3366 ORDINANCE NO. 3366
AN ORDINANCE OF THE CITY OF SANFORD, FLORIDA,
AMENDING CHAPTERS 6, 8, 12, 14, 16-1/2 AND 19
OF THE SANFORD CITY CODE, TO ADOPT THE 1997
EDITIONS OF THE STANDARD BUILDING CODE, THE
STANDARD GAS CODE, THE STANDARD MECHANICAL
CODE, AND THE STANDARD PLUMBING CODE, THE 1996
NATIONAL ELECTRICAL CODE, AND THE 1994 EDITION
WITH THE 1996 REVISIONS OF THE STANDARD
HOUSING CODE; PROVIDING FOR SEVERABILITY,
CONFLICTS AND EFFECTIVE DATE.
WHEREAS, it iS the desire of the City Commission of the City
of Sanford to adopt the 1997 edition of the various codes relating
to building, gas, mechanical, plumbing, electrical and the 1994
edition with 1996 revisions to the housing code; and
WHEREAS, the adoption of the revisions of these codes is done
to facilitate proper inspection activities by the City of Sanford,
Florida, relating to construction and to maintenance of buildings
within the corporate limits of said City and relating to the
prevention of hazards; and
NOW THEREFORE, BE IT ENACTED BY THE PEOPLE OF THE CITY OF
SANFORD, FLORIDA, that the revisions to the City Code are hereby
adopted as follows:
SECTION 1: Chapter 6 of the Sanford City Code, Buildings, Sec.
6-1 entitled "Adoption of Standard Building Code", is hereby deleted
in its entirety and the new Sec. 6-1 is adopted as follows:
Sec. 6-1. Adoption of Standard Building Code.
Adoption of 1997 edition. The Standard
Building Code, 1997 edition prepared by the
Southern Building Code Congress, is hereby
adopted by the city, and a copy of same is
filed in the office of the city clerk as a
matter of permanent record of the city, and
the matters and contents therein are made a
part of this sectionby reference as fully and
completely as if set forth herein, and such
copy shall remain on file in said office
available for public inspection.
SECTION 2: Chapter 6 of the Sanford City Code, Buildings, Sec.
6-1.1. entitled "Building Code Amended" is hereby deleted in its
entirety and the new Sec. 6-1.1. is adopted as follows:
Sec. 6-1.1. Building code amended.
Section 3108 of the 1997 Standard Building
Code, entitled "Signs," is hereby deleted in
its entirety.
Section 704.2.1.3 of the 1997 Standard
Building Code is amended to read as follows:
All other partitions required to have fire
resistance rating shall extend from the top of
the floor below to the ceiling above and shall
be securely attached thereto. In all multi-
family units with attic above, firewall
between units will extend from floor to under
side of roof sheathing. Where said ceiling is
not a part of an assembly having a fire
resistance rating at least equal to that
required for the partition, the partition
shall be constructed tight against the floor
or roof deck above. The design of the
partitions or ceilings and any openings shall
be such as to prevent spread of smoke to the
corridor.
Sections 102.2.1, 102.2.2, 102.2.3, 102.2.4 of
the 1997 Standard Building Code, entitled
"Building Official Qualifications," "Chief
Inspector Qualifications," "Inspector
Qualifications," and 'lDeputy Building Official"
are hereby deleted in their entirety.
Appendix B of the 1997 Standard Building Code,
entitled, 'IRecommended Schedule of Permit Fees"
is hereby deleted in its entirety.
Appendix E of the 1997 Standard Building Code,
entitled ~lEnergy Conservation" is hereby
deleted in its entirety.
Chapter 11 of the 1997 Standard Building Code,
entitled ~'Accessibility For People With
Physical Disabilities" is hereby deleted in
its entirety.
SECTION 3: Chapter 6 of the Sanford City Code, Buildings, is
amended by adding Sec. 6.2 entitled ~'CABO 1 & 2 Family Dwelling
Code" as follows:
Sec. 6-2. Adoption of CABO 1&2 Family
Dwelling Code
Adoption of the 1995 Edition. The 1995 CABO
l&2 Family Dwelling Code edition as prepared
by the Council of American Building Officials,
is hereby adopted by the City, and a copy of
same is filed in the office of the City Clerk
as a matter of permanent record of the city
and the matters and contents therein are made
a part of this chapter by reference as fully
and completely as if set forth herein, and
such copy shall remain on file in said office
available for public inspection.
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Ordinance No. 3366
SECTION 4: Chapter 6 of the Sanford City Code, Buildings, is
amended by adding Sec. 6.4 entitled "SSTD 10-97 Standard for
Hurricane Resistant Residential Construction" as follows:
Sec. 6-4. Adoption of SSTD 10-97 Standard
for Hurricane Resistant Residential
Construction
Adoption of the 1997 Edition of the SSTD 10-97
- Standard for Hurricane Resistant Residential
Construction. The 1997 edition as prepared by
Standard Building Code Congress is hereby
adopted by the city, and a copy of same is
filed in the office of the City Clerk as a
mater of permanent record of the city, and the
matters and contents therein are made a part
of this chapter by reference as fully and
completely as if set forth herein, and such
copy shall remain on file in said office
available for public inspection.
SECTION 5: Chapter 6 of the Sanford City Code, Buildings, is
amended by adding Sec. 6.5 entitled "Standard Unsafe Building
Abatement Code" as follows:
Sec. 6-5. Adoption of Standard Unsafe Building
Abatement Code
Adoption of the 1985 edition of the Standard
Unsafe Building Abatement Code as prepared by
the Standard Building Code Congress is hereby
adopted by the city, and a copy of same is
filed in the office of the City Clerk as a
mater of permanent record of the city, and the
matters and contents therein are made a part
of this chapter by reference as fully and
completely as if set forth herein, and such
copy shall remain on file in said office
available for public inspection.
SECTION 6: Chapter 8 of the Sanford City Code, Electricity,
Sec. 8-3 entitled 'lNational Electrical Code Adopted," is hereby
deleted in its entirety and the new Sec. 8-3 is adopted as follows:
Sec. 8-3. National Electrical Code-Adopted.
Adoption of 1996 National Electrical Code with
Notice L as prepared by the National Fire
Protection Association is hereby adopted as
the electrical code of the city, and a copy of
same is filed in the office of the city clerk
as a matter of permanent record of the city,
and the matters and contents therein are made
a part of this section by reference as fully
and completely as if set forth herein, and
such copy shall remain on file in said office
available for public inspection.
SECTION 7: Chapter 8 of the Sanford City Code, Electricity,
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Ordinance No. 3366
Sec. 8-3.1 entitled "Same Amendments" is hereby deleted in its
entirety and the new Sec. 8-3.1 is adopted as follows:
Sec. 8-3.1. Same - Amendments.
Section 300-4(d) and Exceptions No. 1, 2 and 3
of the 1996 National Electrical Code are
hereby deleted in their entirety.
SECTION 8: Chapter 12 of the Sanford City Code, Gas Code, Sec.
12-1 entitled ~lAdoption of Standard Gas Code," is hereby deleted in
its entirety and the new Sec. 12-1 is adopted as follows:
Sec. 12-1. Adoption of Standard Gas Code.
(a)Adoption of 1997 edition. The 1997 edition
of the Standard Gas Code as prepared by the
Southern Building Code Congress, is hereby
adopted by the city, one (1) copy of which is
filed in the office of the city clerk as a
matter of permanent record of the city, and
the matters and contents therein are made a
part of this chapter by reference as fully and
completely as if set forth herein, and such
copy shall remain on file in said office
available for public inspection.
(b) Reserved.
(c) Reserved.
SECTION 9: Chapter 12 of the Sanford City Code, Gas Code, Sec.
12-1.1 entitled ~'Gas Code Amended" is hereby deleted in its entirety
and the new Sec. 12-1.1 is adopted as follows:
Sec. 12-1.1. Gas Code amended.
(a)Sections 102.2.1, 102.2.2, 102.2.3 and
102.2.4 of the 1997 Standard Gas Code entitled
"Building Official Qualifications," "Chief
Inspector Qualifications," "Inspector
Qualifications," and "Deputy Building Official"
are hereby deleted in their entirety.
(b)Section 108 of the 1997 Standard Gas Code,
entitled, "Board of Adjustment and Appeals"is
hereby deleted in its entirety.
SECTION 10: Chapter 14 of the Sanford City Code, Housing Code,
Sec. 14-1 entitled "Adoption of Standard Housing Code," is hereby
deleted in its entirety and the new Sec. 14-1 is adopted as
follows:
Sec. 14-1. Adoption of Standard Housing Code.
Adoption of 1994 edition with the 1996
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Ordinance No. 3366
revisions. The 1994 edition with 1996
revisions of the Standard Housing Code as
prepared by the Southern Building Code
Congress, is hereby adopted by the city, and a
copy of same is filed in the office of the
city clerk as a matter of permanent record of
the city, and the matters and contents therein
are made a part of this chapter by reference
as fully and completely as if set forth
herein, and such copy shall remain on file in
said office available for public inspections.
SECTION 11: Chapter 14 of the Sanford City Code, Housing Code,
Sec. 14-2 entitled "Amendments'I is hereby deleted in its entirety
and the new Sec. 14.2 is adopted as follows:
Sec. 14-2. Amendments.
Section 307.4 of the Standard Housing Code, as
amended, is hereby amended to read as follows:
307.4. Care of Premises.
(a) In the event the item to be removed as
designated in the notice is not removed within
ten (10) days of the date of such notice, the
City of Sanford shall have the authority to
remove the item from the property and a
statement shall be submitted to the property
owner or occupant for the amount of the
expenses incurred by the City of Sanford in
removing such item. If the statement is not
paid within thirty (30) days of the date of
the statement, the City of Sanford shall have
the right to file a lien against the property
from which the item was removed for the amount
of the statement submitted to the property
owner or occupant and said lien shall be valid
and in full force and effect until payment in
full.
SECTION 12: Chapter 16 ~ of the Sanford City Code, Mechanical
Code, Sec. 16 ~-1 entitled "Adoption of Standard Mechanical Code,"
is hereby deleted in its entirety and the new Sec. 16 ~-1 is
adopted as follows:
Sec. 16~-1. Adoption of Standard Mechanical
Code.
Adoption of the 1997 edition. The 1997
edition of the Standard Mechanical Code as
prepared by the Southern Building Code
Congress, is hereby adopted by the city, one
(1) copy of which is filed in the office of
the city clerk as a matter of permanent record
of the city, and the matters and contents
therein are made a part of this chapter by
reference as fully and completely as if set
forth herein, and such copy shall remain on
file in said office available for public
inspection.
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Ordinance No. 3366
SECTION 13: Chapter 16 ~ of the Sanford City Code, Mechanical
Code, Sec. 16 ~-1.1 entitled 'lAmendments" is hereby deleted in its
entirety and the new Sec. 16 ~-1.1 is adopted as follows:
Sec. 16 ~-1.1. Amendments.
(a) Secrion 108 of the 1997 Standard Mechanical
Code, entitled "Construction Board of
Adjustment and Appeals" is hereby deleted in
its entirety.
