[R.O. 2012 §510.070; CC 1987 §46.200]
A. Applicability. It shall be unlawful for any person to occupy
as owner-occupant or to let or hold out to another for occupancy any
dwelling unit for the purpose of living, sleeping, cooking or eating
which is not safe, clean and fit for human occupancy, and which does
not comply with the particular requirements of the following Subsections
of this Section.
B. Foundation, Exterior Walls And Roofs. The foundation, exterior
walls and roof shall be substantially water-tight, weather-tight and
protected against rodents and insects and shall be kept in sound condition
and repair. The foundation elements shall adequately support the building
at all points. Every exterior wall shall be maintained in a sound
condition of repair and shall be free of any other condition which
admits rain or dampness to the interior portions of the building.
All exterior surface material must be treated, painted in a workmanlike
manner, or otherwise maintained in a sound condition. Roof drainage
shall be adequate to prevent rain water from causing dampness in the
walls. All cornices, rustications, quoins, moldings, bolt courses,
lintels, sills, oriel windows, pediments, gutters and similar projections
shall be kept in good repair and free from defects which make them
hazardous and dangerous.
C. Floors, Interior Walls And Ceilings. Every floor, interior
wall and ceiling shall be adequately protected against the passage
and harborage of vermin and rodents and shall be kept in sound condition
and good repair. Every floor shall be free of loose, warped, protruding
or rotting floor boards. Every interior wall and ceiling shall be
free of large cracks and holes and shall be free of loose plaster
or other structural or surface materials. Every toilet room and bathroom
floor surface shall be substantially imperious to water and be capable
of being maintained easily in a clean and sanitary condition.
D. Windows, Doors And Hatchways. Every window, exterior door
and basement hatchway shall be substantially tight and shall be kept
in sound condition and repair. Every window shall be fully supplied
with window panes which are without cracks or holes. Every window
sash shall be in good condition and fit reasonably tight within its
frame. Every window, other than a fixed window, shall be capable of
being easily opened and shall be held in position by window hardware.
Every exterior door, when closed, shall fit reasonably well within
its frame. Every window, door and frame shall be constructed and maintained
in such relation to the adjacent wall construction as completely to
exclude rain and substantially to exclude wind from entering the dwelling.
E. Screens. Every window which may be opened shall be supplied
with a screen of not less than sixteen (16) mesh per inch and every
screen door shall have a self-closing device in good working condition.
Every basement hatchway and window shall be so constructed, screened
or maintained as to prevent the entrance of rodents, rain and surface
drainage water into the building.
F. Exterior Appurtenances. Exterior appurtenances, including,
but not limited to, screens, awnings, trellises, television antennas,
storm windows and storm doors shall be installed in a safe and secure
manner and shall be maintained in sound condition.
G. Stairways And Porches. Every stairway, inside or outside
of the dwelling, and every porch shall be kept in safe condition and
sound repair. Every flight of stairs and every porch floor shall be
free of deterioration. Every stairwell and every flight of stairs
which is more than four (4) risers high shall have a rail not less
than two and one-half (2½) feet high, measured vertically from
the nose of the tread to the top of the rail; and every porch which
is more than four (4) risers high shall have a rail not less than
two and one-half (2½) feet above the floor of the porch. Every
rail and balustrade shall be firmly fastened and maintained in good
condition. No flight of stairs shall have settled more than one (1)
inch out of its intended position or have pulled away from supporting
or adjacent structures. No flight of stairs shall have rotting, loose
or deteriorating supports. The treads and risers of every flight of
stairs shall be uniform in width and height. Every stair tread shall
be strong enough to bear a concentrated load of at least four hundred
(400) pounds. Every porch shall have a sound floor. No porch shall
have rotting, loose or deteriorating supports.
H. Basements, Garden Levels And Cellars. Every basement, garden
level and cellar shall be maintained in a safe and sanitary condition.
