish and remove such structure, or board up until future repair. Boarding the building up for future repair shall not extend beyond one year, unless approved by the building official. [A] 110.2 Notices and orders. Notices and orders shall com- ply with Section 107. [A] 110.3 Failure to comply. If the owner of a premises or owner's authorized agent fails to comply with a demolition order within the time prescribed, the code official shall cause the structure to be demolished and removed, either through an available public agency or by contract or arrangement with private persons, and the cost of such demolition and removal shall be charged against the real estate upon which the struc- ture is located and shall 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 arrangement aforesaid shall have the right to sell the salvage and valuable materials. The net proceeds of such sale, after deducting the expenses of such demolition and removal, shall be promptly remitted with a report of such sale or transaction, including the items of expense and the amounts deducted, for the per- son who is entitled thereto, subject to any order of a court. If such a surplus does not remain to be turned over, the report shall so state. SECTION 111 MEANS OF APPEAL [A] 111.1 Application for appeal. Any person directly affected by a decision of the code official or a notice or order issued under this code shall have the right to appeal to the board of appeals, provided that a written application for appeal is filed within 20 days after the day the decision, notice or order was served. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or the require- ments of this code are adequately satisfied by other means. [A] 111.2 Membership of board. The board of appeals shall consist of not less than three members who are qualified by experience and training to pass on matters pertaining to prop- erty maintenance and who are not employees of the jurisdic- tion. The code official shall be an ex- officio member but shall have no vote on any matter before the board. The board shall be appointed by the chief appointing authority, and shall serve staggered and overlapping terms. [A] 111.2.1 Alternate members. The chief appointing authority shall appoint not less than two alternate members . who shall be called by the board chairman to hear appeals during the absence or disqualification of a member. Alter- nate members shall possess the qualifications required for board membership. [A] 111.2.2 Chairman. The board shall annually select one of its members to serve as chairman. [A] 111.2.3 Disqualification of member. A member shall not hear an appeal in which that member has a personal, professional or financial interest. [A] 111.2.4 Secretary. The chief administrative officer shall designate a qualified person to serve as secretary to the board. The secretary shall file a detailed record of all proceedings in the office of the chief administrative offi- cer. [A] 111.2.5 Compensation of members. Compensation of members shall be determined by law. [A] 111.3 Notice of meeting. The board shall meet upon notice from the chairman, within 20 days of the filing of an appeal, or at stated periodic meetings. [A] 111.4 Open hearing. Hearings before the board shall be open to the public. The appellant, the appellant's representa- 6 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 1 ' j ' ' ' o Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. tive, the code official and any person whose interests are affected shall be given an opportunity to be heard. A quorum shall consist of a minumum of two- thirds of the board mem- bership. [A] 111.4.1 Procedure. The board shall adopt and make available to the public through the secretary procedures under which a hearing will be conducted. The procedures shall not require compliance with strict rules of evidence, but shall mandate that only relevant information be received. [A] 111.5 Postponed hearing. When the full board is not present to hear an appeal, either the appellant or the appel- lant's representative shall have the right to request a post- ponement of the hearing. [A] 111.6 Board decision. The board shall modify or reverse the decision of the code official only by a concurring vote of a majority 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 appellant and to the code official. [A] 111.6.2 Administration. The code official shall take immediate action in accordance with the decision of the board. [A] 111.7 Court review. Any person, whether or not a previ- ous party of the appeal, shall have the right to apply to the appropriate court for a writ of certiorari to correct errors of law. Application for review shall be made in the manner and time required by law following the filing of the decision in the office of the chief administrative officer. [A] 111.8 Stays of enforcement. Appeals of notice and orders (other than Imminent Danger notices) shall stay the enforcement of the notice and order until the appeal is heard by the appeals board. SECTION 112 STOP WORK ORDER [A] 112.1 Authority. Whenever the code official 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 official is authorized to issue a stop work order. [A] 112.2 Issuance. A stop work order shall be in writing and shall be given to the owner of the property, to the owner's authorized agent, or to the person doing the work. Upon issu- ance of a stop work order, the cited work shall immediately cease. The 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 emergency exists, the code official shall not be required to give a written notice prior to stopping the work. [A] 112.4 Failure to comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to SCOPE AND ADMINISTRATION remove a violation or unsafe condition, shall be liable to a fine of not less than [AMOUNT] dollars or more than [AMOUNT] dollars. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 7 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Ag..cnt. No further reproductions authorized. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE° Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. CHAPTER 2 DEFINITIONS SECTION 201 GENERAL 201.1 Scope. Unless otherwise expressly stated, the follow- ing terms shall, for the purposes of this code, have the mean- ings shown in this chapter. 201.2 Interchangeability. Words stated in the present tense include the future; words stated in the masculine gender include the feminine and neuter; the singular number includes the plural and the plural, the singular. 201.3 Terms defined in other codes. Where terms are not defined in this code and are defined in the International Building Code, International Existing Building Code, Inter- national Fire Code, International Fuel Gas Code, Interna- tional Mechanical Code, International Plumbing Code, International Residential Code, International Zoning Code or NFPA 70, such terms shall have the meanings ascribed to them as stated in those codes. 201.4 Terms not defined. Where terms are not defined through the methods authorized by this section, such terms shall have ordinarily accepted meanings such as the context implies. 201.5 Parts. Whenever the words "dwelling unit," "dwell- ing," "premises," "building," "rooming house," "rooming unit," "housekeeping unit" or "story" are stated in this code, they shall be construed as though they were followed by the words "or any part thereof." SECTION 202 GENERAL DEFINITIONS ANCHORED. Secured in a manner that provides positive connection. [A] APPROVED. Acceptable to the code official. BASEMENT. That portion of a building which is partly or completely below grade. BATHROOM. A room containing plumbing fixtures includ- ing a bathtub or shower. BEDROOM. Any room or space used or intended to be used for sleeping purposes in either a dwelling or sleeping unit. [A] CODE OFFICIAL. The official who is charged with the administration and enforcement of this code, or any duly authorized representative. CONDEMN. To adjudge unfit for occupancy. COST OF SUCH DEMOLITION OR EMERGENCY REPAIRS. The costs shall include the actual costs of the demolition or repair of the structure less revenues obtained if salvage was conducted prior to demolition or repair. Costs shall include, but not be limited to, expenses incurred or necessitated related to demolition or emergency repairs, such as asbestos survey and abatement if necessary; costs of inspectors, testing agencies or experts retained relative to the demolition or emergency repairs; costs of testing; surveys for other materials that are controlled or regulated from being dumped in a landfill; title searches; mailing(s); postings; recording; and attorney fees expended for recovering of the cost of emergency repairs or to obtain or enforce an order of demolition made by a code official, the governing body or board of appeals. DETACHED. When a structural element is physically dis- connected from another and that connection is necessary to provide a positive connection. DETERIORATION. To weaken, disintegrate, corrode, rust or decay and lose effectiveness. [BG] DWELLING UNIT. A single unit providing complete, independent living facilities for one or more persons, includ- ing permanent provisions for living, sleeping, eating, cooking and sanitation. [Z] EASEMENT. That portion of land or property reserved for present or future use by a person or agency other than the legal fee owner(s) of the property. The easementshall be per- mitted to be for use under, on or above a said lot or lots. EQUIPMENT SUPPORT. Those structural members or assemblies of members or manufactured elements, including braces, frames, lugs, snuggers, hangers or saddles, that trans- mit gravity load, lateral load and operating load between the equipment and the structure. EXTERIOR PROPERTY. The open space on the premises and on adjoining property under the control of owners or operators of such premises. GARBAGE. The animal or vegetable waste resulting from the handling, preparation, cooking and consumption of food. [BE] GUARD. A building component or a system of build- ing components located at or near the open sides of elevated walking surfaces that minimizes the possibility of a fall from the walking surface to a lower level. [BG] HABITABLE SPACE. Space in a structure for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces, and similar areas are not con- sidered habitable spaces. HISTORIC BUILDING. Any building or structure that is one or more of the following: 1. Listed or certified as eligible for listing, by the State Historic Preservation Officer or the Keeper of the National Register of Historic Places, in the National Register of Historic Places. 2. Designated as historic under an applicable state or local law. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* 9 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. DEFINITIONS ' 3. Certified as a contributing resource within a National Register or state or locally designated historic district. HOUSEKEEPING UNIT. A room or group of rooms form- ing a single habitable space equipped and intended to be used for living, sleeping, cooking and eating which does not con- tain, within such a unit, a toilet, lavatory and bathtub or shower. IMMINENT DANGER. A condition which could cause serious or life- threatening injury or death at any time. INFESTATION. The presence, within or contiguous to, a structure or premises of insects, rodents, vermin or other pests. INOPERABLE MOTOR VEHICLE. A vehicle which can- not be driven upon the public streets for reason including but not limited to being unlicensed, wrecked, abandoned, in a state of disrepair, or incapable of being moved under its own power. [A] LABELED. Equipment, materials or products to which have been affixed a label, seal, symbol or other identifying mark of a nationally recognized testing laboratory, inspection agency or other organization concerned with product evalua- tion that maintains periodic inspection of the production of the above - labeled items and whose labeling indicates either that the equipment, material or product meets identified stan- dards or has been tested and found suitable for a specified purpose. LET FOR OCCUPANCY or LET. To permit, provide or offer possession or occupancy of a dwelling, dwelling unit, rooming unit, building, premise or structure by a person who is or is not the legal owner of record thereof, pursuant to a written or unwritten 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 structure. [A] OCCUPANCY. The purpose for which a building or portion thereof is utilized or occupied. OCCUPANT. Any individual living or sleeping in a build- ing, 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 directly to the outdoors. OPERATOR. Any person who has charge, care or control of a structure or premises which is let or offered for occupancy. [A] OWNER. Any person, agent, operator, firm or corpora- tion having legal or equitable interest in the property; or recorded in the official records of the state, county or munici- pality as holding title to the property; or otherwise having control of the property, including the guardian of the estate of any such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court. PERSON. An individual, corporation, partnership or any other group acting as a unit. PEST ELIMINATION. The control and elimination of insects, rodents or other pests by eliminating their harborage places; by removing or making inaccessible materials that serve as their food or water; by other approved pest elimina- tion methods. [A] PREMISES. A lot, plot or parcel of land, easement or public way, including any structures thereon. [A] PUBLIC WAY. Any street, alley or similar parcel of land essentially unobstructed from the ground to the sky, which is deeded, dedicated or otherwise permanently appro- priated to the public for public use. ROOMING HOUSE. A building arranged or occupied for lodging, with or without meals, for compensation and not occupied as a one- or two- family dwelling. ROOMING UNIT. Any room or group of rooms forming a single habitable unit occupied or intended to be occupied for sleeping or living, but not for cooking purposes. RUBBISH. Combustible and noncombustible waste materi- als, except garbage; the term shall include the residue from the burning of wood, coal, coke and other combustible mate- rials, paper, rags, cartons, boxes, wood, excelsior, rubber, leather, tree branches, yard trimmings, tin cans, metals, min- eral matter, glass, crockery and dust and other similar materi- als. [BG] SLEEPING UNIT. A room or space in which people sleep, which can also include permanent provisions for liv- ing, eating and either sanitation or kitchen facilities, but not both. Such rooms and spaces that are also part of a dwelling unit are not steeping units. STRICT LIABILITY OFFENSE. An offense in which the prosecution in a legal proceeding is not required to prove criminal intent as a part of its case. It is enough to prove that the defendant either did an act which was prohibited, or failed to do an act which the defendant was legally required to do. [A] STRUCTURE. That which is built or constructed or a portion thereof. TENANT. A person, corporation, partnership or group, whether or not the legal owner of record, occupying a build- ing or portion thereof as a unit. TOILET ROOM. A room containing a water closet or urinal but not a bathtub or shower. ULTIMATE DEFORMATION. The deformation at which failure occurs and which shall be deemed to occur if the sus- tainable load reduces to 80 percent or less of the maximum strength. [M] VENTILATION. The natural or mechanical process of supplying conditioned or unconditioned air to, or removing such air from, any space. WORKMANLIKE. Executed in a skilled manner; e.g., gen- erally plumb, level, square, in line, undamaged and without marring adjacent work. [Z] YARD. An open space on the same lot with a structure. 10 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. 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 exterior property. 301.2 Responsibility. The owner of the premises shall main- tain the structures and exterior property in compliance with these requirements, except as otherwise provided for in this code. A person shall not occupy as owner - occupant or permit another person to occupy premises that are not in a sanitary and safe condition and that do not comply with the require- ments of this chapter. Occupants of a dwelling unit, rooming unit or housekeeping unit are responsible for keeping in a clean, sanitary and safe condition that part of the dwelling unit, rooming unit, housekeeping unit or premises which they occupy and control. 301.3 Vacant structures and land. Vacant structures and premises thereof 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. Exterior property and premises shall be maintained in a clean, safe and sanitary condition. The occu- pant shall keep that part of the exterior property that such occupant occupies or controls in a clean and sanitary condi- tion. 302.2 Grading and drainage. Premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any struc- ture located thereon. Exception: Approved retention areas and reservoirs. 302.3 Sidewalks and driveways. Sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair, and maintained free from haz- ardous conditions. 302.4 Weeds. Premises and exterior property shall be main- tained free from weeds or plant growth in excess of [JURIS- DICTION TO INSERT HEIGHT IN INCHES]. Noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated flowers and gardens. Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice of violation, they shall be subject to prosecution in accordance with Section 106.3 and as prescribed by the authority having jurisdiction. Upon failure to comply with the notice of viola- tion, any duly authorized employee of the jurisdiction or con- tractor hired by the jurisdiction shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property. 302.5 Rodent harborage. Structures and exterior property shall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly extermi- nated by approved processes that will not be injurious to human health. After pest elimination, proper precautions shall be taken to eliminate rodent harborage and prevent rein - festation. 302.6 Exhaust vents. Pipes, ducts, conductors, fans or blow- ers shall not discharge gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes directly upon abutting or adjacent public or private property or that of another tenant. 302.7 Accessory structures. Accessory structures, including detached garages, fences and walls, shall be maintained structurally sound and in good repair. 302.8 Motor vehicles. Except as provided for in other regula- tions, no inoperative or unlicensed motor vehicle shall be parked, kept or stored on any premises, and no vehicle shall at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehi- cles is prohibited unless conducted inside an approved spray booth. Exception: A vehicle of any type is permitted to undergo major overhaul, including body work, provided that such work is performed inside a structure or similarly enclosed area designed and approved for such purposes. 302.9 Defacement of property. No person shall willfully or wantonly damage, mutilate or deface any exterior surface of any structure or building on any private or public property by placing thereon any marking, carving or graffiti. It shall be the responsibility of the owner to restore said surface to an approved state of maintenance and repair. SECTION 303 SWIMMING POOLS, SPAS AND HOT TUBS 303.1 Swimming pools. Swimming pools shall be main- tained in a clean and sanitary condition, and in good repair. 303.2 Enclosures. Private swimming pools, hot tubs and spas, containing water more than 24 inches (610 mm) in depth shall be completely surrounded by a fence or barrier not less than 48 inches (1219 mm) in height above the fin- ished ground level measured on the side of the barrier away from the pool. Gates and doors in such barriers shall be self - closing and self - latching. Where the self - latching device is not less than 54 inches (1372 mm) above the bottom of the 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 11 'j�i1 jj j �j 00 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License ■ t 1 1 Agreement. No further reproductions authorized. GENERAL REQUIREMENTS gate, the release mechanism shall be located on the pool side of the gate. Self - closing and self - latching gates shall be main- tained such that the gate will positively close and latch when released from an open position of 6 inches (152 mm) from the gatepost. No existing pool enclosure shall be removed, replaced or changed in a manner that reduces its effectiveness as a safety barrier. Exception: Spas or hot tubs with a safety cover that com- plies with ASTM F 1346 shall be exempt from the provi- sions of this section. SECTION 304 EXTERIOR STRUCTURE 304.1 General. The exterior of a structure shall be main- tained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare. 304.1.1 Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Existing Building Code as required for existing buildings: 1. The nominal strength of any 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 col- umns, and of walls and columns to foundations is not capable of resisting all nominal loads or load effects; 3. Structures or components thereof that have reached their limit state; 4. Siding and masonry joints including joints between the building envelope and the perimeter of windows, doors and skylights are not main- tained, weather resistant or water tight; 5. Structural members that have evidence of deterio- ration or that are not capable of safely supporting all nominal loads and load effects; 6. Foundation systems that are not firmly supported by footings, are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects; 7. Exterior walls that are not anchored to supporting and supported elements or are not plumb and free of holes, cracks or breaks and loose or rotting materials, are not properly anchored or are not capable of supporting all nominal loads and resist- ing all load effects; 8. Roofing or roofing components that have defects that admit rain, roof surfaces with inadequate drainage, or any portion of the roof framing that is not in good repair with signs of deterioration, fatigue or without proper anchorage and incapable of supporting all nominal loads and resisting all load effects; 9. Flooring and flooring components with defects that affect serviceability or flooring components that show signs of deterioration or fatigue, are not properly anchored or are incapable of supporting all nominal loads and resisting all load effects; 10. Veneer, cornices, belt courses, corbels, trim, wall facings and similar decorative features not prop- erly anchored or that are anchored with connec- tions not capable of supporting all nominal loads and resisting all load effects; 11. Overhang extensions or projections including, but not limited to, trash chutes, canopies, marquees, signs, awnings, fire escapes, standpipes and exhaust ducts not properly anchored or that are anchored with connections not capable of support- ing all nominal loads and resisting all load effects; 12. Exterior stairs, decks, porches, balconies and all similar appurtenances attached thereto, including guards and handrails, are not structurally sound, not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects; or 13. Chimneys, cooling towers, smokestacks and simi- lar appurtenances not structurally sound or not properly anchored, or that are anchored with con- nections not capable of supporting all nominal loads and resisting all load effects. Exceptions: 1. Where substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be per- mitted where approved by the code official. 304.2 Protective treatment. Exterior surfaces, including but not limited to, doors, door and window frames, cornices, porches, trim, balconies, decks and fences, shall be main- tained in good condition. Exterior wood surfaces, other than decay- resistant woods, shall be protected from the elements and decay by painting or other protective covering or treat- ment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted. Siding and masonry joints, as well as those between the building envelope and the perimeter of windows, doors and skylights, shall be maintained weather resistant and water tight. Metal surfaces subject to rust or cor- rosion shall be coated to inhibit such rust and corrosion, and surfaces with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion. Oxidation stains shall be removed from exterior surfaces. Surfaces designed for stabili- zation by oxidation are exempt from this requirement. [F] 304.3 Premises identification. Buildings shall have approved address numbers placed in a position to be plainly legible and visible from the street or road fronting the prop- erty. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet let- ters. Numbers shall be not less than 4 inches (102 mm) in height with a minimum stroke width of 0.5 inch (12.7 mm). 12 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' ' Vill] ! M Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. 304.4 Structural members. Structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads. 304.5 Foundation walls. Foundation walls shall be main- tained plumb 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. Exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weath- erproof and properly surface coated where required to pre- vent deterioration. 304.7 Roofs and drainage. The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drain- age shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gut- ters and downspouts shall be maintained 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. Cornices, belt courses, corbels, terra cotta trim, wall facings and similar decorative features shall be maintained in good repair with proper anchorage and in a safe condition. 304.9 Overhang extensions. Overhang extensions including, but not limited to, canopies, marquees, signs, metal awnings, fire escapes, standpipes and exhaust ducts shall be maintained in good repair and be properly anchored so as to be kept in a sound condition. Where required, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather -coat- ing materials, such as paint or similar surface treatment. 304.10 Stairways, decks, porches and balconies. Every exterior stairway, deck, porch and balcony, and all appurte- nances attached thereto, shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads. 304.11 Chimneys and towers. Chimneys, cooling towers, smoke stacks, and similar appurtenances shall be maintained structurally safe and sound, and in good repair. Exposed sur- faces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather - coating materials, such as paint or similar surface treatment. 304.12 Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition. 304.13 Window, skylight and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. 304.13.1 Glazing. Glazing materials shall be maintained free from cracks and holes. 304.13.2 Openable windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware. 304.14 Insect screens. During the period from [DATE] to [DATE], every door, window and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas or any areas where products to be GENERAL REQUIREMENTS included or utilized in food for human consumption are pro- cessed, manufactured, packaged or stored shall be supplied with approved tightly fitting screens of minimum 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall have a self - closing device in good work- ing condition. Exception: Screens shall not be required where other approved means, such as air curtains or insect repellent fans, are employed. 304.15 Doors. Exterior doors, door assemblies, operator sys- tems if provided, and hardware shall be maintained in good condition. Locks at all entrances to dwelling units and sleep- ing units shall tightly secure the door. Locks on means of egress doors shall be in accordance with Section 702.3. 304.16 Basement hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water. 304.17 Guards for basement windows. Every basement window that is openable shall be supplied with rodent shields, storm windows or other approved protection against the entry of rodents. 304.18 Building security. Doors, windows or hatchways for dwelling units, room units or housekeeping units shall be pro- vided with devices designed to provide security for the occu- pants and property within. 304.18.1 Doors. Doors providing access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a deadbolt lock designed to be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort and shall have a minimum lock throw of 1 inch (25 mm). Such deadbolt locks shall be installed according to the manufacturer's specifications and main- tained in good working order. For the purpose of this sec- tion, a sliding bolt shall not be considered an acceptable deadbolt lock. 304.18.2 Windows. Operable windows located in whole or in part within 6 feet (1828 mm) above ground level or a walking surface below that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a window sash locking device. 304.18.3 Basement hatchways. Basement hatchways that provide access to a dwelling unit, rooming unit or house- keeping unit that is rented, leased or let shall be equipped with devices that secure the units from unauthorized entry. 304.19 Gates. Exterior gates, gate assemblies, operator sys- tems if provided, and hardware shall be maintained in good condition. Latches at all entrances shall tightly secure the gates. SECTION 305 INTERIOR STRUCTURE 305.1 General. The interior of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition. Occupants shall keep that part of 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 13 ■�•i�j1 "" ; a Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 1 1:29:57 AM pursuant to License Agreement. No further reproductions authorized. GENERAL REQUIREMENTS the structure that they occupy or control in a clean and sani- tary condition. Every owner of a structure containing a room- ing house, housekeeping units, a hotel, a dormitory, two or more dwelling units or two or more nonresidential occupan- cies, shall maintain, in a clean and sanitary condition, the shared or public areas of the structure and exterior property. 305.1.1 Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Existing Building Code as required for existing buildings: 1. The nominal strength of any 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 col- umns, and of walls and columns to foundations is not capable of resisting all nominal loads or load effects; 3. Structures or components thereof that have reached their limit state; 4. Structural members are incapable of supporting nominal loads and load effects; 5. Stairs, landings, balconies and all similar walking surfaces, including guards and handrails, are not structurally sound, not properly anchored or are anchored with connections not capable of support- ing all nominal loads and resisting all Ioad effects; 6. Foundation systems that are not firmly supported by footings are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects. Exceptions: 1. Where substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be per- mitted when approved by the code official. 305.2 Structural members. Structural members shall be maintained structurally sound, and be capable of supporting the imposed loads. 305.3 Interior surfaces. Interior surfaces, including win- dows and doors, shall be maintained in good, clean and sani- tary condition. Peeling, chipping, flaking or abraded paint shall be repaired, removed or covered. Cracked or loose plas- ter, decayed wood and other defective surface conditions shall be corrected. 