(b)Section 303.1 of the 1997 Standard
Mechanical Code, entitled "Labeling" is hereby
amended to read as follows:
5. It will be required to list the type of
equipment used, supply the model numbers and
list the name of the mechanical contractor who
installed the equipment.
(c)Section 102.2.1, 102.2.2, 102.2.3, and
102.2.4 of the 1997 Mechanical Code,
entitled"Building Official Qualifications,"
"Chief Inspector Qualifications," "Inspector
Qualifications" and "Deputy Building Official"
are hereby deleted in their entirety.
(d) Section 609.2.1 of the 1997 Standard
Mechanical Code entitled "General" is hereby
amended to read as follows:
Abide by the 1997 Standard Mechanical Code as
written for Section 609.2.1, "General" as it
pertains to "Plenum Chambers."
(e)Subsection 1 of Section 304.8.3 of the 1997
Standard Mechanical Code, entitled "Condensate
Disposal Place," is hereby amended to delete
words, "sanitary sewer drain" from the
sentence.
(f) Section 1206.2 of the 1997 Standard
Mechanical Code, entitled, "Bleed-Off," is
hereby amended to read as follows:
All cooling tower, water-cooled air
conditioner, and heat pump bleed-off and drain
lines shall be extended to a storm sewer drain
unless connected to a lawn sprinkler system.
Such drains shall not in any case be allowed
to drain into yards, streets, or alleys, or on
the roof of a building which drains into such
areas.
(g) Section 309 of the 1997 Standard
Mechanical Code entitled "Electrical
Connections," is deleted in its entirety and
replaced with the following amendment:
Section 309, Electrical Connections. All
electrical requirements shall conform to the
National Electrical Code NFPA 70.
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Ordinance No. 3366
(h) Appendix B of the 1997 Standard Mechanical
Code, entitled 'lPermit Fees" is hereby deleted
in its entirety.
SECTION 14: Chapter 19 of the Sanford City Code, Plumbing,
Sec. 19-1 entitled "Adoption of Standard Plumbing Code," is hereby
deleted in its entirety and the new Sec. 19-1 is adopted as
follows:
Sec. 19-1. Adoption of Standard Plumbing Code.
Adoption of 1997 edition. The 1997 edition of
the Standard Plumbing Code as prepared by the
Southern Building Code Congress, is hereby
adopted by the city, one (1) copy of which is
filed in the office of the city clerk as a
matter of permanent record of the city, and
the matters and contents therein are made a
part of this chapter by reference as fully and
completely as if set forth herein, and such
copy shall remain on file in said office
available for public inspection.
SECTION 15: Chapter 19 of the Sanford City Code, Plumbing,
Sec. 19-2 entitled ~lQualifications of Plumbers" is hereby deleted
in its entirety and the new Sec. 19-2 is adopted as follows:
Sec. 19-2. Qualification of Plumbers.
No person shall engage in the business or
trade of plumbing in the city unless he is
qualified to do so as evidenced by a current
certificate issued by the central contractors
examining board created by Chapter 6 Article
VII of City Code.
SECTION 16: Chapter 19 of the Sanford City Code, Plumbing,
Sec. 19-3 entitled 'lAmendments to Code" is hereby deleted in its
entirety and the new Section 19-3 is adopted as follows:
Sec. 19-3. Amendments to code.
Section 504.8 of the 1997 Standard Plumbing
Code, entitled ~'Required Pan" is amended to
read as follows:
When water heaters or hot water storage tanks
are installed in such areas that leakage could
cause water damage to the building or injury
to the building occupants, the tank or heater
shall rest in a high impact plastic pan of at
least one-sixteenth (1/16) inch thickness or a
galvanized steel or other metal pan or equal
to 0.0276 inch (24 gauge) galvanized sheet
steel; except in garages whether or not on the
same floor level as residence. When there is
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Ordinance No. 3366
a partition separating ~ water heater or
storage tank a pan shall be required.
Sections 102.2.1, 102.2.2, 102.2.3, and
102.2.4 of the 1997 Standard Plumbing Code
entitled "Building Official Qualifications,"
"Chief Inspector Qualifications," "Inspector
Qualifications," and "Deputy Building
Official" are hereby deleted in their
entirety.
SECTION 17: Chapter 19 of the Sanford City Code, Plumbing,
Sec. 19-5 entitled l'Water Conservation" is hereby deleted in its
entirety and the new Sec. 19-5 is adopted as follows:
Sec. 19-5. Water conservation.
(a) Short title. This section may be cited as
the "Water Conservation Ordinance."
(b) Unlawful plumbing equipment in new
construction. After the effective date of
this section, no new building shall be
constructed which:
(1) Employs a tank-type water closet having a
tank capacity in excess of requirements of the
Standard Plumbing Code Chapter 6 Plumbing
Fixtures, Table 604.4: Maximum Allowable Water
Usage for Plumbing Fixtures.
(2) Employs a shower head or faucet that
allows a flow of more than an average of
three(3) gallons of water per minute at sixty
(60) pounds of pressure per square inch.
(c) Applicability of subsection (b). The
requirements of subsection (b) apply to
additions to or renovations of existing
buildings only if the cost of the addition or
renovation exceeds thirty (30) percent of the
existing building's value and compliance with
the requirements of this section will not
require substantial modification of the
existing plumbing system.
(d) Allowance of standard flush toilets in
certain cases. The city manager or his
designee may allow the use of standard flush
toilets if, in his opinion, the configuration
of the building drainage system requires a
quantity of water greater than three and one-
half (3~) gallons to adequately flush the
system.
SECTION 18: SEVERABILITY. If any section or portion of a
section of this ordinance proves to be invalid, unlawful or
unconstitutional, it shall not be held to impair the validity,
force or effect of any other section or part of this ordinance.
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Ordinance No. 3366
SECTION 19: CONFLICTS. That all ordinances or parts of
ordinances in conflict herewith be and the same are hereby revoked.
SECTION 20: EFFECTIVE DATE. That this ordinance shall become
effective immediately upon its passage and adoption.
MAYOR
City of Sanford, Florida
CERTIFICATE
I, Janet R. Dougherty, City Clerk of the City of Sanford,
Florida, do hereby certif that a true and correct copy of the
foregoing Ordinance No. 5~ , ASSED AND ADOPTED by the City
P f
C 's ion of the City of Sanford, Florida, on the ~ day of
~m~ , 1997, was posted at the ront door o the City
H 1 i the City of Sanford, Florida, on the c~ day of
, A.D. 1997.
AS e ~ity 6 ity
of ~Florida
f:\files\97\sanford\ord\bldg code.amd:nah
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Ordinance No. 3366
STANDARD
HOUSING CODE
1994 EDITION
THIRD PRINTING
COPYRIGH,-@ 1994
BY
SOUTHERN BUILDING CODE CONGRESS INTERNATIONAL, INC.
900 MONTCLAIR ROAD
BIRMINGHAM, ALABAMA 35213-1206
205-591-1853
PRINTED IN U.S.A.
NOTE: The SBCCI Standard Codes™ are designed for adoption by state or local
governments by reference only. Jurisdictions adopting them may make necessary
additions, deletions and amendments in their adopting document. Incorporation of
any part of the SBCCI Standard Codes™ in codes published by states, local
governments, regulatory agencies, individuals or organizations is expressly
prohibited. When your jurisdiction has adopted one or more of the SBCCI Standard
Codes™, please send a copy of the adopting document to the SBCCI headquarters
office.
THIRD PRINTING
COPYRIGH-r@ 1994
BY
SOUTHERN BUILDING CODE CONGRESS INTERNATIONAL, INC.
900 MONTCLAIR ROAD
BIRMINGHAM, ALABAMA 35213-1206
205-591-1853
PRINTED IN U.S.A.
All rights reserved. No part of this book may be reproduced or transmitted in any
form or by any means, electronic or mechanical, including photocopy, recording or
by an information storage and retrieval system, without advance permission in
writing from the publisher. For information contact: Chief Executive Officer,
Southern Building Code Congress International, Inc., 900 Montclair Road,
Birmingham, Alabama 35213-1206.
ii
Standard Housing Code 1994
PREFACE
These pages contain revisions made to the 1991 Standard Housing Code
during the 1991 code change cycle. They were processed through two
public hearings and ratified by a final ballot of the active membership of
the Southern Building Code Congress after the 1991 Annual Conference.
The revisions are presented as page replacements in the 1991 Standard
Codes TM.
The purpose of this code is to provide the basic minimum housing
standards deemed essential for safe and healthful living. The code provides
the minimum requirements necessary to maintain any residential occupancy
in a safe and sanitary condition.
The Standard Housing Code is one of the ten codes published and
maintained by the Southern Building Code Congress International and is a
minimum housing code relating principally to the use, occupancy and
maintenance of existing residential buildings and shall not be construed as
being a building construction code.
The Standard Housing Code contains certain tenrunologies or references.
such as "properly installed," "properly connected," "properly constructed"
and other similar terms. It is intended that these references relate to the
Standard Building, Plumbing, Gas, Mechanical and other codes published
by the Southern Building Code Congress International or any other codes
officially adopted and administered by the governing body of this code.