Water shall not be permitted to accumulate or stand on the floor.
All sewer connections shall be properly trapped. All cellar and slab
drains shall be covered with grating. Junk, rubbish and waste shall
not be permitted to accumulate to such an extent as to create fire
hazard or to endanger health or safety.
I. Facilities, Equipment And Chimneys. Every supplied facility,
fixture, system, piece of equipment or utility, and every chimney
and chimney flue shall be maintained in a safe, sound and sanitary
working condition consistent with the requirements of this Chapter.
J. Driveways, Sidewalks And Patios. Driveways, sidewalks and
patios shall be maintained in good repair and free of safety hazards.
K. Grading And Drainage Of Lots. Every yard, court, vent passageway,
driveway and other portion of the lot on which the dwelling stands
shall be graded and drained so as to prevent the accumulation of stagnant
water on any such surface. Grading shall not be changed in any way
to affect neighboring properties adversely.
L. Yards. Yards shall be provided with adequate lawn ground
cover of vegetation, hedges or bushes. All trees, bushes or vegetation
shall be properly trimmed to avoid obstruction of the view and movements
of vehicles and pedestrians and to avoid objectionable intrusion upon
neighboring properties. Dead trees and shrubs shall be promptly removed.
M. Infestation. Each dwelling and all exterior appurtenances
on the premises shall be adequately protected against insects, rats,
mice, termites and other vermin infestation. Building defects which
permit the entrance of insects, rats, mice, termites and other vermin
shall be corrected by the owner. Tenants shall be responsible for
the elimination of rodents and vermin from that part of the premises
under their exclusive control except when more than one (1) unit is
infested at the same time, and in this instance the owner shall be
responsible for the elimination of the infestation.
N. Space Requirements. Every dwelling unit shall contain a
minimum gross floor area of not less than one hundred fifty (150)
square feet for the first (1st) occupant and one hundred (100) square
feet for each additional occupant. The floor area shall be calculated
on the basis of the total area of all habitable rooms.
O. Ceiling Height. Habitable rooms shall have a clear ceiling
height over the minimum area required of at least seven (7) feet.
Attics or top half stories calculated as habitable rooms shall have
a clear ceiling height of at least seven (7) feet over at least one-third
(⅓) of the floor area. Only those portions of the floor area
of such rooms having a clear ceiling height of five (5) feet or more
may be included.
P. Basement Rooms. Basement rooms and below-ground-level areas that do not comply with Section
510.080 (basement and garden-level rooms) shall not be considered in computing the minimum habitable floor area required.
Q. Bathrooms Required. Every dwelling unit shall contain a
bathroom which affords privacy to a person within said room and which
is equipped with a flush water closet, a tub or shower and lavatory
basin. Every dwelling unit with more than seven (7) occupants shall
contain additional sanitary facilities at the rate of one (1) water
closet and one (1) lavatory for each additional four (4) occupants
or fraction thereof. All lavatory basins, tubs and showers shall be
properly connected to hot and cold water lines. All fixtures shall
be in good repair and in working condition, properly connected to
the public water system and to the public sewer system.
[R.O. 2012 §510.080; CC 1987 §46.210]
A. It shall be unlawful for any person to use or permit any room in any basement or garden level to be used to satisfy the habitable room requirements of Section
510.070 (space requirements at change of occupancy) unless such room meets all the applicable requirements of this Chapter, particularly with regard to ceiling height, ventilation, window area and meets the following additional requirements:
1. The lowest point of the ceiling shall be at least three (3) feet
six (6) inches above the surface of the ground immediately adjoining
the room.
2. The required minimum window area is entirely above ground level.
3. No floor area three (3) feet below grade shall be used in determining
habitable living space.
4. Two (2) means of exit are provided, at least one (1) of which leads
directly to the outside of the building.
5. The floors and walls shall be constructed in a manner to prevent
the entry of moisture and insulated to prevent the condensation of
moisture within the room.