305.4 Stairs and walking surfaces. Every stair, ramp, land- ing, balcony, porch, deck or other walking surface shall be maintained in sound condition and good repair. 305.5 Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition. 305.6 Interior doors. Every interior door shall fit reasonably well within its frame and shall be capable of being opened and closed by being properly and securely attached to jambs, headers or tracks as intended by the manufacturer of the attachment hardware. SECTION 306 COMPONENT SERVICEABILITY 306.1 General. The components of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition. 306.1.1 Unsafe conditions. Where any of the following conditions cause the component or system to be beyond its limit state, the component or system shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Exist - ing Building Code as required for existing buildings: 1. Soils that have been subjected to any of the follow- ing conditions: 1.1. Collapse of footing or foundation system; 1.2. Damage to footing, foundation, concrete or other structural element due to soil expan- sion; 1.3. Adverse effects to the design strength of foot- ing, foundation, concrete or other structural element due to a chemical reaction from the soil; 1.4. Inadequate soil as determined by a geotechni- cal investigation; 1.5. Where the allowable bearing capacity of the soil is in doubt; or 1.6. Adverse effects to the footing, foundation, concrete or other structural element due to the ground water table. 2. Concrete that has been subjected to any of the fol- lowing conditions: 2.1. Deterioration; 2.2. Ultimate deformation; 2.3. Fractures; 2.4. Fissures; 2.5. Spalling; 2.6. Exposed reinforcement; or 2.7. Detached, dislodged or failing connections. 3. Aluminum that has been subjected to any of the fol- lowing conditions: 3.1. Deterioration; 3.2. Corrosion; 3.3. Elastic deformation; 3.4. Ultimate deformation; 3.5. Stress or strain cracks; 3.6. Joint fatigue; or 3.7. Detached, dislodged or failing connections. 14 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE° jjk i T.i11:191111 jaT(� Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License I jjYl 911 HN I Agreement. No further reproductions authorized. 4. Masonry that has been subjected to any of the fol- lowing conditions: 4.1. Deterioration; 4.2. Ultimate deformation; 4.3. Fractures in masonry or mortar joints; 4.4. Fissures in masonry or mortar joints; 4.5. Spalling; 4.6. Exposed reinforcement; or 4.7. Detached, dislodged or failing connections. Steel that has been subjected to any of the following conditions: 5.1. Deterioration; 5.2. Elastic deformation; 5.3. Ultimate deformation; 5.4. Metal fatigue; or 5.5. Detached, dislodged or failing connections. 6. Wood that has been subjected to any of the follow- ing conditions: 6.1. Ultimate deformation; 6.2. Deterioration; 6.3. Damage from insects, rodents and other ver- min; 6.4. Fire damage beyond charring; 6.5. Significant splits and checks; 6.6. Horizontal shear cracks; 6.7. Vertical shear cracks; 6.8. Inadequate support; 6.9. Detached, dislodged or failing connections; or 6.10. Excessive cutting and notching. Exceptions: 1. Where substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be per- mitted where approved by the code official. SECTION 307 HANDRAILS AND GUARDRAILS 307.1 General. Every exterior and interior flight of stairs having more than four risers shall have a handrail on one side of the stair and every open portion of a stair, landing, bal- cony, porch, deck, ramp or other walking surface that is more than 30 inches (762 mm) above the floor or grade below shall have guards. Handrails shall be not less than 30 inches (762 mm) in height or more than 42 inches (1067 mm) in height measured vertically above the nosing of the tread or above the finished floor of the landing or walking surfaces. Guards shall be not less than 30 inches (762 mm) in height above the GENERAL REQUIREMENTS floor of the landing, balcony, porch, deck, or ramp or other walking surface. Exception: Guards shall not be required where exempted by the adopted building code. SECTION 308 RUBBISH AND GARBAGE 308.1 Accumulation of rubbish or garbage. Exterior prop - ertyand premises, and the interior of every structure, shall be free from any accumulation of rubbish or garbage. 308.2 Disposal of rubbish. Every occupant of a structure shall dispose of all rubbish in a clean and sanitary manner by placing such rubbish in approved containers. 308.2.1 Rubbish storage facilities. The owner of every occupied premises shall supply approved covered contain- ers for rubbish, and the owner of the premises shall be responsible for the removal of rubbish. 308.2.2 Refrigerators. Refrigerators and similar equip- ment not in operation shall not be discarded, abandoned or stored on premises without first removing the doors. 308.3 Disposal of garbage. Every occupant of a structure shall dispose of garbage in a clean and sanitary manner by placing such garbage in an approved garbage disposal facility or approved garbage containers. 308.3.1 Garbage facilities. The owner of every dwelling shall supply one of the following: an approved mechanical food waste grinder in each dwelling unit; an approved incinerator unit in the structure available to the occupants in each dwelling unit, or an approved leakproof, covered, outside garbage container. 308.3.2 Containers. The operator of every establishment producing garbage shall provide, and at all times cause to be utilized, approved leakproof containers provided with close - fitting covers for the storage of such materials until removed from the premises for disposal. SECTION 309 PEST ELIMINATION 309.1 Infestation. Structures shall be kept free from insect and rodent infestation. Structures in which insects or rodents are found shall be promptly exterminated by approved pro- cesses that will not be injurious to human health. After pest elimination, proper precautions shall be taken to prevent rein - festation. 309.2 Owner. The owner of any structure shall be responsi- ble for pest elimination within the structure prior to renting or leasing the structure. 309.3 Single occupant. The occupant of a one - family dwell- ing or of a single- tenant nonresidential structure shall be responsible for pest elimination on the premises. 309.4 Multiple occupancy. The owner of a structure contain- ing two or more dwelling units, a multiple occupancy, a 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE° 15 WREAK'] 11 �4'4Gj�J C (� Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 1 1:29:57 AM pursuant to License R Agreement. No further reproductions authorized. GENERAL REQUIREMENTS rooming house or a nonresidential structure shall be responsi- ble for pest elimination in the public or shared areas of the structure and exterior property. If infestation is caused by failure of an occupant to prevent such infestation in the area occupied, the occupant and owner shall be responsible for pest elimination. 309.5 Occupant. The occupant of any structure shall be responsible for the continued rodent and pest -free condition of the structure. Exception: Where the infestations are caused by defects in the structure, the owner shall be responsible for pest elimination. 16 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' Ilk 1 ' !!iL'>L`l:J.' ' jI(�1,'j'[o� Copyright to, .,licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License �� 1►1�! 7 Agreement. No further reproductions authorized. l P i 1. �_ !► 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 pro- vide and maintain light, ventilation and space conditions in compliance with these requirements. A person shall not occupy as owner - occupant, or permit another person to occupy, any premises that do not comply with the require- ments of this chapter. 401.3 Alternative devices. In lieu of the means for natural light and ventilation herein prescribed, artificial light or mechanical ventilation complying with the International Building Code shall be permitted. SECTION 402 LIGHT 402.1 Habitable spaces. Every habitable space-shall have not Iess than one window of approved size facing directly to the outdoors or to a court. The minimum total glazed area for every habitable space shall be 8 percent of the floor area of such room. Wherever walls or other portions of a structure face a window of any room and such obstructions are located less than 3 feet (914 mm) from the window and extend to a level above that of the ceiling of the room, such window shall not be deemed to face directly to the outdoors nor to a court and shall not be included as contributing to the required mini- mum total window area for the room. Exception: Where natural light for rooms or spaces with- out exterior glazing areas is provided through an adjoining room, the unobstructed opening to the adjoining room shall be not less than 8 percent of the floor area of the inte- rior room or space, but a minimum of 25 square feet (2.33 m�. The exterior glazing area shall be based on the total floor area being served. 402.2 Common halls and stairways. Every common hall and stairway in residential occupancies, other than in one - and two- family dwellings, shall be lighted at all times with not Iess than a 60 -watt standard incandescent light bulb for each 200 square feet (19 m2) of floor area or equivalent illu- mination, provided that the spacing between lights shall not be greater than 30 feet (9144 mm). In other than residential occupancies, means of egress, including exterior means of egress, stairways shall be illuminated at all times the building space served by the means of egress is occupied with not less than 1 footcandle (11 lux) at floors, landings and treads. 402.3 Other spaces. All other spaces shall be provided with natural or artificial Iight sufficient to permit the maintenance of sanitary conditions, and the safe occupancy of the space and utilization of the appliances, equipment and fixtures. SECTION 403 VENTILATION 403.1 Habitable spaces. Every habitable space shall have not less than one openable window. The total openable area of the window in every room shall be equal to not less than 45 percent of the minimum glazed area required in Section 402.1. Exception: Where rooms and spaces without openings to the outdoors are ventilated through an adjoining room, the unobstructed opening to the adjoining room shall be not less than 8 percent of the floor area of the interior room or space, but not less than 25 square feet (2.33 m�. The venti- lation openings to the outdoors shall be based on a total floor area being ventilated. 403.2 Bathrooms and toilet rooms. Every bathroom and toi- let room shall comply with the ventilation requirements for habitable spaces as required by Section 403.1, except that a window shall not be required in such spaces equipped with a mechanical ventilation system. Air exhausted by a mechani- cal ventilation system from a bathroom or toilet room shall discharge to the outdoors and shall not be recirculated. 403.3 Cooking facilities. Unless approved through the certif- icate of occupancy, cooking shall not be permitted in any rooming unit or dormitory unit, and a cooking facility or appliance shall not be permitted to be present in the rooming unit or dormitory unit. Exceptions: 1. Where specifically approved in writing by the code Official. 2. Devices such as coffee pots and microwave ovens shall not be considered cooking appliances. 403.4 Process ventilation. Where injurious, toxic, irritating or noxious fumes, gases, dusts or mists are generated, a local exhaust ventilation system shall be provided to remove the contaminating agent at the source. Air shall be exhausted to the exterior and not be recirculated to any space. 403.5 Clothes dryer exhaust. Clothes dryer exhaust systems shall be independent of all other systems and shall be exhausted outside the structure in accordance with the manu- facturer's instructions. Exception: Listed and labeled condensing (ductless) clothes dryers. SECTION 404 OCCUPANCY LIMITATIONS 404.1 Privacy. Dwelling units, hotel units, housekeeping units, rooming units and dormitory units shall be arranged to provide privacy and be separate from other adjoining spaces. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 17 Copyright to, or ficensed by, ICC (ALL RIGHTS RESERVED); accessed by Dame) Preslcy on Feb 17, 2015 1 1:29:57 AM pursuant to Ucensc jj� jj!! jj��JJ Agreement. No futther reproductions authorized. LIGHT, VENTILATION AND OCCUPANCY LIMITATIONS 404.2 Minimum room widths. A habitable room, other than a kitchen, shall be not less than 7 feet (2134 mm) in any plan dimension. Kitchens shall have a minimum clear passageway of 3 feet (914 mm) between counterfronts and appliances or counterfronts and walls. 404.3 Minimum ceiling heights. Habitable spaces, hall- ways, corridors, laundry areas, bathrooms, toilet rooms and habitable basement areas shall have a minimum clear ceiling height of 7 feet (2134 mm). Exceptions: 1. In one- and two- family dwellings, beams or girders spaced not less than 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 obstructions. 3. Rooms occupied exclusively for sleeping, study 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 not less than one - third of the required minimum floor area. In calcu- lating the floor area of such rooms, only those por- tions of the floor area with a minimum clear ceiling height of 5 feet (1524 mm) shall be included. 404.4 Bedroom and living room requirements. Every bed- room and living room shall comply with the requirements of Sections 404.4.1 through 404.4.5. 404.4.1 Room area. Every living room shall contain not less than 120 square feet (11.2 m� and every bedroom shall contain not less than 70 square feet (6.5 m� and every bedroom occupied by more than one person shall contain not less than 50 square feet (4.6 m� of floor area for each occupant thereof. 404.4.2 Access from bedrooms. Bedrooms shall not con- stitute the only means of access to other bedrooms or hab- itable spaces and shall not serve as the only means of egress from other habitable spaces. Exception: Units that contain fewer than two bed- rooms. 404.4.3 Water closet accessibility. Every bedroom shall have access to not less than one water closet and one lava- tory without passing through another bedroom. Every bed- room in a dwelling unit shall have access to not less than one water closet and lavatory Iocated in the same story as the bedroom or an adjacent story. 404.4.4 Prohibited occupancy. Kitchens and nonhabit- able spaces shall not be used for sleeping purposes. 404.4.5 Other requirements. Bedrooms shall comply with the applicable provisions of this code including, but not limited to, the light, ventilation, room area, ceiling height and room width requirements of this chapter; the plumbing facilities and water- heating facilities require- ments of Chapter 5; the heating facilities and electrical receptacle requirements of Chapter 6; and the smoke detector and emergency escape requirements of Chapter 7. 404.5 Overcrowding. Dwelling units shall not be occupied by more occupants than permitted by the minimum area requirements of Table 404.5. TABLE 404.5 MINIMUM AREA REQUIREMENTS SPACE MINIMUM AREA IN SQUARE FEET 1 -2 occupants 3 -5 occupants 6 or more occupants Living roont" 120 120 150 Dining room` No requirement 80 100 Bedrooms Shall comply with Section 404.4.1 For SI: 1 square foot = 0.0929 m2. a. See Section 404.5.2 for combined living room /dining room spaces. b. See Section 404.5.1 for limitations on determining the minimum occupancy area for sleeping purposes. 404.5.1 Sleeping area. The minimum occupancy area required by Table 404.5 shall not be included as a sleeping area in determining the minimum occupancy area for sleeping purposes. Sleeping areas shall comply with Sec- tion 404.4. 404.5.2 Combined spaces. Combined living room and dining room spaces shall comply with the requirements of Table 404.5 if the total area is equal to that required for separate rooms and if the space is located so as to function as a combination living room/dining room. 404.6 Efficiency unit. Nothing in this section shall prohibit an efficiency living unit from meeting the following require- ments: 1. A unit occupied by not more than one occupant shall have a minimum clear floor area of 120 square feet (11.2 m2). A unit occupied by not more than two occu- pants shall have a minimum clear floor area of 220 square feet (20.4 m�. A unit occupied by three occu- pants shall have a minimum clear floor area of 320 square feet (29.7 m�. These required areas shall be exclusive of the areas required by Items 2 and 3. 2. The unit shall be provided with a kitchen sink, cooking appliance and refrigeration facilities, each having a minimum clear working space of 30 inches (762 mm) in front. Light and ventilation conforming to this code shall be provided. 3. The unit shall be provided with a separate bathroom containing a water closet, lavatory and bathtub or shower. 4. The maximum number of occupants shall be three. 404.7 Food preparation. All spaces to be occupied for food preparation purposes shall contain suitable space and equip- ment to store, prepare and serve foods in a sanitary manner. There shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage. 18 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* t��t ' (� j1j�y j0 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License �j ��!j��►1�7I� Agreement. No further reproductions authorized. X IT SECTION 501 GENERAL 501.1 Scope. The provisions of this chapter shall govern the minimum plumbing systems, facilities and plumbing fixtures to be provided. 501.2 Responsibility. The owner of the structure shall pro- vide and maintain such plumbing facilities and plumbing fix- tures in compliance with these requirements. A person shall not occupy as owner - occupant or permit another person to occupy any structure or premises that does not comply with the requirements of this chapter. SECTION 502 REQUIRED FACILITIES [P] 502.1 Dwelling units. Every dwelling unit shall contain its own bathtub or shower, lavatory, water closet and kitchen sink that shall be maintained in a sanitary, safe working con- dition. The lavatory shall be placed in the same room as the water closet or located in close proximity to the door leading directly into the room in which such water closet is located. A kitchen sink shall not be used as a substitute for the required lavatory. [P] 502.2 Rooming houses. Not less than one water closet, lavatory and bathtub or shower shall be supplied for each four rooming units. [P] 502.3 Hotels. Where private water closets, lavatories and baths are not provided, one water closet, one lavatory and one bathtub or shower having access from a public hallway shall be provided for each 10 occupants. [P] 502.4 Employees' facilities. Not less than one water closet, one lavatory and one drinking facility shall be avail- able to employees. [P] 502.4.1 Drinking facilities. Drinking facilities shall be a drinking fountain, water cooler, bottled water cooler or disposable cups next to a sink or water dispenser. Drinking facilities shall not be located in toilet rooms or bathrooms. [P] 502.5 Public toilet facilities. Public toilet facilities shall be maintained in a safe, sanitary and working condition in accordance with the International Plumbing Code. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occu- pancy of the premises. SECTION 503 TOILET ROOMS [P] 503.1 Privacy. Toilet rooms and bathrooms shall provide privacy and shall not constitute the only passageway to a hall or other space, or to the exterior. A door and interior locking device shall be provided for all common or shared bathrooms and toilet rooms in a multiple dwelling. . [P] 503.2 Location. Toilet rooms and bathrooms serving hotel units, rooming units or dormitory units or housekeeping units, shall have access by traversing not more than one flight of stairs and shall have access from a common hall or pas- sageway. [P] 503.3 Location of employee toilet facilities. Toilet facil- ities shall have access from within the employees' working area. The required toilet facilities shall be located not more than one story above or below the employees' working area and the path of travel to such facilities shall not exceed a dis- tance of 500 feet (152 m). Employee facilities shall either be separate facilities or combined employee and public facilities. Exception: Facilities that are required for employees in storage structures or kiosks, which are located in adjacent structures under the same ownership, lease or control, shall not exceed a travel distance of 500 feet (152 m) from the employees' regular working area to the facilities. [P] 503.4 Floor surface. In other than dwelling units, every toilet room floor shall be maintained to be a smooth, hard, nonabsorbent surface to permit such floor to be easily kept in a clean and sanitary condition. SECTION 504 PLUMBING SYSTEMS AND FIXTURES [P] 504.1 General. Plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. Plumbing fixtures shall be maintained in a safe, sanitary and functional condition. [P] 504.2 Fixture clearances. Plumbing fixtures shall have adequate clearances for usage and cleaning. [P] 504.3 Plumbing system hazards. Where it is found that a plumbing system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, inadequate venting, cross connection, backsiphonage, improper installation, deterioration or damage or for similar reasons, the code official shall require the defects to be cor- rected to eliminate the hazard. SECTION 505 WATER SYSTEM 505.1 General. Every sink, lavatory, bathtub or shower, drinking fountain, water closet or other plumbing fixture shall be properly connected to either a public water system or to an approved private water system. Kitchen sinks, lavatories, Iaundry facilities, bathtubs and showers shall be supplied 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE° 19 ' t t , n'r(J'('[�T Copyright to, or licensed by, [CC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License i ,J 1�(1� � � Agreement. No further reproductions authorized. PLUMBING FACILITIES AND FIXTURE REQUIREMENTS with hot or tempered and cold running water in accordance with the International Plumbing Code. [P] 505.2 Contamination. The water supply shall be main- tained free from contamination, and all water inlets for plumbing fixtures shall be located above the flood -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 protected 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 capable of providing an adequate amount of water to be drawn at every required sink, lavatory, bathtub, shower and laundry 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 normally kept closed, unless adequate combustion air is provided. An approved combination tem- perature and pressure- relief valve and relief valve discharge pipe shall be properly installed and maintained on water heat- ers. SECTION 506 SANITARY DRAINAGE SYSTEM [P] 506.1 General. Plumbing fixtures shall be properly con- nected to either a public sewer system or to an approved pri- vate sewage disposal system. [P] 506.2 Maintenance. Every plumbing stack, vent, waste and sewer line shall function properly and be kept free from obstructions, leaks and defects. [P] 506.3 Grease interceptors. Grease interceptors and auto- matic grease removal devices shall be maintained in accor- dance with this code and the manufacturer's installation instructions. Grease interceptors and automatic grease removal devices shall be regularly serviced and cleaned to prevent the discharge of oil, grease, and other substances harmful or hazardous to the building drainage system, the public sewer, the private sewage disposal system or the sew- age treatment plant or processes. Records of maintenance, cleaning and repairs shall be available for inspection by the code official. SECTION 507 STORM DRAINAGE [P] 507.1 General. Drainage of roofs and paved areas, yards and courts, and other open areas on the premises shall not be discharged in a manner that creates a public nuisance. 20 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® �1�1 ► /'I ('�111TCs(� Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License i H -11111 1-11 ► �lf� �� �� Agreement. No further reproductions authorized. 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 structure shall pro- vide and maintain mechanical and electrical facilities and equipment in compliance with these requirements. A person shall not occupy as owner - occupant or permit another person to occupy any premises that does not comply with the requirements of this chapter. SECTION 602 HEATING FACILITIES 602.1 Facilities required. Heating facilities shall be pro- vided in structures as required by this section. 602.2 Residential occupancies. Dwellings shall be provided with heating facilities capable of maintaining a room temper- ature of 68 °F (20 °C) in all habitable rooms, bathrooms and toilet rooms based on the winter outdoor design temperature for the locality indicated in Appendix D of the International Plumbing Code. Cooking appliances shall not be used, nor shall portable unvented fuel - burning space heaters be used, as a means to provide required heating. Exception: In areas where the average monthly tempera- ture is above 30 °F ( -1 °C), a minimum temperature of 65 °F (18 °C) shall be maintained. 602.3 Heat supply. Every owner and operator of any build- ing who rents, leases or lets one or more dwelling units or sleeping units on terms, either expressed or implied, to fur- nish heat to the occupants thereof shall supply heat during the period from [DATE] to [DATE] to maintain a minimum temper- ature of 68 °F (20 °C) in all habitable rooms, bathrooms and toilet rooms. Exceptions: 1. When the outdoor temperature is below the winter outdoor design temperature for the locality, mainte- nance of the minimum room temperature shall not be required provided that the heating system is operating at its full design capacity. The winter out- door design temperature for the locality shall be as indicated in Appendix D of the International Plumbing Cade. 2. In areas where the average monthly temperature is above 30 °F ( -1 °C), a minimum 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] to [DATE] to maintain a minimum temperature of 65 °F (18 °C) during the period the spaces are occupied. Exceptions: 1. Processing, storage and operation areas that require cooling or special temperature conditions. 2. Areas in which persons are primarily engaged in vigorous physical activities. 602.5 Room temperature measurement. The required room temperatures shall be measured 3 feet (914 mm) above the floor near the center of the room and 2 feet (610 mm) inward from the center of each exterior wall. SECTION 603 MECHANICAL EQUIPMENT 603.1 Mechanical appliances. Mechanical appliances, fire- places, solid fuel- burning appliances, cooking appliances and water heating appliances shall be properly installed and main- tained in a safe working condition, and shall be capable of performing the intended function. 603.2 Removal of combustion products. Fuel- burning equipment and appliances shall be connected to an approved chimney or vent. Exception: Fuel- burning equipment and appliances that are labeled for unvented operation. 603.3 Clearances. Required clearances to combustible mate- rials shall be maintained. 603.4 Safety controls. Safety controls for fuel - burning equipment shall be maintained in effective operation. 603.5 Combustion air. A supply of air for complete combus- tion of the fuel and for ventilation of the space containing the fuel- burning equipment shall be provided for the fuel - burning equipment. 603.6 Energy conservation devices. Devices intended to reduce fuel consumption by attachment to a fuel- burning appliance, to the fuel supply line thereto, or to the vent outlet or vent piping therefrom, shall not be installed unless labeled for such purpose and the installation is specifically approved. SECTION 604 ELECTRICAL FACILITIES 604.1 Facilities required. Every occupied building shall be provided with an electrical system in compliance with the requirements of this section and Section 605. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 21 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. MECHANICAL AND ELECTRICAL REQUIREMENTS 604.2 Service. The size and usage of appliances and equip- ment shall serve as a basis for determining the need for addi- tional facilities in accordance with NFPA 70. Dwelling units shall be served by a three -wire, 1201240 volt, single -phase electrical service having a minimum rating of 60 amperes. 604.3 Electrical system hazards. Where it is found that the electrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, improper fusing, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration 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 gov- ern the repair and replacement of electrical systems and equipment that have been exposed to water. 604.3.1.1 Electrical equipment. Electrical distribu- tion equipment, motor circuits, power equipment, trans- formers, wire, cable, flexible cords, wiring devices, ground fault circuit interrupters, surge protectors, molded case circuit breakers, low - voltage fuses, lumi- naires, ballasts, motors and electronic control, signaling and communication equipment that have been exposed to water shall be replaced in accordance with the provi- sions of the International Building Code. Exception: The following equipment shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved man- ufacturer's representative indicates that the equip- ment has not sustained damage that requires replacement: 1. Enclosed switches, rated a maximum of 600 volts or less; 2. Busway, rated a maximum of 600 volts; 3. PaneIboards, rated a maximum of 600 volts; 4. Switchboards, rated a maximum of 600 volts; 5. Fire pump controllers, rated a maximum of 600 volts; 6. Manual and magnetic motor controllers; 7. Motor control centers; 8. Alternating current high- voltage circuit breakers; 9. Low - voltage power circuit breakers; 10. Protective relays, meters and current trans- formers; 11. Low- and medium - voltage switchgear; 12. Liquid - filled transformers; 13. Cast -resin transformers; 14. Wire or cable that is suitable for wet loca- tions and whose ends have not been exposed to water; 15. Wire or cable, not containing fillers, that 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 communi- cation equipment. 604.3.2 Abatement of electrical hazards associated with fire exposure. The provisions of this section shall govern the repair and replacement of electrical systems and equip- ment that have been exposed to fire. 604.3.2.1 Electrical equipment. Electrical switches, receptacles and fixtures, including furnace, water heat- ing, security system and power distribution circuits, that have been exposed to fire, shall be replaced in accordance with the provisions of the International Building Code. Exception: Electrical switches, receptacles and fix- tures that shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved manufacturer's representative indicates that the equipment has not sustained damage that requires replacement. SECTION 605 ELECTRICAL EQUIPMENT 605.1 Installation. Electrical equipment, wiring and appli- ances shall be properly installed and maintained in a safe and approved manner. 605.2 Receptacles. Every habitable space in a dwelling shall contain not less than two separate and remote receptacle out- lets. Every laundry area shall contain not less than one grounding -type receptacle or a receptacle with a ground fault circuit interrupter. Every bathroom shall contain not less than one receptacle. Any new bathroom receptacle outlet shall have ground fault circuit interrupter protection. All receptacle outlets shall have the appropriate faceplate cover for the loca- tion. 605.3 Luminaires. Every public hall, interior stairway, toilet room, kitchen, bathroom, laundry room, boiler room and fur- nace room shall contain not less than one electric luminaire. Pool and spa luminaires over 15 V shall have ground fault circuit interrupter protection. 