Vertical bars in the margin indicate changes made since the 1988 edition. I
Stars in the margin indicate deletions from the 1988 edition. -A
Standard Housing Code 1994 iii
METRIC CONVERSIONS
MUL TlPL Y BY TO
GET
Length inches 25.4 mm
It 0.3048 m
Area sq in 645.16 mm2
sq It 0.0929 m2
Volume cu in 0.01639 L
cu It 28.3169 L
cu It 0.02832 m3
gal 3.785 L
gal 0.003785 m3
Mass Ib 0.4536 kg
Mass/unit pll (Ib/It) 1.4882 kg/m
length
Mass/unit area psI (Ib/sq It) 4.882 kglm2
Mass density pel (Ib/cu It) 16.02 kg/m3
Force Ib 4.4482 N
Force/unit pI! (Ibltt) 14.5939 N/m
length
Pressure, psi 6.895 kPa
stress, modulus psI (Ib/sq It) 47.88 Pa
01 elasticity
Second moment in4 416,231 mm4
01 area
Section modulus in3 16,387.064 mm3
Temperature of-32 5/9 oc
of + 459.67 5/9 K
Energy, work, kWh 3.6 MJ
quantity 01 heat Btu 1055 J
It 0 Ib (Iorce) 1.3558 J
Power ton (relrig) 3.517 kW
Btu/s 1.0543 kW
h P (electric) 745.7 W
Btu/h 0.2931 W
Thermal Btu/12 0 hooF 5.6783 W/m2 oK
conductance
(U value)
Thermal It2 0 h . of/Btu 0.1761 m2 0 KIW
resistance
(R value)
Flow gpm 0.0631 Us
cfm 0.4719 Us
Illuminance lootcandle 10.76 Ix (lux)
(Im/sq It)
Velocity (speed) mph 0.447 m/s
Plane angle O(angle) 0.01745 rad
iv Standard Housing Code 1994
TABLE OF CONTENTS
CHAPTER 1 ADMINISTRATION
101 TITLE AND SCOPE. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .1
102 ORGANIZATION...............................................2
103 POWERS AND DUTIES OF HOUSING OFFICIAL.....................3
104 INSPECTIONS............................................... .5
105 HARDSHIPS..............................................,...5
106 HOUSING BOARD OF ADJUSTMENTS AND APPEALS ...............5
107 APPEALS...... . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
108 VIOLATIONS AND PENALTIES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .7
109 VALIDITy............. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . " . . .7
110 PERMITS....................,....... . . . . . . . . . . . , . . . . . . . . . . . . .7
CHAPTER 2 DEFINITIONS
201 GENERAL. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9
202 DEFINITIONS............,....................................9
CHAPTER 3 MINIMUM STANDARDS FOR
BASIC EQUIPMENT AND FACILITIES
301 GENERAL.......,............,.......,......,........,...., .15
302 FACILITIES REQUiRED............................,.......... .15
303 MINIMUM REQUIREMENTS FOR LIGHT AND VENTILATION.... ,., .. .17
304 MINIMUM REQUIREMENTS FOR ELECTRICAL SYSTEMS .......... .18
305 GENERAL REQUIREMENTS FOR THE EXTERIOR
AND INTERIOR OF STRUCTURES ... . . . . . . . . . . . . . . . . . . . . . . . . . . . .18
306 MINIMUM DWELLING SPACE REQUIREMENTS ........... , . . . . . . . .22
307 SANITATION REQUIREMENTS. ,. .. .... .. .. . . . . . .. ... . . .. . .... . .22
308 ROOMING HOUSES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .23
309 DESIGNATION OF UNFIT DWELLINGS AND LEGAL
PROCEDURE FOR CONDEMNATION ........................... .24
APPENDIX A SAMPLE ORDINANCE TO ADOPT STANDARD CODES ....... .27
APPENDIX B SAMPLE HOUSING INSPECTOR'S REPORT . . . . . . . . . . . . . . . . .29
APPENDIX C SAMPLE HOUSING CODE ENFORCEMENT
MASTER CONTROL CARD .................................... .31
Standard Housing Code 1994
v
vi
Standard Housing Code 1994
CHAPTER 1
ADMINISTRATION
101 TITLE AND SCOPE
lOLl Title
Provisions in the following chapters and sections shall constitute and be
known and may be cited as "The Standard Housing Code" hereinafter
referred to as "this code."
101.2 Code Remedial
This code is hereby declared to be remedial, and shall be construed to
secure the beneficial interests and purposes thereof which are public safety,
health and general welfare through structural strength, stability, sanitation,
adequate light and ventilation, and safety to life and property from fire and
other hazards incident to the construction, alteration, repair, removal,
demolition, use or occupancy of residential buildings and accessory
structures.
101.3 Scope
101.3.1 The provisions of this code shall apply to all buildings or portions
thereof, all accessory structures or portions thereof located on residential
property, used or unused, designed or intended to be used for human
habitation or the storage of materials associated with human habitation.
101.3.2 This code establishes minimum standards for occupancy, and does
not replace or modify standards otherwise established for construction,
replacement or repair of buildings except such as are contrary to the
provisions of this code.
101.3.3 Buildings or structures moved into or within the jurisdiction shall
comply with the requirements in the Standard Building Code<9 for new
buildings.
101.4 Existing Buildings
101.4.1 Alterations, repairs or rehabilitation work may be made to any
existing building without requiring the building to comply with all the
requirements of this code provided that the alteration, repair or
rehabilitation work conforms to the requirements of this code for new
construction. The housing official shall determine, subject to appeal to the
Board of Adjustments and Appeals, the extent, if any, to which the existing
building shall be made to conform to the requirements of this code for new
construction.
101.4.2 Alterations, repairs or rehabilitation work shall not cause an
existing building to become unsafe as defined in 103.2.
Standard Housing Code 1994
101.4.3 If the occupancy classification of an existing building is changed,
the building shall be made to conform to the intent of this code for the new
occupancy classification as established by the housing official.
101.4.4 Repairs and alterations, not covered by the preceding paragraphs of
this section, restoring a building to its condition previous to damage or
deterioration, or altering it in conformity with the provisions of this code or
in such manner as will not extend or increase an existing
nonconformity or hazard, may be made with the same kind of materials as
those of which the building is constructed, but not more than 25% of the
roof covering of a building shall be replaced in any period of 12 months
unless the entire roof covering is made to conform with the requirements of
this code for new buildings.
101.5 Special Historic Buildings And Districts
The provisions of this code relating to the construction, alteration, repair,
enlargement, restoration, relocation or moving buildings or structures shall
not be mandatory for existing buildings or structures identified and
classified by the state or local jurisdiction as historic buildings when such
buildings or structures are judged by the housing official to be safe and in
the public interest of health, safety and welfare regarding any proposed
construction, alteration, repair, enlargement, restoration, relocation or
moving of buildings within fire districts. The applicant must submit
complete architectural and engineering plans and specifications bearing the
seal of a registered professional engineer or architect.
101.6 Maintenance
All buildings or structures, both existing and new, and all parts thereof,
shall be maintained in a safe and sanitary condition. All devices or
safeguards which are required by this code in a building when erected,
altered, or repaired, shall be maintained in good working order. The owner,
or his designated agent, shall be responsible for the maintenance of
buildings, structures and premises.
101.7 Application Of Zoning Ordinance
Nothing in this code shall be construed to cancel, modify or set aside any
provision of the zoning ordinance of the authority having jurisdiction.
102 ORGANIZA nON
102.1 Enforcement Officer
There is hereby established by the applicable governing body provisions for
the enforcement of this code by the housing official.
102.2 Restrictions On Employees
An officer or employee connected with the department, except one whose
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only connection is as a member of the board, established by this act, shall
not be financially interested in the furnishing of labor, material, or
appliances for the construction, alteration, or maintenance of a building, or
in the making of plans or of specifications therefor, unless he is the owner
of such building. Such officer or employee shall not engage in any work
which is inconsistent with his duties or with the interests of the department.
102.3 Records
The housing official shall keep, or cause to be kept, a record of the business
of the department. The records of the department shall be open to public
inspection.
103 POWERS AND DUTIES OF HOUSING OFFICIAL
103.1 Right Of Entry
The housing official shall enforce the provisions of this code, and he, or his
duly authorized representative upon presentation of proper identification to
the owner, agent, or tenant in charge of such property, may enter any
building, structure, dwelling, apartment, apartment house, or premises,
during all reasonable hours, except in cases of emergency where extreme
hazards are known to exist which may involve the potential loss of life or
severe property damage, in which case the above limitations shall not
apply.
103.2 Unsafe Residential Buildings
103.2.1 All residential buildings or structures used as such which are
unsafe, unsanitary, unfit for human habitation, or not provided with
adequate egress, or which constitute a fire hazard, or are otherwise
dangerous to human life, or which in relation to existing use constitute a
hazard to safety or health by reason of inadequate maintenance,
dilapidation, obsolescence, or abandonment, are considered unsafe
buildings. All such unsafe buildings are hereby declared illegal and shall be
abated by repair and rehabilitation or by demolition in accordance with
103.2.2, 103.2.3 and 103.2.4.
103.2.2 Whenever the housing official determines that there are reasonable
grounds to believe that there has been a violation of any provision of this
code or of any rule or regulation adopted pursuant thereto, he shall give
notice of such alleged violation to the person or persons responsible
therefor and such alleged violations shall constitute a nuisance. Such notice
shall:
l. Be put in writing;
2. Include a statement of the reasons why it is being used;
3. Allow 45 days to correct major violations and 60 days to correct
minor violations with a maximum time limit of 120 days for either,
subject to approval of the housing official; and
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4. State that, if such repairs, reconstruction, alterations, removal or
demolition are not voluntarily completed within the stated time as set
forth in the notice, the housing official shall institute such legal
proceedings charging the person or persons, firm, corporation or agent
with a violation of this code.
103.2.3 Service of notice shall be as follows:
I. By delivery to the owner personally, or by leaving the notice at the
usual place of abode of the owner with a person of suitable age and
discretion; or
2. By depositing the notice in the United States Post Office addressed to
the owner at his last known address with postage prepaid thereon; or
3. By posting and keeping posted for 24 hours a copy of the notice in a
conspicuous place on the premises to be repaired.
103.2.4 When a residential building is to be demolished, it shall be done so
in accordance with the provisions of the Standard Unsafe Building
Abatement Code.
103.3 Requirements Not Covered By Code
Any requirement, not specifically covered by this code, found necessary for
the safety, health, and general welfare of the occupants of any dwelling,
shall be determined by the housing official subject to appeal to the Housing
Board of Adjustments and Appeals.
103.4 Liability
Any officer or employee, or member of the Housing Board of Adjustments
and Appeals, charged with the enforcement of this code, in the discharge of
his duties, shall not thereby render himself liable personally, and he is
hereby relieved from all personal liability for any damage that may accrue
to persons or property as a result of any act required or permitted in the
discharge of his duties. Any suit brought against any officer or employee
because of this code shall be defended by the Department of Law until the
final termination of the proceedings.
103.5 Reports
The housing official shall annually submit a report to the chief
administrator covering the work of the department during the preceding
year. He shall incorporate in said report a summary of the decisions of the
Housing Board of Adjustments and Appeals during said year.
103.6 Letter Of Compliance
A letter indicating compliance with the provisions of this code may be
issued by the housing official.
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104 INSPECTIONS
The housing official shall make or cause to be made inspections to
determine the condition of residential buildings and premises in the interest
of safeguarding the health and safety of the occupants of such buildings and
of the general public. For the purpose of making such inspections, the
housing official, or his agent, is hereby authorized to enter, examine, and
survey at all reasonable times all residential buildings and premises. The
owner or occupant of every residential building or the person in charge
thereof shall give the housing official free access to such residential
building and its premises, at all reasonable times for the purpose of such
inspection, examination, and survey.
105 HARDSHIPS
Where the literal application of the requirements of this code would appear
to cause undue hardship on an owner or tenant or when it is claimed that
the true intent and meaning of this code or any of the regulations therein
have been misconstrued or wrongly interpreted, the owner of such building
or structure, or his duly authorized agent, may appeal the decision of the
housing official to the Housing Board of Adjustments and Appeals, as set
forth in 107.
106 HOUSING BOARD OF ADJUSTMENTS AND APPEALS
106.1 Appointment
106.1.1 There is hereby created by the applicable governing body a board
to be known as the Housing Board of Adjustments and Appeals, which
shall consist of not less than three members appointed by the governing
body. The members shall be residents of the governed area. Members of the
board shall be appointed for 3 year terms, except that on the initial
appointment, one shall be appointed for I year, one for 2 years, and one for
3 years. Anyone or more members of said board shall be subject to
removal or replacement by the appointing authority at any time for cause of
stated charges after a public hearing before the appointing authority, and a
vacancy on said board shall be filled by the appointing authority for the
unexpired term of such vacancy. The members of said board shall serve
without compensation.
106.1.2 As soon as practical after their appointment, the members of the
Housing Board of Adjustments and Appeals shall meet and organize by
electing a chairman, vice-chairman, and secretary. Thereafter officers of the
board shall be elected by the members at the first annual meeting of the
board.
