The standards within the International Property Maintenance Code (IPMC), current edition, as published by the International Code Council, are hereby adopted as the residential property maintenance standards of Chapter 17, Housing Code, for the City of Kalamazoo. Specifically the following sections contain the adopted standards:
Additional requirements applicable to residential property.
Fire extinguishers. Portable fire extinguishers are required in all dwelling units, condominiums, hotels, motels, fraternity houses, sorority houses, group homes, all guestrooms in rooming houses (for threshold of rooming house occupancy, see the Building Code), and any other type of residential occupancy as defined by this Code and the Uniform Fire Code. They shall be installed within individual dwelling units. They shall be at least IAIOBC type and installed in a path of egress where they are easily visible, accessible and permanently mounted on a wall. All extinguishers shall be maintained in an operable condition. Locations approved prior to the adoption of this amendment, including mounting within labeled closets or cupboards, will be allowed to remain until the extinguisher needs replacement. Fire extinguishers within residential dwelling units must be replaced every three years, or per the manufacturer's recommendation. If there is no manufacture date on the fire extinguisher, it shall be dated upon installation by the owner with a permanent marker. All questions on fire extinguisher placement within a dwelling unit, or on the replacement schedule, shall be the final decision of the Building Official and/or Fire Marshal.
Security. The following security measures are required:
Door viewers. Doors from a dwelling unit to a common hallway or directly to the exterior, or from a rooming unit within a rooming house (for threshold of rooming house occupancy, see the Building Code), shall be equipped with a door viewer when there is no other means of visibility through or by the door or from a clear window or clear side light window immediately adjacent to the door. The viewer shall be installed with the securing portion on the inside and nonremovable from the outside. The viewer shall not be over five feet from the floor.
Common entrance doors. Doors from a common area to the exterior shall be equipped at a minimum with a lockable latch set with a dead latch which can always be released from the interior by turning the knob and from the exterior by a key. The hardware set shall have an exterior knob which always requires the use of a key to be activated for entrance. Hardware sets with this function are commonly referred to as storeroom, vestibule or emergency lock sets. Such doors shall also be equipped with an automatic closer. Exception: Dwellings of five units or less do not require an automatic door closer.
Hinges. Out-swing dwelling unit exit doors shall be equipped with hinges from which hinge pins cannot be removed or equipped with special jamb pins which prevent the door from being removed if hinge pins are removed while the door is in a closed position. Such doors shall also be equipped with a plate at the bolt-strike area which prevents prying at this point.
Patio door secondary locks. Sliding patio doors shall be equipped with a permanently attached secondary locking device to supplement the standard jamb latch if the patio door is on the ground floor or accessible by exterior stairs or on a shared porch/deck area.
Security lighting. There shall be an outside light source that illuminates every ground level exterior exit door. When the door serves more than one dwelling unit, the control of the light shall be motion detector/photocell/timer. When the door serves only one dwelling unit, the control shall be by a wall switch located near the interior of the door. If the door opens onto a deck or porch, the area lighting the deck or porch may serve to meet this requirement. Solar lighting may be utilized when designed/intended for such a use and is UL listed for such a use. Private balconies and patios, not accessible from the exterior or from an adjacent unit, are exempt.
Window locks. All operable sashes on the first three floors of any residential building, or so located on any floor such that they can be reached from an adjoining roof, fire escape or similar projection, shall have locks or pins for when the window is in a closed position. Basement windows over eight inches by 12 inches in size shall have locks or be permanently secured.
Security grilles. Security guards and grilles installed over a window shall be equipped with a quick-release mechanism operable from within the room to allow escape through the window in case of fire.
Basement window boarding. Basement windows may be removed and the openings closed with weather-resistant plywood, one-half-inch minimum thickness, securely anchored to surrounding construction, and weather-protected with a paint or coating recommended by the manufacturer for exterior use. As an alternative, basement window openings may be closed with masonry or a glass block. For impact on habitability of the basement, see §§ 17-51 and 17-107.