605.4 Wiring. Flexible cords shall not be used for permanent wiring, or for running through doors, windows, or cabinets, or concealed within walls, floors, or ceilings. SECTION 606 ELEVATORS, ESCALATORS AND DUMBWAITERS 606.1 General. Elevators, dumbwaiters and escalators shall be maintained in compliance with ASME A17.1. The most current certificate of inspection shall be on display at all times within the elevator or attached to the escalator or dumb- 22 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 11, i ' i ' ' 'i.�:L'J ►S JJ_7 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. MECHANICAL AND ELECTRICAL REQUIREMENTS waiter, be available for public inspection in the office of the building operator or be posted in a publicly conspicuous location approved by the code official. The inspection and tests shall be performed at not less than the periodic intervals listed in ASME A17.1, Appendix N, except where otherwise specified by the authority having jurisdiction. 606.2 Elevators. In buildings equipped with passenger eleva- tors, not less than one elevator shall be maintained in opera- tion at all times when the building is occupied. Exception: Buildings equipped with only one elevator shall be permitted to have the elevator temporarily out of service for testing or servicing. SECTION 607 DUCT SYSTEMS 607.1 General. Duct systems shall be maintained free of obstructions and shall be capable of performing the required function. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 23 t , 1 , ' jT,iij'jjTj [off Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. 24 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 1 ' ' r Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Fcb l7, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. 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 facili- ties and equipment to be provided. 701.2 Responsibility. The owner of the premises shall pro- vide and maintain such fire safety facilities and equipment in compliance with these requirements. A person shall not occupy as owner - occupant or permit another person to occupy any premises that do not comply with the require- ments of this chapter. SECTION 702 MEANS OF EGRESS [F] 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 way. Means of egress shall comply with the International Fire Code. [F] 702.2 Aisles. The required width of aisles in accordance with the International Fire Code shall be unobstructed. [F] 702.3 Locked doors. Means of egress doors shall be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort, except where the door hardware conforms to that permitted by the International Building Code. [F] 702.4 Emergency escape openings. Required emergency escape openings shall be maintained in accordance with the code in effect at the time of construction, and the following. Required emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars, grilles, grates or similar devices are per- mitted to be placed over emergency escape and rescue open- ings provided the minimum net clear opening 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 that which is required for normal operation of the escape and res- cue opening. SECTION 703 FIRE - RESISTANCE RATINGS [F] 703.1 Fire - resistance -rated assemblies. The required fire- resistance rating of fire- resistance -rated walls, fire stops, shaft enclosures, partitions and floors shall be maintained. [F] 703.2 Opening protectives. Required opening protec- tives shall be maintained in an operative condition. Fire and smokestop doors shall be maintained in operable condition. Fire doors and smoke barrier doors shall not be blocked or obstructed or otherwise made inoperable. SECTION 704 FIRE PROTECTION SYSTEMS [F] 704.1 General. Systems, devices and equipment to detect a fire, actuate an alarm, or suppress or control a fire or any combination thereof shall be maintained in an operable con- dition at all times in accordance with the International Fire Code. [F] 704.1.1 Automatic sprinkler systems. Inspection, testing and maintenance of automatic sprinkler systems shall be in accordance with NFPA 25. [F] 704.1.2 Fire department connection. Where the fire department connection is not visible to approaching fire apparatus, the fire department connection shall be indi- cated by an approved sign mounted on the street front or on the side of the building. Such sign shall have the letters "FDC" not less than 6 inches (152 mm) high and words in letters not less than 2 inches (51 mm) high or an arrow to indicate the location. Such signs shall be subject to the approval of the fire code official. [F] 704.2 Single- and multiple- station smoke alarms. Sin- gle- and multiple- station smoke alarms shall be installed in existing Group I -1 and R occupancies in accordance with Sections 704.2.1 through 704.2.3. [F] 704.2.1 Where required. Existing Group 1 -1 and R occupancies shall be provided with single- station smoke alarms in accordance with Sections 704.2.1.1 through 704.2.1.4. Interconnection and power sources shall be in accordance with Sections 704.2.2 and 704.2.3. Exceptions: 1. Where the code that was in effect at the time of construction required smoke alarms and smoke alarms complying with those requirements are already provided. 2. Where smoke alarms have been installed in occu- pancies and dwellings that were not required to have them at the time of construction, additional smoke alarms shall not be required provided that the existing smoke alarms comply with require- ments that were in effect at the time of installa- tion. 3. Where smoke detectors connected to a fire alarm system have been installed as a substitute for smoke alarms. [F] 704.2.1.1 Group R -1. Single- or multiple- station smoke alarms shall be installed in all of the following locations in Group R -l: 1. In sleeping areas. 2. In every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 25 �(' ,���'��Rr (0 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License jl i 1 ►1 117 Agreement. No further reproductions authorized. FIRE SAFETY REQUIREMENTS 3. In each story within the sleeping unit, including basements. For sleeping units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. [F] 704.2.1.2 Groups R -2, R -3, R -4 and I -1. Single - or multiple- station smoke alarms shall be installed and maintained in Groups R -2, R -3, R -4 and I -1 regardless of occupant load at all of the following locations: 1. On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bed- rooms. 2. In each room used for sleeping purposes. 3. In each story within a dwelling unit, including basements but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. [F] 704.2.1.3 Installation near cooking appliances. Smoke alarms shall not be installed in the following locations unless this would prevent placement of a smoke alarm in a location required by Section 704.2.1.1 or 704.2.1.2. 1. Ionization smoke alarms shall not be installed less than 20 feet (6096 m) horizontally from a permanently installed cooking appliance. 2. Ionization smoke alarms with an alarm- silencing switch shall not be installed less than 10 feet (3048 mm) horizontally from a permanently installed cooking appliance. 3. Photoelectric smoke alarms shall not be installed less than 6 feet (1829 mm) horizontally from a permanently installed cooking appliance. [F] 704.2.1.4 Installation near bathrooms. Smoke alarms shall be installed not less than 3 feet (914 mm) horizontally from the door or opening of a bathroom that contains a bathtub or shower unless this would pre- vent placement of a smoke alarm required by Section 704.2.1.1 or 704.2.1.2. [F] 704.2.2 Interconnection. Where more than one smoke alarm is required to be installed within an individual dwelling or sleeping unit, the smoke alarms shall be inter- connected in such a manner that the activation of one alarm will activate all of the alarms in the individual unit. Physical interconnection of smoke alarms shall not be required where listed wireless alarms are installed and all alarms sound upon activation of one alarm. The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed. Exceptions: 1. Interconnection is not required in buildings that are not undergoing alterations, repairs or con- struction of any kind. 2. Smoke alarms in existing areas are not required to be interconnected where alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement avail- able that could provide access for interconnection without the removal of interior finishes. [F] 704.2.3 Power source. Single- station smoke alarms shall receive their primary power from the building wiring provided that such wiring is served from a commercial source and shall be equipped with a battery backup. Smoke alarms with integral strobes that are not equipped with battery backup shall be connected to an emergency electrical system. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and with- out a disconnecting switch other than as required for over - current protection. Exceptions: 1. Smoke alarms are permitted to be solely battery operated in existing buildings where no construc- tion is taking place. 2. Smoke alarms are permitted to be solely battery operated in buildings that are not served from a commercial power source. 3. Smoke alarms are permitted to be solely battery operated in existing areas of buildings undergo- ing alterations or repairs that do not result in the removal of interior walls or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available that could pro- vide access for building wiring without the removal of interior finishes. [F] 704.2.4 Smoke detection system. Smoke detectors listed in accordance with UL 268 and provided as part of the building's fire alarm system shall be an acceptable alternative to single- and multiple- station smoke alarms and shall comply with the following: 1. The fire alarm system shall comply with all applica- ble requirements in Section 907 of the International Fire Code. 2. Activation of a smoke detector in a dwelling or sleeping unit shall initiate alarm notification in the dwelling or sleeping unit in accordance with Section 907.5.2 of the International Fire Code. 3. Activation of a smoke detector in a dwelling or sleeping unit shall not activate alarm notification appliances outside of the dwelling or sleeping unit, provided that a supervisory signal is generated and monitored in accordance with Section 907.6.5 of the International Fire Code. 26 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License ���!!j����jj!!11►►11��5l1�, Agreement. No further reproductions authorized. • iil • r r�•r This chapter lists the standards that are referenced in various sections of this document. The standards are listed herein by the promulgating agency of the standard, the standard identification, the effective date and title and the section or sections of this document that reference the standard. The application of the referenced standards shall be as specified in Section 102.7. AS��E American Society of Mechanical Engineers Three Park Avenue New York, NY 10016 -5990 Standard Referenced reference in code number Title section number ASME A17.1 /CSA B44 -2013 Safetv Code for Elevators and Escalators .......................... ..........................606.1 ASTM 100 B International arbr Drive 100 Barr Harbor Drive West Conshohocken, PA 19428 -2959 Standard Referenced reference in code number Title section number F 1346 -91 (2010) Performance Specifications for Safety Covers and Labeling Requirements for All Covers for Swimming Pools, Spas and Hot Tubs .............. ..........................303.2 National Fire Protection Association NFPA 1 Batterymarch Park Quincy, MA 02269 Standard Referenced reference in code number Title section number 25 -14 Standard for the Inspection, Testing and Maintenance of Water -Based Fire Protection Systems ....... 704.1.1 70 -14 National Electrical Code ............................. .........................102.4, 201.3, 604.2 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* 27 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License 1l� 1 Agreement. No further reproductions authorized. International Code Council ICC 500 New Jersey Avenue, NW 6th Floor Washington, DC 20001 Standard Referenced reference in code number Title section number IBC -15 International Building Code .............. ............................... 102.3, 201.3, 401.3, 702.3 IEBC -15 International Existing Building Code ............... ............................... 305.1.1, 306.1.1 IFC -15 International Fire Code. .......................... 201.3, 604.3.1.1, 604.3.2.1, 702.1, 702.2, 704.1, 704.2 IFGC -15 International Fuel Gas Code ...... ............................... .........................102.3 IMC -15 International Mechanical Code ...................... ............................... 102.3, 201.3 IPC -15 International Plumbing Code ............................................. 201.3, 505.1, 602.2, 602.3 IRC -15 International Residential Code ............................................................. 201.3 IZC -15 International Zoning Code® .......................... ............................... 102.3, 201.3 National Fire Protection Association NFPA 1 Batterymarch Park Quincy, MA 02269 Standard Referenced reference in code number Title section number 25 -14 Standard for the Inspection, Testing and Maintenance of Water -Based Fire Protection Systems ....... 704.1.1 70 -14 National Electrical Code ............................. .........................102.4, 201.3, 604.2 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* 27 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License 1l� 1 Agreement. No further reproductions authorized. 28 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. APPENDIX A 3 /8" carriage bolts. Bolts shall be long enough to extend from the exterior plywood through the interior plywood and strong backs and fastened from the interior CDX plywood or iormance -rated OSB. Z" x 4" strong backs ndow frame x 4" strong backs , ae �. Bolts shall y be long enough to extend from the exterior plywood through the interior plywood and strong backs and fastened from the interior with a nut. FIGURE A103.1(1) BOARDING OF DOOR OR WINDOW ' /_' CDX plywood or performance -rated 08S shall be secured to header, base plate, studs, stiles, and edge blocking using aftemate screws and nails at a maximum of 6 inch OC 2'x4'header 2"x 4' edge blocking ` either horizontally or " vertically along edge 2' x 4" studs of each sheet of plywood Spaced 24" on center or OSS FIGURE A103.1(2) BOARDING OF DOOR WALL x 4" stile wall frame 2' x 4' base plate 30 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 11, ' , 1 ( �la11 M Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License 1 ■ ■ : Agreement. No further reproductions authorized. APPENDIX A The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance. A101 GENERAL A101.1 General. Windows and doors shall be boarded in an approved manner to prevent entry by unauthorized persons and shall be painted to correspond to the color of the existing structure. A102 MATERIALS A102.1 Boarding sheet material. Boarding sheet material shall be minimum '/2-inch-thick (12.7 mm) wood structural panels complying with the International Building Code. A102.2 Boarding framing material. Boarding framing material shall be minimum nominal 2 -inch by 4 -inch (51 mm by 102 mm) solid sawn lumber complying with the Interna- tional Building Code. A102.3 Boarding fasteners. Boarding fasteners shall be minimum 3/,-inch-diameter (9.5 mm) carriage bolts of such a length as required to penetrate the assembly and as required to adequately attach the washers and nuts. Washers and nuts shall comply with the International Building Code. A103 INSTALLATION A103.1 Boarding installation. The boarding installation shall be in accordance with Figures A103.1(1) and A103.1(2) and Sections A103.2 through A103.5. A103.2 Boarding sheet material. The boarding sheet mate- rial shall be cut to fit the door or window opening neatly or shall be cut to provide an equal overlap at the perimeter of the door or window. A103.3 Windows. The window shall be opened to allow the carriage bolt to pass through or the window sash shall be removed and stored. The 2 -inch by 4 -inch (51 mm by 102 mm) strong back framing material shall be cut minimum 2 inches (51 mm) wider than the window opening and shall be placed on the inside of the window opening 6 inches (152 mm) minimum above the bottom and below the top of the window opening. The framing and boarding shall be pre - drilled. The assembly shall be aligned and the bolts, washers and nuts shall be installed and secured. A103.4 Door walls. The door opening shall be framed with minimum 2 -inch by 4 -inch (51 mm by 102 mm) framing material secured at the entire perimeter and vertical members at a maximum of 24 inches (610 mm) on center. Blocking shall also be secured at a maximum of 48 inches (1219 mm) on center vertically. Boarding sheet material shall be secured with screws and nails alternating every 6 inches (152 mm) on center. A103.5 Doors. Doors shall be secured by the same method as for windows or door openings. One door to the structure shall be available for authorized entry and shall be secured and locked in an approved manner. A104 REFERENCED STANDARD IBC -12 International Building Code A102.1, A102.2, A102.3 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* 29 INI �a,�' ` jTj� (00 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb l7, 2015 11:29:57 AM pursuant to License ■ 9 ,j�1r117 Agreement. No further reproductions authorized. INDEX F-11 ACCESS 102.1 Emergency egress ........................ 702 From bedrooms .......................4O4/4.2 1027 Plumbing fixtures, access for cleaning ........ 5O4.2 To public way ........................... 7D2.1 Toilet room oa passageway ................ 5O31 Water closet .......................... 4O4/43 ADJACENT 105]6 Privacy (hotel units, rooming units) ........... 4O4.1 ADMINISTRATION 5031 Scope ................................. 1U1.2 AGENT (See also OPERATOR, OWNER) 105.2 Definition ................................ 2O2 AIR 603,6 Combustion air .......................... 8O3.5 AISLES Used materials and equipment ............. Minimum width .......................... 7U2.2 ALTERATION Lighting of habitable rooms ................ Applicability of other codes ................. 1O2.3 Inspection .............................. 104.2 Prosecution ........... ............ ...... 1O8.3 Unlawful acts ...........................1UG.1 AWNING ANCHOR Anchored, definition .......................2O2 Architectural trim ......................... 3O4]8 Signs, marquees and awnings .............. 3O4.Q Unsafe conditions ...................... 3O411 APPEAL Application ..................'..........111.1 Board decision . ..... .... ... .... ... ... ...111.G Board ofappeals ........................1112 Court review ............................ 1117 Disqualification ........................111.2.3 Financial interest ......................1112.3 Hearing, emergency orders ................1OQ.G Membership . .. ... ... ... ... .... ... ... ...11i.2 Notice of appeal .........................111.1 Postponed hearing ....................... 1i.5 Records ....''....'....................1O4.6 Right hm appeal ..........................111.1 Vote ..................................111.8 APPLIANCE Cooking ......................... 4O3.3.GO2.2 Mechanical ....'.'.....................fK]31 APPLICABILITY General ... .......... .... ... . ..... ..... 102.1 Other laws ............................ 102.10 Referenced codes and standards ........... 1027 APPROVAL 304.16 Alternmdven............................ 105.2 Authority ......................... 1U4.1.1U5.2 ModificaUono........................... 1051 Research reports ....................... 105]6 Used material and equipment .............. 105.4 APPROVED 5031 Alternative materials, methods and 606.2 aqu|pmant........................... 105.2 Definition ................................ 2O2 Energy conservation devices . . . . . . . . . . . . . . 603,6 Garbage storage facilities ................ 3O8.3.1 Modifioobonm.....,..................... 105.1 Used materials and equipment ............. 105.4 ARTIFICIAL Water-heating facilities ................... Lighting of habitable rooms ................ 401.3 Lighting of other spaces .................. 4023 AUTOMOBILE Motor vehicles .......................... 302.8 AWNING 7.1 �10141NA Handrails and guardrails ................. 30412 BASEMENT Definition ................................ 2O2 Hatchways ........................... 304.16 VVinUows............................. 304.17 BATHROOM Common bathrooms ................ 502.3.5031 MoUsls................................ 503.3 Lighdng............................... 805.3 Locks..................'............. 5031 Outlets required ........................ 606.2 Privacy ............................... 5031 VenUlation............................. 403.2 BATHTUB Dwelling units .......................... 502.1 Rooming houses ........................ 502.2 Sewage system ......................... 506'1 Water-heating facilities ................... 505.4 Water system ............ ... ... ... ..... 5051 ans INTERNATIONAL PROPERTY MAINTENANCE Coos° 31 Copyright to, °licensed by, xz (ALL RIGHTS uESoRVsD);accessed by Darrel Presley on Feb 17,2015 11a:57 »M pursuant mLicense xg="="m.m" further reproductions authorized. INDEX BOARDING Boarding standard . . . . ' . . . . . . . . . . . . . Appendix BOILER � CAPACITY Heating facilities .............. GO2.2.GO23.GO2'4 CAR (See AUTOMOBILE) 104.6 CEILING 1O3'4 Basement rooms ........................ 4O4.3 Fire-resistance ratings .................... 7O3.1 Interior surfaces ......................... 3O5.3 Minimum height ......................... 4O4.3 Sleeping rooms . . . . . . . . . . . . . . . . . . . . . . . . .404.3 CHANGE, MODIFY 1OO.2 Application of other codes ................. 1U23 CHIMNEY Exterior structure ....................... 3U4.11 Flue ..... . .. . .. .. ... ... . ........ 603.2, 603.3 CLEANING 306.1.1 Access for cleaning ...................... 5U4.2 Disposal of garbage ...................... 3O8.3 Disposal of rubbish ......................3O8.2 11O.3 Interior and exterior sanitation .............. 308.1 Interior surfaces ......................... 3OS.3 Plumbing facilities, maintained .....'.......5O4.1 Required plumbing facilities ................. 503 Responsibility of persons .................. 3O51 Trash containers ...................... 308.32 Vacant structures and land ................301.3 1DG.1 CLEARANCE Heating facilities ......................... GO3.3 Plumbing fixtures ........................ 504.2 CLOSING 5O6.1 Streets ................................1OS.3 Vacant structures ........................ 1OO.2 CLOTHES DRYER Exhaust ............................... 4O3.5 CODE OFFICIAL 308.2.1 Condemnation .......................... 1U8.1 Demolition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 110 DuUma.................................. 104 Emergency order ......................... 109 Enforcement authority .................... 1O4.1 Failure to comply with demolition order ....... 11O.3 Identification ............................ 1043 Inspections ............................. 1O4.2 Liability, relief ofpersonal .................1U3.4 Membership of board of appeals ............ 111.2 Light .................................. 4O2.2 Notices and orders ........................ 107 Official records .......................... 104.6 Personal liability ......................... 1O3'4 Placmnding .............................1O8.4 Prosecution ............................1OG.3 Removal of placard .................... 108.4.1 Right uf entry ........................... 1O4.3 Transfer ofownership ....................187.G Vacant structures ........................ 1OO.2 Voting of appeals board ............. 111.2,111.6 COMBUSTION Combustion air .......................... GU3.S COMPONENT SERVICEABILITY Unsafe conditions ...................... 306.1.1 CONDEMNATION Closing of vacant structures ................1UO.2 Failure 0o comply ........................ 11O.3 General ...............................1O81 Notices and orders ................. 1082.108.3 Plauording .............................1O8.4 Removal of placard .................... 108'4.1 CONFLICT Conflict ofinterest ..................... 111.2.3 Violations .............................. 1DG.1 CONNECTION Sewage system ......................... 508.1 Water heating ........................... 5U5.4 Water system ........................... 5O6.1 CONSTRUCTION Existing structures ....................... 181.2 CONTAINER 8orbaQe............................. 308.3.2 Rubbish storage ....................... 308.2.1 CONTINUOUS Unobstructed egnsoo . . . . . . . . . . . . . . . . . . . . .7U2.1 CONTROL Rodent control .................... 302.5.3O4.5 Safety controls .......................... GO3.4 Weed .. ... ............. ..... `.... . .. ..302'4 COOLING Cooling towers ......................... 3U4'11 CORRIDOR Accumulation of rubbish ................... 3O8.1 Light .................................. 4O2.2 Lighting fixtures ......................... S053 Obstructions .....................' 702.1, 702.2 D DAMP, DAMPNESS 32 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License w3101 Agreement. No further reproductions authorized. Window, door frames .................... 3U4.13 HAZARDOUS 702.4 Condemnation ..........................1O81 7021 Demolition ............................... 11U Electrical hazards ................. GO4.3.G04.3.1 Existing remedies ........................ 1U24 Imminent danger .......................... 2D2 Unsafe equipment .....................10D.1.2 ELECTRIC, ELECTRICAL EQUIPMENT Unsafe structures or premises ............ 1U8.1.5 DECKS Abatement of hazards, water exposure Hendna.ib and guardrails .................. 3O4.12 Maintenance ..................... 304.2.3O4.1O DEMOLITION Facilities required ....................... Existing remedies ........................ 1O2.4 Failure bocomply ........................11U3 |netaUaUon............................. Goneoa................................'i1O Lighting fixtures ......................... Order .................................11O.2 Receptacles ...................... Salvage materials ........................ 11O.4 DETECTORS Service ......... ........... ...... Smoke ............'....................7O4 ELEVATOR, ESCALATORS, DUMBWAITERS DETERIORATION 108.1 Components of systems ................. 3UG.1.1 Definition ................................ DU2 Exterior structure ......................3O4.1.1 Exterior walls ...........................3O4.G 702'4 DIRECT 1OS Egress ................................7D2.1 109j DISPOSAL Disposal of garbage ...................... 3U8.3 Disposal of rubbish ....................... 308.2 DOOR Exit doors .............................. 7O2.3 Fire ................................... 7O3.2 Hardware ...'.........................3O4.15 108.1.2.108.3 Insect screens ......................... 3K04.14 Interior surfaces . . . . . . . . . . . . . . . . . . . . . . . . . 3K0E3 Locks .......................... 3O4.15.7O2.3 Maintenance .................... 3O4.13.3U4.15 Weather tight ..........................3O4.13 Window and door frames ................. 3O4.13 DORMITORY (ROOMING HOUSE, HOTEL, MOTEL) Locked doors ...........................7O2.3 Privacy .. . .. .. .. . ... ...... .... ...5O3.1.5O3.2 DRAIN, DRAINAGE Basement hatchways .................... 3U4.i8 Plumbing connections .....................5OG Storm drainage ........................... 587 DUCT Exhaust duct ............................ 3O4.9 Process ventilation ...................... 4034 DWELLING Cleanliness ....................... 3051.3O81 Definition ................................ 2U2 Eleoihoa|.............................. 604.1 Heating facilities .......................... GU2 � Xeff'4*10 Aisles ................................ 702.2 Emergency escape ...................... 702.4 Genand............................... 7021 Lighbng............................... 402.2 Locked doors .......................... 702.3 Obstructions prohibited ................... 702.1 Stairs, porches and railings ............... 3O4.10. 305.4.305.5.307.1 ELECTRIC, ELECTRICAL EQUIPMENT Abatement mf hazards, fire exposure ....... 6D4.3.2 Abatement of hazards, water exposure .....GU4.3.1 CondennnaUon.......................... 108.1 Electrical equipment .................. 6043.1.1 Facilities required ....................... 604.1 Hozardu............................... 604.3 |netaUaUon............................. 605.1 Lighting fixtures ......................... 605.3 Receptacles ...................... GO4.3.6O52 Responsibility .......................... 601.2 Service ......... ........... ...... .... . 604.2 ELEVATOR, ESCALATORS, DUMBWAITERS Condemnadon.......................... 108.1 <3enems|............................... 6081 Maintenance ...................... GOG.1.SOG.2 EMERGENCY Emergency escape openings .............. 702'4 Emergency measures ...................... 1OS Emergency orders ....................... 109j ENFORCEMENT Duties and powers ........................1U4 Goopm................................ 101.2 EQUIPMENT Abernadvo............................. 105.2 Combustion air ......................... 603.5 Condemnation ................... 108.1.2.108.3 Electrical installation ..................... 605.1 Emergency order ................'...... 109.1 Energy conservation devices . . . . . . . . . . . . . . 603.6 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* 33 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17,2015 11:29:57 AM pursuant to License Agwerne.t. No further reproductions authorized. Interior structure ......................... 3O5.1 PlacanjinO ...... .. ... .. .... . ..... 108.4, 108.5 Prohibited use .......................... 1UO.5 Responsibility ...'....'..................681.2 Closing vacant structures ......'....'.....1O8-2 Safety controls .......................... GU3.4 Scope .................................. 1U12 Scope, mechanical and electrical ...........GD1j General ...............................1O3.5 Support, definition ........................ 202 Unoefa................'............. 1081.2 Used .................................105.4 Accessory .............................3O27 EXHAUST Maintenance ...........................3O4.2 Clothes dryer ........................... 4U3.5 Exhaust ducts ..........................3O4.G Automatic sprinkler systems ....'........ Process ventilation ....................... 4U3.4 EXISTING Fire department connection .............. Remedies .............................. 1U2'4 Scope ................................. 1O1.2 Structural members ............... 3D411.3U4.4 Structures .............................101.3 EXTERIOR Decorative features ...................... 3U4.8 Exterior structure ......................... 304 Exterior walls ........................... 3O4'G Painting ... . .... .. ... ... .. . .... .. 304.2, 304.6 Rodent harborage . . . . . . . . . . . . ' . . . . 302.5. 304.5 Sanitation .............................. 3U4.1 Scope .................................. 3U1.1 Stair ................................. 3U4.1U Street numbers .........................3O4.3 Unsafe conditions ..................... 304.1.1 Weather tight .......................... 3O4.13 9 FAN Scope, fire safety ........................ Exhaust vent ............'...........'