City of Holland, MI DIVISION 3 Environmental Requirements

Sec. 14-4.7 Generally.

[Ord. No. 1341, 7-17-2002]

All properties covered by this article, whether or not occupied, shall be maintained in a clean, safe, secure and sanitary condition, so as not to cause a blighting problem or to adversely affect the public health or safety. Violations of this article causing a blighting problem or adversely affecting the public health or safety shall be violations of one or more of the sections of this division.

Sec. 14-4.8 Exterior premises.

[Ord. No. 1341, 7-17-2002; amended 8-1-2012 by Ord. No. 1589; 4-18-2018 by Ord. No. 1733; 6-19-2019 by Ord. No. 1772]

(a) Sanitation. All exterior property areas and premises shall be maintained in a clean, safe and sanitary condition, free from the accumulation of rubbish and garbage.

(b) Containers. Occupants shall store all garbage, vegetable wastes or other organic materials that can rot and produce odors in leakproof, approved containers in accordance with § 27-5 of this Code.

(c) Grading and drainage. All premises shall be graded and maintained so as to prevent the accumulation of stagnant water thereon, or within any structure located thereon. "Stagnant water" is defined as any accumulation that has not dispersed within seven days of the last recorded rainfall. Water retention areas and/or reservoirs approved by the Code Official are exceptions to this subsection.

(d) Pest control. All exterior property and premises shall be kept free of circumstances that are harboring infestations of rodents or insects.

(e) Accessory structures. All accessory structures shall be maintained structurally sound and in good repair, so as to avoid a risk to public safety.

(f) Fences and retaining walls. All fences and retaining walls shall be maintained structurally sound and in good repair, so as to avoid an imminent risk to public safety.

(g) Open fires. Open fires shall be prohibited, except as specifically approved by the Fire Official.

(h) Sidewalks and driveways. All sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a workmanlike and proper state of repair, and maintained free from hazardous conditions.

(i) All short-term rentals shall provide two off-street parking spaces.

(j) Swimming pools, spas and hot tubs. All swimming pools, hot tubs and spas shall be maintained in good repair and be clean, safe and sanitary.

(1) Sanitary condition. No swimming pool, spa or hot tub shall have an accumulation of mold, algae, sedimentation or other condition that would create a breeding ground for insects, or encourage habitat of water fowl.

(2) Enclosures. Swimming pools, hot tubs and spas with a capacity to hold more than 24 inches of water shall be completely surrounded by a protective fence or other barrier to prevent accidental drownings. Fences and barriers shall be maintained as originally installed at the time of construction, or must meet the following minimum safety standards: fences and barriers shall be at least 48 inches in height above the finished ground on the side of the barrier away from the pool, hot tub or spa; gates and doors in the fence or barrier shall be self-closing and self-latching; self-latching device shall be at least 54 inches above the bottom of the gate or installed on the pool side of the gate. No existing pool enclosure shall be removed, replaced or changed in a manner that reduces its effectiveness as a safety barrier unless immediately replaced with a fence or barrier that complies with the requirements of this subsection. If more than 25% of the total fence or barrier is replaced, a building permit for a pool enclosure is required.

(3) Enclosure exceptions. Spas or hot tubs with a safety cover that locks, or complies with ASTM F 1346, shall be exempt from the preceding subsection. Pools with side walls at least 48 inches in height shall not require a secondary fence or barrier around the perimeter of the pool.

Sec. 14-4.9 Exterior structure.

[Ord. No. 1341, 7-17-2002; amended 8-1-2012 by Ord. No. 1589; 4-18-2018 by Ord. No. 1733; 6-19-2019 by Ord. No. 1772]

(a) Generally. The exterior of all structures shall be maintained in good repair, structurally sound and sanitary, so as not to pose a threat to the health, safety or welfare of the occupants and so as to protect the occupants from the adverse effects of the environment.

(b) Street numbers. Each structure to which a street number has been assigned shall have the number so displayed in a position easily observed and readable from the public right-of-way. All assigned street numbers shall be shown in accordance with § 32-23.