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106.2 Meetings
The board shall meet at regular intervals to be determined by the chairman
but in any event the board shall meet within 10 days after notice of appeal
has been received. Reasonable notice of the place, time and date of such
meetings shall be given all the members of the board and all interested
parties in each case to be heard by the board.
106.3 Records
All minutes of the board meetings shall be public records and the secretary
of the board shall keep all records and perform such additional duties as the
board may deem proper.
106.4 Duties
106.4.1 The duties of the Housing Board of Adjustments and Appeals shall
be:
I. To consider and determine appeals whenever it is claimed that the
true intent and meaning of this code or any of its regulations have been
misconstrued or wrongly interpreted.
2. To permit, in appropriate cases where the application of the
requirement of this code in the allowance of the stated time for the
performance of any action required hereunder would appear to cause
undue hardship on an owner, one or more extensions of time, not to
exceed 120 days each, from the date of such decision of the board.
Applications for additional extensions of time shall be heard by the
board. Such requests for additional extensions of time shall be filed with
the housing official not less than 30 days prior to the expiration of the
current extension.
106.4.2 An appeal should not be considered where an appeal case has been
previously decided involving the same premises.
106.5 Procedure
The Housing Board of Adjustments and Appeals shall establish its own
rules of procedure for accomplishment of its duties and functions, provided
that such rules shall not be in conflict with the provisions of this code and
the laws of the state.
106.6 Decisions
All decisions of the Housing Board of Adjustments and Appeals to vary the
application of any provision of this code or to modify an order of the
housing official shall specify in what manner such variance or modification
is made, the condition upon which it is made, and the reasons therefor.
Every decision shall be in writing and shall indicate the vote upon the
decision. A copy of all decisions shall be promptly filed in the office of the
housing official and shall be open to public inspection. The secretary shall
notify the appellant in writing of the final action of the board.
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107 APPEALS
Any person recelvmg written notice from the housing official of
deficiencies in his property under this code may within 30 days following
the date of such notice enter an appeal in writing to the Housing Board of
Adjustments and Appeals. Such appeal shall state the location of the
property, the date of the notice of violations, and the number of such notice.
The appellant must state the variance or modification requested, the reasons
therefor, and the hardship or conditions upon which the appeal is made.
108 VIOLATIONS AND PENALTIES
Any person, firm, corporation or agent, who shall violate a provision of this
code, or fail to comply therewith, or with any of the requirements thereof,
or who shall erect, construct, alter, demolish or move any structure, or has
erected, constructed, altered, repaired, moved or demolished a building or
structure in violation of this code shall be prosecuted within the limits
provided by state or local laws. Each such person shall be deemed guilty of
a separate offense for each and every day or portion thereof during which
any violation of any of the provisions of this code is committed, or
continued and upon conviction of any such violation such person shall be
punished within the limits and as provided by state laws.
109 VALIDITY
If any section, subsection, sentence, clause or phrase of this ordinance is for
any reason held to be unconstitutional, such decision shall not affect the
validity of the remaining portions of this code.
110 PERMITS
Any owner, authorized agent, or contractor who desires to construct,
enlarge, alter, repair, move, demolish, or change a residential building or
structure or to cause any such work to be done, shall first make application
to the housing official and obtain the required permit therefor. Ordinary
minor repairs may be made with the approval of the housing official
without a permit, provided that such repairs shall not violate any of the
provisions of this code.
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Standard Housing Code 1994
CHAPTER 2
DEFINITIONS
201 GENERAL
201.1 Tense, Gender And Number
For the purpose of this code, certain abbreviations, terms, phrases, words,
and their derivatives, shall be construed as set forth in this chapter. Words
used in the present tense include the future. Words in the masculine gender
include the feminine and neuter. Words in the feminine and neuter gender
include the masculine. The singular number includes the plural and plural
number includes the singular.
201.2 Special Meaning And Words Not Defined
201.2.1 Words not defined herein shall have the meanings stated in the
Standard Building Code, Standard Mechanical Code, Standard Plumbing
Code, Standard Gas Code or Standard Fire Prevention Code. Words not
defined in the Standard Codes shall have the meanings in Webster's Ninth
New Collegiate Dictionary, as revised.
201.2.2 Whenever the words "dwelling," "dwelling units," "rooming
house," "rooming units," and "premises" are used in this code, they shall be
construed as though they were followed by the words, "or any part
thereof."
202 DEFINITIONS
ADDITION-an extension or increase in floor area or height of a building
or structure.
ALTER OR ALTERATION-any change or modification in construction
or occupancy.
APARTMENT-a dwelling unit as defined in this code.
APARTMENT HOUSE-any building or portion thereof used as a
multiple dwelling for the purpose of providing three or more separate
dwelling units which may share means of egress and other essential
facilities.
APPLICABLE GOVERNING BODY -a city, county, state, state agency
or other political government subdivision or entity authorized to administer
and enforce the provisions of this code, as adopted or amended.
APPROVED-approved by the housing official or other authority having
jurisdiction.
BASEMENT -that portion of a building between floor and ceiling, which
is partly below and partly above grade, but so located that the vertical
distance from grade to the floor below is less than the vertical distance
Standard Housing Code 1994
9
from grade to ceiling, provided, however, that the distance from grade to
ceiling shall be at least 4 ft 6 inches (1372 mm).
BUILDING-any structure built for the support, shelter or enclosure of
persons, animals, chattels, or property of any kind which has enclosing
walls for 50% of its perimeter. The term "building" shall be construed as if
followed by the words "or part thereof." (For the purpose of this code each
portion of a building separated from other portions by a fire wall shall be
considered as a separate building.)
CELLAR-that portion of a building, the ceiling of which is entirely below
grade or less than 4 ft 6 inches (1372 mm) above grade.
DORMITOR Y -a space in a unit where group sleeping accommodations
are provided with or without meals for persons not members of the same
family group, in one room. or in a series of closely associated rooms under
joint occupancy and single management, as in college dormitories,
fraternity houses, military barracks and ski lodges.
DWELLING-when used in this code without other qualifications, means
a building occupied exclusively for residential purposes by not more than
two families.
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.
EXTERMINATION-the control and extermination of insects, rodents, or
other pests by eliminating their harborage places; by removing or making
inaccessible materials that may serve as their food; by poisoning, spraying,
fumigating, trapping; or by any other recognized and legal pest elimination
methods.
FAMIL Y --one or more persons living together, whether related by blood,
marriage or adoption. and having common housekeeping facilities.
FLOOR AREA-the total area of habitable space in a building or structure.
GARBAGE-the animal and vegetable waste resulting from the handling,
preparation, cooking. and consumption of food.
HABITABLE ROOM-a space in a building for living, sleeping, eating or
cooking. Bathrooms. toilet compartments, closets, halls, storage or utility
space, and similar areas are not considered habitable space.
HOTEL-any building containing six or more guests rooms intended or
designed to be used, or which are used, rented or hired out to be occupied
or which are occupied for sleeping purposes by guests.
HOUSING OFFICIAL-the officer, or his duly authorized representative
charged with the administration and enforcement of this code.
10 Standard Housing Code 1994
;1
INFEST A TION-the presence within or around a dwelling, of any insects,
rodents, or other pests.
INOPERABLE MOTOR VEHICLE-one which cannot be driven upon the
public streets for reasons including but not limited to being unlicensed.
wrecked, abandoned, in a state of disrepair, or incapable of being moved
under its own power.
MAJOR VIOLA TION-A defect that exists on a property or structure that
is immediately dangerous to the health, safety or welfare of the occupants,
passersby or persons in contiguous areas; a defect that exists that
seriously undermines that component or structural member which renders
that component or member unsafe to use or exist in its present condition.
MINOR VIOLA TION-A defect that exists on a property or structure that
in its present state of disrepair, deterioration or absence, does not constitute
an immediate hazard.
MULTIPLE DWELLING-any building, or portion thereof, which is
occupied as the home or residence of more than two families living
independently of each other and doing their own cooking in the said
building, and shall include flats and apartments.
NUlSANCE-the following shall be defined as nuisances:
l. Any public nuisance known at common law or In equity
jurisprudence.
2. Any attractive nuisance which may prove detrimental to children
whether in a building, on the premises of a building, or upon an
unoccupied lot. This includes any abandoned wells, shafts, basements,
or excavations; abandoned refrigerators and motor vehicles; any
structurally unsound fences or structures; or any lumber, trash, fences,
debris or vegetation which may prove a hazard for inquisitive minors.
3 Whatever is dangerous to human life or is detrimental to health, as
determined by the health officer.
4. Overcrowding a room with occupants.
5. Insufficient ventilation or illumination.
6. Inadequate or unsanitary sewage or plumbing facilities.
7. Uncleanliness, as determined by the health officer.
8. Whatever renders air, food or drink unwholesome or detrimental to
the health of human beings, as determined by the health officer.
OPEN ABLE AREA-that part of a window 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 building or
part thereof, in which dwelling units or rooming units are let.
OWNER-the holder of the title in fee simple and any person, group of
persons, company, association or corporation in whose name tax bills on
the property are submitted. It shall also mean any person who, alone or
jointly or severally with others:
Standard Housing Code 1994
11
1. shall have legal title to any dwelling or dwelling unit, with or without
accompanying actual possession thereof; or
2. shall have charge, care or control of any dwelling or dwelling unit, as
owner, executor, executrix, administrator, trustee, guardian of the estate
of the owner, mortgagee or vendee in possessions, or assignee of rents,
lessee, or other person, firm, or corporation in control of a building; or
their duly authorized agents. Any such person thus representing the
actual owner shall be bound to comply with the provisions of this code,
and of rules and regulations adopted pursuant thereto, to the same extent
as if he were the owner. It is his responsibility to notify the actual owner
of the reported infractions of these regulations pertaining to the property
which apply to the owner.
PERSON-any individual, firm, corporation, association or partnership.
PLUMBING-the practice, materials, and fixtures used in the installation,
maintenance, extension, and alteration of all piping, fixtures, appliances,
and appurtenances in connection with any of the following: Sanitary
drainage or storm drainage facilities, the venting system and the public or
private water supply systems, within or adjacent to any building, structure,
or conveyance; also the practice and materials used in the installation,
maintenance, extension, or alteration of stormwater, liquid waste, or
sewerage, and water supply systems of any premises to their connection
with any point of public disposal or other acceptable terminal.
PREMISES-a lot, plot or parcel of land including the buildings or
structures thereon.
PUBLIC AREA-an unoccupied open space adjoining a building and on
the same property, that is permanently maintained accessible to the fire
department and free of all incumbrances that might interfere with its use by
the fire department.
REPAIR-the replacement of existing work with the same kind of material
used in the existing work, not including additional work that would change
the structural safety of the building, or that would affect or change required
exit facilities, a vital element of an elevator, plumbing, gas piping, wiring
or heating installations, or that would be in violation of a provision of law
or ordinance. The term "repair" or "repairs" shall not apply to any change
of construction.
REQUIRED-required by some provision of this code.
RESIDENTIAL BUILDINGS-buildings in which families or households
Ii ve or in which sleeping accommodations are provided, and all
dormitories. Such buildings include, among others, dwellings, multiple
dwellings, and rooming houses.