.3O2.6 Smoke alarms ..........................7O4-2 FEES, EXPENSES, COST FLAMMABLE LIQUID Closing vacant structures ......'....'.....1O8-2 Contonens........................... Demolition .................. 11Oj.11O.3.11O.4 Extermination .......... 308.2,309.3.308.4.309'5 Area for sleeping purposes .............. General ...............................1O3.5 Fire-resistance ratings .................... Relief from personal liability ................ 1O3.4 FENCE Space requirements ...............4O4/i1.4O4.G Accessory .............................3O27 FOOD PREPARATION Maintenance ...........................3O4.2 Cooking equipment . . . . . . . . . . . .. FIRE Sanitary condition .................. Automatic sprinkler systems ....'........ 704.1.1 Fka-nemistanoe-n*bad assemblies ............ 703.1 Fire department connection .............. 704.1'2 Fire protection systems .................... 704 Unsafe conditions .............. Scope................................. 1O1-2 Scope, fire safety ........................ 7O1.1 Smoke alarms ..........................7O4-2 Exhaust vents ...........................3O2.6 FLAMMABLE LIQUID GLAZING Contonens........................... 108.1-2 FLOOR, FLOORING .GRADE Area for sleeping purposes .............. 4044.1 Fire-resistance ratings .................... 7O3.1 Interior surfaces ................... 305.1, 305.3 Space requirements ...............4O4/i1.4O4.G Basement windows ................... FOOD PREPARATION 3O41O Cooking equipment . . . . . . . . . . . .. . . . . . . . . .403.3 Sanitary condition .................. 305.1, 404.7 Ventilation .............................403.4 FOUNDATION Condemnation .. . .. ... ... ....... ... ... 108.1.1 Foundation walls ........................3O4.5 Unsafe conditions .............. 304.1.1, 305.1.1 FRAME W GAS Light................................... Energy conservation devices ............... G03.G Exhaust vents ...........................3O2.6 Minimum room width .....................404.2 GLAZING Required plumbing facilities ................. K8ab*hnha............................ 304j3.1 .GRADE Space requirements .................... Drainage ........................... 3O2.2.5O7 GUARD HANDRAILS AND GUARDRAILS Anchorage and maintenance .............. 3O4.12 Basement windows ................... 304.18.2 3O41O HARDWARE 01 Definition ............................... 202 Light................................... 402 Minimum ceiling height ...................404.3 Minimum room width .....................404.2 Required plumbing facilities ................. 502 Residential heating facilities .......... 602.2, 602.3 Space requirements .................... 404.4.1 Ventilation .............................. 403 HANDRAILS AND GUARDRAILS Handrails .................. 3O4.12.3O5.5.3O7.1 Stairs and porches ...................... 3O41O HARDWARE Door hardware ................... 304.15, 702.3 34 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License 11 kill I LIVER I 111H.11991) Orkil M1 Agree.c.t. No further reproductions authorized. HAZARDOUS (See DANGEROUS, HAZARDOUS) HEAT, HEATING Energy conservation devices ...............603.6 Fireplaces .... ..........................603.1 305.5, 306.1 Heating ...... ..........................603.1 108.1.3 Mechanical equipment ....................603.1 202 Required capabilities ...................... 602 Residential heating ................. 602.2, 602.3 Supply ....... ..........................602.3 Water heating facilities ....................505.4 502.3 Water system ............................ 505 HEIGHT 502.2 Minimum ceiling height ....................404.3 506 HOT (See HEAT, HEATING) 505.4 HOTELS, ROOMING HOUSES AND DORMITORY UNITS, MOTELS Identification .. ..........................104.4 Definition . ............................... 202 Locked doors . ..........................702.3 Records ..... ..........................104.6 Required facilities ......................... 502 Toilet rooms ............................. 503 HOUSEKEEPING UNIT INTERIOR Definition . ............................... 202 IDENTIFICATION Code official .. ..........................104.4 INFESTATION 305.5, 306.1 Condemnation ........................ 108.1.3 Definition ................................ 202 Insect and rodent ............302.5, 304.14, 309.1 INSECTS 505.4 Infestation .... ..........................309.1 Insect screens .........................304.14 502.3 Pest elimination .......................... 309 INSPECTIONS 502.2 General ...... ..........................104.2 506 Right of entry . ..........................104.3 505.4 INSPECTOR 505 Identification .. ..........................104.4 Inspections ....... ....................104.2 Records ..... ..........................104.6 110.4 INTENT 107.6 Code ........ ..........................101.3 INTERIOR 108.2 Interior structure .......................... 305 Interior surfaces ...... ................305.3 Means of egress .......................... 702 Sanitation .... ..........................305.1 402.2, 605.3 Unsafe conditions ...................... 305.1.1 II17 *3 J JURISDICTION Title ... ............................... 101.1 Electrical outlets required ................. 605.2 Minimum width ......................... 404.2 Prohibited use .......................... 404.4.4 Room lighting .......................... 605.3 Water heating facilities ................... 505.4 L Handrails and guards ................... 304.12, 305.5, 306.1 Maintenance ..................... 304.10, 305.4 LAUNDRY Room lighting .......................... 605.3 Water- heating facilities ................... 505.4 LAVATORY Hotels. ............................... 502.3 Required facilities ......................... 502 Rooming houses ........................ 502.2 Sanitary drainage system ................... 506 Water- heating facilities ................... 505.4 Water system ............................ 505 LEASE (SELL, RENT) Heat supplied .......................... 602.3 Salvage materials ....................... 110.4 Transfer of ownership .................... 107.6 LIEN Closing of vacant structures ............... 108.2 Demolition ............................. 110.3 Failure to comply ........................ 110.3 LIGHT, LIGHTING Common halls and stairways ......... 402.2, 605.3 General ..... ............................402 Habitable rooms ........................ 402.1 Kitchen ............................... 605.3 Laundry rooms ......................... 605.3 Luminaires ............................ 605.3 Otherspaces ........................... 402.3 Responsibility .......................... 401.2 Scope . ............................... 101.2 Toilet rooms ........................... 605.3 LIVING ROOM Room area ........................... 404.4.1 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 35 Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License �j� j� Agreement. No further reproductions authorized. INDEX LOAD, LOADING Elevators, escalators and dumbwaiters ....... GOG.1 Handrails and guardrails . . . . .. .. . .. 3U4.12.305.5 Live load . . . . . . ' . . . . . . . . . . . . . . . .. 304.4. 305.2 Stairs and porches ................ 304.10, 305.2 -IT, MAINTENANCE Required ..............................1U2.2 Interior surfaces ......................... MATERIAL 4U21 Alternative ............................. 1OG.2 Salvage ............................... 11O4 Used .......................'.........1054 Placan1ingof structure ....................1O8.4 MEANS 0FEGRESS (Sae EGRESS) 702.3 MECHANICAL 3U4.13-2.4O3.1 Installation ............................. GO3j Responsibility ........................... GO1.2 Scope ................................. GU1.1 Ventilation, general . ... ... ........ ........ 403 Ventilation, toilet rooms ................... 4O32 MINIMUM 111.1 Ceiling height ........................... 404.3 Room area ........................... 404.4.1 Room width ' . . . . . . . . . . . . . . . . . . . . . . . . . . .4O4.2 OWNER MODIFICATION Closing of vacant structures ................ Appnova...............................1O51 Definition ............................... MOTEL (See HOTELS) Demolition .............................. MOTOR VEHICLES Failure to comply ........................ Inoperative ............................. 3U2.O 3O2.5,3O8.2L3U8.4 Notice.....`..................... � NATURAL Lighting ...........................4O1.3.4O2 Ventilation ............. ............4U1.3,4O3 NOTICES AND ORDERS Appeal ................................. 111.1 Form ..........................'......1O7.2 Method ofservice ................'......1O7.3 Orders .... ....' .. ... . .. ... .. .... . . .. ... 107 Owner, responsible person . . .. .. . . . . . . . . .. 107.1 Penalties . . .... . .. ... ... ... ... .... . ....1O7.5 Placsnjingof structure ....................1O8.4 Transfer ofownership ....................1O7.G Unauthorized tampering ..................1O7'4 Vacating structure . . . . ' . . . . . . . . . . . . . . . . . . 108.2 NOXIOUS Process ventilation ....................... 403.4 Weeds ................................ 3U2.4 NUISANCE � OBSTRUCTION Interior surfaces ......................... Light .................................. 4U21 Right of entry ........................... 1O43 OCCUPANCY (See USE) Notices and orders ....................... OPENAB0E Placan1ingof structure ....................1O8.4 Locked doors ........................... 702.3 Windows ....................... 3U4.13-2.4O3.1 OPERATOR Scope ................................. Definition ............................... 202 ORDER (See NOTICE) ORDINANCE, RULE Applicability ............................. 102 Application for appeal ..................... 111.1 OUTLET Bentricei..............................GO5.2 OWNER Closing of vacant structures ................ 10D.2 Definition ............................... 202 Demolition .............................. 110 Failure to comply ........................ 110.3 Insect and rat control .......... 3O2.5,3O8.2L3U8.4 Notice.....`..................... 1071.108.3 Pest elimination ......................... 3OA.2 Placmn1inQof structure .................... 108'4 Responsibility ........................... 3U1.2 Responsibility, fire safety .................. 7O1-2 ReoponeibUhy, light, ventilation .............4O1-2 Responsibility, mechanical and electrical .....GU1.2 Responsibility, plumbing facilities ............ 5O1-2 Right of entry ........................... 104.3 Rubbish storage ....................... 3OD.2'1 Scope ................................. 1O1.2 �1 Common hall and stairway ................. 4O2.2 Interior surfaces ......................... 3O5.3 Toilet rooms, direct access .............'..503j PENALTY Notices and orders ....................... 1O7.5 Placan1ingof structure ....................1O8.4 Prohibited occupancy ..................... 108.5 Removal of placard .................... 1084.1 Scope ................................. 101-2 36 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17,2015 11:29:57 AM pursuant to License Agreement. No further reproductions authorized. Condemnation ..........................1OB1 Definition ................................ 2U2 Insect and rodent control 302.5.304.5i304.14.309.1 Pest elimination .........................30S.1 Pest elimination, single occupancy ..... Responsibility uf owner .............. 3O1.2.30S.2 Responsibility ofbenont-oucupard.3O9.3.300.4.3UB.5 800pe................................ PLACAR0P0ST Storm drainage ........................... Closing ................................ 1U8.2 Condemnation ..........................1U8.1 PROTECTION Demolition ............................... 110 Emergency, notice . . . . . . . . . . . .. .. . . . . . . . .1UQ.1 Notice bo owner .................... 1O7.1.108.3 PlaoonjnQof structure .................... 1O84 Prohibited use ........................... 1OO.6 Removal ............................. 108.4.1 PLUMBING HaUway............................... Clean and sanitary ....................... 5O4.1 Clearance .............................. 504.2 Connections ............................ 5U5.1 Contamination ..........'..'............5U52 Water system . . . . . . . . . . . . . . . . . . . . . Employee's facilities ...................... SO3.3 Fixtures ................................ 5O4.1 Required facilities ......................... 5O2 Responsibility ........................... GO1.2 Sanitary drainage system ................... 5O6 Scope ................................. 5D1.1 Storm drainage ........................... 5O7 Supply ................................. 5U5.3 Water heating facilities .................... 5O5.4 PORCH Handrails .............................3O4.12 Structurally sound ....................... 304jU PORTABLE I(TEMPORARY) Cooking equipment ....................... GO3.1 PRESSURE Water supply ............................ SOG.3 PRIVATE, PRIVACY Bathtub orshower .'.....................5O3.1 Occupancy limitations ..................... 4D4.1 Required plumbing facilities . . . . . . . . . . . . . . . . . 502 Sewage system .........................GOG.1 Water closet and lavatory .................. 5O3.1 Water system .. ..... ...... . ....... ... .. .5O5.1 PROPERTY, PREMISES Cleanliness ....................... 3O4'1.3UDj Condemnation . ... ... ...... ...... . ....'. . 108 Definition ................................ 2U2 Demolition ............................... i1D Emergency measures ...................... 109 INDEX Failure bocomply ....................... 110.3 Grading and drainage .................... 302.2 Pest elimination, multiple occupancy . . .3O2.5, 309.4 Pest elimination, single occupancy ..... 3U2.5.3UO3 Responsibility .......................... 381.2 800pe................................ 301.1 Storm drainage ........................... 5O7 Vacant structures and land ................ 301.3 PROTECTION . 104.6 Basement windows ..................... 304.17 Fire protection systems ..................... 704 Signs, marquees and awnings ............. 304.9 PUBLIC 110j Cleanliness ....................... 3O4.1.3U5.1 Egreao................................ 702.1 HaUway............................... 502.3 Sewage system ......................... 506.1 Toilet facilities ...................... 502.5.503 Vacant structures and land ................ 301.3 Water system . . . . . . . . . . . . . . . . . . . . . . . . . . . .5O5 PUBLIC WAY Test reports ........................... 1OG.3.2 101 RAIN OF ENTRY INTO BUILDING EXTERIOR ENVELOPE) Basement hatchways ................... 304.16 Exterior walls ........................... 304.6 Grading and drainage .................... 302.2 Ruofs................................. 3047 Window and door frames ................ 3U4.13 RECORD Official records . . . . .. . . . . . .. . . . . . . . . ... . 104.6 REPAIR Application cf other codes ................. 102'3 Chimneys ......'.... ....... .....'.... 304.11 Oemoition..,.......................... 110j Exterior surfaces ........................ 304.1 |ntmnt................................. 1013 Monbenunca........................... 102.2 Signs, marquees and awnings ............. 304.9 Stairs and porches . . . . . . . . . . . . . . . . . . . . . 304.10 VVemtherUghL......................... 304.13 Workmanship .. ... ....... ... ...... ..... 102.5 REPORTS Test reports ........................... 1OG.3.2 RESIDENTIAL Pest elimination ........................... 3US Residential heating ...................... 602.2 Gcope................................ 101.2 zmn INTERNATIONAL PROPERTY MAINTENANCE COoEO 37 "TIPCopyright to, or licensed by, ICC (ALL RIGHTS mssuvoox accessed ^v Darrel Presley =ab/7,zoo1/:29o7mm pursuant *License ITa Agreernent. No further reproductions authorized. INDEX Pest e!ininoUon.......................... 309 Fire safety . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 701.2 Garbage disposal ........................ 3U8.3 General ..........'....................3O1.2 Cleon|ineoa....................... Mechanical and electrical .................SO12 Disposal of garbage ...................... Persons ............................... 3O1.1 Planandingof structure .................... 1O8.4 Plumbing facilities .......................5O12 Exterior structure ........................ Rubbish storage ....................... 308.2.1 Scope ........................... 101.2, 301.1 REVOKE, REMOVE Grease interceptors ...................... Demolition . ..... .. ......... ... ... ... ... . 110 Existing remedies .......................1U2.4 Plumbing fixtures ........................ Removal of placard .................... 108.4.1 Rubbish removal . .. .. . . . . . . . . .. . .. . . . . 308.2.1 RIGHT OF ENTRY SCREENS Duties and powers of code official ........... 1U4.3 Inspections ............................. 1O4.2 RODENTS Basement hatchways .................. Basement hatchways .................... 3O4.1G Condemnotion........................... 108 Foundations ............................ 3O4.5 Guards for basement windows ............3O4jT VVindowa............................ Harborage ............................. 3O2.5 Insect and rodent control .................. 3O91 Pest elimination ..................... 3D2.5,3UQ ROOF Fire-resistance ratings ..................... Exterior structure . . . . . . . ' . . . . . . . . . . . . . . . . 304.1 Roofs ................................. 3O4.T Storm drainage .......................... 507 ROOM Ekycbiomi..............................GO4.2 Bedroom and living room .................. 4O4.4 Cooking facilities ........................ 403.3 Direct access ........................... 5O3.2 Habitable .............................. 4O31 Heating facilities .......................... 602 Light.......'........................... 402 Minimum ceiling heights ..................4O4.3 SHOWER Minimum width .......................... 4O4.2 Overcrowding ........................... 4O4.5 Prohibited use . .. .. .. . . .. . ..... ... .... 404.4.4 Temperature ...........................G02.5 Water system ............................ Toilet ..... .. . .. .. ... . .. ... ... ... ....... 503 Ventilation .............................. 403 ROOMING HOUSES (See DORMITORY) RUBBISH Accumulation ........................... 3U8.1 Disposal ............................... 3D8.2 Garbage facilities ...................... 3083.1 � SAFETY, SAFE Fire safety requirements ....... 701.702.783.704 Safety controls .......................... GU3.4 SANITARY Cleon|ineoa....................... 304.1, 305.1 Disposal of garbage ...................... 3OB.3 Disposal nf rubbish ....................... 3UO.2 Exterior property areas .................... 303.1 Exterior structure ........................ 3O4.1 Food preparation ........................ 404.7 Furnished by occupant .................... 382.1 Grease interceptors ...................... 5OG.3 Interior surfaces ......................... 3UG.3 Plumbing fixtures ........................ 5O4.1 Required plumbing facilities ................. 502 Scope ................................. 1Ui.2 SCREENS Insect screens . . . . . . . . . . . . . . . . . . . . . . . . .3O4.14 SECURITY Basement hatchways .................. 304.18.3 Building ..............................3O4.18 Doore......,...................... 304.18.1 Vacant structures and land ................3O1.3 VVindowa............................ 30418.2 S SCREEN DOORS Insect screens . . . . . . . . . . . . . . . . . . . . . . . . .3U4.14 SEPARATION Fire-resistance ratings ..................... 703 Privacy ................................ 4O4.1 Separation of units ....................... 404.1 SERVICE Ekycbiomi..............................GO4.2 Method ................................ 1U7.3 Notices and orders ................. 107.1.108.3 Service on occupant .....................1U8.3 SEWER Genera ...............................5O6.1 Maintenance ............................ 5OG.2 SHOWER Bathtub or shower ....................... 5U3.1 Rooming houses ........................502-2 Water-heating facilities .................... SO5,4 Water system ............................ 505 38 emx INTERNATIONAL PROPERTY MAINTsNAmEcODc Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed b' Darrel Presley on Feb 17, 20n//:29:57mm pursuant mLicense Agreement. No further reproductions authorized. SIGN Signs, marquees and awnings .............. 3O4.9 Unauthorized tampering ................... 1U74 DWELLING 3041 Extermination .. ... ... ... ... . ... '..... ... .3OS SINK 108.4 Kitchen sink ...........................'502.1 301.1 Sewage system ........................'.5UG 1024 Water supply ............................ 5O5.3 SIZE 1053.2 Efficiency unit ........................... 4O4]S Habitable room, light ....................... 4U2 Habitable room, ventilation .................. 4U3 Room area ...........................4O4/i1 505.3 8MOKEALARMS . .5O5 Alarms ..........................'.....7O4.2 Installation near bathrooms ..............7O4.2-3 Installation near cooking appliances ........ 7O4.2.1 Interconnection .......................... 7U4/4 Power source .. .. .. . . ... ... ...... .... ...7O4.3 SPACE 303.2 General, light ....'.......................402 General, ventilation ........................ 403 Occupancy limitations ...................... 404 Privaoy................................4O41 Scope ................................. 4O1.1 STACK Smoke ...............................3O4.11 STAIRS Common halls and stairways, light ........... 4O2.2 Exit facilities . .. ...... . ........ . ...... ...305'4 Exterior property areas .................... 302.3 Handrails ....................... 3O4.13.3O5.5 Lighting ................................ GO5.3 Stairs and porches ...................... 304.1O STANDARD Referenced ............................. 1U27 STOP WORK ORDER Authority ............................... i12.i Emergencies ............................ 1123 Failure tocomply ........................11 Isouonoe..............................j12.2 STORAGE Food preparation ........................4O4.7 Garbage storage facilities .................. 3OO.3 Rubbish storage facilities ................ 308.2.1 Sanitation . . . . . . . . . . . . . . . . . . . . . . . . .. . . ..3O8.i STRUCTURE Accessory structures .....................3U2.7 Closing of vacant structures ................ 1O8.2 INDEX Emergency measures ...................... iO9 General, condemnation ..................... 11U General, exterior ........................ 3041 General, interior structure ...'............. 3051 Plaomnjingofstructure . . . . . ... . . . ... . .. . . 108.4 Suope................................ 301.1 Structural members .................304.4.305.2 1024 Vacant structures and land ................ 301.3 SUPPLY 1053.2 Combustion air ......................... 6025 Public water system ..................... GUG1 Water-heating facilities ................... 505.4 Water supply ........................... 505.3 Water system . . . . . . ... . .. . .. .. . . .. . . . . . . .5O5 SURFACE Exterior surfaces ................... 3U4.2.3U4.8 Interior surfaces ........................ 305.3 SWIMMING Enclosure .. ... ... ....... ...... ... ..... 303.2 Safety covers .......................... 303.2 fil Nonresidential structures ................. 602.4 Residential buildings ..................... 602.2 Water-heating facilities ................... 505.4 TENANT � 108.8 Scope................................ 101.2 TEST, TESTING 1U8.1-2 Agency .. . . ...... ... ........... ... ...105.3.1 1024 Methods .............................1O5.3.1 108,110 Reports .............................. 1053.2 Requinad.............................. 1053 TOXIC Process ventilation ...................... 403.4 TRASH � Access tu public way .................... 702.1 General, egress ........................ 7021 UNSAFE STRUCTURES AND EQUIPMENT Abatement methods ..................... 108.8 Dangerous structure or premises .......... 1O8.1.G Equipment ............................ 1U8.1-2 Existing remedies ....................... 1024 General, condemnation ................. 108,110 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE* 39 r Copyright to, or 1111HAN1111F M1 Ag....1. No further reproductions authorized. licensed by, ICC RIGHTS RESERVED); accessed by Darrel Presley on Feb 17,201s//:29:57 AM pursuant mLicense INDEX Notices and orders ................... 107, 108.3 Record ...... ..........................108.7 Structures ........................... 108.1.1 USE Application of other codes ................. 102.3 General, demolition ....................... 110 UTILITIES Authority to disconnect ................. 108.2.1 M U-00T.'UT11111 Abatement methods ...................... 108.6 Authority to disconnect service utilities ..... 108.2.1 Closing of vacant structures ............... 108.2 Emergency measure ...................... 109 Method of service ................. 107.3, 108.3 Notice to owner or to 304.5 person responsible ................. 107, 108.3 Placarding of structure .................... 108.4 Record ...... ..........................108.7 605.2 Vacant structures and land ................ 301.3 VAPOR Exhaust vents ..........................302.6 VEHICLES 308.2 Inoperative ............................. 302.8 Painting ............................... 302.8 VENT 304.16 Plumbing hazard ........................ 504.3 Exhaust vents ..........................302.6 Flue ........ ..........................603.2 506 VENTILATION 507 Clothes dryer exhaust .................... 403.5 Combustion air .......................... 603.5 Definition ............................... 202 General, ventilation ....................... 403 Habitable rooms ......................... 403.1 Process ventilation ....................... 403.4 Recirculation ..................... 403.2, 403.4 Toilet rooms ............................ 403.2 VERMIN 503 Condemnation ........................... 108 Insect and rodent control .............. 302.5, 309 VIOLATION 602 Condemnation ........................... 108 Enforcement ........................... 106.2 General . ............................... 106 Notice ............................. 107, 108.3 Separate offenses ....................... 106.4 Placarding of structure .................... 108.4 Prosecution .. ..........................106.3 Strict liability offense .................106.3, 202 Transfer of ownership ....................107.6 1�► J- �IIA a Sidewalks .... ..........................302.3 WALL Accessory structures ..................... 302.7 Exterior surfaces .................. 304.2, 304.6 Exterior walls ........................... 304.6 Foundation walls ........................ 304.5 General, fire- resistance rating .............. 703.1 Interior surfaces ......................... 305.3 Outlets required ......................... 605.2 Temperature measurement ................ 602.5 WASTE Disposal of garbage ......................308.3 Disposal of rubbish ....................... 308.2 Garbage storage facilities ............... 308.3.1 WATER Basement hatchways .................... 304.16 Connections .. ..........................506.1 Contamination ..........................505.2 General, sewage ......................... 506 General, storm drainage ................... 507 General, water system ..................... 505 Heating ...... ..........................505.4 Hotels ....... ..........................502.3 Kitchen sink ............................ 502.1 Required facilities ......................... 502 Rooming houses ............ ..........502.2 Supply...... ..........................505.3 System .. ............................... 505 Toilet rooms ............................. 503 Water- heating facilities .................... 505.4 WEATHER, CLIMATE Heating facilities .......................... 602 WEEDS Noxious weeds ..........................302.4 WIDTH Minimum room width ..................... 404.2 WINDOW Emergency escape ...................... 702.4 Glazing ............................. 304.13.1 Guards for basement windows ............. 304.17 Habitable rooms .........................402.1 Insect screens ......................... 304.14 Interior surface .......................... 305.3 40 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' Copyright to, or licensed by, ICC (ALL RIGHTS RESERVED); accessed by Darrel Presley on Feb 17, 2015 11:29:57 AM pursuant to License 1 ■ ■� ■ 1�1� �) W3102 Agreement. No further reproductions authorized. INDEX Light ....... ............................402 Openable windows .................... 304.13.2 Toilet rooms .. ..........................403.2 Ventilation ............................... 403 Weather tight . .........................304.13 Window and door frames .................304.13 WORKMANSHIP General ........................... .....102.5 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE° 41 Copyright to, or licensed by, [CC (ALL RIGHTS RESERVED); accessed by Darnel Presley on Feb 17, 2015 11:29:57 AM pursuant to License Agreernent. No further reproductions authorized. EXHIBIT "B" (LOCAL REVISIONS) CHAPTER 1 ADMINISTRATION SECTION 101 GENERAL 101.1 Title. These regulations shall be known as the International Property Maintenance Code of City of Sanford, hereinafter referred to as "this code." 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, structures, equipment and facilities for light, ventilation, space, heating, sanitation, protection from the elements, life safety, safety from fire and other 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. 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 occupancy 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 safety as required herein. It is not the intent of the City to cause conflict with the controlling provisions of Federal and State law and, to the extent of conflict, if any; such provisions shall prevail over the provisions of this code. SECTION 102 APPLICABILITY 102.1 General. Where there is a conflict between a general requirement and a specific requirement, the specific requirement shall govern. Where differences occur between 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 restrictive shall govern. 102.2 Maintenance. Equipment, systems, devices and safeguards 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 occupant shall cause any service, facility, equipment or utility which is required under this section to be removed from or shut off from or discontinued for any occupied dwelling, except for such temporary interruption as necessary while repairs or alterations are in progress. The requirements of this code are not intended to provide the basis for removal or abrogation of fire protection and safety systems and devices in existing structures. Except as otherwise specified herein, the owner or the owner's designated agent shall be responsible for the maintenance of buildings, structures and premises. 102.3 Application of other codes. Repairs, additions or alterations to a structure, or changes of occupancy, shall be done in accordance with the procedures and provisions of the Florida Building Code, International Energy Conservation Code, International Fire Code International Fuel Gas Code International Mechanical Code International Residential Code, International Plumbing Code and NFPA 70. Nothinq in this code shall be construed to cancel, modify or set aside any provision of the International Zoning 102.4 Existing remedies. The provisions in this code shall not be construed to abolish or impair existing remedies of the City or its officers or agencies relating to the removal or demolition of any structure which is dangerous, unsafe and insanitary. 102.5 Workmanship. Repairs, maintenance work, alterations or installations which are caused directly or indirectly by the enforcement of this code shall be executed and installed in a workmanlike manner and installed in accordance with the manufacturer's instructions. 