(c) Structural members. All supporting structural members shall be maintained in a sound condition, free of deterioration and capable of safely bearing the dead and live loads imposed upon them.

(d) Exterior surfaces. Every foundation, exterior wall, roof and all other exterior surfaces shall be maintained in a reasonable state of maintenance and repair and shall be kept in such condition as to exclude rodents.

(e) Foundation walls. All foundation walls shall be maintained so as to carry the safe design and operating dead and live loads and shall be maintained plumb and free from open cracks and breaks, so as not to be detrimental to public safety and welfare.

(f) Exterior walls. Every exterior surface, including but not limited to walls, doors, door and window frames, window panes, cornices, porches, trim, balconies, decks and fences, shall be maintained in good condition and shall be free of holes, breaks, loose or rotting boards or timbers, broken or cracked glass 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. Exterior wood surfaces, other than decay-resistant woods, shall be protected from the elements and decay by painting or other protective covering or treatment. Peeling, flaking and chipped paint shall be eliminated, and surfaces repainted.

(g) Roofs and drainage. The roof shall be structurally sound and not have defects that might admit rain. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Roof drainage shall be adequate to prevent rainwater from causing dampness or deterioration in the walls or interior portion of the building. Roof water shall not be discharged in a manner that creates a public nuisance. Missing or damaged shingles shall be replaced with shingles of similar style and color.

(h) Decorative features and accessories. All decorative features and accessories shall be maintained in good repair with proper anchorage and in a safe condition.

(i) Chimneys. All chimneys and similar appurtenances shall be maintained structurally safe, sound and in good repair. All exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weatherproofing materials.

(j) Stairs and porches. Every stair, porch, fire escape, balcony and railings and other appurtenances attached thereto shall be so constructed and maintained to be safe to use and capable of supporting the anticipated loads.

(k) Handrails. All stairways consisting of five or more risers shall have a handrail that measures 30 inches to 38 inches in height above the nosing of the stair tread for the entire length of the stair. Handrails that form part of a guardrail system shall be located 30 inches to 42 inches in height. All new and replacement handrails shall be installed as required by the Michigan Building Codes.

(l) Guardrails. Every porch, balcony, walking surface and open portion of a stairway located 30 inches or more above the adjacent floor or grade below must have a guardrail. Existing guardrails shall be at least 30 inches high with no opening that would allow the passage of a six-inch sphere. All new and replacement guardrails shall be installed as required by the Michigan Construction Codes.

(m) Common areas. Common stairs, porches, fire escapes and railings shared by three or more units shall be maintained free of hazardous conditions such as snow, ice, mud and other debris.

(n) Window frames and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair, and weathertight. All glazing materials shall be maintained free from cracks and holes.

(o) Openable windows. At least one window in each habitable room shall be capable of being easily opened. All openable windows shall be provided with window hardware capable of tightly securing the window.

(p) Insect screens. During that period of time from May 15 to October 15, at least one openable window in each habitable room shall be supplied with approved tight-fitting screens of not less than sixteen-mesh per inch. Screen doors where provided, or if required to meet minimum standards of ventilation, shall also be supplied with tight-fitting screens of not less than sixteen-mesh per inch. Torn screens shall be removed.

(q) Building security. Doors, windows or hatchways for dwelling units, room units or housekeeping units shall be provided with devices designed to provide security for the occupants and the property within.

(1) Doors. Doors providing access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a keyed or other locking mechanism designed to be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort and shall be capable of reasonably securing the door against unauthorized entry. Such dead-bolt locks shall be installed according to the manufacturer's specifications and maintained in good working order. For the purpose of this section, a sliding bolt shall not be considered an acceptable dead-bolt lock.

(2) Windows. Openable windows located in whole or in part within six feet (1,828 mm) above ground level or a walking surface below that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a window sash locking device.

(3) Basement hatchways. Basement hatchways that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with devices that secure the units from unauthorized entry.

(r) Basement hatchways. Every basement hatchway shall be so constructed and maintained as to prevent the entrance of rodents, rain and surface drainage water into the structure.

(s) Basement windows. Every basement window that is openable shall be supplied with shields, storm windows or other material affording protection against the entry of rodents.