ROOMING HOUSE-any dwelling, or that part of any dwelling
containing one or more rooming units, in which space is let by the owner or
operator to three or more persons who are not husband or wife, son or
daughter, mother or father, or sister or brother of the owner or operator.
12 Standard Housing Code 1994
ROOMING UNIT-any room or group of rooms forming a single
habitable unit used or intended to be used for living and sleeping, but not
for cooking or eating purposes.
RUBBISH-combustible and noncombustible waste materials, except
garbage, including the residue from the burning of wood, coal, coke or
other combustible material, paper, rags, cartons, boxes, wood, excelsior,
rubber, leather, tree branches, yard trimmings, tin cans, metal. mineral
matter, glass crockery, and dust.
ST AIRW A Y --one or more flights of stairs and the necessary landings and
platforms connecting them, to form a continuous and uninterrupted passage
from one story to another in a building or structure.
STORY-that portion of a building included between the upper surface of a
floor and upper surface of the floor or roof next above.
STRUCTURE-that which is built or constructed, an edifice or building of
any kind, or any piece of work artificially built up or composed of parts
joined together in some definite manner. The term "structure" shall be
construed as if followed by the words "or part thereof."
SUPPLIED-paid for, furnished, or provided by or under control of. the
owner or operator.
TEMPORARY HOUSING-any tent, trailer, or other structure used for
human shelter which is designed to be transportable and which is not
attached to the ground, to another structure, or to any utilities system on the
same premises for more than 30 consecutive days.
V ALUA TION OR VALUE-as applied to a building, the estimated cost to
replace the building in kind.
VENTILATION-the process of supplying and removing air by natural or
mechanical means to or from any space.
YARD-an unoccupied open space other than a court.
Standard Housing Code 1994
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Standard Housing Code 1994
CHAPTER 3
MINIMUM STANDARDS FOR BASIC
EQUIPMENT AND FACILITIES
301 GENERAL
No person shall occupy as owner-occupant or let or sublet to another for
occupancy any dwelling or dwelling unit designed or intended to be used
for the purpose of living, sleeping, cooking, or eating therein, nor shall any
vacant dwelling building be permitted to exist which does not comply with
the following requirements.
302 FACILITIES REQUIRED
302.1 Sanitary Facilities
Every dwelling unit shall contain not less than a kitchen sink, lavatory, tub
or shower, and a water closet all in good working condition and properly
connected to an approved water and sewer system. Every plumbing fixture
and water and waste pipe shall be properly installed and maintained in good
sanitary working condition free from defects, leaks, and obstructions.
302.2 Location Of Sanitary Facilities
All required plumbing fixtures shall be located within the dwelling unit and
be accessible to the occupants of same. The water closet, tub or shower and
lavatory shall be located in a room affording privacy to the user and such
room shall have a minimum floor space of 30 sq ft (2.8 m') with no
dimension less than 4 ft (1219 mm). Bathrooms shall be accessible from
habitable rooms, hallways, corridors or other protected or enclosed area.
302.3 Hot And Cold Water Supply
Every dwelling unit shall have an adequate supply of both cold and hot
water connected to the kitchen sink, lavatory, and tub or shower. All water
shall be supplied through an approved distribution system connected to a
potable water supply.
302.4 Water Heating Facilities
Every dwelling unit shall have water heating facilities which are properly
installed and maintained in a safe and good working condition and are
capable of heating water to such a temperature as to permit an adequate
amount of water to be drawn at every required kitchen sink, lavatory basin,
bathtub or shower at a temperature of not less than 1200F (490C). Such
water heating facilities shall be capable of meeting the requirements of
302.4 when the dwelling or dwelling unit heating facilities required under
Standard Housing Code 1994
15
the provisions of this code are not in operation. Apartment houses may use
a centralized water heating facility capable of heating an adequate amount
of water as required by the Standard Plumbing Code@ to not less than
1200F (490C).
302.5 Heating Facilities
302.5.1 Every dwelling unit shall have heating facilities which are properly
installed, are maintained in safe and good working conditions, and are
capable of safely and adequately heating all habitable rooms and
bathrooms.
302.5.2 Where a central heating system is not provided, each dwelling unit
shall be provided with facilities whereby heating appliances may be
connected.
302.5.3 Gas heaters listed for unvented use shall be permitted provided the
total input rating of the heaters is less than 30 Btu per hour per cu ft (314
W/m3) of room content. Such heaters shall be prohibited in bedrooms.
302.5.4 The use of any liquid fueled unvented heating appliance shall be
permitted in one and two family residences only, providing such appliance
is tested and listed by an approved laboratory according to requirements of
UL 647 (1984) and providing the fuel is stored in containers meeting
ASTM ES-8 for kerosene containers.
302.6 Kitchen Facilities
Every dwelling unit shall contain a kitchen equipped with the following
minimum facilities:
I. Food preparation surfaces impervious to water and free of defects
which could trap food or liquid.
2. Shelving, cabinets or drawers for the storage of food and cooking and
eating utensils, all of which shall be maintained in good repair.
3. Freestanding or permanently installed cookstove. Portable electric
cooking equipment shall not fulfill this requirement. Portable cooking
equipment employing flame shall be prohibited.
4. Mechanical refrigeration equipment for the storage of perishable
foodstuffs.
EXCEPTION: Nothing herein shall preclude a written agreement
between an owner and tenant that the tenant will furnish mechanical
refrigeration equipment and/or a cookstove as required in this section.
It shall be an affirmative defense available to an owner charged with
a violation of this section if such an agreement exists.
302.7 Garbage Disposal Facilities
Every dwelling unit shall have adequate garbage disposal facilities or
garbage storage containers, of a type and location approved by the
applicable governing body.
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Standard Housing Code 1994
302.8 Fire Protection
A person shall not occupy as owner-occupant nor shall let to another for
occupancy, any building or structure which does not comply with the
applicable provisions of the fire prevention code of the applicable
governing body.
302.9 Smoke Detector Systems
Every dwelling unit shaH be provided with an approved listed smoke
detector, installed in accordance with the manufacturer's recommendations
and listing. When activated, the detector shall provide an audible alarm.
The detector shall be tested in accordance with and meet the requirements
of UL 217 (1989), Single and Multiple Station Smoke Detectors.
303 MINIMUM REQUIREMENTS FOR LIGHT AND
VENTILA TION
303.1 Windows
Every habitable room shall have at least one window or skylight facing
directly to the outdoors. The minimum total window area, measured
between stops, for every habitable room shall be 8% of the floor area of
such room. Whenever walls or other portions of structures face a window
of any such room and such light-obstruction structures are located less than
3 ft (914 mm) from the window and extend to a level above that of the
ceiling of the room, such a window shall not be deemed to face directly to
the outdoors and shall not be included as contributing to the required
minimum total window area. Whenever the only window in a room is a
skylight-type window in the top of such room, the total window area of
such skylight shall equal at least 15% of the total floor area of such room.
303.2 Ventilation
303.2.1 Every habitable room shall have at least one window or skylight
which can be easily opened. or such other device as will adequately
ventilate the room. The total of openable window area in every habitable
room shaH equal to at least 45% of the minimum window area size or
minimum skylight-type window size, as required. or shall have other
approved, equivalent ventilation.
303.2.2 Year round mechanically ventilating conditioned air systems may
be substituted for windows, as required herein, in rooms other than rooms
used for sleeping purposes. Window type airconditioning units are not
included in this exception.
303.3 Bathroom
Every bathroom shall comply with the light and ventilation requirements
for habitable rooms except that no window or skylight shall be required in
adequately ventilated bathrooms equipped with an approved ventilating
system.
Standard Housing Code 1994 17
303.4 Electric Lights And Outlets
Where there is electric service available to the building structure, every
habitable room or space shall contain at least two separate and remote
receptacle outlets. Bedrooms shall have, in addition, at least one wall
switch controlled lighting outlet. In kitchens, two separate and remote
receptacle outlets shall be provided (receptacles rendered inaccessible
by appliances fastened in place or by appliances occupying dedicated
space shall not be considered as these required outlets) and a wall or
= ceiling lighting outlet controlled by a wall switch shall be provided.
Every hall, water closet compartment, bathroom, laundry room or
furnace room shall contain at least one ceiling-mounted or wall-mounted
lighting outlet. In bathrooms, the lighting outlet shall be controlled by a
wall switch. In addition to the lighting outlet in every bathroom and
laundry room, there shall be provided at least one receptacle outlet. Any
new bathroom receptacle outlet shall have ground fault circuit interrupter
protection.
303.5 Light In Public Halls And Stairways
Every common hall and inside stairway in every building, other than one-
family dwellings, shall be adequately lighted at all times with an
illumination of at least I foot candle intensity (10.76 lux) at the floor in the
darkest portion of the normally traveled stairs and passageways.
304 MINIMUM REQUIREMENTS FOR ELECTRICAL SYSTEMS
Every electrical outlet and fixture, and all electrical wiring and equipment
shall be installed, maintained and connected to a source of electric power in
accordance with the provisions of the electrical code of the authority
having jurisdiction.
305 GENERAL REQUIREMENTS FOR THE
EXTERIOR AND INTERIOR OF STRUCTURES
305.1 Foundation
The building foundation system shall be maintained in a safe manner and
capable of supporting the load which normal use may cause to be placed
thereon.
305.2 Exterior Walls
Every exterior wall shall be free of holes, breaks, loose or rotting boards or
timbers, and any other conditions which might admit rain, or dampness to
the interior portions of the walls or to the occupied spaces of the building.
All siding material shall be kept in repair.
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Standard Housing Code 1994
305.3 Roofs
305.3.1 Roofs shall be structurally sound and maintained in a safe manner
and have no defects which might admit rain or cause dampness in the walls
or interior portion of the building.
305.3.2 All portions. additions or sections of a roof including, but not
limited to, the fascia, eave, soffit, sheathing, rafter tail, barge rafter, vent
screening, gutter, downspout, roof jack, lead or metal flashing, shall be
complete with all trim strips, moldings, brackets, braces and supports in
accordance with common building practices. No item shall display signs of
deterioration, abuse or improper installation that could be construed to
affect the purpose of that item or cause damage to the immediate area or
roof structure, that could allow dampness or admit rain to the interior of
that building.
305.4 Means Of Egress
Every dwelling unit shall have safe, unobstructed means of egress with
minimum ceiling height of 7 ft (2134 mm) leading to a safe and open space
at ground level. Stairs shall have a minimum head room of 6 ft 8 inches
(2032 mm).
305.5 Stairs, Porches And Appurtenances
Every inside and outside stair, porch and any appurtenance thereto shall be
safe to use and capable of supporting the load that normal use may cause to
be placed thereon and shall be kept in sound condition and good repair.
305.6 Protective Railings
Protective railings shall be required on any unenclosed structure over 30
inches (762 mm) above the ground level or on any steps containing four
risers or more.
305.7 Windows
Every window shall be substantially weathertight, watertight and
rodentproof, and shall be kept in sound working condition and good repair.
305.8 Windows To Be Glazed
Every window sash shall be fully supplied with glass window panes or an
approved substitute which are without open cracks or holes.
