[R.O. 2011 §229.010; Ord. No. 2007-49 §2, 5-15-2007]
These regulations shall hereafter be known, cited and referred to as the "Property Maintenance Regulations of the City of Riverside, Missouri".
[R.O. 2011 §229.020; Ord. No. 2007-49 §2, 5-15-2007]
The provisions of this Chapter shall govern the minimum conditions and the responsibilities of persons for maintenance of structures, buildings, equipment and exterior property in districts zoned commercial, residential and industrial, except where specifically exempt. The provisions of this Chapter shall be enforced and violations of the same shall be penalized in accordance with and pursuant to Section 219.100 of this Chapter.
[R.O. 2011 §229.030; Ord. No. 2007-49 §2, 5-15-2007]
For purposes of these property maintenance regulations, the following words and terms as used herein are defined to have those meanings provided below. Any terms not defined by this Section 219.030 shall have that meaning provided in Section 400.1090.
The open space on the premises and on the adjoining property under the control of owners or operators of such premises.
The control and elimination of insects, rats or other pests by eliminating their harborage places; by removing or making inaccessible materials that serve as their food; by poison spraying, fumigating, trapping or by any other acceptable pest elimination methods.
A building component or a system of building components located at or near the open sides of elevated walking surfaces that minimizes the possibility of a fall from the walking surface to a lower level.
The presence, within or contiguous to a structure or premises, of insects, rats, vermin or other pests.
The purpose for which a building or portion thereof is utilized or occupied.
Any individual living or sleeping in a building or having possession of a space within a building.
Any person who has charge, care or control of a structure or premises which is let or offered for occupancy.
Any person, agent, operator, firm or corporation having a legal or equitable interest in the property; or recorded in the official records of the State, County or the City as holding title to the property; or otherwise having control of the property, including the guardian of the estate of any such person and the executor or administrator of the estate of such person if ordered to take possession of real property by a court.
An individual, corporation, partnership or any other group acting as a unit.
A lot, plot or parcel of land including any structures thereon.
A building arranged or occupied for lodging, with or without meals, for compensation and occupied as a one- or two-family dwelling.
Any room or group of rooms forming a single habitable unit occupied or intended to be occupied for sleeping or living, but not for cooking purposes.
A person, corporation, partnership or group, whether or not the legal owner of record, occupying a building or portion thereof as a unit.
The natural or mechanical process of supplying conditioned or unconditioned air to, or removing such air from, any space.
[R.O. 2011 §229.040; Ord. No. 2007-49 §2, 5-15-2007]
The owner of the premises shall maintain the structures and exterior property in compliance with these requirements, except as otherwise provided for in the Code. A person shall not occupy as owner-occupant or permit another person to occupy premises or dwellings which are not in a sanitary and safe condition and which do not comply with the requirements of this Chapter. Occupants of a dwelling unit are responsible for keeping in a clean, sanitary and safe condition that part of the dwelling unit or premises which they occupy and control.
[R.O. 2011 §229.050; Ord. No. 2007-49 §2, 5-15-2007]
All vacant structures and premises thereof or vacant land shall be maintained in a clean, safe, secure and sanitary condition as provided herein so as not to cause a blighting problem or adversely affect the public health or safety.
[R.O. 2011 §229.060; Ord. No. 2007-49 §2, 5-15-2007]
A.
Sanitation.
1.
Septic tank. Maintaining or permitting any unclean, stinking, foul, defective or filthy drain, ditch, septic tank or gutter or any leaking, broken, garbage box or receptacle of like character.
2.
Stagnant water. Maintaining or permitting the existence of any pond or pool of unwholesome, impure or putrid water or any pond or pool of stagnant rainwater which is or may become offensive.
3.
