A.
Scope. The provisions of this section shall establish the minimum
standards for maintenance of premises and structures.
C.
Exterior structure.
(1)
General. The exterior of a structure shall be maintained in good
repair and shall be structurally sound and maintained in a sanitary
condition so as not to pose a threat to the health, safety or welfare
of the occupants.
(2)
Structural members. Supporting components of a structure shall be
kept sound and capable of safely bearing the dead and live loads imposed
upon them.
(3)
Exterior surfaces. Each foundation, exterior wall, roof and all other
exterior surfaces shall be maintained in good repair and shall be
kept in such condition so as to exclude rodents and other pests.
(4)
Foundation walls. Foundation walls shall be structurally sound and
shall be maintained free from open cracks and breaks that would be
hazardous or unsafe.
(5)
Exterior walls.
(a)
Each exterior wall shall be free of holes, breaks, loose or
rotting boards or timbers and any other conditions which admit the
elements or dampness to the interior portions of the walls or to the
occupied areas of the structure.
(b)
All exterior surface materials shall be maintained weatherproof
to prevent deterioration.
(6)
Roofs and drainage. The roof shall be structurally sound and may
not have defects which admit the elements. Roof drainage shall be
adequate to prevent rainwater from causing dampness or deterioration
in the walls or interior portion of the structure.
(7)
Decorative features. All cornices, entablatures, belt courses, corbels,
terra-cotta trim, wall facings and similar decorative features shall
be maintained in good repair with proper anchorage and in safe condition
or removed at the property owner's option.
(8)
Signs, marquees and awnings. All canopies, marquees, signs, metal
awnings, stairways, fire escapes, standpipes, exhaust ducts and similar
overhang extensions shall be maintained in good repair, be properly
anchored and be kept in a safe and sound condition. They shall be
protected from the elements and against decay and rust by the periodic
application of a weather-coating material such as paint or other protective
treatment.
(10)
Stairs and porches. Each exterior stair, porch, fire escape,
balcony and all appurtenances attached to them shall be safe to use
and capable of supporting the anticipated loads and shall be maintained
in a safe and sound condition and good repair.
(11)
Windows, doors and frames. Each window, door and frame shall
be maintained so as to exclude rain and rodents as completely as possible
and to substantially exclude wind from entering the structure.
(12)
Weathertightness. Each window and exterior door shall be fitted
reasonably in its frame and be weathertight. Each window shall be
free of cracks and holes.
(13)
Openable windows. Each window, other than a fixed window, shall
be capable of being easily opened from the inside and shall be capable
of being held in position.
(14)
Insect screens.
(a)
During the period from April 1 to December 1, every door and
window or other outside opening used for ventilation purposes shall
be supplied with tight-fitting insect screens.
(b)
Exception. Upon the prior approval of the code official, screens
may not be required for exterior doors or other types of openings
which make screening impractical, such as openings equipped with air-conditioning
units or openings above the fourth floor. The Mayor and Council may
require alternatives to screens.
(15)
Door hardware. Each exterior door and its hardware shall be
maintained in good condition. Door locks on all interior and exterior
doors entering housing units shall be in good repair and capable of
tightly securing the door.
D.
Interior structure.
(1)
The interior of a structure and its equipment and facilities shall
be maintained in good repair, structurally sound and in a sanitary
condition so as not to pose a threat to the health, safety or welfare
of the occupants.
(2)
Structural members. Supporting components of a structure shall be
sound, well maintained and capable of safely carrying the imposed
loads.
(3)
Interior surfaces. Floors, walls (including windows and doors), ceilings
and other interior surfaces shall be maintained in good repair and
in a clean, safe and sanitary condition.
(4)
Bathroom and kitchen floors. Each toilet, bathroom and kitchen floor
surface shall be maintained so as to be substantially impervious to
water to permit the floor to be easily kept in a clean and sanitary
condition.
(5)
Sanitation.
(a)
The interior of a structure shall be maintained in a clean and
sanitary condition free from any accumulation of rubbish or garbage.
(b)
Refuse shall be stored in accordance with Chapter 109, Environmental Control, § 109-3, of the Harford County Code, as amended.
(c)
Garbage or rubbish may not be allowed to accumulate or be stored
in public halls or stairways.
(6)
Insect and rodent harborage.