102.6 Historic buildings or structures /other existing buildings or structures. (a) The provisions of this code shall not be mandatory for existing buildings or structures designated as historic buildings when such buildings or structures are judged by the code official to be safe and in the public interest of health, safety and welfare. (b) The provisions of this code shall not apply to building or structures existing on the effective date of this Ordinance when lawfully permitted and constructed in accordance with the applicable codes at the time of construction if the current condition of the building or structure is not deemed hazardous to the public health, safety or welfare. (c) A property owner may apply to the City for a certificate of vested status relative to the requirements of this code which shall be issued upon a finding that the building or structure was constructed in accordance with the applicable codes at the time of construction and the current condition of the building or structure is not hazardous to the public health, safety or welfare. 102.7 Referenced codes and standards. The codes and standards referenced in this code shall be those that are listed in Chapter 8 and the Florida Building Code and considered part of the requirements of this code to the prescribed extent of each such reference. Exception: Where enforcement of a code provision would violate the conditions of the listing of the equipment or appliance, the conditions of the listing shall apply. 102.7.1 Conflicts. Where conflicts occur between provisions of this code and the referenced standards, the provisions of this code shall apply. 102.7.2 Provisions in referenced codes and standards. Where the extent of the reference to a referenced code or standard includes subject matter that is within the scope of this code, the provisions of this code, as applicable, shall take precedence over the provisions in the referenced code or standard. 102.8 Requirements not covered by code. Requirements necessary for the strength, stability or proper operation of an existing fixture, structure or equipment, or for the public safety, health and general welfare, not specifically covered by this code, shall be determined by the code official. 102.9 Application of references. References to chapter or section numbers, or to provisions not specifically identified by number, shall be construed to refer to such chapter, section or provision of this code. 102.10 Other laws. The provisions of this code shall not be deemed to nullify any provisions of local, state or federal law. SECTION 103 DEPARTMENT OF COMMUNITY IMPROVEMENT 103.1 General. The department of Community Improvement is hereby created and the executive official in charge thereof shall be known as the code official said official to operate under the authority and direction of the City Manager. 103.2 Appointment. The code official shall be appointed by the City Manager. 103.3 Deputies. In accordance with the prescribed procedures of the City and with the concurrence of the City Manager, the code official shall have the authority to appoint a deputy(s) and other related technical officers, inspectors and other employees. W SECTION 104 DUTIES AND POWERS OF THE CODE OFFICIAL 104.1 General. The code official is hereby authorized and directed to enforce the provisions of this code. The code official shall have the authority to render interpretations of this code and to adopt policies and procedures in order to clarify the application of its provisions. Such interpretations, policies and procedures shall be in compliance with the intent and purpose of this code. Such policies and procedures shall not have the effect of waiving requirements specifically provided for in this code. 104.2 Rule-making authority. The City Manager shall have authority as necessary in the interest of public health, safety and general welfare, to adopt and promulgate rules and procedures to implement this Code. The code official shall have the authority to interpret and implement the provisions of this code; to secure the intent thereof; and to designate requirements applicable because of local climatic or other conditions. Such rules and interpretations shall not have the effect of waiving structural or fire performance requirements specifically provided for in this code, or of violating accepted engineering methods involving public safety. 104.3 Inspections. The code official shall make all of the required inspections, or shall accept reports of inspection by approved agencies or individuals. All reports of such inspections shall be in writing and be certified by a responsible officer of such approved agency or by the responsible individual. The code official is authorized to engage such expert opinion as deemed necessary to report upon unusual technical issues that arise, subject to the approval of the City Manager. 104.4 Right of entry. Where it is necessary to make an inspection to enforce the provisions of this code, or whenever the code official has reasonable cause to believe that there exists in a structure or upon a premises a condition in violation of this code, the code official is authorized to enter the structure or premises at reasonable times to inspect or perform the duties imposed by this code subject to constitutional restriction on unreasonable searches and seizures. If entry is refused, the code official shall have or not obtained, the code official is authorized to seek the City Attorney to take actions to pursue recourse as provided by law. 104.4 Identification. The code official shall carry proper identification when inspecting structures or premises in the performance of duties under this code. 104.5 Notices and orders. The code official shall issue all necessary notices or orders to ensure compliance with this code. 10 104.6 Department records. The code official shall keep official records of all business and activities of the department specified in the provisions of this code. Such records shall be retained in the official records for the period required for retention of public records. SECTION 105 APPROVAL 105.1 Modifications. Whenever there are practical difficulties involved in carrying out the provisions of this code, the code official shall have the authority to grant modifications for individual cases upon application of the owner or owner's representative, provided the code official shall first find that special individual reason makes the strict letter of this code impractical and the modification is in compliance with the intent and purpose of this code and that such modification does not lessen health, life and fire safety requirements. The details of action granting modifications shall be recorded and entered in the Office of the City Clerk as a development order. 105.2 Alternative materials, methods and equipment. The provisions of this code are not intended to prevent the installation of any material or to prohibit any method of construction not specifically prescribed by this code, provided that any such alternative has been approved. An alternative material or method of construction shall be approved where the code official finds that the proposed design is satisfactory and complies with the intent of the provisions of this code, and that the material, method or work offered is, for the purpose intended, at least the equivalent of that prescribed in this code in quality, strength, effectiveness, fire resistance, durability and safety. 105.3 Required testing. Whenever there is insufficient evidence of compliance with the provisions of this code, or evidence that 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 tests to be made as evidence of compliance at no expense to the City. 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 official shall be permitted to approve appropriate testing procedures performed by an approved agency. 105.3.2 Test reports. Reports of tests shall be retained by the code official for the period required for retention of public records. 11 105.4 Used material and equipment. The use of used materials which meet the requirements of this code for new materials is permitted. Materials, equipment and devices shall not be reused unless such elements are in good repair or have been reconditioned and tested when necessary, placed in good and proper working condition and approved by the code official. 105.5 Approved materials and equipment. Materials, equipment and devices approved by the code official shall be constructed and installed in accordance with such approval. 105.6 Research reports. Supporting data, where necessary to assist in the approval of materials or assemblies not specifically provided for in this code, shall consist of valid research reports from approved sources. ... . ...... . ... . .......... N "IN r-31117=112M . .......... OWN. fire, M.11INTIM. MWEM lwzrm=Trrj- nmm . MIN. ax ic c,& event of ............ GUGh GtFWGtUFe ax aS .... . .......... oil . ..... . ..... . . ................ ... ... . ...... . ... . .......... "IN r-31117=112M omo OWN. fire, or beGause ax ic c,& event of ............ GUGh GtFWGtUFe ax aS .... . .......... oil ... . ...... . ... . .......... omo ............ .... . .......... oil . ..... . ..... . . ................ ... =702? TIMMM M". =111r- ..... ... . ...... . ... . .......... omo . ..... . ..... . . ................ ... =702? TIMMM M". =111r- WN SECTION 106 VIOLATIONS 106.1 Unlawful acts. It shall be unlawful for a person, firm or corporation to be in conflict with or in violation of any of the provisions of this code. 106.2 Notice and prosecution of violation. Notice of violation and prosecute violations in accordance with Chapter 26 of the City of Sanford Code of Ordinances. SECTION 107 NOTICES AND ORDERS 107.1 Notice and Orders. All notices and orders shall be prepared and served in accordance with Chapter 26 of the City of Sanford Code of Ordinances. 107.6 Transfer of ownership. It shall be unlawful for the owner of any dwelling unit or structure who has received a non - compliance order or upon whom a notice of violation has been served to sell, transfer, mortgage, lease or otherwise dispose of such dwelling unit or structure to another until the provisions of the non - 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 code 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 without condition for making the corrections or repairs required by such non - compliance order or notice of violation. SECTION 108 (was section 106) UNSAFE STRUCTURES AND EQUIPMENT 108.1 General. When a structure or equipment is found by the code official to be unsafe, or when a structure is found unfit for human occupancy, or in a dilapidated, unsanitary, or uninhabitable condition, or is found unlawful, such structure shall be 13 condemned pursuant to the provisions of the City's codes and ordinances. 108.1.1 Unsafe structures. An unsafe structure is one that is found to be dangerous to the life, health, property or safety of the public or the occupants of the structure by not providing minimum safeguards to protect or warn occupants in the event of fire, or because such structure contains unsafe equipment or is so damaged, decayed, dilapidated, structurally unsafe or of such faulty construction or unstable foundation, that partial or complete collapse is possible. 108.1.2 Unsafe equipment. Unsafe equipment includes any boiler, heating equipment, elevator, moving stairway, electrical wiring or device, flammable liquid containers or other equipment on the premises or within the structure which is in such disrepair or condition that such equipment is a hazard to life, health, property or safety of the public or occupants of the premises or structure. 108.1.3 Structure unfit for human occupancy. A structure is unfit for human occupancy whenever the code official finds that such structure is unsafe, unlawful or, because of the degree to which the structure is in disrepair or lacks maintenance, is insanitary, vermin or rat infested, contains filth and contamination, or lacks ventilation, illumination, sanitary or heating facilities or other essential equipment required by this code, or because the location of the structure constitutes a hazard to the occupants of the structure or to the public. 108.1.4 Unlawful structure. An unlawful structure is one found in whole or in part to be occupied by more persons than permitted under this code, or was erected, altered or occupied contrary to law. 108.1.5 Dangerous structure or premises. For the purpose of this code, any structure or premises that has any or all of the conditions or defects described below shall be considered dangerous: 1. Any door, aisle, passageway, stairway, exit or other means of egress that does not conform to the approved building or fire code of the jurisdiction as related to the requirements for existing buildings. 2. The walking surface of any aisle, passageway, stairway, exit or other means of egress is so warped, worn loose, torn or otherwise unsafe as to not provide safe and adequate means of egress. 3. Any portion of a building, structure or appurtenance that has been damaged by fire, earthquake, wind, flood, deterioration, neglect, abandonment, vandalism or by any other cause to such an extent that it is likely to partially or completely collapse, or to become 14 detached or dislodged. 4. Any portion of a building, or any member, appurtenance or ornamentation on the exterior thereof that is not of sufficient strength or stability, or is not so anchored, attached or fastened in place so as to be capable of resisting natural or artificial loads of one and one -half the original designed value. 5. The building or structure, or part of the building or structure, because of dilapidation, deterioration, decay, construction, the removal or movement of some portion of the ground necessary for the support, or for any other reason, is likely partially or completely collapse, or some portion of the foundation or underpinning of the building or structure is likely to fail or give way. 6. The building or structure, or any portion thereof, is clearly unsafe for its use and occupancy. 7. The building or structure is neglected, damaged, dilapidated, unsecured or abandoned so as to become an attractive nuisance to children who might play in the building or structure to their danger, becomes a harbor for vagrants, criminals or immoral persons, or enables persons to resort to the building or structure for committing a nuisance or an unlawful act. 8. Any building or structure has been constructed, exists or is maintained in violation of any specific requirement or prohibition applicable to such building or structure provided by the approved building or fire code of the jurisdiction, or of any law or ordinance to such an extent as to present either a substantial risk of fire, building collapse or any other threat to life and safety. 9. A building or structure, used or intended to be used for dwelling purposes, because of inadequate maintenance, dilapidation, decay, damage, faulty construction or arrangement, inadequate light, ventilation, mechanical or plumbing system, or otherwise, is determined by the code official to be unsanitary, unfit for human habitation or in such a condition that is likely to cause sickness or disease. 10.Any building or structure, because of a lack of sufficient or proper fire - resistance -rated construction, fire protection systems, electrical system, fuel connections, mechanical system, plumbing system 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 15 destruction of the buildinq 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. 108.2 Closing 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 private persons and the cost thereof shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate and may be collected by any other legal resource. 108.2.1 Authority to disconnect service utilities. The code official shall have the authority to authorize disconnection of utility service to the building, structure or system 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 utility connection has been made without approval. The code official shall notify the serving utility and, whenever possible, the owner and occupant of the building, structure or service system of the decision to disconnect prior to taking such action. If not notified prior to disconnection the owner or occupant of the building structure or service system shall be notified in writing as soon as practical thereafter. 108.3 Notice. Whenever the code official has condemned a structure or equipment under the provisions of this section, notice shall be posted in a conspicuous place in or about the structure affected by such notice and served on the owner or the person or persons responsible for the structure or equipment in accordance with Section 107.3. If the notice pertains to equipment, it shall also be placed on the condemned equipment. The notice shall be in the form prescribed in Section 107.2. 108.4 Placarding. Upon failure of the owner or person responsible to comply with the notice provisions within the time given, the code official shall post on the premises or on defective equipment a placard bearing the word "Condemned" and a statement of the penalties provided for occupying the premises, operating the equipment or removing the placard. 108.4.1 Placard removal. The code official shall remove the condemnation placard whenever the defect or defects upon which the condemnation and placarding action were based have been eliminated. Any person who defaces or removes a condemnation placard without the approval of the code official shall be subject to the 16 penalties provided by this code. 108.5 Prohibited occupancy. Any occupied structure condemned and placarded by the code official shall be vacated as ordered by the code official. Any 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 liable for the penalties provided by this code. 108.6 Abatement methods. The owner, operator or occupant of a building, premises or equipment deemed unsafe by the code official shall abate or cause to be abated or corrected such unsafe conditions either by repair, rehabilitation, demolition or other approved corrective action. 108.7 Record. The code official shall cause a report to be filed on an unsafe condition. The report shall state the occupancy of the structure and the nature of the unsafe condition. SECTION 109 (was section 107) EMERGENCY MEASURES 109.1 Imminent danger. When, in the opinion of the code official, there is imminent danger of failure or collapse of a building or structure which endangers life, or when any structure or part of a structure has fallen and life is endangered by the occupation of the structure, or when there is actual or potential danger to the building occupants or those in the proximity of any structure because of explosives, explosive fumes or vapors or the presence of toxic fumes, gases or materials, or operation of defective or dangerous equipment, the code official is hereby authorized and empowered to order and require the occupants to vacate the premises forthwith. The code official shall cause to be posted at each entrance to such structure a notice reading as follows: "This Structure Is Unsafe and Its Occupancy Has Been Prohibited by the Code Official." It shall be unlawful for any person to enter such structure except for the purpose of securing the structure, making the required repairs, removing the hazardous condition or of demolishing the same. 109.2 Temporary safeguards. Notwithstanding other provisions of this code, whenever, in the opinion of the code official, there is imminent danger due to an unsafe condition, the code official shall order the necessary work to be done, including the boarding up of openings, to render such structure temporarily safe whether or not the legal procedure herein described has been instituted; and shall cause such other action to be taken as the code official deems necessary to meet such emergency. 17 109.3 Closing streets. When necessary for public safety, the code official shall temporarily close structures and close, or order the authority having jurisdiction to close, sidewalks, streets, public ways and places adjacent to unsafe structures, and prohibit the same from being utilized. 109.4 Emergency repairs. For the purposes of this section, the code official shall employ the necessary labor and materials to perform the required work as expeditiously as possible. 109.5 Costs of emergency repairs. Costs incurred in the performance of emergency work shall be paid by the jurisdiction. Upon failure to pay the City, the City shall record a municipal special assessment lien upon the property. 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 City Manager, be afforded a hearing as described in this code. SECTION 110 This section intentionally left blank SECTION 111 This section intentionally left blank SECTION 112 STOP WORK ORDER 112.1 Authority. Whenever the code official 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 official is authorized to issue a stop work order. 112.2 Issuance. A stop work order shall be in writing and shall be given to the owner of the Property, to the owner's agent, or to the person doing the work. Upon issuance of a stop work order, the cited work shall immediately cease. The stop work order shall state the reason for the order and the conditions under which the cited work is authorized to resume. 112.3 Emergencies. Where an emergency exists, the code official shall not be required to give a written notice prior to stopping the work. 18 112.4 Failure to comply. Any person who shall continue any work after having been served with a stop 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 less than [AMOUNT] dollars or more than [AMOUNT] dollars. I D1 :4 2 10111 Lei O SECTION 201 GENERAL 201.1 Scope. Unless otherwise expressly stated, the following terms shall, for the purposes of this code, have the meanings shown in this chapter. 201.2 Interchangeability. Words stated in the present tense include the future; words stated in the masculine gender include the feminine and neuter; the singular number includes the plural and the plural, the singular. 201.3 Terms defined in other codes. Where terms are not defined in this code and are defined in the Florida Building Code or the City's codes and ordinances, such terms shall have the meanings ascribed to them as stated in those codes. 201.4 Terms not defined. Where terms are not defined in this code and are defined in the Florida Building Code, International Building Code, International Existing Building Code, International Fire Code, International Fuel Gas Code, International Mechanical Code, International Plumbinq Code, International Residential Code, International Zoninq Code or NFPA 70, such terms shall have the meanings ascribed to them as stated in those codes. 201.5 Parts. Whenever the words "dwelling unit," "dwelling," "premises," "building," "rooming house," "rooming unit," "housekeeping unit" or "story" are stated in this code, they shall be construed as though they were followed by the words "or any part thereof." SECTION 202 GENERAL DEFINITIONS ANCHORED. Secured in a manner that provides positive connection. APPROVED. Approved by the code official. BASEMENT. That portion of a building which is partly or completely below grade. 19 BATHROOM. A room containing plumbing fixtures including a bathtub or shower. BEDROOM. Any room or space used or intended to be used for sleeping purposes in either a dwelling or sleeping unit. CODE OFFICIAL. The official who is charged with the administration and enforcement of this code, or any duly authorized representative. CONDEMN. To adjudge unfit for occupancy. DETACHED. When a structural element is physically disconnected from another and that connection is necessary to provide a positive connection. DETERIORATION. To weaken, disintegrate, corrode, rust or decay and lose effectiveness. DWELLING UNIT. A single unit providing complete, independent living facilities for one or more persons, including permanent provisions for living, sleeping, eating, cooking and sanitation. EASEMENT. That portion of land or property reserved for present or future use by a person or agency other than the legal fee owner(s) of the property. The easement shall be permitted to be for use under, on or above a said lot or lots. EQUIPMENT SUPPORT. Those structural members or assemblies of members or manufactured elements, including braces, frames, lugs, snuggers, hangers or saddles, that transmit gravity load, lateral load and operating load between the equipment and the structure. EXTERIOR PROPERTY. The open space on the premises and on adjoining property under the control of owners or operators of such premises. GARBAGE. The animal or vegetable waste resulting from the handling, preparation, cooking and consumption of food. GRAFFITI. Any unauthorized inscription, word, letter, figure, symbol or design visible from a public place, public right -of -way or another person's property that is marked, etched, scratched, drawn, painted or made in any manner on any surface of tangible property regardless of its content or nature and regardless of the nature of the material of the structural component or property. 20 GUARD. A building component or a system of building components located at or near the open sides of elevated walking surfaces that minimizes the possibility of a fall from the walking surface to a lower level. HABITABLE SPACE. Space in a structure for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces, and similar areas are not considered habitable spaces. HOUSEKEEPING UNIT. A room or group of rooms forming a single habitable space equipped and intended to be used for living, sleeping, cooking and eating which does not contain, within such a unit, a toilet, lavatory and bathtub or shower. IMMINENT DANGER. A condition which could cause serious or life-threatening injury or death at any time. INFESTATION. The presence, within or contiguous to, a structure or premises of insects, rats, vermin or other pests. INOPERABLE MOTOR VEHICLE. A vehicle which cannot be driven upon the public streets for reason including but not limited to being unlicensed, wrecked, abandoned, in a state of disrepair, or incapable of being moved under its own power. LABELED. Equipment, materials or products to which have been affixed a label, seal, symbol or other identifying mark of a nationally recognized testing laboratory, inspection agency or other organization concerned with product evaluation that maintains periodic inspection of the production of the above-labeled items and whose labeling indicates either that the equipment, material or product meets identified standards or has been tested and found suitable for a specified purpose. LET FOR OCCUPANCY or LET. To permit, provide or offer possession or occupancy of a dwelling, dwelling unit, rooming unit, building, premise or structure by a person who is or is not the legal owner of record thereof, pursuant to a written or unwritten 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 structure. OCCUPANCY. The purpose for which a building or portion thereof is utilized or occupied. 21 OCCUPANT. Any individual living 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 directly to the outdoors. OPERATOR. Any person who has charge, care or control of a structure or premises which is let or offered for occupancy. OWNER. Any person, agent, operator, firm or corporation having a legal or equitable interest in the property; or recorded in the official records of the state, county or municipality as holding title to the property; or otherwise having control of the property, including the guardian of the estate of any such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court. PERSON. An individual, corporation, partnership or any other group acting as a unit. PEST ELIMINATION. The control and elimination of insects, rodents or other pests by eliminating their harborage places; by removing or making inaccessible materials that serve as their food or water; by other approved pest elimination methods. PREMISES. A lot, plot or parcel of land, easement or public way, including any structures thereon. PUBLIC WAY. Any street, alley or similar parcel of land essentially unobstructed from the ground to the sky, which is deeded, dedicated or otherwise permanently appropriated to the public for public use. ROOMING HOUSE. A building arranged or occupied for lodging, with or without meals, for compensation and not occupied as a one- or two-family dwelling. ROOMING UNIT. Any room or group of rooms forming a single habitable unit occupied or intended to be occupied for sleeping or living, but not for cooking purposes. RUBBISH. Combustible and noncombustible waste materials, except garbage; the term shall include the residue from the burning of wood, coal, coke and other 22 combustible materials, paper, rags, cartons, boxes, wood, excelsior, rubber, leather, tree branches, yard trimmings, tin cans, metals, mineral matter, glass, crockery and dust and other similar materials. SLEEPING UNIT. A room or space in which people sleep, which can also include permanent provisions for living, eating and either sanitation or kitchen facilities, but not both. Such rooms and spaces that are also part of a dwelling unit are not sleeping units. STRICT LIABILITY OFFENSE. An offense in which the prosecution in a legal proceeding is not required to prove criminal intent as a part of its case. It is enough to prove that the defendant either did an act which was prohibited, or failed to do an act which the defendant was legally required to do. STRUCTURE. That which is built or constructed or a portion thereof. TENANT. A person, corporation, partnership or group, whether or not the legal owner of record, occupying a building or portion thereof as a unit. TOILET ROOM. A room containing a water closet or urinal but not a bathtub or shower. ULTIMATE DEFORMATION. The deformation at which failure occurs and which shall be deemed to occur if the sustainable load reduces to 80 percent or less of the maximum strength. VENTILATION. The natural or mechanical process of supplying conditioned or unconditioned air to, or removing such air from, any space. WORKMANLIKE. Executed in a skilled manner; e.g., generally plumb, level, square, in line, undamaged and without marring adjacent work. YARD. An open space on the same lot with a structure. CHAPTER 3 GENERAL REQUIREMENTS SECTION 301 GENERAL 23 301.1 Scope. The provisions of this chapter shall govern the minimum conditions and the responsibilities of persons for maintenance of structures, equipment and exterior property. 301.2 Responsibility. The owner of the premises shall maintain the structures and exterior property in compliance with these requirements, except as otherwise provided for in this code. A person shall not 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. Occupants of a dwelling unit, rooming unit or housekeeping unit are responsible for keeping in a clean, sanitary and safe condition that part of the dwelling unit, rooming unit, housekeeping unit or premises which they occupy and control. 301.3 Vacant structures and land. All vacant structures and premises thereof 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 property and premises shall be maintained in a clean, safe and sanitary condition. The occupant shall keep that part of the exterior property which such occupant occupies or controls in a clean and sanitary condition. Nothing in this code shall be deemed to preclude action being taken by the City under the provision of Sections 38 -143 through 38 -150 of the City Code relating to weeds, wild growth and debris remediation by the City. 302.2 Grading and drainage. All premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any structure located thereon. Exception: Approved retention areas and reservoirs. 