305.9 Window Sash
Window sash shall be properly fitted and weathertight within the window
frame.
305.10 Windows To Be Openable
Every window required for light and ventilation for habitable rooms shall
be capable of being easily opened and secured in position by window
hardware.
Standard Housing Code 1994 19
305.n Exterior Doors
305.n.l Every exterior door, basement or cellar door and hatchway shall
be substantially weathertight, watertight, and rodentproof, and shall be kept
in sound working condition and good repair.
305.11.2 Every exterior door shall be provided with properly installed
hardware that is maintained to insure reasonable ease of operation to open,
close and secure in an open or closed position, as intended by the
manufacturer of the door and the attached hardware.
305.12 Exterior Door Frames
305.12.1 Exterior door frames shall be properly maintained and shall be
affixed with weatherstripping and thresholds as required to be substantially
weathertight, watertight and rodent and insect resistant when the door is in
a closed position.
305.12.2 Exterior door jambs, stops, headers and moldings shall be
securely attached to the structure, maintained in good condition without
splitting or deterioration that would minimize the strength and security of
the door in a closed position.
305.13 Screens
305.13.1 Dwelling units which do not have a central air conditioning
system shall have screens on all exterior openable windows and doors used
or required for ventilation. Screens on windows and doors shall be
stretched and fitted and maintained without open rips or tears.
I 305.13.2 A closing device shall be installed on all screen doors.
305.14 Protective Treatment
All exterior wood surfaces, other than decay resistant woods, shall be
protected from the elements and decay by painting or other protective
covering or treatment. All siding shall be weather resistant and water tight.
All masonry joints shall be sufficiently tuck pointed to insure water and air
tightness.
305.15 Accessory Structures
Garages, storage buildings and all other accessory structures shall be
maintained and kept in good repair and sound structural condition.
305.16 Interior Floors, Walls, And Ceilings
305.16.1 Every floor, interior wall and ceiling shall be substantially rodent
proof, shall be kept in sound condition and good repair and shall be safe to use
and capable of supporting the load which normal use may cause to be placed
thereon.
305.16.2 Every toilet, bathroom and kitchen floor surface shall be
constructed and maintained so as to be substantially impervious to water
and so as to permit such floor to be easily kept in a clean and sanitary
condition.
20 Standard Housing Code 1994
305.17 Structural Supports
Every structural element of the dwelling shall be maintained structurally
sound and show no evidence of deterioration which would render it
incapable of carrying normal loads.
305.18 Protective Railings For Interior Stairs
Interior stairs and stairwells more than four risers high shall have handrails
located in accordance with the requirements of the Standard Building
Codel'9. Handrails or protective railings shall be capable of bear:ng
normally imposed loads and be maintained in good condition.
305.19 Firestopping And Draftstopping
305.19.1 Firestopping shall be maintained to cut off all concealed draft
openings both horizontal and vertical and to form a fire barrier between
floors and between the upper floor and the roof space.
305.19.2 Draftstopping shall be maintained to cut off all concealed draft
openings in floor/ceiling assemblies and in attics.
305.20 Interior Doors
Every existing 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.
305.21 Interior Door Hardware
Every interior door shall be provided with proper hardware, securely
attached and maintained in good condition. Hasp lock assemblies are not
permitted on the exterior side of the door of habitable rooms.
305.22 Bathroom Doors
Privacy of bathrooms shall be afforded by doors complete with privacy
hardware intended by the manufacturer for that purpose.
305.23 Skirting
305.23.1 Existing skirting shall be maintained free from broken or missing
sections, pieces or cross members. Skirting shall be securely attached and
sized from the ground to the lower outside perimeter of the structure.
305.23.2 Replacement or new skirting shall be constructed of materials
intended for exterior use and properly sized and mounted to prevent free
access to the crawl space of the structure. Crawl space access grille or door
and ventilation grilles shall be sized according to local code requirements.
Standard Housing Code 1994
21
306 MINIMUM DWELLING SPACE REQUIREMENTS
306.1 Required Space In Dwelling Unit
Every dwelling unit shall contain at least 150 sq ft (13.9 m2) of floor space
for the first occupant thereof and at least an additional 100 sq ft (9.3 m2)of
floor area per additional occupant. The floor area shall be calculated on the
basis of the total area of all habitable rooms.
306.2 Required Space In Sleeping Rooms
In every dwelling unit, every room occupied for sleeping purposes by one
occupant shall contain at least 70 sq ft of floor space, and every room
occupied for sleeping purposes by more than one occupant shall contain at
least 50 sq ft (4.6 m2) of floor space for each occupant thereof.
306.3 Minimum Ceiling Height
306.3.1 Habitable (space) rooms other than kitchens, storage rooms and
laundry rooms shall have a ceiling height of not less than 7 ft (2134 mm).
Hallways, corridors, bathrooms, water closet rooms and kitchens shall have
a ceiling height of not less than 7 ft (2134 m) measured to the lowest
projection from the ceiling.
306.3.2 If any room in a building has a sloping ceiling, the prescribed
ceiling height for the room is required in only one-half the room area. No
portion of the room measuring less than 5 ft (1524 mm) from the finished
floor to the finished ceiling shall be included in any computation of the
nummum room area.
306.4 Occupancy Of Dwelling Unit Below Grade
No basement or cellar space shall be used as a habitable room or dwelling
unit unless:
1. The floor and walls are impervious to leakage of underground and
surface runoff water and are insulated against dampness, and
2. The total window area in each room is equal to at least the minimum
window area size as required in 303.1, and
3. Such required minimum window area is located entirely above the
grade of the ground adjoining such window area, and
4. The total of openable window area in each room is equal to at least
the minimum as required under 303.2.1, except where some other device
affording adequate ventilation is supplied.
307 SANITATION REQUIREMENTS
307.1 Sanitation
Every owner of a multiple dwelling shall be responsible for maintaining
in a clean and sanitary condition the shared or common areas of the
dwelling and premises thereof.
22
Standard Housing Code 1994
307.2 Cleanliness
Every tenant of a dwelling unit shall keep in a clean and sanitary condition
that part of the dwelling, dwelling unit and premises thereof which he
occupies or which is provided for his particular use.
307.3Garbage Disposal
Every tenant of a dwelling or dwelling unit shall dispose of all his garbage
and any other organic waste which might provide food for rodents and all
rubbish in a clean and sanitary manner by placing it in the garbage disposal
facilities or garbage or rubbish storage containers.
307.4 Care Of Premises
It shall be unlawful for the owner or occupant of a residential building,
structure, or property to utilize the premises of such residential property for I
the open storage of any inoperable motor vehicle, ice box, refrigerator,
stove, glass, building material, building rubbish or similar items. It shall be
the duty and responsibility of every such owner or occupant to keep the
premises of such residential property clean and to remove from the
premises all such abandoned items as listed above, including but not
limited to weeds, dead trees, trash, garbage, etc., upon notice from the
housing official.
307.5 Extermination
Every occupant of a single dwelling building and every owner of a building
containing two or more dwelling units shall be responsible for the
extermination of any insects, rodents, or other pests within the building or
prellllses.
EXCEPTION: Extermination of wood-destroying organisms shall, in all
cases, be the responsibility of the building owner.
307.6 Use And Operation Of Supplied Plumbing Fixtures
Every tenant of a dwelling unit shall keep all plumbing fixtures therein in a
clean and sanitary condition and shall be responsible for the exercise of
reasonable care in the proper use and operation thereof.
308 ROOMING HOUSES
308.1 Compliance Exceptions
No person shall operate a rooming house, or shall occupy or let to another
for occupancy any rooming unit in any rooming house, except in
compliance with the provisions of every section of this code except the
provisions of 301,302 and 307.
308.2 License Required
No person shall operate a rooming house unless he holds a valid rooming
house license.
Standard Housing Code 1994 23
308.3 Water Closet, Lavatory And Bath Facilities
At least one flush water closet, lavatory basin, and bathtub or shower,
properly connected to a water and sewer system and in good working
condition, shall be supplied for each four rooms within a rooming house
wherever such facilities are shared. All such facilities shall be located on
the floor they serve within the dwelling so as to be reasonably accessible
from a common hall or passageway to all persons sharing such facilities.
308.4 Water Heater Required
Every lavatory basin and bathtub or shower shall be supplied with hot
water at all times.
308.5 Minimum Floor Area For Sleeping Purposes
Every room occupied for sleeping purposes by one person shall contain at
least 70 sq ft (6.5 m2) of floor space and every room occupied for sleeping
purposes by more than one person shall contain at least 50 sq ft (4.6 m2) of
floor space for each occupant thereof.
308.6 Exit Requirements
Every rooming unit shall have safe, unobstructed means of egress leading
to safe and open space at ground level, as required by the building code of
the applicable governing body.
308.7 Sanitary Conditions
The operator of every rooming house shall be responsible for the sanitary
maintenance of all walls, floors, and ceilings, and for maintenance of a
sanitary condition in every other part of the rooming house, and shall be
further responsible for the sanitary maintenance of the entire premises
where the entire structure or building is leased or occupied by the operator.
309 DESIGNATION OF UNFIT DWELLINGS
AND LEGAL PROCEDURE FOR CONDEMNATION
309.1 Dangerous Structures
Any dwelling or dwelling unit which shall be found to have any of the
following defects shall be condemned as unfit for human habitation and
declared to be a nuisance and shall be so designated and placarded by the
housing official.
1. One which is so damaged, decayed, dilapidated, unsanitary, unsafe, or
vermin-infested that it creates a serious hazard to the health or safety of
the occupants or the public.
2. One which lacks illumination, ventilation, or sanitation facilities
adequate to protect the health or safety of the occupants or the public.
24
Standard Housing Code 1994
309.2 Form Of Notice
Whenever the housing official has declared a dwelling or multiple dwelling
as unfit for human habitation and constituting a nuisance, he shall give
notice to the owner of such declaration and placarding of the dwelling or
multiple dwelling as unfit for human habitation. Such notice shall:
I. Be in writing;
2. Include a description of the real estate sufficient for identification;
3. State the time occupants must vacate the dwelling units; and
4. State that, if such repairs, reconstruction, alterations, removal, or
demolition are not voluntarily completed within the stated time as set
forth in
the notice, the housing official shall institute such legal proceedings
charging the person or persons, firm, corporation, or agent with a
violation of this code.
309.3 Service Of Notice
Service of notice to vacate shall be as follows:
1. By delivery to the owner personally, or by leaving the notice at the
usual place of abode of the owner with a person of suitable age and
discretion; or
2. By depositing the notice in the United States Post Office addressed to
the owner at his last known address with postage prepaid thereon; or
3. By posting and keeping posted for 24 hours a copy of the notice in
placard foml in a conspicuous place on the premises to be vacated.
309.4 Vacating Of Condemned Building
Any dwelling or dwelling unit condemned as unfit for human habitation,
and so designated and placarded by the housing official, shall be vacated
within 30 days after notice of such condemnation has been given by the
housing official to the owner and/or occupant of the building.
309.5 Occupancy Of Building
No dwelling or dwelling unit which has been condemned and placarded as
unfit for human habitation shall again be used for human habitation until
approval is secured from and such placard is removed by the housing
officiaL The housing official shall remove such placard whenever the
defect or defects upon which the condemnation and placarding action were
based have been eliminated.
