A.
Every habitable room shall have a window or skylight opening directly
to the outside. The total area of such window or skylight shall not
be less than 8% of the floor area of such room. All windows and skylights
shall be enclosed with glass and shall be provided with suitable hardware
and sash cords and made to open to the extent of 4% of the floor area.
Every dwelling, habitable room and hall shall be equipped with a safe,
artificial lighting service, and all electrical wiring, outlets and
fixtures thereof shall be installed and maintained in accordance with
the provisions of local municipal ordinances and statutes of this
state.
[Amended 8-16-1972; 12-18-1997 by L.L.
No. 8-1997]
B.
Every bathroom and water-closet compartment shall have at least one
window facing to the outdoors and having a minimum openable area of
4% of the floor area of such room, except where there is supplied
some other device approved by the enforcement officer as affording
adequate ventilation.
C.
Every dwelling shall be supplied with electricity. With such dwelling:
(1)
Every habitable room shall contain at least two separate floor or
wall-type electric convenience outlets, or one such convenience outlet
and one supplied ceiling-type electric light fixture.
(2)
Every water-closet compartment, bathroom, laundry room, furnace room
and public hall shall contain at least one supplied ceiling- or wall-type
electric light fixture.
(3)
Every outlet and fixture shall be properly installed and maintained
in good and safe working condition.
D.
Artificial hall lighting.
[Added 8-16-1972]
(1)
In every multiple residence, the owner shall provide a light or lights,
each at least 60 watts incandescent or 20 watts cool white fluorescent,
or equivalent illumination, for every vestibule and entrance hall
and in every public hall, stair, fire stair and fire tower on every
floor. Said light or lights shall be located as prescribed by the
Building Inspector but in every stair, fire stair or fire tower shall
be so located that every part thereof shall be lighted.
(2)
Every such light shall be turned on by the owner at sunset every
day and shall not be turned off by the owner until the following sunrise.
Every such light shall be kept burning daily from sunset until sunrise,
but if it becomes extinguished and remains so without the knowledge
or consent of the owner, he shall not be liable. The burden shall
be upon the owner to show that the light became and remained extinguished
without his knowledge or consent.
(3)
When the natural light in any public hall in a multiple dwelling
is not sufficient to permit a person to read the names on a mailbox
or other receptacle for mail, the owner shall install a lighting fixture
directly over such mailbox or receptacle and maintain it in serviceable
condition, so that a light may be turned on at any time for the convenience
of tenants or the mail carrier.
A.
Every dwelling shall have heating facilities which are properly installed,
maintained in a safe and good working condition and capable of safely
and adequately heating all habitable rooms, bathrooms and water-closet
compartments to a temperature of at least 70° F. at a distance
three feet above floor level, with the outside temperature at 10°
F. during the period from October 1 through May 1.
[Amended 8-16-1972]
B.
Every space heater shall be properly vented through an approved flue
leading to the outer air and shall be adequately insulated from all
combustible materials.
A.
All plumbing fixtures required by this section shall be connected
to an approved source of water supply and to an approved system of
sewage disposal.
B.
All plumbing fixtures shall be properly installed and maintained
in good working order so as not to weaken structural members nor cause
damage or deterioration to any part of the building through fixture
usage.
C.
Every dwelling unit shall contain within its walls a room separate
from the habitable rooms which affords privacy and which is equipped
with a flush water closet and a lavatory basin, a bathtub or shower.
D.
Every dwelling unit shall contain a kitchen sink properly connected
to the hot- and cold-water supply and the sewer system.
E.
In every rooming house, the following minimum plumbing fixtures are
required for each multiple of six sleeping rooms: a water closet,
bathtub or shower and a lavatory.
F.
Every kitchen sink, lavatory and bathtub or shower required by this
code shall be properly connected with both hot- and cold-water lines.
The hot-water lines shall be connected with supplied water-heating
facilities.
G.
The hot-water supply for each dwelling unit shall be connected to
hot-water lines which supply water of a minimum temperature of 140°
F.
[Added 8-16-1972]
A.
Every dwelling unit shall contain at least 150 square feet of habitable
floor area for the first occupant and at least 75 square feet of additional
habitable floor area for each additional occupant.
B.
In every dwelling unit and in every rooming unit, every room occupied
for sleeping purposes by one occupant shall contain at least 70 square
feet of floor area, and every room occupied for sleeping purposes
by more than one occupant shall contain at least 50 square feet of
floor area for each occupant 12 years of age or over and at least
35 square feet of floor area for each occupant under 12 years of age.
C.
Floor area shall be calculated on the basis of habitable room area.