(a)
A structure shall be kept free from infestation, and where infestation
is found the area shall be promptly exterminated by processes which
are not injurious to human health.
(b)
Continuing or repeated incidents of infestation, as determined
by the Mayor and Council, shall require the installation of rodentproof
and verminproof walls. The rodentproof and verminproof walls shall
be installed in accordance with the applicable local building code.
(7)
Exit doors. Each door available as an exit shall be capable of being
opened easily from the inside.
(9)
Lead paint abatement. Lead paint abatement procedures approved by
the Department of the Environment shall be performed by the property
owner on:[1]
(a)
Surfaces, including but not limited to ceilings, doors, radiators,
stair banisters, trim molding, walls and window frames, that are in
a deteriorated condition that they present a potential health hazard
due to lead paint.
(b)
Surfaces, including but not limited to doors, radiators, stair
banisters, trim molding and window frames, that are covered with lead
paint and present a potential biting surface.
A.
General.
(1)
Scope. The provisions of this section shall govern the minimum standards
for basic equipment and facilities used for light and ventilation
of a structure.
(2)
Alternative methods and devices. In place of the means for natural
light and ventilation prescribed in this code, alternative arrangement
of windows, louvers or other devices or methods that will provide
the equivalent minimum performance requirements shall be permitted
in order to comply with the applicable local building code.
B.
Light.
(1)
General. All areas in a structure shall be provided sufficient light
so as not to endanger health and safety. All areas in a structure
shall be provided with natural light or equipment to accommodate artificial
light of sufficient intensity and distributed so as to permit the
maintenance of sanitary conditions and the safe use of the area and
the appliances, equipment and fixtures.
(2)
Common halls and stairways. Each common hall and stairway in a structure,
other than one- and two-family structures, shall be adequately lighted
at all times with an illumination equivalent to the footcandles provided
by at least a sixty-watt standard incandescent light bulb for each
200 square feet of floor area, provided that the spacing between lights
may not be greater than 30 feet. Each exterior stairway shall be illuminated.
C.
Ventilation.
(1)
General. All areas in a structure shall be provided sufficient ventilation
so as not to endanger health and safety.
(2)
Mechanical ventilation.
(a)
When mechanical ventilation is provided instead of natural ventilation,
the mechanical ventilating system shall be maintained in good operating
condition during the occupancy of the structure or portion of it.
(b)
When part of the air provided by a mechanical ventilation system
is recirculated, the portion or volume of air recirculated may not
be recirculated to a different habitable area.
A.
Scope. The provisions of this section shall govern the minimum standards
for plumbing facilities and fixtures.
B.
Required plumbing facilities. Each housing unit shall include its
own plumbing facilities which shall be maintained in proper operating
condition, can be used in privacy and are adequate for personal cleanliness
and the disposal of human waste. The following minimum plumbing facilities
shall be supplied and maintained in a sanitary and safe working condition:
(1)
Water closet and lavatory.
(a)
Each housing unit shall contain within its walls a room separate
from other habitable areas which provides a water closet supplied
with cold running water and which affords privacy.
(b)
A lavatory shall be placed in the same room as the water closet
or located in another room, in close proximity to the door leading
directly into the room in which the water closet is located.
(c)
The lavatory shall be supplied with hot and cold running water.
(2)
Bathtub and shower. Each housing unit shall contain a room which
is equipped with a bathtub or shower supplied with hot and cold running
water and which affords privacy.
(3)
Kitchen sink. Each housing unit shall contain a kitchen sink apart
from the lavatory required by this section. The sink shall be supplied
with hot and cold running water.
C.
Alternative plumbing. Alternative plumbing facilities and fixtures
for use in housing units may be allowed as approved on a case-by-case
basis by the Director of the Department or his or her designee.
D.
Plumbing fixtures.
(1)
General. All plumbing fixtures shall be maintained in a safe and
usable condition. All plumbing fixtures shall be of nonabsorbent material
and shall have received all necessary and legally required approvals.
(2)
Connections.
(a)
Water supply lines, plumbing fixtures, vents and drains shall
be properly installed, connected and maintained in working order,
shall be kept free from obstructions, leaks and defects, and shall
be capable of performing the function for which they are designed.
(b)
All repairs and installations shall be made in accordance with
the provisions of the applicable local building code or applicable
local plumbing code.