302.3 Sidewalks and driveways. All sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair, and maintained free from hazardous conditions to include overgrowth of grass or vegetation. 302.4 Weeds. All premises and exterior property shall be maintained free from weeds or plant growth in excess of twelve (12) inches in height. All noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated IM flowers and gardens. 302.4.1 Vegetation in Right -of -Ways. All City right -of -ways shall be maintained free from weeds or plant _growth in excess of 12 inches and shrubs in excess of 24 inches. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs. 302.4.2 Enforcement. Upon failure of the owner or agent having charge of a property to cut excessive growth and destroy weeds after service of a notice of violation or notice to abate, they shall be subject to prosecution in accordance with City Code Section 38 -141 through 38 -150. Upon failure to comply with the notice of abate, a duly authorized employee of the City or contractor hired by the City shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property as provide by City Codes and Ordinances. 302.5 Rodent harborage. All structures and exterior property shall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly exterminated by approved processes which will not be injurious to human health. After pest elimination, proper precautions shall be taken to eliminate rodent harborage and prevent re- infestation. 302.6 Exhaust vents. Pipes, ducts, conductors, fans or blowers shall not discharge gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes directly upon abutting or adjacent public or private property or that of another tenant. 302.7 Accessory structures. All accessory structures, including detached garages, fences and walls, shall be maintained structurally sound and in good repair. 302.8 Motor vehicles. Except as provided for in other regulations, no inoperative or unlicensed motor vehicle shall be parked, kept or stored on any premises (including public property), and no vehicle shall at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehicles is prohibited unless conducted inside an approved spray booth. Removal of junk vehicles on public property shall be subject to the provisions of Section 38 -177 of the City Code. Removal of junk vehicles on private property shall be subject to the provisions of Section 38 -178 of the City Code. Exception: A vehicle of any type is permitted to undergo major overhaul, including body work, provided that such work is performed inside a structure or similarly enclosed area designed and approved for such purposes. 25 302.9 Defacement of property. No person shall willfully or wantonly damage, mutilate or deface any exterior surface of any structure or building on any private or public property by placing thereon any marking, carving or graffiti. It shall be the responsibility of the owner to restore said surface to an approved state of maintenance and repair. SECTION 303 SWIMMING POOLS, SPAS AND HOT TUBS 303.1 Swimming pools. Swimming pools shall be maintained in a clean and sanitary condition, and in good repair. 303.2 Enclosures. Private swimming pools, hot tubs and spas, containing water more than 24 inches (610 mm) in depth shall be completely surrounded by a fence or barrier at least 48 inches (1219 mm) in height above the finished ground level measured on the side of the barrier away from the pool. Gates and doors in such barriers shall be self - closing and self - latching. Where the self - latching device is a minimum of 54 inches (1372 mm) above the bottom of the gate, 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 (152 mm) from the gatepost. No existing pool enclosure shall be removed, replaced or changed in a manner that reduces its effectiveness as a safety barrier. Exception: Spas or hot tubs with a safety cover that 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, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare. 304.1.1 Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the Florida Building Code or the Florida Existing Building Code as required for existing buildings: 1. The nominal strength of any 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 resisting all nominal loads or load effects; 3. Structures or components thereof that have reached their limit state; 4. Siding and masonry joints including ioints between the building envelope and the 26 perimeter of windows, doors and skylights are not maintained, weather resistant or water tight; 5. Structural members that have evidence of deterioration or that are not capable of safely supporting all nominal loads and load effects; 6. Foundation systems that are not firmly supported by footings, are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects; 7. Exterior walls that are not anchored to supporting and supported elements or are not plumb and free of holes, cracks or breaks and loose or rotting materials, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects; 8. Roofing or roofing components that have defects that admit rain, roof surfaces with inadequate drainage, or any portion of the roof framing that is not in good repair with signs of deterioration, fatigue or without proper anchorage and incapable of supporting all nominal loads and resisting all load effects; 9. Flooring and flooring components with defects that affect serviceabilitV or flooring components that show signs of deterioration or fatigue, are not properly anchored or are incapable of supporting all nominal loads and resisting all load effects; 10. Veneer, cornices, belt courses, corbels, trim, wall facings and similar decorative features not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects; 11. Overhang extensions or projections including, but not limited to, trash chutes, canopies marquees signs, awnings, fire escapes, standpipes and exhaust ducts not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects; 12. Exterior stairs, decks, porches, balconies and all similar appurtenances attached thereto, including guards and handrails, are not structurally sound, not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects; or 13. Chimneys cooling towers, smokestacks and similar appurtenances not structurally sound or not properly anchored, or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects. Exceptions: 1. When substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be permitted when approved by the code official. 304.2 Protective treatment. All exterior surfaces, including but not limited to, 27 doors, door and window frames, cornices, porches, trim, balconies, decks and fences, shall be maintained in good condition. Exterior wood surfaces, other than decay - resistant woods, shall be protected from the elements and decay by painting or other protective covering or treatment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted. All siding and masonry joints, as well as those between the building envelope and the perimeter of windows, doors and skylights, shall be maintained weather resistant and water tight. All metal surfaces subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and all surfaces with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion. Oxidation stains shall be removed from exterior surfaces. Surfaces designed for stabilization by oxidation are exempt from this requirement. 304.3 Premises identification. Buildings shall have approved address numbers placed in a position to be plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of 4 inches (102 mm) in height with a minimum stroke width of 0.5 inch (12.7 mm). 304.4 Structural members. All structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads. 304.5 Foundation walls. All foundation walls shall be maintained plumb 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 holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration. 304.7 Roots and drainage. The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained 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, corbels, terra cotta trim, wall facings and similar decorative features shall be maintained in good repair with proper anchorage and in a safe condition. 304.9 Overhang extensions. All overhang extensions including, but not limited to 28 canopies, marquees, signs, metal awnings, fire escapes, standpipes and exhaust ducts shall be maintained in good repair and be properly anchored so as to be kept in a sound condition. When required, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather - coating materials, such as paint or similar surface treatment. 304.10 Stairways, decks, porches and balconies. Every exterior stairway, deck, porch and balcony, and all appurtenances attached thereto, shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads. 304.11 Chimneys and towers. All chimneys, cooling towers, smoke stacks, and similar appurtenances shall be maintained structurally safe and sound, and in good repair. All exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather - coating materials, such as paint or similar surface treatment. 304.12 Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition. 304.13 Window, skylight and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. 304.13.1 Glazing. All glazing materials shall be maintained free from cracks and holes. 304.13.2 Openable windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware. 304.14 Insect screens. Every door, window and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas or any areas where products to be included or utilized in food for human consumption are processed, manufactured, packaged or stored shall be supplied with approved tightly fitting screens of minimum 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall have a self - closing device in good working condition. Exception: Screens shall not be required where other approved means, such as air curtains or insect repellent fans, are employed. 304.15 Doors. All exterior doors, door assemblies, operator systems if provided, 29 and hardware shall be maintained in good condition. Locks at all entrances to dwelling units and sleeping units shall tightly secure the door. Locks on means of egress doors shall be in accordance with Section 702.3. 304.16 Basement hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water. 304.17 Guards for basement windows. Every basement window that is openable shall be supplied with rodent shields, storm windows or other approved, protection against the entry of rodents. 304.18 Building security. Doors, windows or hatchways for dwelling units, room units or housekeeping units shall be provided with devices designed to provide security for the occupants and property within. 304.18.1 Doors. Doors providing access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a deadbolt lock designed to be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort and shall have a minimum lock throw of 1 inch (25 mm). Such deadbolt locks shall be installed according to the manufacturer's specifications and maintained in good working order. For the purpose of this section, a sliding bolt shall not be considered an acceptable deadbolt lock. 304.18.2 Windows. Operable windows located in whole or in part within 6 feet (1828 mm) above ground level or a walking surface below that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a window sash locking device. 304.18.3 Basement hatchways. Basement hatchways that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with devices that secure the units from unauthorized entry. 304.19 Gates. All exterior gates, gate assemblies, operator systems if provided, and hardware shall be maintained in good condition. Latches at all entrances shall tightly secure the gates. SECTION 305 INTERIOR STRUCTURE 305.1 General. The interior of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition. Occupants 91111 shall keep that part of the structure which they occupy or control in a clean and sanitary condition. Every owner of a structure containing a rooming house, housekeeping units, a hotel, a dormitory, two or more dwelling units or two or more nonresidential occupancies, shall maintain, in a clean and sanitary condition, the shared or public areas of the structure and exterior property. 305.1.1 Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the Florida Building Code or the Florida Existing Building Code as required for existing buildings: 1. The nominal strength of any 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 resisting all nominal loads or load effects; 3. Structures or components thereof that have reached their limit state: 4. Structural members are incapable of supporting nominal loads and load effects; 5. Stairs, landings, balconies and all similar walking surfaces, including guards and handrails, are not structurally sound, not properly anchored or are anchored with connections not capable of supporting all nominal loads and resisting all load effects; 6. Foundation systems that are not firmly supported by footings are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects.. Exceptions: 1. When substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be permitted when approved by the code official. 305.2 Structural members. All structural members shall be maintained structurally sound, and be capable of supporting the imposed loads. 305.3 Interior surfaces. All interior surfaces, including windows and doors, shall be maintained in good, clean and sanitary condition. Peeling, chipping, flaking or abraded paint shall be repaired, removed or covered. Cracked or loose plaster, decayed wood and other defective surface conditions shall be corrected. 305.4 Stairs and walking surfaces. Every stair, ramp, landing, balcony, porch, deck or other walking surface shall be maintained in sound condition and good repair. 305.5 Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good 31 condition. 305.6 Interior doors. Every interior door shall fit reasonably well within its frame and shall be capable of being opened and closed by being properly and securely attached to jambs, headers or tracks as intended by the manufacturer of the attachment hardware. SECTION 306 COMPONENT SERVICEABILITY 306.1 General. The components of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition. 306.1.1 Unsafe conditions. Where any of the following conditions cause the component or system to be beyond its limit state, the component or system shall be determined as unsafe and shall be repaired or replaced to comply with the Florida Building Code as required for existing buildings: 1. Soils that have been subjected to any of the following conditions: 1.1. Collapse of footinq or foundation system; 1.2. Damage to footing, foundation, concrete or other structural element due to soil expansion; 1.3. Adverse effects to the design strength of footing, foundation, concrete or other structural element due to a chemical reaction from the soil; 1.4. Inadequate soil as determined by a geotechnical investigation; 1.5. Where the allowable bearing capacity of the soil is in doubt; or 1.6. Adverse effects to the footing, foundation, concrete or other structural element due to the ground water table. 2. Concrete that has been subjected to any of the following conditions: 2.1. Deterioration; 2.2. Ultimate deformation; 2.3. Fractures; 2.4. Fissures; 2.5. Spalling; 2.6. Exposed reinforcement; or 2.7. Detached, dislodged or failing connections. 32 3. Aluminum that has been subjected to any of the following conditions: 3.1. Deterioration; 3.2. Corrosion; 3.3. Elastic deformation; 3.4. Ultimate deformation; 3.5. Stress or strain cracks; 3.6. Joint fatigue; or 3.7. Detached, dislodged or failing connections. 4. Masonry that has been subjected to any of the following conditions: 4.1. Deterioration; 4.2. Ultimate deformation; 4.3. Fractures in masonry or mortar 4.4. Fissures in masonry or mortar joints; 4.5. Spalling; 4.6. Exposed reinforcement; or 4.7. Detached, dislodged or failing connections. 5. Steel that has been subjected to any of the following conditions: 5.1. Deterioration; 5.2. Elastic deformation; 5.3. Ultimate deformation; 5.4. Metal fatigue; or 5.5. Detached, dislodged or failing connections. 6. Wood that has been subjected to any of the following conditions: 6.1. Ultimate deformation: 6.2. Deterioration; 6.3. Damage from insects, rodents and other vermin; 6.4. Fire damage beyond charring; 6.5. Significant splits and checks; 6.6. Horizontal shear cracks; 6.7. Vertical shear cracks; 6.8. Inadequate support; 6.9. Detached, dislodged or failing connections; or 6.10. Excessive cutting and notching. 33 Exceptions: 1. When substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be permitted when approved by the code official. SECTION 307 HANDRAILS AND GUARDRAILS 307.1 General. Every exterior and interior flight of stairs having more than four risers shall have a handrail on one side of the stair and every open portion of a stair, landing, balcony, porch, deck, ramp or other walking surface which is more than 30 inches (762 mm) above the floor or grade below shall have guards. Handrails shall not be less than 30 inches (762 mm) in height or more than 42 inches (1067 mm) in height measured vertically above the nosing of the tread or above the finished floor of the landing or walking surfaces. Guards shall not be less than 30 inches (762 mm) in height above the floor of the landing, balcony, porch, deck, or ramp or other walking surface. Exception: Guards shall not be required where exempted by the Florida Building Code. SECTION 308 RUBBISH AND GARBAGE 308.1 Accumulation of rubbish or garbage. All exterior property and premises, and the interior of every structure, shall be free from any accumulation of rubbish or garbage. 308.2 Disposal of rubbish. Every occupant of a structure shall dispose of all rubbish in a clean and sanitary manner by placing such rubbish in approved containers. 308.2.1 Rubbish storage facilities. The owner of every occupied premises shall supply approved covered containers for rubbish, and the owner of the premises shall be responsible for the removal of rubbish. 308.2.2 Refrigerators. Refrigerators and similar equipment not in operation shall not be discarded, abandoned or stored on premises without first removing the doors. 308.3 Disposal of garbage. Every occupant of a structure shall dispose of garbage in a clean and sanitary manner by placing such garbage in an approved garbage disposal facility or approved garbage containers. 34 308.3.1 Garbage facilities. The owner of every dwelling shall supply one of the following: an approved mechanical food waste grinder in each dwelling unit; an approved incinerator unit in the structure available to the occupants in each dwelling unit; or an approved leakproof, covered, outside garbage container. 308.3.2 Containers. The operator of every establishment producing garbage shall provide, and at all times cause to be utilized, approved leakproof containers provided with close- fitting covers for the storage of such materials until removed from the premises for disposal. 308.3.3 Storage of garbage containers All aq rba_ge containers when not placed for garbage pickup shall be stored inside or on the side or rear of the residence or structure. Garbage containers shall not be stored on the outside front area of a residence or structure. SECTION 309 PEST ELIMINATION 309.1 Infestation. All structures shall be kept free from insect and rodent infestation. All structures in which insects or rodents are found shall be promptly exterminated by approved processes that will not be injurious to human health. After pest elimination, proper precautions shall be taken to prevent reinfestation. 309.2 Owner. The owner of any structure shall be responsible for pest elimination within the structure prior to renting or leasing the structure. 309.3 Single occupant. The occupant of a one - family dwelling or of a single - tenant nonresidential structure shall be responsible for pest elimination on the premises. 309.4 Multiple occupancy. The owner of a structure containing two or more dwelling units, a multiple occupancy, a rooming house or a nonresidential structure shall be responsible for pest elimination in the public or shared areas of the structure and exterior property. If infestation is caused by failure of an occupant to prevent such infestation in the area occupied, the occupant and owner shall be responsible for pest elimination. 309.5 Occupant. The occupant of any structure shall be responsible for the continued rodent and pest -free condition of the structure. KA, Exception: Where the infestations are caused by defects in the structure, the owner shall be responsible for pest elimination. 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 light, ventilation and space conditions in compliance with these requirements. A person shall not occupy as owner - occupant, or permit another person to occupy, any premises that do not comply with the requirements of this chapter. 401.3 Alternative devices. In lieu of the means for natural light and ventilation herein prescribed, artificial light or mechanical ventilation complying with the Florida Building Code shall be permitted. SECTION 402 LIGHT 402.1 Habitable spaces. Every habitable space shall have at least one window of approved size facing directly to the outdoors or to a court. The minimum total glazed area for every habitable space shall be 8 percent of the floor area of such room. Wherever walls or other portions. of a structure face a window of any room and such obstructions are located less than 3 feet (914 mm) from the window and extend to a level above that of the ceiling of the room, such window shall not be deemed to face directly to the outdoors nor to a court and shall not be included as contributing to the required minimum total window area for the room. Exception: Where natural light for rooms or spaces without exterior glazing areas is provided through an adjoining room, the unobstructed opening to the adjoining room shall be at least 8 percent of the floor area of the interior room or space, but a minimum of 25 square feet (2.33 m2). The exterior glazing area shall be based on the total floor area being served. 402.2 Common halls and stairways. Every common hall and stairway in residential occupancies, other than in one -and two- family dwellings, shall be lighted at all times with at least a 60 -watt standard incandescent light bulb for each 200 square Gaol feet (19 m2) of floor area or equivalent illumination, provided that the spacing between lights shall not be greater than 30 feet (9144 mm). In other than residential occupancies, means of egress, including exterior means of egress, stairways shall be illuminated at all times the building space served by the means of egress is occupied with a minimum of 1 footcandle (11 lux) at floors, landings and treads. 402.3 Other spaces. All other spaces shall be provided with natural or artificial light sufficient to permit the maintenance of sanitary conditions, and the safe occupancy of the space and utilization of the appliances, equipment and fixtures. SECTION 403 VENTILATION 403.1 Habitable spaces. Every habitable space shall have at least one openable window. The total openable area of the window in every room shall be equal to at least 45 percent of the minimum glazed area required in Section 402.1. Exception: Where rooms and spaces without openings to the outdoors are ventilated through an adjoining room, the unobstructed opening to the adjoining room shall be at least 8 percent of the floor area of the interior room or space, but a minimum of 25 square feet (2.33 m2). The ventilation openings to the outdoors shall be based on a total floor area being ventilated. 403.2 Bathrooms and toilet rooms. Every bathroom and toilet room shall comply with the ventilation requirements for habitable spaces as required by Section 403.1, except that a window shall not be required in such spaces equipped with a mechanical ventilation system. Air exhausted by a mechanical ventilation system from a bathroom or toilet room shall discharge to the outdoors and shall not be recirculated. 403.3 Cooking facilities. Unless approved through the certificate of occupancy, cooking shall not be permitted in any rooming unit or dormitory unit, and a cooking facility or appliance shall not be permitted to be present in the rooming unit or dormitory unit. Exceptions: 1. Where specifically approved in writing by the code official. 2. Devices such as coffee pots and microwave ovens shall not be considered cooking appliances. 403.4 Process ventilation. Where injurious, toxic, irritating or noxious fumes, gases, dusts or mists are generated, a local exhaust ventilation system shall be 37 provided to remove the contaminating agent at the source. Air shall be exhausted to the exterior and not be recirculated to any space. 403.5 Clothes dryer exhaust. Clothes dryer exhaust systems shall be independent of all other systems and shall be exhausted outside the structure in accordance with the manufacturer's instructions. Exception: Listed and labeled condensing (ductless) clothes dryers. SECTION 404 OCCUPANCY LIMITATIONS 404.1 Privacy. Dwelling units, hotel units, housekeeping units, rooming units and dormitory units shall be arranged to provide privacy and be separate from other adjoining spaces. 404.2 Minimum room widths. A habitable room, other than a kitchen, shall be a minimum of 7 feet (2134 mm) in any plan dimension. Kitchens shall have a minimum clear passageway of 3 feet (914 mm) between counterfronts and appliances or counterfronts and walls. 404.3 Minimum ceiling heights. Habitable spaces, hallways, corridors, laundry areas, bathrooms, toilet rooms and habitable basement areas shall have a minimum clear ceiling height 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 obstructions. 3. Rooms occupied exclusively for sleeping, study 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 calculating 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. K: 404.4 Bedroom and living room requirements. Every bedroom and living room shall comply with the requirements of Sections 404.4.1 through 404.4.5. 404.4.1 Room area. Every living room shall contain at least 120 square feet (11.2 m 2 ) and every bedroom shall contain a minimum of 70 square feet (6.5 m2) and every bedroom occupied by more than one person shall contain a minimum of 50 square feet (4.6 m2) of floor area for each occupant thereof. 404.4.2 Access from bedrooms. Bedrooms shall not constitute the only means of access to other bedrooms or habitable spaces and shall not serve as the only means of egress from other habitable spaces. Exception: Units that contain fewer than two bedrooms. 404.4.3 Water closet accessibility. Every bedroom shall have access to at least one water closet and one lavatory without passing through another bedroom. Every bedroom in a dwelling unit shall have access to at least one water closet and lavatory located in the same story as the bedroom or an adjacent story. 404.4.4 Prohibited occupancy. Kitchens and nonhabitable spaces shall not be used for sleeping purposes. 404.4.5 Other requirements. Bedrooms shall comply with the applicable provisions of this code including, but not limited to, the light, ventilation, room area, ceiling height and room width requirements of this chapter; the plumbing facilities and water - heating facilities requirements of Chapter 5; the heating facilities and electrical receptacle requirements of Chapter 6; and the smoke detector and emergency escape requirements of Chapter 7. 404.5 Overcrowding. Dwelling units shall not be occupied by more occupants than permitted by the minimum area requirements of Table 404.5. TABLE MINIMUM AREA REQUIREMENTS 404.5 SPACE MINIMUM AREA IN SQUARE FEET 1 -2 occupants 3 -5 occupants 6 or more occupants 39 MI Living roo, e 120 ;120 ` 150 Dining rooma, a No requirement 80 1100 Bedrooms Shall comply with Section 404.4.1 For SI: 1 square foot = 0.093 m2. a. See Section 404.5.2 for combined living room /dining room spaces. b. See Section 404.5.1 for limitations on determining the minimum occupancy area for sleeping purposes. 404.5.1 Sleeping area. The minimum occupancy area required by Table 404.5 shall not be included as a sleeping area in determining the minimum occupancy area for sleeping purposes. All sleeping areas shall comply with Section 404.4. 404.5.2 Combined spaces. Combined living room and dining room spaces shall comply with the requirements of Table 404.5 if the total area is equal to that required for separate rooms and if the space is located so as to function as a combination living room /dining room. 404.6 Efficiency unit. Nothing in this section shall prohibit an efficiency living unit from meeting the following requirements: 1. A unit occupied by not more than one occupant shall have a minimum clear floor area of 120 square feet (11.2 m2). A unit occupied by not more than two occupants shall have a minimum clear floor area of 220 square feet (20.4 m2). A unit occupied by three occupants shall have a minimum clear floor area of 320 square feet (29.7 m2). These required areas shall be exclusive of the areas required by Items 2 and 3. 2. The unit shall be provided with a kitchen sink, cooking appliance and refrigeration facilities, each having a minimum clear working space of 30 inches (762 mm) in front. Light and ventilation conforming to this code shall be provided. 3. The unit shall be provided with a separate bathroom containing a water closet, lavatory and bathtub or shower. M 4. The maximum number of occupants shall be three. 404.7 Food preparation. All spaces to be occupied for food preparation purposes shall contain suitable space and equipment to store, prepare and serve foods in a sanitary manner. There shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage. 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 fixtures to 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 not occupy as owner - occupant or permit another person to occupy any structure or premises which does not comply with the requirements of this chapter. SECTION 502 REQUIRED FACILITIES 502.1 Dwelling units. Every dwelling unit shall 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 located in close proximity to the door leading directly into the room in which such water closet is located. A kitchen sink shall not be used as a substitute for the required lavatory. 502.2 Rooming houses. At least one water closet, lavatory and bathtub or shower shall be supplied for each four rooming units. 502.3 Hotels. Where private water closets, lavatories and baths are not provided, one water closet, one lavatory and one bathtub or shower having access from a public hallway shall be provided for each ten occupants. 502.4 Employees' facilities. A minimum of one water closet, one lavatory and one drinking facility shall be available to employees. 41 502.4.1 Drinking facilities. Drinking facilities shall be a drinking fountain, water cooler, bottled water cooler or disposable cups next to a sink or water dispenser. Drinking facilities shall not be located in toilet rooms or bathrooms. 502.5 Public toilet facilities. Public toilet facilities shall be maintained in a safe sanitary and working condition in accordance with the Florida Building Code. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occupancy of the premises. SECTION 503 TOILET ROOMS 503.1 Privacy. Toilet rooms and bathrooms shall provide privacy and shall not constitute the only passageway to a hall or other space, or to the exterior. A door and interior locking device shall be provided for all common or shared bathrooms and toilet rooms in a multiple dwelling. 503.2 Location. Toilet rooms and bathrooms serving hotel units, rooming units or dormitory units or housekeeping units, shall have access by traversing a maximum of one flight of stairs and shall have access from a common hall or passageway. 