However, closet area and hall area within the dwelling unit, where
provided, may count for not more than 10% of the required habitable
floor area. At least 1/2 of the floor area of every habitable room
shall have a ceiling height of at least seven feet, and the floor
area of any part of any room where the ceiling height is less than
4 1/2 feet shall not be considered as part of the floor area
in computing the total floor area of the room to determine maximum
permissible occupancy.
D.
For the purpose of this section, a person under one year of age shall
not be counted as an occupant.
E.
No cellar space shall be used as a habitable room or dwelling unit.
Play or recreation rooms may be located below grade.
F.
No basement shall be used as a habitable room or dwelling unit unless:
(1)
The floors and walls are substantially watertight and are insulated
against dampness.
(2)
The total window area, total openable area and ceiling height are
in accordance with this code.
(3)
The required minimum window area of every habitable room is entirely
above the grade of the ground adjoining such window area, not including
stairwells and accessways.
A.
No dwelling unit or rooming unit shall be located within a building
containing any establishment handling, dispensing or storing flammable
liquids in any manner which constitutes a danger to the lives of the
occupants.
B.
Every dwelling unit and every rooming unit shall have safe, unobstructed
means of egress leading to safe and open space at ground level.
C.
Every hallway, stairway, corridor, exit, fire-escape door and other
means of egress shall be kept clear at all times.
D.
Storage rooms and storage lockers shall not be used for storage of
junk, rubbish or waste.
E.
Closets or storage beneath stairways is prohibited in any multifamily
dwelling or any rooming house.
F.
Exit facilities from dwellings or dwelling units shall lead to a
public thoroughfare either directly or through a court or yard, and
passage to such exits shall not lead through any other dwelling or
dwelling unit. In multiple dwellings, approved exits shall be provided.
G.
No owner, operator or occupant shall furnish or use any cooking equipment
which does not comply with this code.
H.
Every piece of cooking equipment shall be so constructed and installed
that it will function safely and effectively and shall be maintained
in sound working condition.
I.
Portable cooking equipment employing gasoline as fuel for cooking
is prohibited.
J.
All heating, cooking and water-heating equipment burning solid fuels
shall be rigidly connected to a chimney or flue, and such heating
equipment burning liquid or gaseous fuels shall be rigidly connected
to a supply line and, where required, to a chimney, flue or vent.
K.
Heating equipment shall be installed in a manner which will avoid
the dangerous concentration of fumes and gases. Unvented portable
space heaters burning liquid or gaseous fuels shall be prohibited.
Heating equipment shall not be forced to operate beyond the safe capacity
for which it was designed.
L.
All fuels stored on the premises for the operation of heat-producing
equipment shall be stored in a safe manner.
M.
Fuels shall be stored in accordance with generally accepted practice
and in a manner which will minimize the danger of fire. No fuel oil,
gasoline or highly flammable fuel shall be stored within any structure
used for human habitation except in a manner approved by the Fire
Department of the City of Glens Falls.
A.
During the period of May 1 to September 30, every door opening directly
from any dwelling to outdoor space, which said doorway is used for
ventilation, shall be supplied with a screen together with a self-closing
device in good working condition; and in each room at least one window
or other device with openings to outdoor space, used or intended to
be used for ventilation, shall likewise be provided with a screen.
B.
Every basement or cellar window used or intended to be used for ventilation
and every other opening to a basement which might provide an entry
for rodents shall be permanently equipped with screens or such other
device as will effectively prevent their entrance.
C.
Dwellings shall be kept free from rodents and other vermin at all
times, with the responsibility for extermination resting with the
occupant or owner, as hereinafter specified.
D.
Every dwelling unit shall have approved garbage and rubbish storage
or disposal facilities. In every multifamily dwelling, such facilities
shall be placed in an approved location.
A.
All foundations, exterior walls, roofs, windows, exterior doors,
basement hatchways and other exterior portions of dwellings shall
be watertight, weatherproof, rodent- and insectproof and maintained
in a good state of repair so as to be capable of sustaining safely
their own weight and the loads to which they may be subject.
B.
Interior partitions, walls, floors and ceilings shall be reasonably
tight, capable of affording privacy, maintained in a good state of
repair and clean and sanitary and shall be structurally sound.
C.
Inside and outside stairways, porches and balconies shall be so constructed
as to 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.
D.
Every supplied facility, piece of equipment or utility which is required
under this chapter shall be so constructed and installed that it will
function safely and effectively and shall be maintained in good working
condition.
[Amended 9-27-1983; 12-18-1997 by L.L.
No. 8-1997; 2-26-2013 by L.L. No. 2-2013]
Single and two-family, multiple-dwelling units and rental duplexes
shall be maintained in conformity with provisions of this chapter
so as to assure the desirable residential character of the property.
A.
General exterior (cleanliness, maintenance and repair).
(1)
The owner shall keep all and every part of a multiple dwelling and
rental duplex, the lot on which it is situated and the roof, porches,
yards, courts, passages or alleyways clean and free from vermin, dirt,
filth, garbage or other things or matters dangerous to life or health.