(3)
Maintenance. All plumbing fixtures shall be maintained in a clean
and sanitary condition so as not to breed insects and rodents or produce
dangerous or offensive gases or odors.
(4)
Access for cleaning. Plumbing fixtures shall be installed to permit
easy access for cleaning both the fixture and the area around it.
E.
Water system.
(1)
General. Each sink, lavatory, bathtub or shower, drinking fountain,
water closet or other plumbing facility shall be properly connected
to either a public water system or to a private water system which
has received all necessary and legally required approvals.
(2)
Contamination. The water supply shall be maintained free from contamination.
All water inlets for plumbing fixtures shall be located above the
overflow rim of the fixture.
(3)
Water supply. The water supply system shall be installed and maintained
to provide at all times a supply of water to plumbing facilities,
fixtures, devices and appurtenances in sufficient volume and at pressures
adequate to enable them to function satisfactorily.
(4)
Water heating facilities.
(a)
Water heating facilities shall be installed in a manner which
has received all necessary and legally required approvals, shall be
properly maintained and shall be properly connected with hot water
lines to the fixtures required to be supplied with hot water.
(b)
Water heating facilities shall be capable of heating water to
such a temperature so as to permit an adequate amount of water to
be drawn at every kitchen sink, lavatory basin, bathtub, shower and
laundry facility or other similar facilities at a temperature required
by local plumbing code.
(5)
Alternative water systems. Alternative water systems may be allowed
as approved on a case-by-case basis by the Director of the Department
or his or her designee.
F.
Sewage system.
(1)
General. Each sink, lavatory, bathtub or shower, drinking fountain,
water closet or other plumbing facility shall be properly connected
to either a public sewer system or private sewage disposal system
which has received all necessary and legally required approvals.
(2)
Maintenance.
(a)
Each plumbing stack and waste and sewer line shall be installed
and maintained so as to function properly and shall be kept free from
obstructions, leaks and defects to prevent structural deterioration
or health hazards.
(b)
All repairs and installations shall receive all necessary and
legally required approvals.
A.
Scope. The provisions of this section shall govern the minimum standards
for mechanical and electrical facilities and equipment.
B.
Heating facilities.
(1)
Structures.
(a)
Each housing unit shall be supplied with sufficient heat or
heating equipment capable of supplying sufficient heat during the
period from October 1 to May 15 to maintain a room temperature of
not less than 68° F. in all habitable areas during the hours between
6:30 a.m. and 10:30 p.m. of each day and maintain a temperature of
not less than 60° F. during other hours.
(b)
The temperature shall be measured at a point three feet above
the floor and three feet from exterior walls.
(c)
Exception. When the outside temperature falls below 0° F.
and the heating system is operating at its full capacity, a minimum
room temperature of 60° F. shall be maintained at all times.
(2)
Cooking and heating equipment.
(a)
All cooking and heating equipment, components and accessories
in heating, cooking and water heating devices shall be maintained
free from leaks and water flow obstructions and kept functioning properly
so as to be free from fire, health and safety hazards.
(b)
All installations and repairs shall be made in accordance with
the provisions of the applicable local building code or other applicable
laws or ordinances.
(c)
Portable cooking equipment employing flame is prohibited, except
for residential-type food trays or salvers which are heated by a candle
or alcohol lamp and which have received all necessary and legally
required approvals.
(3)
Installation. All mechanical equipment used for heating and cooking
shall be properly installed and safely maintained in good working
condition and shall be capable of performing the function for which
it was designed and intended.
(4)
Fuel-burning equipment. All fuel-burning equipment shall be connected
to a chimney, flue or vent in accordance with applicable local or
state codes or according to manufacturer's instructions in cases
where no local or state code applies.
(5)
Clearances. All necessary and legally required clearances to combustible
materials shall be maintained.
(6)
Safety controls. All safety controls for fuel-burning equipment shall
be maintained in effective operation in accordance with applicable
local or state codes or according to manufacturer's instructions
in cases where no local or state code applies.
(7)
Combustion air. A supply of air for complete combustion of the fuel
and for ventilation of the space shall be provided the fuel-burning
equipment.
(8)
Unauthorized devices. Devices purporting to reduce gas consumption
by attachment to a gas appliance, the gas supply line or the vent
outlet or vent piping may not be used unless labeled for that use
and the installation has specifically received all necessary and legally
required approvals.