503.3 Location of employee toilet facilities. Toilet facilities shall have access from within the employees' working area. The required toilet facilities shall be located a maximum of one story above or below the employees' working area and the path of travel to such facilities shall not exceed a distance of 500 feet (152 m). Employee facilities shall either be separate facilities or combined employee and public facilities. Exception: Facilities that are required for employees in storage structures or kiosks, which are located in adjacent structures under the same ownership, lease or control, shall not exceed a travel distance of 500 feet (152 m) from the employees' regular working area to the facilities. 503.4 Floor surface. In other than dwelling units, every toilet room floor shall be maintained to be a smooth, hard, nonabsorbent surface to permit such floor to be easily kept in a clean and sanitary condition. SECTION 504 PLUMBING SYSTEMS AND FIXTURES 504.1 General. All plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. All FIX plumbing fixtures shall be maintained in a safe, sanitary and functional condition. 504.2 Fixture clearances. Plumbing fixtures shall have adequate clearances for usage and cleaning. 504.3 Plumbing system hazards. Where it is found that a plumbing system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, inadequate venting, cross connection, backsiphonage, improper installation, deterioration or damage or for similar reasons, the code official shall require the defects to be corrected to eliminate the hazard. SECTION 505 WATER SYSTEM 505.1 General. Every sink, lavatory, bathtub or shower, drinking fountain, water closet or other plumbing fixture shall be properly connected to either a public water system or to an approved private water system. All kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied with hot or tempered and cold running water. 505.2 Contamination. The water supply shall be maintained free from contamination, and all water inlets for plumbing fixtures shall be located above the flood -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 protected 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 pressures 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 capable of providing an adequate amount of water to be drawn at every required sink, lavatory, bathtub, shower and laundry facility at a minimum temperature of 110 °F (43 0C). A gas- burning water heater shall not be located in any bathroom, toilet room, bedroom or other occupied room normally kept closed, unless adequate combustion air is provided. An approved combination temperature and pressure - relief valve and relief valve discharge pipe shall be properly installed and maintained on water heaters. 43 SECTION 506 SANITARY DRAINAGE SYSTEM 506.1 General. All plumbing fixtures shall be properly connected to either a public sewer system or to an approved private sewage disposal system. 506.2 Maintenance. Every plumbing stack, vent, waste and sewer line shall function properly and be kept free from obstructions, leaks and defects. 506.3 Grease interceptors. Grease interceptors and automatic grease removal devices shall be maintained in accordance with this code and the manufacturer's installation instructions. Grease interceptors and automatic grease removal devices shall be regularly serviced and cleaned to prevent the discharge of oil, grease, and other substances harmful or hazardous to the building drainage system, the public sewer, the private sewage disposal system or the sewage treatment plant or processes. All records of maintenance, cleaning and repairs shall be available for inspection by the code official. SECTION 507 STORM DRAINAGE 507.1 General. Drainage of roofs and paved areas, yards and courts, and other open areas on the premises shall not 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 structure shall provide and maintain mechanical and electrical facilities and equipment in compliance with these requirements. A person shall not occupy as owner-occupant or permit another person to occupy any premises which does not comply with the requirements of this chapter. M 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 facilities capable of maintaining a room temperature of 68 °F (20 °C) in all habitable rooms, bathrooms and toilet rooms based on the winter outdoor design temperature for the locality indicated in Appendix D of the Florida Building Code. Cooking appliances shall not be used, nor shall portable unvented fuel- burning space heaters be used, as a means to provide required heating. Exception: In areas where the average monthly temperature is above 30 °F ( -1 °C), a minimum temperature of 65 °F (18 °C) shall be maintained. 602.3 Heat supply. Every owner and operator of any building who rents, leases or lets one or more dwelling units or sleeping units on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat during the period from [DATE] to [DATE] to maintain a minimum temperature of 68 °F (20 °C) in all habitable rooms, bathrooms and toilet rooms. Exceptions: 1. When the outdoor temperature is below the winter outdoor design temperature for the locality, maintenance of the minimum room temperature shall not be required provided that the heating system is operating at its full design capacity. The winter outdoor design temperature for the locality shall be as indicated in Appendix D of the Florida Building Code. 2. In areas where the average monthly temperature is above 30 °F (- 1 °C) a minimum temperature of 65 °F (18 °C) shall be maintained. 602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied with heat maintain a minimum temperature of 65 °F (18 °C) during the period the spaces are occupied. Exceptions: 1. Processing, storage and operation areas that require cooling or special temperature conditions. 2. Areas in which persons are primarily engaged in vigorous ELI physical activities. 602.5 Room temperature measurement. The required room temperatures shall be measured 3 feet (914 mm) above the floor near the center of the room and 2 feet (610 mm) inward from the center of each exterior wall. SECTION 603 MECHANICAL EQUIPMENT 603.1 Mechanical appliances. All mechanical appliances, fireplaces, solid fuel - burning appliances, cooking appliances and water heating appliances shall be properly installed and maintained in a safe working condition, and shall be capable of performing the intended function. 603.2 Removal of combustion products. All fuel - burning equipment and appliances shall be connected to an approved chimney or vent. Exception: Fuel- burning equipment and appliances which are labeled for unvented operation. 603.3 Clearances. All required clearances to combustible materials shall be maintained. 603.4 Safety controls. All safety controls for fuel- burning equipment shall be maintained in effective operation. 603.5 Combustion air. A supply of air for complete combustion of the fuel and for ventilation of the space containing the fuel- burning equipment shall be provided for the fuel- burning equipment. 603.6 Energy conservation devices. Devices intended to reduce fuel consumption by attachment to a fuel- burning appliance, to the fuel supply line thereto, or to the vent outlet or vent piping therefrom, shall not be installed unless labeled for such purpose and the installation is specifically approved. SECTION 604 ELECTRICAL FACILITIES 604.1 Facilities required. Every occupied building shall be provided with an electrical system in compliance with 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 additional facilities in accordance with Florida Building Code. Dwelling units shall be served by a three -wire. 120/240 volt, single- phase electrical service having a minimum rating of 60 amperes. 604.3 Electrical system hazards. Where it is found that the electrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, improper fusing, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration 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 govern the repair and replacement of electrical systems and equipment that have been exposed to water. 604.3.1.1 Electrical equipment. Electrical distribution equipment, motor circuits, power equipment, transformers, wire, cable, flexible cords, wiring devices, ground fault circuit interrupters, surge protectors, molded case circuit breakers, low-voltage fuses, luminaires, ballasts, motors and electronic control, signaling and communication equipment that have been exposed to water shall be replaced in accordance with the provisions of the Florida Building Code. Exception: The following equipment shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved manufacturer's representative indicates -that the equipment has not sustained damage that requires replacement: 1. Enclosed switches, rated a maximum of 600 volts or less; 2. BuswaV, rated a maximum of 600 volts; 3. Panelboards, rated a maximum of 600 volts; 4. Switchboards, rated a maximum of 600 volts; 5. Fire pump controllers, rated a maximum of 600 ygftp; 6. Manual and magnetic motor controllers; 7. Motor control centers; 8. Alternating current high-voltage circuit breakers; 9. Low-voltage power circuit breakers; 10. Protective relays, meters and current transformers; 11. Low- and medium-voltage switchgear; 12. Liquid-filled transformers; 13. Cast-resin transformers; 47 14. Wire or cable that is suitable for wet locations and whose ends have not been exposed to water; 15. Wire or cable, not containing fillers, that 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 section shall govern the repair and replacement of electrical systems and equipment that have been exposed to fire. 604.3.2.1 Electrical equipment. Electrical switches, receptacles and fixtures, including furnace water heating security system and power distribution circuits, that have been exposed to fire shall be replaced in accordance with the provisions of the Florida Building Code. Exception: Electrical switches receptacles and fixtures that shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved manufacturer's representative indicates that the equipment has not sustained damage that requires replacement. SECTION 605 ELECTRICAL EQUIPMENT 605.1 Installation. All electrical equipment, wiring and appliances shall be properly installed and maintained in a safe and approved manner. 605.2 Receptacles. Every habitable space in a dwelling shall contain at least two separate and remote receptacle outlets. Every laundry area shall contain at least one grounded -type receptacle or a receptacle with a ground fault circuit interrupter. Every bathroom shall contain at least one receptacle. Any new bathroom receptacle outlet shall have ground fault circuit interrupter protection. All receptacle outlets shall have the appropriate faceplate cover for the location. 605.3 Luminaires. Every public hall, interior stairway, toilet room, kitchen, bathroom, laundry room, boiler room and furnace room shall contain at least one electric luminaire. Pool and spa luminaries over 15 V shall have ground fault circuit interrupter protection. 605.4 Wiring. Flexible cords shall not be used for permanent wiring, or for running through doors, windows, o r cabinets, or concealed within walls, floors, or ceilings. SECTION 606 ELEVATORS, ESCALATORS AND DUMBWAITERS 606.1 General. Elevators, dumbwaiters and escalators shall be maintained in compliance with ASME A 17.1. The most current certificate of inspection shall be on display at all times within the elevator or attached to the escalator or dumbwaiter, be available for public inspection in the office of the building operator or be posted in a publicly conspicuous location approved by the code official. The inspection and tests shall be performed at not less than the periodic intervals listed in ASME A 17.1, Appendix N, except where otherwise specified by the authority having jurisdiction. 606.2 Elevators. In buildings equipped with passenger elevators, at least one elevator shall be maintained in operation at all times when the building is occupied. Exception: Buildings equipped with only one elevator shall be permitted to have the elevator temporarily out of service for testing or servicing. SECTION 607 DUCT SYSTEMS 607.1 General. Duct systems 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- occupant or permit another person to occupy any premises that do not comply with the requirements of this chapter. SECTION 702 MEANS OF EGRESS 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 way. Means of egress shall comply with the International Fire Code. 702.2 Aisles. The required width of aisles in accordance with the International Fire Code shall be unobstructed. 702.3 Locked doors. All means of egress doors shall be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort except where the door hardware conforms to that permitted by the International Building Code. 702.4 Emergency escape openings. Required emergency escape openings shall be maintained in accordance with the code in effect at the time of construction, and the following Required emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars, rilq les, prates or similar devices are permitted to be placed over emergency escape and rescue openings provided the minimum net clear opening 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 that which is required for normal operation of the escape and rescue opening. SECTION 703 FIRE - RESISTANCE RATINGS 703.1 Fire - resistance -rated assemblies. The required fire - resistance rating of fire - resistance -rated walls fire stops shaft enclosures, partitions and floors shall be maintained. 703.2 Opening protectives Required opening protectives shall be maintained in an operative condition. All fire and smokestop doors shall be maintained in operable condition. Fire doors and smoke barrier doors shall not be blocked or obstructed or otherwise made inoperable. 50 SECTION 704 FIRE PROTECTION SYSTEMS 704.1 General. All systems, devices and equipment to detect a fire, actuate an alarm, or suppress or control a fire or any combination thereof shall be maintained in an operable condition at all times in accordance with the International Fire Code. 704.1.1 Automatic sprinkler systems. Inspection, testing and maintenance of automatic sprinkler systems shall be in accordance with NFPA 25. 704.1.2 Fire department connection. Where the fire department connection Where the fire is not visible to approaching fire apparatus, the fire department connection shall be indicated by an approved sign mounted on the street front or on the side of the building. Such sign shall have the letters "FDC" not less than 6 inches (152 mm) high and words in letters not less than 2 inches (51 mm) high or an arrow to indicate the location. Such siqns shall be subject to the approval of the fire code official. 704.2 Single- and multiple- station smoke alarms. Single -and multiple- station smoke alarms shall be installed in existing Group 1 -1 and R occupancies in accordance with Sections 704.2.1 through 704.2.3. 704.2.1 Where required. Existing Group 1 -1 and R occupancies shall be provided with single- station smoke alarms in accordance with Sections 704.2.1.1 through 704.2.1.4. Interconnection and power sources shall be in accordance with Sections 704.2.2 and 704.2.3. Exceptions: 1. Where the code that was in effect at the time of construction required smoke alarms and smoke alarms complying with those requirements are already provided. 2. Where smoke alarms have been installed in occupancies and dwellings that were not required to have them at the time of construction, additional smoke alarms shall not be required provided that the existing smoke alarms comply with requirements that were in effect at the time of installation. 3. Where smoke detectors connected to a fire alarm system have been installed as a substitute for smoke alarms 704.2.1.1 Group R -1. Single- or multiple- station smoke alarms shall be installed in all of 51 the following locations in Group R -1: 1. In sleeping areas. reas_ 2. In every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. 3. In each story within the sleeping unit including basements. For sleeping units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. 704.2.1.2 Groups R -2, R -3, R -4 and 1 -1. Single or multiple- station smoke alarms shall be installed and maintained in Groups R -2, R -3, R -4 and 1 -1 regardless of occupant load at all of the following locations: 1. On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms. 2. In each room used for sleeping purposes. 3. In each story within a dwelling unit, including basements but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. 704.2.1.3 Installation near cooking appliances. Smoke alarms shall not be installed in the following locations unless this would prevent placement of a smoke alarm in a location required by Section 704.2.1.1 or 704.2.1.2. 1. Ionization smoke alarms shall not be installed less than 20 feet (6096 m) horizontally from a permanently installed cooking appliance. 2. Ionization smoke alarms with an alarm - silencing switch shall not be installed less than 10 feet (3048 mm) horizontally from a permanently installed cooking appliance. 3. Photoelectric smoke alarms shall not be installed less than 6 feet (1829 mm) horizontally from a permanently installed cooking appliance. 52 704.2.1.4 Installation near bathrooms. Smoke alarms shall be installed not less than 3 feet (914 mm) horizontally from the door or opening of a bathroom that contains a bathtub or shower unless this would prevent placement of a smoke alarm required by Section 704.2.1.1 or 704.2.1.2. 704.2.2 Interconnection. Where more than one smoke alarm is required to be installed within an individual dwelling or sleeping unit, the smoke alarms shall be interconnected in such a manner that the activation of one alarm will activate all of the alarms in the individual unit. Physical interconnection of smoke alarms shall not be required where listed wireless alarms are installed and all alarms sound upon activation of one alarm. The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed. Exceptions: 1. Interconnection is not required in buildings that are not undergoing alterations, repairs or construction of any kind. ind. 2. Smoke alarms in existing areas are not required to be interconnected where alterations or repairs do not result in the removal of interior wall or ceiling finishes 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. 704.2.3 Power source. Single- station smoke alarms shall receive their primary power from the building wiring provided that such wiring is served from a commercial source and shall be equipped with a battery backup. Smoke alarms with integral strobes that are not equipped with battery backup shall be connected to an emergency electrical system. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and without a disconnecting switch other than as required for overcurrent protection. Exceptions: 1. Smoke alarms are permitted to be solely battery operated in existing buildings where no construction is taking place. 2. Smoke alarms are permitted to be solely battery operated in buildings that are not served from a commercial power source. 3. Smoke alarms are permitted to be solely battery operated in existing areas of buildings undergoing alterations or repairs that do not result in the removal of interior walls or ceiling finishes exposing the structure, unless there is 53 an attic, crawl space or basement available that could provide access for building wiring without the removal of interior finishes. 704.2.4 Smoke detection system. Smoke detectors listed in accordance with UL 268 and provided as part of the building's fire alarm system shall be an acceptable alternative to single- and multiple- station smoke alarms and shall comply with the following; 1. The fire alarm system shall comply with all applicable requirements in Section 907 of the International Fire Code. 2. Activation of a smoke detector in a dwelling or sleeping unit shall initiate alarm notification in the dwelling or sleeping unit in accordance with Section 907.5.2 of the International Fire Code. 3. Activation of a smoke detector in a dwelling or sleeping unit shall not activate alarm notification appliances outside of the dwelling or sleeping unit, provided that a supervisory signal is generated and monitored in accordance with Section 907.6.5 of the International Fire Code. tom! CHAPTER 8 REFERENCED STANDARDS This chapter lists the standards that are referenced in various sections of this document. The standards are listed herein by the promulgating agency of the standard, the standard identification, the effective date and title and the section or sections of this document that reference the standard. The application of the referenced standards shall be as specified inn Section 102.7. ASM E American Society of Mechanical Engineers Three Park Avenue New York, NY 10016 -5990 Standard Referenced ASME A17.1 /CSA B44 -2013 Safety Code for Elevators and Escalators ...... ..........................606.1 AST. ASTM International 100 Barr Harbor Drive West Conshohocken, PA 19428 -2959 Standard Referenced F 1346 -91 (2010) Performance Specifications for Safety Covers and Labeling Requirements for All Covers for Swimming Pools, Spas and Hot Tubs ...................... ..........................303.2 CC International Code Council 500 New Jersey Avenue, NW 6th Floor Washington, DC 20001 Standard Referenced IBC -15 International Building Code® ................. ............................... 102.3, 201.3, 401.3, 702.3 IEBC -15 International Existing Building Code® ................... ............................... 305.1.1, 306.1.1 IrC -15 International Fire Code s ............................. 201.3, 604.3.1.1, 604.3.2.1, 702.1, 702.2, 704.1, 704.2 IFGC -15 International Fuel Gas Code® . ............................... ..........................102.3 IMC -15 International Mechanical Code® ......................... ............................... 102.3, 201.3 IPC -15 International Plumbing Code® ................ ............................... 201.3, 505.1, 602.2, 602.3 IRC -15 International Residential Code s .............................. ..........................201.3 IZC -15 International Zoning Code® ............................ ............................... 102.3, 201.3 N F PA National Fire Protection Association 1 Batterymarch Park Quincy, MA 02269 Standard Referenced 25 -14 Standard for the Inspection, Testing and Maintenance of Water -Based Fire Protection Systems ..... 704.1.1 70-14 National Electrical Code ............................. .........................102.4, 201.3, 604.2 Wkl 1 • P , 1 The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance. A101 GENERAL A101.1 General. All windows and doors shall be boarded in an approved manner to prevent entry by unauthorized persons and shall be painted to correspond to the color of the existing structure. A102 MATERIALS A102.1 Boarding sheet material. Boarding sheet material shall be minimum Y2- inch (12.7 mm) thick wood structural panels complying with the International Building Code. A102.2 Boarding framing material. Boarding framing material shall be minimum nominal 2 -inch by 4 -inch (51 mm by 102 mm) solid sawn lumber complying with the International Building Code. A102.3 Boarding fasteners. Boarding fasteners shall be minimum % -inch (9.5 mm) diameter carriage bolts of such a length as required to penetrate the assembly and as required to adequately attach the washers and nuts. Washers and nuts shall comply with the International Building Code. A103 INSTALLATION A103.1 Boarding installation. The boarding installation shall be in accordance with Figures Al 03.1(1) and A103.1(2) and Sections A103.2 through A103.5. A103.2 Boarding sheet material. The boarding sheet material shall be cut to fit the door or window opening neatly or shall be cut to provide an equal overlap at the perimeter of the door or window. A103.3 Windows. The window shall be opened to allow the carriage bolt to pass through or the window sash shall be removed and stored. The 2 -inch by 4 -inch (51 mm by 102 mm) strong back framing material shall be cut minimum 2 inches (51 mm) 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 window opening. The 56 framing and boarding shall be predrilled. The assembly shall be aligned and the bolts, washers and nuts shall be installed and secured. A103.4 Door walls. The door opening shall be framed with minimum 2 -inch by 4- inch (51 mm by 102 mm) framing material secured at the entire perimeter and vertical members at a maximum of 24 inches (610 mm) on center. Blocking shall also be secured at a maximum of 48 inches (1219 mm) on center vertically. Boarding sheet material shall be secured with screws and nails alternating every 6 inches (152 mm) on center. A103.5 Doors. Doors shall be secured by the same method as for windows or door openings. One door to the structure shall be available for authorized entry and shall be secured and locked in an approved manner. 0, IBC -12 International Building Code A102.1, A102.2, A102.3 57 C'0Ys #r#rk? 6m wit sa:-P4 enck,4h:o ete" 1-cm me 64-nt, thfau0b tv 1'-ftfw piroM4 Kill e5 Fw1 wl. COX P,-",WW. 4fromm rmm CS6 7 x 4' Sgfarq P'nk5 W—V F rm* A 4' sm"J $.'Cle' :1 rci 11 N y FM 112 inch COX plywood or performance rated 08S sh041 be Secured to header, base plate, studs, stiles. and edge b(ocking us%,,g aternate varttally along edge T x 4" studs of each sheet of ptywood Spaced 24' on center or OSS FIGURE A103.1(2) BOARDING OF DOOR WALL 60 V sine watt frame V base INDEX A ACCESS Emergency egress ........................ 702 From bedrooms ........................ 404.4.2 Plumbing fixtures, access for cleaning ........504.2 To public way . ..........................702.1 Toilet room as passageway ................503.1 Water closet .......................... 404.4.3 ADJACENT Privacy (hotel units, rooming units) ........... 404.1 ADMINISTRATION Scope ....... ..........................101.2 AGENT (See also OPERATOR, OWNER) Definition ................................ 202 AIR Combustion air ..........................603.5 AISLES Minimum width ................... I ....... 702.2 ALTERATION Applicability of other codes .................102.3 Inspection .... ..........................104.2 Prosecution ... ..........................106.3 Unlawful acts .. ..........................106.1 ANCHOR Anchored, definition ....................... 202 Architectural trim .........................304.8 Signs, marquees and awnings ..............304.9 Unsafe conditions ...................... 304.1.1 APPEAL Hearing, emergency orders ................109.6 APPLIANCE Cooking ......................... 403.3, 602.2 Mechanical ... ..........................603.1 APPLICABILITY Application of references ..................102.9 General ..... ..........................102.1 Other laws .... .........................102.10 Referenced codes and standards........... 102.7 APPROVAL Alternatives ............................ 105.2 Authority ......................... 104.1, 105.2 Modifications ............................ 105.1 Research reports .................... * * ' * * 105.6 Used material and equipment .......... .... 105.4 APPROVED Alternative materials, methods, equipment.. . . . 105.2 Definition .................... ............ 202 Energy conservation devices ............... 603.6 Garbage storage facilities ................ 308.3.1 wt Modifications ............................ 105.1 Used materials and equipment ............. 105.4 ARTIFICIAL Hatchways ............................ Lighting of habitable rooms ................ 401.3 Lighting of other spaces .................. 402.3 AUTOMOBILE Common bathrooms ........... Motor vehicles .......................... 302.8 AWNING Lighting ............................... Signs, marquees and awnings ............. 304.9 B BALCONY Handrails and guardrails ................. 304.12 BASEMENT CAR (See AUTOMOBILE) Definition ................................ 202 Hatchways ............................ 304.16 Windows .... .........................304.17 Fire-resistance ratings .................... BATHROOM Interior surfaces ......................... Common bathrooms ........... .... 502.3, 503.1 Hotels ................................ 502.3 Lighting ............................... 605.3 Locks ....... 503.1 Outlets required ......................... 605.2 Privacy ...... ..........................503.1 Exterior structure ....................... Ventilation ............................. 403.2 BATHTUB CLEANING Dwelling units .......................... 502.1 Rooming houses ........................502.2 Sewage system ......................... 506.1 Water-heating facilities ................... 505.4 Water system .......................... 505.1 BOARDING Boarding standard .................. Appendix A BOILER Unsafe equipment ..................... 108.1.2 C CAPACITY Heating facilities .............. 602.2, 602.3, 602.4 CAR (See AUTOMOBILE) CEILING Basement rooms ........................ 404.3 Fire-resistance ratings .................... 703.1 Interior surfaces ......................... 305.3 Minimum height ......................... 404.3 Sleeping rooms .......................... 404.3 CHANGE, MODIFY Application of other codes ................. 102.3 CHIMNEY Exterior structure ....................... 304.11 Flue ............................ 603.2, 603.3 CLEANING e Access for cleaning ...................... 504.2 Disposal of garbage ...................... 308.3 Disposal of rubbish ....................... 308.2 Interior and exterior sanitation .............. 308.1 Interior surfaces ......................... 305.3 Plumbing facilities, maintained ...... ........ 504.1 Required plumbing facilities .......... ...... 502 Responsibility of persons .................. 305.1 Trash containers .......................... 308.3.2 Vacant structures and land ................ 301.3 CLEARANCE Heating facilities ......................... 603.3 Plumbing fixtures ........................ 504.2 CLOSING Streets ...... ..........................109.3 Vacant structures ........................ 108.2 CLOTHES DRYER Exhaust ..... ..........................403.5 CODE OFFICIAL Condemnation .......................... 108.1 Demolition .............................. 110 Duties ...... ............................104 Emergency order ......................... 109 Enforcement authority .................... 104.1 Failure to comply with demolition order ....... 110.3 Identification ............................ 104.3 Inspections ............................. 104.2 Liability, relief of personal ................. 103.4 Membership of board of appeals ............ 111.2 Notice of violation ................... 104.5, 107 Notices and orders ........................ 107 Official records .......................... 104.6 Personal liability ......................... 103.4 Placarding ............................. 108.4 Prosecution ............................ 106.3 Removal of placard ..................... 108.4.1 Right of entry ........................... 104.3 Transfer of ownership .................... 107.6 Vacant structures ........................ 108.2 COMBUSTION Combustion air .......................... 603.5 COMPONENT SERVICEABILITY Unsafe conditions ...................... 306.1.1 CONDEMNATION Closing of vacant structures ................ 108.2 General..... ..........................108.1 Notices and orders ................. 108.2, 108.3 Placarding ............................. 108.4 Removal of placard .................... 108.4.1 CONFLICT Violations .............................. 106.1 61 Sewage system ......................... 506.1 Water heating ........................... 505.4 Water system ........................... 