(t) Exterior structure of vacant premises. All exterior portions of a vacant premises must be securely fastened or boarded so as not to allow the entry of unauthorized persons or animals into the structure.

(u) Additional display of property address for short-term rentals. The assigned property address of the short-term rental shall be prominently displayed in the backyard, pool area and any other outdoor recreation areas so that it can be easily identified in the event of an emergency. Size and type of numbers shall meet the minimum requirements of Section 32-23.

(v) Garage doors. Garage doors must be installed and maintained in working order on all garages that were or are originally built and designed to have a garage door. A garage door is required to provide protection against the elements and to not allow the entry of unauthorized persons or animals into the structure.

Sec. 14-4.10 Interior structure.

[Ord. No. 1341, 7-17-2002; amended 8-1-2012 by Ord. No. 1589; 4-18-2018 by Ord. No. 1733]

(a) Generally. The interior of a structure shall be maintained in good repair, workmanlike manner, structurally sound and in a sanitary condition, so as not to pose a threat to the health, safety or welfare of the occupants and to protect the occupants from the environment.

(b) Structural members. The supporting structural members of every building shall be maintained structurally sound, not showing any evidence of deterioration that would render them incapable of carrying the imposed loads. For the purposes of this section, a "structural member" means any part of a building that provides the principal strength, stability, integrity, shape and safety to the building including, but not limited to, plates, studs, joists, rafters, stringers, stairs, subflooring, flooring, sheathing, lathing, roofing, siding, window frames, door frames, porches, railings, eaves, chimneys, flashing, masonry and all other components essential to the strength, stability, integrity, shape and safety of the building.

(c) Interior surfaces. Floors, walls (including windows and doors), ceilings and other interior surfaces shall be maintained in good, clean and sanitary condition. Excessively peeling paint, cracked or loose plaster, decayed wood and other defective surface conditions shall be repaired.

(d) Bathrooms, etc. Every bathing room, bathroom, toilet room and washroom surface shall be constructed and maintained to prevent the retention of moisture and to avoid the penetration of water to lower levels of the structure, and so as to permit such floor to be easily kept in a clean, sanitary condition. Every toilet shall be enclosed in a bathroom, toilet room or washroom as those terms are defined in Section 14-4.6.

(e) Dampness. In every building, basements and crawl spaces shall be maintained reasonably free from dampness to prevent conditions conducive to decay or deterioration of the structure.

(f) Sanitation. The interior of every structure and common area shall be maintained in a clean and sanitary condition free from any accumulation of rubbish, refuse or garbage.

(g) Pest control. The interior of all structures shall be kept free of circumstances that may harbor an infestation of insects or rodents. Infestations, when found, shall be promptly treated for the elimination thereof by a treatment program approved by the enforcing officer. Regular treatments shall continue until the infestation is eliminated. If the treatment program proves ineffective within a reasonable period of time, the enforcing officer may require the use of a more effective treatment program. After the infestation is eliminated, proper precautions shall be taken to prevent reinfestation.

(h) Handrails. All stairways consisting of five or more risers shall have a handrail that measures 30 inches to 38 inches in height above the nosing of the stair tread. Handrails that form part of a guardrail system shall be located 30 inches to 42 inches in height. All new and replacement handrails shall be installed as required by the Michigan Building Codes.

(i) Guardrails. Every porch, balcony, walking surface and open portion of a stairway located 30 inches or more above the surface below must have a guardrail. Existing guardrails shall be at least 30 inches high with no opening that would allow the passage of a six-inch sphere. All new and replacement guardrails shall be installed as required by the Michigan Construction Codes.

(j) Display of property address for short-term rentals. The assigned property address of the short-term rental shall be prominently displayed in the kitchen or other location in the main portion of the house, so that it can be easily identified in the event of an emergency. Size and type of numbers shall meet the minimum requirements of Section 32-23.

(k) Fire extinguishers for short-term rentals. All short-term rental properties shall provide a fire extinguisher that is visible, accessible, properly maintained and not expired. The fire extinguisher shall be an "all-purpose" extinguisher, with a minimum rating of 2A 10B.