(9)
Fireplaces. Fireplaces and other construction and devices intended
for use similar to a fireplace shall be stable and structurally safe
and connected to chimneys which have received all necessary and legally
required approvals.
(10)
Climate control. When facilities for interior climate control
(heating, cooling and humidity) are integral functions of housing
units, these facilities shall be maintained and operated in accordance
with the designed capacity.
C.
Electrical facilities.
(1)
Facilities required. All units shall be supplied with an electrical
service of no less than 60 amperes, 120/240 volts.
(2)
Receptacles. Each habitable area in a housing unit shall contain
at least one receptacle outlet. Each laundry area and bathroom shall
contain at least one grounded-type receptacle.
(3)
Lighting fixtures. Each rental unit, public hall, water closet compartment,
furnace room, hallway, corridor, interior stairway, bathroom, laundry
room and kitchen shall contain at least one electrical lighting fixture.
(4)
Installation. All electrical equipment, wiring and appliances shall
be installed and maintained in a safe manner in accordance with applicable
laws. All electrical equipment shall be of a type which has received
all necessary and legally required approvals.
A.
Scope. The provisions of this section shall govern the minimum standards
for firesafety facilities and equipment. All structures shall be constructed
and maintained to prevent and avoid fire hazards and in a manner conducive
to firesafety.
B.
Means of egress.
(1)
General. A safe, continuous and unobstructed means of egress shall
be provided from the interior of a structure to the exterior at a
street, yard, court or passageway leading to a public open area at
grade.
(2)
Direct exit. Each housing unit shall have access directly to the
outside or to a common area that leads directly to the outside.
(3)
Doors. All doors in the required means of egress shall be easily
opened from the inner side.
(4)
Fire escapes. All fire escapes shall be maintained in working condition
and be structurally sound and adhere to local building codes and all
applicable local and state laws.
(5)
Exit signs. All exit signs shall be maintained and visible in accordance
with the applicable state and local code.
(6)
Emergency escape.
(a)
Every basement sleeping room shall have at least one operable
window or exterior door approved for emergency egress or rescue. The
units must be operable from the inside opening without the use of
separate tools. Where windows are provided as a means of egress or
rescue, they shall have a sill height not more than 44 inches above
the floor. All egress or rescue windows from sleeping rooms must have
a minimum net clear opening of five square feet. The minimum net clear
opening height dimension shall be 24 inches. The minimum net clear
opening width dimension shall be 20 inches. Bars, grills or screens
placed over emergency escape windows shall be releasable or removable
from the inside without the use of a key, tool or excessive force.
(b)
Exception. A complete residential fire sprinkler system may
be installed in place of an emergency escape system. Installation
must be in accordance with the State Fire Prevention Code.
C.
Accumulations and storage.
(1)
General. Garbage or rubbish may not be allowed to accumulate in stairways,
passageways, doors, windows, fire escapes or other means of egress.
(2)
Flammable matter. Highly flammable or explosive matter, such as paints,
volatile oils and cleaning fluids, or combustible rubbish, such as
wastepaper, boxes and rags, may not be accumulated or stored on premises
except in reasonable quantities consistent with normal usage.
(3)
Residential unit. A housing unit may not be located within a structure
containing an establishment handling, dispensing or storing flammable
liquids with a flash point of 100° F. or lower.
D.
Fire-resistance ratings. Floors, walls, ceilings and other elements
and components which are required by the applicable fire code to comply
with a fire-resistance rating shall be maintained so that the respective
fire-resistance rating of the enclosure, separation or construction
is preserved.
E.
Fire protection systems.
(1)
General. All fire protection systems and equipment shall be maintained
in proper operating condition at all times.
(2)
(3)
Fire-suppression system. Fire-suppression systems in housing units
so equipped shall be maintained in good condition and free from mechanical
defect. Sprinkler heads shall be kept clean and free of corrosion
and paint and may not be bent or damaged.
(4)
Fire extinguishers. All portable fire extinguishers in housing units
so equipped shall be visible and accessible and maintained in an efficient
and safe operating condition.
F.
Fire doors.
(1)
All necessary and legally required fire-resistance-rated doors or
smoke barriers shall be maintained in good working order, including
all hardware necessary for their proper operation.
(2)
Only approved door stops, hold-open devices or other door hardware
shall be used on egress doors, fire doors or smoke barrier doors.