(2)
The exterior of every structure or accessory structure, including
fences, foundations and porches, shall be structurally sound, maintained
and in good repair, and all surfaces shall be periodically painted
or otherwise refinished or renewed when necessary for purposes of
preservation and appearance. All surfaces shall remain free of broken
glass, loose shingles, crumbling stone or brick, lack of or excessive
peeling of paint, shredded or damaged plastic sheeting used for decorative
or insulation purposes or other conditions reflective of deterioration
or inadequate maintenance to the end that the property itself may
be preserved, safety and fire hazards eliminated and adjoining property
and the neighborhood protected from blighting and deterioration conditions.
(3)
All windows and doors shall be watertight, weather-proofed and maintained
in a clean and attractive manner and in a good state of repair and
replaced when necessary under the same conditions. All window glazing
shall be kept clean and free of marks.
(4)
Surface and subsurface water shall be appropriately drained to protect
buildings and structures and to prevent development of stagnant ponds.
Gutters, culverts, catch basins, drain inlets, stormwater sewers,
approved combined storm and sanitary sewers or other satisfactory
drainage systems shall be provided in a manner approved and acceptable
to the City.
(5)
Steps, walks, driveways, parking spaces and similar paved areas shall
be maintained and repaired when necessary so as to afford safe passage
under normal use and weather conditions.
(6)
Premises shall be kept neat in appearance and regularly maintained
with hedges and bushes trimmed and lawns mowed and kept from becoming
overgrown and unsightly. Heavy accumulation of growth shall also be
eliminated. Premises shall be kept free of dead shrubs and trees and
obnoxious growth, such as weeds, brush, ragweed and poison ivy.
B.
General interior (cleanliness, maintenance and repair).
(1)
The owner of every multiple dwelling and part thereof and rental
duplex shall clean and keep clean and sanitary at all times, to the
satisfaction of the Building Inspector, every room, passage, stair,
floor, window, door, wall, ceiling, water-closet or toilet compartment,
drain, hall, cellar, attic, garage or such public or service part.
(2)
Floors, interior walls and ceilings shall be structurally sound.
Interior surfaces of walls throughout every part of every multiple
dwelling or rental duplex, whether in a public or tenant-occupied
part, shall be painted, paneled or papered and the ceiling calcimined
or painted by the owner. The walls or ceilings shall be recalcimined,
repaired or repainted by the owner whenever necessary to keep said
surfaces in a well-maintained condition, free of visible foreign matters
and in a sanitary condition.
C.
Infestation and screening.
(1)
Grounds, buildings and structures shall be maintained free of insects,
vermin and rodent harborage and infestation. Methods used for exterminating
insects, vermin and rodents shall conform to generally accepted practice.
(2)
Windows and openings in basements and cellars shall be appropriately
and permanently equipped with screens or other devices.
(3)
From May 1 to October 1, entrances and exits of buildings shall be
provided with self-closing-type devices and screens. Windows and other
openings used for ventilation shall be appropriately screened.
D.
Receptacles for waste and garbage.
(1)
The owner shall provide proper and suitable conveniences or receptacles
for ashes, rubbish, garbage, refuse and other waste materials and
shall arrange for removal of such waste matter on a regular basis.
(2)
No person shall place ashes, garbage, rubbish, filth, urine or other
fecal matter any place in a residence other than the place provided
therefor or keep any such matter in his apartment or upon his premises
such length of time as to create a nuisance or health problem.
(3)
It is prohibited to store or accumulate garbage or refuse in public
halls, stairways and exits.
(4)
Trash and garbage receptacles, containers and other devices intended
for temporary holding of waste material before removal from the site
shall be placed in such a manner that said receptacles are not visible
from the public right-of-way. This may be accomplished by means of
one or more of the following:
(5)
Trash and garbage receptacles shall be secured at all times to prevent
any waste material deposited or intended to be deposited in such receptacles
from being spread about by natural and/or other causes.
(6)
Residents and/or property owners may place trash receptacles at the
curb for a period not to exceed 24 hours in any given week to allow
pickup by refuse haulers.
F.
Responsibility and liability of owner and occupant.
(1)
The owner shall have all the duties and responsibilities as prescribed,
and no owner shall be relieved from such duty and responsibility nor
be entitled to defend against any charge or violation thereof by reason
of the fact that the occupant is also responsible thereof and in violation
thereof.
(2)
The occupant shall have all duties and responsibilities specifically
prescribed in this code or where the violation is clearly the fault
of the occupant. The occupant shall not be relieved from any such
duty and responsibility nor be entitled to defend against any charge
or violation thereof by reason of the fact that the owner or operator
is also responsible thereof and in violation thereof.