Editor's Note: So in original.
Prohibited locks. Hasplocks and padlocks shall not be used in any areas occupied by residents.
Kitchen flooring. Kitchens must have a floor covering which is cleanable, water resistant, odor free and stain resistant. Permanently installed floor covering in a kitchen shall not be carpet. Kitchens which have carpeting as of September 1, 2005, which is in good repair and clean may keep such carpet until such time as it becomes worn, stained or ripped to the extent that it requires replacement.
Electrical requirement for habitable spaces.
All habitable rooms shall be equipped with two duplex electrical outlets and one ceiling or wall light fixture or three duplex outlets. The duplex outlets shall be separate and remote from one another. A required duplex outlet shall not be part of a light fixture. All light control switches shall be conveniently located.
Three-way switching is required in hallways and stairways when leading to habitable spaces.
Basement storage. Items to be stored in a basement, which are subject to moisture damage, shall be stored in proper containers or off the floor. Access to all equipment must be maintained, and the general area shall be regularly inspected and treated, if necessary, for rodents and insects.
Whenever infestation of insects, rodents or other pests exists in any duplex or multiunit building or in the shared or public parts of any building or in the common areas of any building, extermination thereof shall be the responsibility of the owner.
In a single-family dwelling, whenever infestation of insects, rodents or other pests exists, and the occupant has resided in the unit less than 30 days, extermination thereof shall be the responsibility of the owner.
In a single-family dwelling, whenever infestation of insects, rodents or other pests exists, and the occupant has resided in the unit more than 30 days, extermination thereof shall be the responsibility of the tenant. However, any physical improvement(s) which may be necessary to prohibit the entry of pests is the responsibility of the owner.
Doors. Doors that are not operational shall be removed and the area remodeled to match or complement adjacent wall surfaces on the interior and exterior.
Screens. Screens are required in all operable windows in rental property between April 15 and October 31 each year. Doors serving as required ventilation for any room shall also be equipped with a screen between April 15 and October 31 each year.
Additional property standard requirements applicable to all residential properties.
Accessory structures. Accessory structures, including, but not limited to, detached garages, detached carports, storage sheds and gazebos, shall be structurally sound and in good repair. Doors and windows shall be in good repair and free from deterioration.
Open accessory structures, including carports, gazebos, decks, lean-tos, open sheds, etc., shall not be used for storage of household items. A reasonable amount of yard maintenance equipment is permitted. Attached and detached garages or storage sheds with no doors will be considered carports.
Building materials which are being used for ongoing construction on the site shall be stored in an accessory structure. In the absence of such a structure, materials shall be stacked neatly behind the building so as not to be seen from the street. Long-term outdoor storage of construction materials is not permitted.
In no instance shall upholstered furniture, carpeting, mattresses, box springs, clothing or any such fabric items be stored in yards or yard enclosures where they are subject to weather deterioration.
Parking areas and drives on the site shall be properly graded and shall be covered with a surface treatment which resists standing water and mud formation; acceptable materials shall include concrete, asphalt, stabilized gravel or similar material; and said parking areas and drives shall be in compliance with the Zoning Code, if applicable. All driveways and vehicle turnaround areas shall have clearly defined boundaries. A clearly defined boundary shall mean, at a minimum, the existence of a distinct edge so the material used to pave or cover the parking area, or barriers, such that the driveway where parking is permitted is clearly distinguished from the yard area where parking is not permitted. Other yard areas shall be covered with grass, a ground-cover plant or other nonplant landscaping material that will prevent the formation of dust and mud.
Shrubs, trees and other similar plantings shall be trimmed or otherwise treated to prevent their overlapping into public walks and rights-of-way and obstructing the view of sidewalks and streets at entrances to driveways serving the property.
Vegetation growing such that it is causing deterioration of the building or creating channels for water seepage shall be removed.
Historic district compliance. Properties located in an historic district must comply with all applicable regulations.