Weeds. All premises and exterior property shall be maintained free from grasses, weeds or plant growth in excess of ten (10) inches and the accumulation of dead brush, branches or other plants. All noxious weeds shall be prohibited. "Weeds" shall be defined as all annual plants and vegetation, other than trees or shrubs; provided however, this term shall not include flowers, grasses or gardens cultivated on a regular basis. "Noxious weeds" shall be those weeds which are harmful to health or safety or destroy or damage other plants and shall include, but shall not be limited to, bindweed (Convolvulus arvensis), Johnson grass (Sorghum halepense), multiflora rose (Rosa multiflora) except when cultivated for or used as understock for cultivated roses, Canada thistle (Cirsium arvense), musk thistle (Carduus nutans L.), Scotch thistle (Onoprodum acanthium L.), purple loosestrife (Lythrum salicaria) and any other weed designated as noxious by the rules and regulations promulgated by the State of Missouri's Director of the Department of Agriculture.
B.
Grading And Drainage. All premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon or within any structure located thereon.
1.
Exception. This Section shall not apply to retention areas and reservoirs constructed pursuant to a site development plan approved by the Board of Aldermen.
C.
Sidewalks And Driveways. All sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair and maintained free from hazardous conditions.
D.
Rodent Harborage. All structures and exterior property shall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly exterminated by accepted processes which will not be injurious to human health. After extermination, proper precautions shall be taken to eliminate rodent harborage and prevent reinfestation.
E.
Exhaust Vents. Pipes, ducts, conductors, fans or blowers shall not discharge harm- or damage-causing gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes directly upon abutting or adjacent public or private property or that of another tenant.
F.
Accessory Structures. All accessory structures, including detached garages, trash enclosures, fences and walls, shall be maintained structurally sound and in good repair.
G.
Defacement Of Property. No person shall willfully or wantonly damage, mutilate or deface any exterior surface of any structure or building on any private or public property by placing thereon any marking, carving or graffiti. It shall be the responsibility of the owner to restore said surface to an acceptable state of maintenance and repair.
[R.O. 2011 §229.070; Ord. No. 2007-49 §2, 5-15-2007]
A.
General. The exterior of a structure shall be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare.
B.
Protective Treatment. All exterior surfaces, including, but not limited to, doors, door and window frames, cornices, porches, trim, balconies, decks and fences, shall be maintained in good condition. Exterior wood surfaces, other than decay-resistant woods, shall be protected from the elements and decay by painting or other protective covering or treatment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted with a color and covering which is consistent and uniform with the surrounding coloring and covering. All siding and masonry joints as well as those between the building envelope and the perimeter of windows, doors and skylights shall be maintained weather-resistant and water-tight. All metal surfaces subject to rust or corrosion shall be coated to inhibit such rust and corrosion and all surfaces with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion. Oxidation stains shall be removed from exterior surfaces. Surfaces designed for stabilization by oxidation are exempt from this requirement.
C.
Premises Identification. Buildings shall have address numbers assigned by the City placed in a position to be plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of four (4) inches (102 mm) high with a minimum stroke width of one-half (0.5) inch (12.7 mm).
D.
Structural Members. All structural members shall be maintained free from deterioration and shall be capable of safely supporting the imposed dead and live loads.
E.
Foundation Walls. All foundation walls shall be maintained plumb and free from open cracks and breaks and shall be kept in such condition so as to prevent the entry of rodents and other pests.
F.
Exterior Walls. All exterior walls shall be free from holes, breaks and loose or rotting materials and maintained weatherproof and properly surface coated where required to prevent deterioration.
G.
Roofs And Drainage. The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance.
H.
Decorative Features. All cornices, corbels, terra cotta trim, wall facings and similar decorative features shall be maintained in good repair with proper anchorage and in a safe condition.
I.
Overhang Extensions. All overhang extensions including, but not limited to, canopies, marquees, signs, metal awnings, fire escapes, standpipes and exhaust ducts shall be maintained in good repair and be properly anchored so as to be kept in a sound condition. When required, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather-coating materials such as paint or similar surface treatment.
J.