505.1 CONSTRUCTION Existing structures ....................... 101.2 CONTAINER Garbage ............................. 308.3.2 Rubbish storage ....................... 308.2.1 CONTINUOUS ............ 108.1.5 Unobstructed egress ..................... 702.1 CONTROL Rodent control .................... 302.5, 304.5 Safety controls .......................... 603.4 Weed ....... ..........................302.4 COOLING Cooling towers ......................... 304.11 CORRIDOR Accumulation of rubbish ................... 308.1 Light ........ ..........................402.2 202 Lighting fixtures .......................... 605.3 Obstructions ........................ 702.1, 702.2 Ratings maintained ....................... 703 D DAMP, DAMPNESS Roofs ....... ..........................304.7 Window, door frames .....................304.13 DANGEROUS, HAZARDOUS Condemnation ..........................108.1 Electrical hazards .................604.3, 604.3.1 Existing remedies ........................102.4 Imminent danger ..........................202 Unsafe equipment ..................... 108.1.2 Unsafe structures or premises ............ 108.1.5 DECKS Handrails and guardrails ..................304.12 Maintenance ..................... 304.2, 304.10 DEMOLITION Existing remedies ........................102.4 DETECTORS Smoke ..... ............................704 DETERIORATION Components of systems ................. 306.1.1 Definition ................................ 202 Exterior structure ...................... 304.1.1 Exterior walls . ..........................304.6 DIRECT Egress ...... ..........................702.1 DISPOSAL Disposal of garbage ......................308.3 Disposal of rubbish .......................308:2 62 ITO =4; Exit doors .... ..........................702.3 Fire ......... ..........................703.2 702.4 Hardware .... .........................304.15 Insect screens .........................304.14 402.2 Interior surfaces .........................305.3 Locks .......................... 304.15, 702.3 Maintenance .................... 304.13, 304.15 Weather tight . .........................304.13 ELECTRIC, ELECTRICAL EQUIPMENT Window and door frames .................304.13 Abatement of hazards, fire exposure ....... DORMITORY (ROOMING HOUSE, HOTEL, MOTEL) Locked doors . ..........................702.3 604.3.1 Privacy .......................... 503.1, 503.2 DRAIN, DRAINAGE 604.3.1.1 Basement hatchways ....................304.16 604.1 Plumbing connections ..................... 506 Storm drainage ...........................507 605.1 DUCT 605.3 Exhaust duct .. ..........................304.9 Responsibility .......................... Duct systems ............................ 607 DUST Process ventilation ...................... 403.4 DWELLING Cleanliness ....................... 305.1, 308.1 Definition ................................ 202 Electrical .............................. 604.1 Heating facilities .......................... 602 Required facilities ......................... 502 E EGRESS Aisles ................................ 702.2 Emergency escape ...................... 702.4 General ..... ..........................702.1 Lighting ............................... 402.2 Locked doors ..........................702.3 Obstructions prohibited ................... 702.1 Stairs, porches and railings ............... 304.10, 305.4, 305.5, 307.1 ELECTRIC, ELECTRICAL EQUIPMENT Abatement of hazards, fire exposure ....... 604.3.2 Abatement of hazards, water exposure ..... 604.3.1 Condemnation .......................... 108.1 Electrical equipment .................. 604.3.1.1 Facilities required ....................... 604.1 Hazards ..... ..........................604.3 Installation ............................. 605.1 Lighting fixtures ......................... 605.3 Receptacles ...................... 604.3, 605.2 Responsibility .......................... 601.2 Service ..... ..........................604.2 311 ELEVATOR, ESCALATORS, DUMBWAITERS Condemnation .......................... 108.1 General ..... ..........................606.1 Maintenance ...................... 606.1, 606.2 EMERGENCY Emergency escape openings .............. 702.4 Emergency measures ...................... 109 Emergency orders ....................... 109.1 ENFORCEMENT Duties and powers ........................ 104 Scope ...... ..........................101.2 EQUIPMENT Alternative ............................. 105.2 Combustion air ......................... 603.5 Condemnation ................... 108.1.2, 108.3 Electrical installation ..................... 605.1 Emergency order ....................... 109.1 Energy conservation devices .............. 603.6 Installation ............................. 603.1 Interior structure ......................... 305.1 Placarding ....................... 108.4, 108.5 Prohibited use .......................... 108.5 Responsibility ........................... 601.2 Safety controls .......................... 603.4 Scope....... ..........................101.2 Scope, mechanical and electrical ........... 601.1 Support, definition ........................ 202 Unsafe .............................. 108.1.2 Used....... ..........................105.4 EXHAUST Clothes dryer ................. 403.5 Exhaust ducts .......................... 304.9 Process ventilation ....................... 403.4 EXISTING Remedies .... ..........................102.4 Scope ....... ..........................101.2 Structural members ............... 304.1.1, 304.4 Structures ............................. 101.3 EXTERIOR Decorative features ...................... 304.8 Exterior structure ......................... 304 Exterior walls ........................... 304.6 Painting ......................... 304.2, 304.6 Rodent harborage ................. 302.5, 304.5 Sanitation .............................. 304.1 Scope ....... ..........................301.1 Stair ........ .........................304.10 Street numbers ......................... 304.3 Unsafe conditions ..................... 304.1.1 Weather tight .......................... 304.13 E-11 y Exhaust vents .......................... 302.6 FEES, EXPENSES, COST Exhaust vents ........................... Closing vacant structures ................. 108.2 Extermination.......... 309.2, 309.3, 309.4, 309.5 General ...... .........................103.5 GRADE Relief from personal liability ................ 103.4 FENCE GUARD Accessory ... ..........................302.7 Anchorage and maintenance Maintenance ........................... 304.2 FIRE Definition ............................... Automatic sprinkler systems ............. 704.1.1 Fire-resistance-rated assemblies............ 703.1 Fire department connection .............. 704.1.2 Fire protection systems .................... 704 Responsibility, fire safety .................. 701.2 Scope ....... ..........................101.2 Scope, fire safety ........................ 701.1 Smoke alarms .......................... 704.2 FLAMMABLE LIQUID Containers ........................... 108.1.2 FLOOR, FLOORING Area for sleeping purposes .............. 404.4.1 Fire-resistance ratings .................... 703.1 Interior surfaces ................... 305.1, 305.3 Space requirements ............... 404.4.1, 404.6 FOOD PREPARATION Cooking equipment ...................... 403.3 Sanitary condition .................. 305.1, 404.7 Ventilation ............................. 403.4 FOUNDATION Condemnation ........................ 108.1.1 Foundation walls ........................ 304.5 Unsafe conditions ............... 304.1.1, 305.1.1 FRAME Window and door frames ................. 304.13 G GAS Energy conservation devices ............... 603.6 Exhaust vents ........................... 302.6 GLAZING Materials ............................ 304.13.1 GRADE Drainage ........................... 302.2, 507 GUARD Anchorage and maintenance .............. 304.12 Basement windows ................... 304.18.2 Definition ............................... 202 C• M.-I MR. Definition ............................... 202 Light ....... ............................402 Minimum ceiling height .................... 404.3 Minimum room width ... 404.2 Required plumbing facilities ................. 502 Residential heating facilities.......... 602.2, 602.3 Space requirements .................... 404.4.1 Ventilation .............................. 403 HANDRAILS AND GUARDRAILS Pest elimination .......................... Handrails ... 304.12, 305.5, 307.1 Stairs and porches ...................... 304.10 HARDWARE Door hardware ................... 304.15, 702.3 Openable windows .................... 304.13.2 HAZARDOUS (See DANGEROUS, HAZARDOUS) HEAT, HEATING Energy conservation devices ...............603.6 Fireplaces .... ..........................603.1 Heating ...... ..........................603.1 Mechanical equipment ....................603.1 Required capabilities ...................... 602 Residential heating ................. 602.2, 602.3 Supply ....... ..........................602.3 Water heating facilities ....................505.4 Water system ............................ 505 HEIGHT Minimum ceiling height ....................404.3 HOT (See HEAT, HEATING) HOTELS, ROOMING HOUSES AND DORMITORY UNITS, MOTELS Definition ................................ 202 Locked doors . ..........................702.3 Required facilities ......................... 502 Toilet rooms ............................. 503 HOUSEKEEPING UNIT Definition ................................ 202 I IDENTIFICATION Code official .. ..........................104.4 INFESTATION Condemnation ........................ 108.1.3 Definition. . 202 Insect and rodent ............302.5, 304.14, 309.1 INSECTS Infestation ..................... ******** .309.1 Insect screens .................. ....... 304.14 Pest elimination .......................... 309 INSPECTIONS General ...... ..........................104.2 Z61 Right of entry ........................... 104.3 INSPECTOR KITCHEN Identification .. ..........................104.4 Electrical outlets required ................. Inspections ... ..........................104.2 Minimum width ......................... Records ...... ..........................104.6 Prohibited use ......................... INTENT Room lighting .......................... Code ........ ..........................101.3 Water heating facilities ................... INTERIOR 502.3 Interior structure .......................... 305 Interior surfaces .........................305.3 Means of egress ..........................702 Sanitary drainage system ................... Sanitation ..................... * * * ' * * * ' .305.1 Unsafe conditions ............... ....... 305.1.1 i JURISDICTION Title........ ..........................101.1 K 305.5, 306.1 KITCHEN Maintenance ..................... Electrical outlets required ................. 605.2 Minimum width ......................... 404.2 Prohibited use ......................... 404.4.4 Room lighting .......................... 605.3 Water heating facilities ................... 505.4 ak WIL C. Handrails and guards ................... 304.12, 305.5, 306.1 Maintenance ..................... 304.10, 305.4 LAUNDRY Room lighting .......................... 605.3 Water-heating facilities ................... 505.4 LAVATORY Hotels ................................ 502.3 Required facilities ......................... 502 Rooming houses ........................502.2 Sanitary drainage system ................... 506 Water-heating facilities ................... 505.4 Water system ............................ 505 LEASE (SELL, RENT) Heat supplied .......................... 602.3 Transfer of ownership .................... 107.6 LIEN Closing of vacant structures ............... 108.2 LIGHT, LIGHTING Common halls and stairways ......... 402.2, 605.3 General................................. 402 Habitable rooms ........................ 402.1 Kitchen ..... ..........................605.3 Laundry rooms ......................... 605.3 67 Luminaires ............................ 605.3 Other spaces . ..........................402.3 MATERIAL Responsibility .......................... 401.2 Scope ...... ..........................101.2 Used.................... ............ Toilet rooms ........................... 605.3 LIVING ROOM MECHANICAL Room area ........................... 404.4.1 LOAD, LOADING Responsibility ........................... Elevators, escalators and dumbwaiters ....... 606.1 Handrails and guardrails ........... 304.12, 305.5 Live load ........................ 304.4, 305.2 Stairs and porches ................ 304.10, 305.2 Structural members ................ 304.4, 305.2 4 1, -1 i'm Required .... ..........................102.2 401.3, 402 MATERIAL 401.3, 403 Alternative ............................. 105.2 Used.................... ............ 105.4 MEANS OF EGRESS (See EGRESS) 107.3 MECHANICAL Installation ............................. 603.1 Responsibility ........................... 601.2 Scope ....... ..........................601.1 108.4 Ventilation, general ....................... 403 Ventilation, toilet rooms ................... 403.2 MINIMUM 108.2 Ceiling height ........................... 404.3 Room area ........................... 404.4.1 Room width ............................ 404.2 MODIFICATION Approval ..... ..........................105.1 MOTEL (See HOTELS) MOTOR VEHICLES Inoperative ............................. 302.8 Painting ............................... 302.8 N NATURAL Lighting ........................... 401.3, 402 Ventilation ......................... 401.3, 403 NOTICES AND ORDERS Form ....... ...... 107.2 Method of service ....................... 107.3 Orders ..... ............................107 Owner, responsible person ................ 107.1 Penalties .............................. 107.5 Placarding of structure .................... 108.4 Transfer of ownership .................... 107.6 Unauthorized tampering ........... ­* ... 107.4 Vacating structure ................ ....... 108.2 M NOXIOUS Process ventilation ....................... 403.4 Weeds ...... ..........................302.4 NUISANCE Closing of vacant structures ................ 108.2 • INN c- Light ........ ..........................402.1 Right of entry ........................... 104.3 OCCUPANCY (See USE) 503.1 OPENABLE Locked doors . ..........................702.3 107.5 Windows ....................... 304.13.2, 403.1 OPERATOR 108.5 Definition ............................... 202 ORDER (See NOTICE) ORDINANCE, RULE 106.4 Applicability ............................. 102 OUTLET Electrical ............................... 605.2 OWNER Closing of vacant structures ................ 108.2 Definition ............................... 202 Insect and rat control .......... 302.5, 309.2, 309.4 Notice ........................... 107.1, 108.3 Pest elimination ......................... 309.2 Placarding of structure .................... 108.4 Responsibility ........................... 301.2 Responsibility, fire safety .................. 701.2 Responsibility, light, ventilation ............. 401.2 Responsibility, mechanical and electrical...... 601.2 Responsibility, plumbing facilities............ 501.2 Right of entry ........................... 104.3 Rubbish storage ....................... 308.2.1 Scope ....... ..........................101.2 101.2 Transfer of ownership .................... 107.6 P PASSAGEWAY Common hall and stairway ................. 402.2 Interior surfaces ......................... 305.3 Toilet rooms, direct access ................ 503.1 PENALTY Notices and orders ....................... 107.5 Placarding of structure .................... 108.4 Prohibited occupancy ..................... 108.5 Removal of placard .................... 108.4.1 Scope ....... ..........................101.2 Violations .............................. 106.4 PEST ELIMINATION Condemnation ..........................108.1 ME Definition . ............................... 202 Insect and rodent control 302.5, 304.5, 304.14, 309.1 Pest elimination .........................309.1 Responsibility of owner .............. 301.2, 309.2 Responsibility of tenant-occupant.309.3, 309.4, 309.5 PLACARD, POST Closing ...... ..........................108.2 Condemnation ..........................108.1 Emergency, notice .......................109.1 Notice to owner .................... 107.1, 108.3 Placarding of structure ....................108.4 Prohibited use . ..........................108.5 Removal ............................. 108-4.1 PLUMBING Clean and sanitary .......................504.1 Clearance .... ..........................504.2 Connections ................... * .... ­ .505.1 Contamination .......................... 505.2 Employee's facilities ......................503.3 Fixtures ...... ..........................504.1 Required facilities ......................... 502 Responsibility . ..........................501.2 Sanitary drainage system ................... 506 Scope ....... ..........................501.1 Storm drainage ........................... 507 Supply ....... ..........................505.3 Water heating facilities ....................505.4 PORCH Handrails .... .........................304.12 Structurally sound .......................304.10 PORTABLE (TEMPORARY) Cooking equipment .......................603.1 PRESSURE Water supply .. ..........................505.3 PRIVATE, PRIVACY Bathtub or shower .......................503.1 Occupancy limitations .....................404.1 Required plumbing facilities ................. 502 Sewage system .........................506.1 Water closet and lavatory ..................503.1 Water system . ..........................505.1 PROPERTY, PREMISES Cleanliness ....................... 304.1, 308.1 Condemnation ...........................108 Definition ................................ 202 Emergency measures ...................... 109 Exterior areas ............................ 302 Failure to comply ........................ 110.3 Grading and drainage .................... 302.2 Pest elimination, multiple occupancy ... 302.5, 309.4 Pest elimination, single occupancy..... 302.5, 309.3 Responsibility .......................... 301.2 70 Scope ................................ 301.1 Storm drainage ........................... 507 Vacant structures and land ................ 301.3 PROTECTION Roofs ....... ..........................304.7 Basement windows ..................... 304.17 Fire protection systems ..................... 704 Signs, marquees and awnings ............. 304.9 PUBLIC REPAIR Cleanliness ....................... 304.1, 305.1 Egress ...... ..........................702.1 Chimneys ... .........................304.11 Hallway ..... ..........................502.3 Exterior surfaces ........................ Sewage system ......................... 506.1 Toilet facilities ...................... 502.5, 503 Vacant structures and land ................ 301.3 Water system ............................ 505 PUBLIC WAY Weather tight .......................... Definition ................................ 202 R RAIN (PREVENTION OF ENTRY INTO BUILDING EXTERIOR ENVELOPE) Basement hatchways ................... 304.16 Exterior walls ........................... 304.6 Grading and drainage .................... 302.2 Roofs ....... ..........................304.7 Window and door frames ................ 304.13 RECORD Official records ......................... 104.6 REPAIR Application of other codes ................. 102.3 Chimneys ... .........................304.11 Exterior surfaces ........................ 304.1 Intent....... ..........................101.3 Maintenance .......... ' * ' ' * ...... * ' * ' ' 102.2 : Signs, marquees and awnings ............. 304.9 Stairs and porches ..................... 304.10 Weather tight .......................... 304.13 Workmanship .......................... 102.5 REPORTS Test reports ........................... 105.3.2 RESIDENTIAL Pest elimination ........................... 309 Residential heating ...................... 602.2 Scope ...... ..........................101.2 RESPONSIBILITY Pest elimination .......................... 309 Fire safety ............................. 701.2 Garbage disposal ........................ 308.3 General . . 301.2 Mechanical and electrical ................. 601.2 Persons ..... ..........................301.1 Placarding of structure .................... 108.4 71 Plumbing facilities ....................... 501.2 Rubbish storage ....................... 308.2.1 Scope ........................... 101.2, 301.1 REVOKE, REMOVE Demolition .............................. 110 Existing remedies ....................... 102.4 Removal of placard .................... 108.4.1 Rubbish removal ...................... 308.2.1 RIGHT OF ENTRY Duties and powers of code official ........... 104.3 Inspections ............................. 104.2 RODENTS Basement hatchways .................... 304.16 Condemnation ...........................108 Foundations .. ..........................304.5 Guards for basement windows ............ 304.17 Harborage ............................. 302.5 Insect and rodent control .................. 309.1 Pest elimination ..................... 302.5, 309 ROOF Exterior structure ........................ 304.1 Roofs ....... ..........................304.7 Storm drainage ..........................507 ROOM Bedroom and living room .................. 404.4 Cooking facilities ........................ 403.3 Direct access ........................... 503.2 Habitable .............................. 402.1 Heating facilities .......................... 602 Light ........ ...........................402 Minimum ceiling heights .................. 404.3 Minimum width .......................... 404.2 Overcrowding ............................ 404.5 Prohibited use ........................ 404.4.4 Temperature ........................... 602.5 Toilet...... ............................503 Ventilation .............................. 403 ROOMING HOUSES (See DORMITORY) RUBBISH Accumulation ........................... 308.1 Definition ............................... 202 Disposal ..... ..........................308.2 Garbage facilities ...................... 308.3.1 Rubbish storage ....................... 308.2.1 S SAFETY,SAFE Fire safety requirements ....... 701, 702, 703, 704 Safety controls .......................... 603.4 SANITARY Cleanliness ....................... 304.1, 305.1 Disposal of garbage ...................... 308.3 72 Disposal of rubbish ....................... 308.2 Exterior property areas .................... 302.1 Exterior structure ........................ 304.1 Food preparation ........................ 404.7 Furnished by occupant .................... 302.1 Grease interceptors ...................... 506.3 Interior surfaces ......................... 305.3 Plumbing fixtures ........................ 504.1 Required plumbing facilities ................. 502 Scope ....... ..........................101.2 SCREENS Insect screens ......................... 304.14 SECURITY Basement hatchways .................. 304.18.3 Building .............................. 304.18 Doors .............................. 304.18.1 Vacant structures and land ................ 301.3 Windows ..... .......................304.18.2 SELF-CLOSING SCREEN DOORS Insect screens ......................... 304.14 SEPARATION Fire-resistance ratings ..................... 703 Privacy ...... ..........................404.1 Separation of units ....................... 404.1 SERVICE Electrical ............................... 604.2 Method ...... ..........................107.3 Notices and orders ................. 107.1, 108.3 Service on occupant ...................... 108.3 SEWER General ..... ..........................506.1 Maintenance ............................ 506.2 SHOWER Bathtub or shower ....................... 502.1 Rooming houses ........................502.2 Water-heating facilities .................... 505.4 Water system ............................ 505 SIGN Signs, marquees and awnings ..............304.9 Unauthorized tampering ...................107.4 SINGLE-FAMILY DWELLING Extermination ............................ 309 SINK Kitchen sink .. ..........................502.1 Sewage system .......................... 506 Water supply .. ..........................505.3 SIZE Efficiency unit . ..........................404.6 Habitable room, light ....................... 402 Habitable room, ventilation .................. 403 Room area ........................... 404.4.1 73 SMOKE ALARMS Alarms ...... ..........................704.2 Installation near bathrooms .............. 704.2.2 Installation near cooking appliances........ 704.2.1 Interconnection ..........................704.4 Power source . ..........................704.3 SPACE General, light ............................ 402 General, ventilation ........................ 403 Occupancy limitations ...................... 404 Privacy ...... ..........................404.1 Scope ....... ..........................401.1 STACK Smoke ...... .........................304.11 STAIRS Common halls and stairways, light ...........402.2 Exit facilities .. ..........................305.4 Exterior property areas ....................302.3 Handrails ....................... 304.12, 305.5 Lighting ...... ..........................605.3 Stairs and porches ......................304.10 STANDARD Referenced ... ..........................102.7 STOP WORK ORDER Authority ..... ..........................112.1 Emergencies .. ..........................112.3 Failure to comply ........................112.4 Issuance ..... ..........................112.2 STORAGE Food preparation ........................404.7 Garbage storage facilities ..................308.3 Rubbish storage facilities ................ 308.2.1 Sanitation .... ..........................308.1 STRUCTURE Accessory structures .....................302.7 Closing of vacant structures ................108.2 Definition ................................ 202 Emergency measures ...................... 109 General, exterior ........................ 304.1 General, interior structure ................. 305.1 Placarding of structure ................... 108.4 Scope ...... ..........................301.1 Structural members ................. 304.4, 305.2 Vacant structures and land ................ 301.3 SUPPLY Combustion air ......................... 603.5 Public water system ..................... 505.1 Water-heating facilities ................... 505.4 Water supply ........................... 505.3 Water system ............................ 505 SURFACE Exterior surfaces ................... 304.2, 304.6 74 Interior surfaces ........................ 305.3 SWIMMING Enclosure ... ..........................303.2 Safety covers .......................... 303.2 Swimming pools ........................ 303.1 T TEMPERATURE Nonresidential structures ................. 602.4 Residential buildings ..................... 602.2 Water-heating facilities ................... 505.4 TENANT Scope...... ..........................101.2 TEST, TESTING Agency ...... ........................105.3.1 Methods ............................. 105.3.1 Reports .............................. 105.3.2 Required .............................. 105.3 TOXIC Process ventilation ...................... 403.4 TRASH Rubbish and garbage ......................308 U UNOBSTRUCTED Access to public way ..................... 702.1 General, egress ........................ 702.1 UNSAFE STRUCTURES AND EQUIPMENT Abatement methods ..................... 108.6 Dangerous structure or premises .......... 108.1.5 Equipment ............................ 108.1.2 Existing remedies ....................... 102.4 General, condemnation ....................... 108 Notices and orders ................... 107, 108.3 Record................................ 108.7 Structures ........................... 108.1.1 USE Application of other codes ................. 102.3 UTILITIES Authority to disconnect ................. 108.2.1 V VACANT Abatement methods ...................... 108.6 Authority to disconnect service utilities ..... 108.2.1 Closing of vacant structures ............... 108.2 Emergency measure ...................... 109 Method of service ................. 107.3, 108.3 Notice to owner or to person responsible .................... 107, 108.3 Placarding of structure .................... 108.4 Record...... ..........................108.7 75 Vacant structures and land ................ 301.3 VAPOR Exhaust vents .......................... 302.6 LTiA9.U9WZ Inoperative ............................. 302.8 Painting ............................... 302.8 VENT Accessory structures ..................... Plumbing hazard ........................ 504.3 Exhaust vents ............... ; .......... 302.6 Flue ........ ..........................603.2 Foundation walls ........................ VENTILATION General, fire-resistance rating ............... Clothes dryer exhaust .................... 403.5 Combustion air .......................... 603.5 Definition ............................... 202 General, ventilation ....................... 403 Habitable rooms ......................... 403.1 Process ventilation ....................... 403.4 Recirculation ..................... 403.2, 403.4 Toilet rooms ............................ 403.2 VERMIN Condemnation ........................... 108 Insect and rodent control .............. 302.5, 309 VIOLATION Condemnation ...........................108 Enforcement ........................... 106.2 General .... ............................106 Notice ............................. 107, 108.3 Separate offenses ....................... 106.4 Placarding of structure .................... 108.4 Prosecution ............................ 106.3 Strict liability offense ................. 106.3, 202 Transfer of ownership .................... 107.6 Sidewalks .............................. 302.3 WALL Accessory structures ..................... 302.7 Exterior surfaces .................. 304.2, 304.6 Exterior walls ........................... 304.6 Foundation walls ........................ 304.5 General, fire-resistance rating ............... 703.1 Interior surfaces ......................... 305.3 Outlets required ......................... 605.2 Temperature measurement ................ 602.5 WASTE Disposal of garbage ...................... 308.3 Disposal of rubbish ....................... 308.2 Garbage storage facilities ............... 308.3.1 WATER Basement hatchways .................... 304.16 in Connections ............................ 506.1 Contamination .......................... 505.2 General, sewage ......................... 506 General, storm drainage ................... 507 General, water system ..................... 505 Heating ...... ..........................505.4 Hotels ................................. 502.3 Kitchen sink ............................ 502.1 Required facilities ......................... 502 Rooming houses ........................502.2 Supply ................................ 505.3 System..... ............................505 Toilet rooms ............................. 503 Water-heating facilities .................... 505.4 WEATHER, CLIMATE Heating facilities .......................... 602 WEEDS Noxious weeds ..........................302.4 WIDTH Minimum room width ..................... 404.2 WINDOW Emergency escape ...................... 702.4 Glazing ............................. 304.13.1 Guards for basement windows ............. 304.17 Habitable rooms ......................... 402.1 Insect screens ......................... 304.14 Interior surface .......................... 305.3 Light....... ............................402 Openable windows .................... 304.13.2 Toilet rooms .. ..........................403.2 Ventilation ............................... 403 Weather tight . .........................304.13 Window and door frames .................304.13 WORKMANSHIP General...... ..........................102.5 77