309.6 Removal Of Placard Or Notice
No person shall deface or remove the placard from any dwelling or
dwelling unit which has been condemned as unfit for human habitation and
placarded as such, except as provided in 309.5.
Standard Housing Code 1994
25
26
Standard Housing Code 1994
APPENDIX A
SAMPLE ORDINANCE TO ADOPT STANDARD CODES
ORDINANCE NO.
AN ORDIN ANCE TO ADOPT VARIOUS STANDARD CODES RELATING TO
INSPECTION ACTIVITIES OF THE (CITy, COUNTY, STATE) AND ENFORCEMENT
OF BUILDING PROVISIONS AS PROVIDED IN SAID CODES.
Section I: WHEREAS, it is the desire of, (NAME OF ADOPTING AUTHORITY) to adopt, in all
respects, the various Standard Codes relating to amusement devices, building, fire
prevention, gas. housing, mechanical, plumbing and swimming pools and
WHEREAS. the adoption of these codes is done to facilitate proper inspection
acti vities by (CITY COUNTY, STATE) relating to construction and to maintenance of
buildings within said (CITY COUNTY, STATE) and relating to public safety, health and
general welfare;
NOW. THEREFORE, BE IT ORDAINED BY (NAME OF ADOPTING AUTHORITY) that the
following codes are hereby adopted by reference as though they were copied herein
fully:
Standard Amusement Device Code - 1985 Edition
Standard Building Code - 1994 Edition
Standard Existing Buildings Code - 1988 Edition with 1991/1994
Revisions
Standard Fire Prevention Code - 1994 Edition
Standard Gas Code - 1994 Edition
Standard Housing Code - 1994 Edition
Standard Mechanical Code - 1994 Edition
Standard Plumbing Code - 1994 Edition
Standard Swimming Pool Code - 1994 Edition
Standard Unsafe Building Abatement Code - 1985 Edition
Section 2: BE IT FURTHER ORDAINED BY (NAME OF ADOPTING AUTHORITY) that any
matters in said codes which are contrary to existing Ordinances of (CITY, COUNTY, STATE)
shall prevail and that Ordinance No. , entitled (jilt in here the complete
title of the present building ordinance or ordinances in effect at the present time)
are hereby repealed and, to that extent any existing Ordinances to the contrary are
hereby repealed in that respect only.
Section 3: BE IT FURTHER ORDAINED that within said codes, when reference is
made to the duties of a certain official named therein, that designated official of
(CITY COUNTY, STATE) who has duties corresponding to those of the named official in said
code shall be deemed to be the responsible official insofar as enforcing the
provisions of said code are concerned.
Section 4: BE IT FURTHER ORDAINED that this ordinance shall take effect and
be in force from and after its passage, the public welfare requiring it.
PASSED AND APPROVED BY (NAME OF ADOPTING AUTHORITY) on the day of
ATTEST:
CLERK:
BY:
Standard Housing Code 1994
27
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Standard Housing Code 1994
APPENDIX B
SAMPLE HOUSING INSPECTOR'S REPORT
Date
Street Address
Address
Address
Address
Block
Owner
Mortgagee
Agent
Subdivision
Lot
Lot Size
Sanitary Sewer
Sanitary Sewer
Gas
Zoning
Facilities Available: Water
Electrical Power
No. of Dwelling Units Over Occupancy
Condition of Building Indicates: Conserve _ Rehabilitate
Demolish
Other
Standard Housing Code 1994
29
30
Standard Housing Code 1994
APPENDIX C
SAMPLE HOUSING CODE ENFORCEMENT
MASTER CONTROL CARD
Suggested minimum size card 4 x 6 inches (102 x 152 mm). Entries
suggested on the card may be changed or altered to fit local conditions.
HOUSING CODE ENFORCEMENT
MASTER CARD
Address
Owner
Agent
Subdivision
Address
Address
Block
Lot
Type Building
Occupancy
No. of D.U.
Owner Occupant
Water Closets
Tubs/Showers
Building St'd
D.U.'s Sub-Std.
No. of Stories
Zoning
No. of Occupants Exceeding No. Permitted
Renter
Lavs.
Sinks
Sub-St's
Condition Indicates: Conserve
Demolish
Rehabilitate
Dates of Notices
Inspected
Dates of Hearings
Determinations
Permits Issued
Follow Up Inspections
Violations Corrected
Standard Housing Code 1994
31
32
Standard Housing Code 1994
1996 REVISIONS
TO THE 1994
STANDARD HOUSING CODE@
@
COPYRIGH")"@ 1996
FIRST PRINTING
NOTE: The SBCCI Standard Codes are designed for adoption by state or
local governments by reference only. Jurisdictions adopting them may
make necessary additions. deletions and amendments in their adopting
document. Incorporation of any part of the SBCCI Standard Codes in codes
published by states. local governments. regulatory agencies, individuals or
organizations is expressly prohibited. When your jurisdiction has adopted
one or more of the SBCCI Standard Codes. please send a copy of the
adopting document to the SBCCI headquarters office.
FIRST PRINTING
COPYRIGH-r@ 1996
BY
SOUTHERN BUILDING CODE CONGRESS
INTERNATIONAL, INC.
900 MONTCLAIR ROAD
BIRMINGHAM, ALABAMA 35213-1206
205-591-1853
PRINTED IN U.S.A.
All rights reserved. No part of this book may be reproduced or transmitted
in any form or by any means, electronic or mechanical, including
photocopy, recording or by an information storage and retrieval system,
without advance permission in writing from the publisher. For information
contact: Chief Executive Officer, Southern Building Code Congress
International, Inc., 900 Montclair Road, Birmingham. Alabama 35213-
1206.
ii
1996 Revisions
Standard Housing Code/1994
PREFACE
These pages contain revisions made to the 1994 Standard Housing Code
during the 1995 code change cycle. They were processed through two
public hearings and ratified by a final ballot of the active membership of
the Southern Building Code Congress at the 1995 Annual Conference. The
revisions are presented as page replacements to the 1994 Standard
Codes TM.
The purpose of this code is to provide the basic minimum housing
standards deemed essential for safe and healthful living. The code provides
the minimum requirements necessary to maintain any residential occupancy
in a safe and sanitary condition.
The Standard Housing Code is one of the ten codes published and
maintained by the Southern Building Code Congress International and is a
minimum housing code relating principally to the use, occupancy and
maintenance of existing residential buildings and shall not be construed as
being a building construction code.
The Standard Housing Code contains certain terminologies or references,
such as "properly installed," "properly connected," "properly constructed"
and other similar terms. It is intended that these references relate to the
Standard Building, Plumbing, Gas, Mechanical and other codes published
by the Southern Building Code Congress International or any other codes
officially adopted and administered by the governing body of this code.
Broken vertical bars in the margin indicate 1996 revisions.
Standard Housing Code/1994
1996 Revisions
iii
iv
1996 Revisions
Standard Housing Code/1994
CHAPTER 1
ADMINISTRATION
101 TITLE AND SCOPE
101.1 Title
Provisions in the following chapters and sections shall constitute and be
known and may be cited as "The Standard Housing Code" hereinafter
referred to as "this code."
101.2 Code Remedial
This code is hereby declared to be remedial, and shall be construed to
secure the beneficial interests and purposes thereof which are public safety,
health and general welfare through structural strength, stability, sanitation,
adequate light and ventilation, and safety to life and property from fire and
other hazards incident to the construction, alteration, repair, removal,
demolition, use or occupancy of residential buildings and accessory
structures.
101.3 Scope
101.3.1 The provisions of this code shall apply to all buildings or portions
thereof, all accessory structures or portions thereof located on residential
property, used or unused, designed or intended to be used for human
habitation or the storage of materials associated with human habitation.
101.3.2 This code establishes minimum standards for occupancy, and does
not replace or modify standards otherwise established for construction,
replacement or repair of buildings except such as are contrary to the
provisions of this code.
101.3.3 Buildings or structures moved into or within the jurisdiction shall
comply with the requirements in the Standard Building Code<9 for new
buildings.
101.4 Existing Buildings
101.4.1 Alterations, repairs or rehabilitation work may be made to any
existing building without requiring the building to comply with all the
requirements of this code provided that the alteration, repair or
rehabilitation work conforms to the requirements of this code for new
construction. The housing official shall determine, subject to appeal to the
Board of Adjustments and Appeals, the extent, if any, to which the existing
building shall be made to conform to the requirements of this code for new
construction.
101.4.2 Alterations, repairs or rehabilitation work shall not cause an
existing building to become unsafe as defined in 103.2.
101.4.3 If the occupancy classification of an existing building is changed
from RI, R2 or R3 to any other occupancy classification, the building shall I
be made to conform to the intent of the technical codes for the new
occupancy classification as established by the building official.
Standard Housing Code/1994
1996 Revisions
101.4.4 Repairs and alterations, not covered by the preceding paragraphs of
this section, restoring a building to its condition previous to damage or
deterioration, or altering it in conformity with the provisions of this code or
in such manner as will not extend or increase an existing
nonconformity or hazard, may be made with the same kind of materials as
those of which the building is constructed, but not more than 25% of the
roof covering of a building shall be replaced in any period of 12 months
unless the entire roof covering is made to conform with the requirements of
this code for new buildings.
101.5 Special Historic Buildings And Districts
The provisions of this code relating to the construction, alteration, repair,
enlargement, restoration, relocation or moving buildings or structures shall
not be mandatory for existing buildings or structures identified and
classified by the state or local jurisdiction as historic buildings when such
buildings or structures are judged by the housing official to be safe and in
the public interest of health, safety and welfare regarding any proposed
construction, alteration, repair, enlargement, restoration, relocation or
moving of buildings within fire districts. The applicant must submit
complete architectural and engineering plans and specifications bearing the
seal of a registered professional engineer or architect.
101.6 Maintenance
All buildings or structures, both existing and new, and all parts thereof,
shall be maintained in a safe and sanitary condition. All devices or
safeguards which are required by this code in a building when erected,
altered, or repaired, shall be maintained in good working order. The owner,
or his designated agent, shall be responsible for the maintenance of
buildings, structures and premises.
101.7 Application Of Zoning Ordinance
Nothing in this code shall be construed to cancel, modify or set aside any
provision of the zoning ordinance of the authority having jurisdiction.
102 ORGANIZATION
102.1 Enforcement Officer
There is hereby established by the applicable governing body provisions for
the enforcement of this code by the housing official.
102.2 Restrictions On Employees
An officer or employee connected with the department, except one whose only
connection is as a member of the board, established by this act, shall not be
financially interested in the furnishing of labor, material, or appliances for the
construction, alteration, or maintenance of a building, or in the making of plans
or of specifications therefor, unless he is the owner of such building. Such
2 Standard Housing Code/1994 1996 Revisions
officer or employee shall not engage in any work which is inconsistent with
his duties or with the interests of the department.
102.3 Records
The housing official shall keep, or cause to be kept, a record of the business
of the department. The records of the department shall be open to public
inspection.