Stairways, Decks, Porches And Balconies. Every exterior stairway, deck, porch and balcony and all appurtenances attached thereto shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads.
K.
Chimneys And Towers. All chimneys, cooling towers, smokestacks and similar appurtenances shall be maintained structurally safe and sound and in good repair. All exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather-coating materials such as paint or similar surface treatment.
L.
Handrails And Guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.
M.
Window, Skylight And Door Frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather-tight.
N.
Glazing. All glazing materials shall be maintained free from cracks and holes.
O.
Openable Windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware.
P.
Insect Screens. During the period from April first (1st) to October thirty-first (31st), every door, window and other outside opening required for ventilation or habitable rooms, food preparation areas, food service areas or any areas where products to be included or utilized in food for human consumption are processed, manufactured, packaged or stored shall be supplied with acceptable tightly fitting screens of not less than sixteen (16) mesh per inch (16 mesh per 25 mm) and every swinging door shall have a self-closing device in good working condition.
1.
Exception 1: This Section 219.070(P) shall not apply to residential dwellings.
2.
Exception 2: Screen doors shall not be required where other acceptable means, such as air curtains or insect repellent fans, are employed.
Q.
Doors. All exterior doors, door assemblies and hardware shall be maintained in good condition. Locks at all entrances to dwelling units, rooming units and guest rooms shall tightly secure the door.
R.
Basement Hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water.
S.
Guards For Basement Windows. Every basement window that is openable shall be supplied with rodent shields, storm windows or other acceptable protection against the entry of rodents.
[R.O. 2011 §229.080; Ord. No. 2007-49 §2, 5-15-2007]
A.
General. The provisions of this Section 219.080 shall apply to all structures, premises and interior structures except single-family dwellings. The interior of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition. Occupants shall keep that part of the structure which they occupy or control in a clean and sanitary condition. Every owner of a structure containing a rooming house, a hotel, a dormitory, two (2) or more dwelling units or two (2) or more non-residential occupancies shall maintain, in a clean and sanitary condition, the shared or public areas of the structure and exterior property.
B.
Structural Members. All structural members shall be maintained structurally sound and be capable of supporting the imposed loads.
C.
Interior Surfaces. All interior surfaces, including windows and doors, shall be maintained in good, clean and sanitary condition. Peeling, chipping, flaking or abraded paint shall be repaired, removed or covered. Cracked or loose plaster, decayed wood and other defective surface conditions shall be corrected.
D.
Stairs And Walking Surfaces. Every stair, ramp, landing, balcony, porch, deck or other walking surface shall be maintained in sound condition and good repair.
E.
Handrails And Guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.
F.
Interior Doors. Every interior door shall fit reasonably well within its frame and shall be capable of being opened and closed by being properly and securely attached to jambs, headers or tracks as intended by the manufacturer of the attachment hardware.
[R.O. 2011 §229.100; Ord. No. 2007-49 §2, 5-15-2007]
A.
Infestation. All structures shall be kept free from insect and rodent infestation. All structures in which insects or rodents are found shall be promptly exterminated by acceptable processes that will not be injurious to human health. After extermination, proper precautions shall be taken to prevent reinfestation.
B.
Owner. The owner of any structure shall be responsible for extermination within the structure prior to renting or leasing the structure.
C.
Single Occupant. The occupant of a one-family dwelling or of a single-tenant non-residential structure shall be responsible for extermination on the premises.
D.
Multiple Occupancy. The owner of a structure containing two (2) or more dwelling units, a multiple occupancy, a rooming house or a non-residential structure shall be responsible for extermination in the public or shared areas of the structure and exterior property. If infestation is caused by failure of an occupant to prevent such infestation in the area occupied, the occupant shall be responsible for extermination.
Any person who shall violate any provision of this Chapter shall, upon conviction thereof, be subject to the penalties provided for by Section 100.240 of this Code. Every day that a violation continues after due notice has been served in accordance with the terms and provisions hereof shall be deemed a separate offense.