103 POWERS AND DUTIES OF HOUSING OFFICIAL
103.1 Right or Entry
103.1.1 Whenever necessary to make an inspection to enforce any of the
provisions of this code, or whenever the building official has reasonable
cause to believe that there exists in any building or upon any premises any
condition or code violation which makes such building, structure, premises,
electrical, gas, mechanical or plumbing systems unsafe, dangerous or
hazardous, the building official may enter such building, structure or
premises at all reasonable times to inspect the same or to perform any duty
imposed upon the building official by this code. If such building or
premises are occupied, he shall first present proper credentials and request
entry. If such building, structure, or premises are unoccupied, he shall first
make a reasonable effort to locate the owner or other persons having charge
or control of such and request entry. If entry is refused, the building official
shall have recourse to every remedy provided by law to secure entry.
103.1.2 When the building official shall have first obtained a proper
inspection warrant or other remedy provided by law to secure entry, no
owner or occupant or any other persons having charge, care or control of
any building, structure, or premises shall fail or neglect, after proper
request is made as herein provided, to promptly permit entry therein by the
building official for the purpose of inspection and examination pursuant to
this code.
103.2 Unsafe Residential Buildings
103.2.1 All residential buildings or structures used as such which are
unsafe, unsanitary, unfit for human habitation, or not provided with
adequate egress, or which constitute a fire hazard, or are otherwise
dangerous to human life, or which in relation to existing use constitute a
hazard to safety or health by reason of inadequate maintenance,
dilapidation, obsolescence, or abandonment, are considered unsafe
buildings. All such unsafe buildings are hereby declared illegal and shall be
abated by repair and rehabilitation or by demolition in accordance with
103.2.2, 103.2.3 and 103.2.4.
103.2.2 Whenever the housing official determines that there are reasonable
grounds to believe that there has been a violation of any provision of this
code or of any rule or regulation adopted pursuant thereto, he shall give
Standard Housing Code/1994
1996 Revisions
3
notice of such alleged violation to the person or persons responsible
therefor and such alleged violations shall constitute a nuisance. Such notice
shall:
1. Be put in writing;
2. Include a statement of the reasons why it is being used;
3. Allow 45 days to correct major violations and 60 days to correct
minor violations with a maximum time limit of 120 days for either,
subject to approval of the housing official; and
4. State that, if such repairs, reconstruction, alterations, removal or
demolition are not voluntarily completed within the stated time as set
forth in the notice, the housing official shall institute such legal
proceedings charging the person or persons, firm, corporation or agent
with a violation of this code.
103.2.3 Service of notice shall be as follows:
1. By delivery to the owner personally, or by leaving the notice at the
usual place of abode of the owner with a person of suitable age and
discretion; or
2. By depositing the notice in the United States Post Office addressed to
the owner at his last known address with postage prepaid thereon; or
3. By posting and keeping posted for 24 hours a copy of the notice in a
conspicuous place on the premises to be repaired.
103.2.4 When a residential building is to be demolished, it shall be done so
in accordance with the provisions of the Standard Unsafe Building
Abatement Code.
103.3 Requirements Not Covered By Code
Any requirement, not specifically covered by this code, found necessary for
the safety, health, and general welfare of the occupants of any dwelling,
shall be determined by the housing official subject to appeal to the Housing
Board of Adjustments and Appeals.
103.4 Liability
Any officer or employee, or member of the Housing Board of Adjustments
and Appeals, charged with the enforcement of this code, in the discharge of
his duties, shall not thereby render himself liable personally, and he is
hereby relieved from all personal liability for any damage that may accrue
to persons or property as a result of any act required or permitted in the
discharge of his duties. Any suit brought against any officer or employee
because of this code shall be defended by the Department of Law until the
final termination of the proceedings.
103.5 Reports
The housing official shall annually submit a report to the chief
administrator covering the work of the department during the preceding
4
Standard Housing Code/1994
1996 Revisions
year. He shall incorporate in said report a summary of the decisions of the
Housing Board of Adjustments and Appeals during said year.
103.6 Letter Of Compliance
A letter indicating compliance with the provisions of this code may be
issued by the housing official.
104 INSPECTIONS
The housing official shall make or cause to be made inspections to
determine the condition of residential buildings and premises in the interest
of safeguarding the health and safety of the occupants of such buildings and
of the general public. For the purpose of making such inspections, the
housing official, or his agent, is hereby authorized to enter, examine, and
survey at all reasonable times all residential buildings and premises. The
owner or occupant of every residential building or the person in charge
thereof shall give the housing official free access to such residential
building and its premises, at all reasonable times for the purpose of such
inspection, examination, and survey.
Standard Housing Code/1994
1996 Revisions
4.1
4.2
Standard Housing Code/1994
1996 Revisions
CHAPTER 3
MINIMUM STANDARDS FOR BASIC
EQUIPMENT AND FACiliTIES
301 GENERAL
No person shall occupy as owner-occupant or let or sublet to another for
occupancy any dwelling or dwelling unit designed or intended to be used
for the purpose of living, sleeping, cooking, or eating therein, nor shall any
vacant dwelling building be permitted to exist which does not comply with
the following requirements.
302 FACILITIES REQUIRED
302.1 Sanitary Facilities
Every dwelling unit shall contain not less than a kitchen sink, lavatory, tub
or shower, and a water closet all in good working condition and properly
connected to an approved water and sewer system. Every plumbing fixture
and water and waste pipe shall be properly installed and maintained in good
sanitary working condition free from defects, leaks, and obstructions.
302.2 Location Of Sanitary Facilities
All required plumbing fixtures shall be located within the dwelling unit and
be accessible to the occupants of same. The water closet, tub or shower and
lavatory shall be located in a room affording privacy to the user and such
room shall have a minimum floor space of 30 sq ft (2.8 m2) with no
dimension less than 4 ft (1219 mm). Bathrooms shall be accessible from
habitable rooms, hallways, corridors or other protected or enclosed area.
302.3 Hot And Cold Water Supply
Every dwelling unit shall have an adequate supply of both cold and hot
water connected to the kitchen sink, lavatory, and tub or shower. All water
shall be supplied through an approved distribution system connected to a
potable water supply.
302.4 Water Heating Facilities
Every dwelling unit shall have water heating facilities which are properly
installed and maintained in a safe and good working condition and are capable
of heating water to such a temperature as to permit an adequate amount of water
to be drawn at every required kitchen sink, lavatory basin, bathtub or shower at a
temperature of not less than 1200F (490C). Such water heating facilities shall be
capable of meeting the requirements of 302.4 when the dwelling or dwelling
unit heating facilities required under the provisions of this code are not in
Standard Housing Code/1994
1996 Revisions
15
operation. Apartment houses may use a centralized water heating facility capable
of heating an adequate amount of water as required by the Standard Plumbing
Code@ to not less than 1200F (490C).
302.5 Heating Facilities
302.5.1 Every dwelling unit shall have heating facilities which are properly
installed, are maintained in safe and good working con9itions, and are
capable of safely and adequately heating all habitable rooms and
bathrooms.
302.5.2 Where a central heating system is not provided, each dwelling unit
shall be provided with facilities whereby heating appliances may be
connected.
302.5.3 Gas heaters listed for unvented use shall be permitted provided the
total input rating of the heaters is less than 30 Btu per hour per cu ft (314
W 1m3) of room content. Such heaters shall be prohibited in bedrooms.
302.5.4 The use of any liquid fueled unvented heating appliance shall be
permitted in one and two family residences only, providing such appliance
is tested and listed by an approved laboratory according to requirements of
UL 647 (1984) and providing the fuel is stored in containers meeting
ASTM ES-8 for kerosene containers.
302.5.5 Any metal flue pipe that has been connected to a wood heating
appliance that has experienced a flue fire shall be replaced unless otherwise
specified by the manufacturer's instructions.
302.5.6 Any metal (pre-fab) fire place unit that has experienced a chimney
fire shall be replaced unless otherwise specified by the manufacturer's
instructions.
302.6 Kitchen Facilities
Every dwelling unit shall contain a kitchen equipped with the following
minimum facilities:
l. Food preparation surfaces impervious to water and free of defects
which could trap food or liquid.
2. Shelving, cabinets or drawers for the storage of food and cooking and
eating utensils, all of which shall be maintained in good repair.
3. Freestanding or permanently installed cookstove. Portable electric
cooking equipment shall not fulfill this requirement. Portable cooking
equipment employing flame shall be prohibited.
4. Mechanical refrigeration equipment for the storage of perishable
foodstuffs.
EXCEPTION: Nothing herein shall preclude a written agreement
between an owner and tenant that the tenant will furnish mechanical
refrigeration equipment andlor a cookstove as required in this section.
It shall be an affirmative defense available to an owner charged with
a violation of this section if such an agreement exists.
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Standard Housing Code/1994
1996 Revisions
302.7 Garbage Disposal Facilities
Every dwelling unit shall have adequate garbage disposal facilities or
garbage storage containers, of a type and location approved by the
applicable governing body.
302.8 Fire Protection
A person shall not occupy as owner-occupant nor shall let to another for
occupancy, any building or structure which does not comply with the
applicable provisions of the fire prevention code of the applicable
governing body.
Standard Housing Code/1994
1996 Revisions
16.1
16.2
Standard Housing Code/1994
1996 Revisions
STANDARD HOUSING CODE
305.2,307.4 - 1976
QWhat is the minimum space requirements for sleeping rooms required
by 305.2 and 307.4 of the Standard Housing Code@?
A305.2 and 307.4 require that each sleeping room be at least 70 sq ft in
area which will accommodate one person. These sections further
require that if a sleeping room is to be used by more than one person, at
least 50 sq ft must be provided for each person. The following example will
clarify these sections.
Required space in sleeping rooms -
1 occupant = 70 sq ft minimum
2 occupants = 100 sq ft minimum
3 occupants = 150 sq ft minimum
4 occupants = 200 sq ft minimum and so on.
COMMENT: 305.2 and 307.4 correspond with 306.2 and 308.5
respectively in the 1991 code.
306.1, 306.2 - 1991
QA dwelling unit has a total area of 750 sq ft induding three sleeping
rooms of 80 sq ft each. Is the dwelling unit limited to three occupants?
AYes, based on the area of the sleeping rooms.
306.1, 306.2 - 1991
QIS the maximum number of occupants determined by the area of the
habitable rooms, regardless of the area of the sleeping rooms?
ANO. The maximum number of occupants is based on the smaller
number determined by the area of the habitable rooms or the area of
the sleeping rooms.
306.2. - 1991
QAre living rooms, dens, or other rooms furnished with sofa-beds
considered "rooms occupied for sleeping purposes"?
Standard Code Interpretations 1993
151
ANo. A room that contains a permanent bed is considered "a room
occupied for sleeping purposes."
306.2 - 1991
QA dwelling unit has a total of 750 sq ft including three sleeping rooms
of 80 sq ft each. Since the sleeping rooms are less than 120 sq ft in
area, are the husband and wife required to occupy separate sleeping rooms?
ANo. The Standard Housing Code<9 only provides for the minimum area
of the dwelling unit based on the number of occupants and not the
sleeping arrangements.
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Standard Code Interpretations 1993