[R.O. 2012 §510.090; CC 1987 §46.220]
A. Artificial Lighting. All habitable rooms, passageways and
stairways shall be provided with electrical fixtures so that they
can be adequately lighted at night. A minimum of five (5) foot-candles
of daylight or artificial illumination shall be required at all times
in all public halls.
B. Natural Lighting. All habitable rooms except as otherwise
provided in this Chapter shall be provided with a means of transmitting
natural light from outside, complying with the following requirements:
1. Window area. Every habitable room shall have at
least one (1) window or skylight to approved size facing directly
to the outdoors except in kitchens where artificial light may be provided
in accordance with the provisions of the Building Code. The minimum
total window area, measured between stops, for every habitable room
shall be at least five percent (5%) of the floor area of such room
and not less than five (5) square feet. Whenever walls or other portions
of a structure face a window of any room and such obstructions are
located less than five (5) feet from the window and extend to a level
equal to or above that of the ceiling of the room, such a window shall
not be deemed to face directly to the outdoors and shall not be included
as contributing to the required minimum total window area for the
room.
a. Windows leading to porches. Whenever the natural
light area opening from a habitable room is to an enclosed porch,
such area shall not be counted as a required light area unless the
enclosed porch has a natural light area of at least thirty percent
(30%) of the floor area of the room in question.
[R.O. 2012 §510.100; CC 1987 §46.230]
A. Generally. It shall be unlawful to occupy or permit another
to occupy any dwelling unit for the purpose of living therein, which
is not adequately and safely provided with an electrical system in
compliance with the requirements of this Section.
B. Minimum Requirements.
1. The following shall be considered as absolute minimum electrical
requirements:
a. Every dwelling unit in a single-family or multiple dwelling shall
be served by a main service not smaller than sixty (60) ampere, three
(3) wire.
b. Every habitable room shall contain not less than two (2) wall or
approved floor convenience outlets.
c. Every laundry area shall contain at least one (1) grounded type convenience
outlet.
d. Every bathroom, laundry room, furnace room and public hall shall
contain not less than one (1) ceiling or wall lighting fixture.
e. Every outlet and fixture shall be properly installed, shall be maintained
in good and safe working condition, and shall be connected to the
source of electric power in a safe manner.
2. Conditions such as size of the dwelling unit and usage of appliances
and equipment within the unit shall be used as the basis for requiring
additional electrical works.
C. Hazards Defined. Wherever it is found, in the judgment of
the enforcement officer, that the electrical system in the building
constitutes a hazard to the occupants of the building by reason of
the inadequate service, improper fusing, improper or inadequate grounding
of the system, insufficient outlets, improper wiring or installation,
deterioration or damage, or for similar reasons, the defects shall
be corrected to eliminate the hazard. The enforcement officer shall
base his/her findings of hazard on accepted engineering practice standards
as listed in the latest edition of the International Building Code
as adopted by the Village.
D. Prohibitions. In addition to the hazards established by
the enforcement officer, the following installations are prohibited
and their presence shall be deemed a hazard:
1. Flush or semi-flush mounted floor convenience outlets unless provided
with an approved waterproof cover.
2. Extension cords for other than short-term, temporary use.
3. Conductor-supported pendant switches or conductor-supported pendant
light fixtures.
6. Inadequately grounded, grounded type convenience outlets.
[R.O. 2012 §510.110; CC 1987 §46.240]
A. Scope. No person shall occupy as owner-occupant or let to
another for occupancy any dwelling or dwelling unit which does not
comply with the following requirements regarding water facilities:
1. Kitchen sink. Every dwelling unit shall contain
a kitchen sink apart from the lavatory basin required, which is in
good repair and in good working condition, properly connected to hot
and cold water lines and to an approved water and sewer system.
2. Water heating facilities. Every dwelling unit shall
have supplied water heating facilities which are properly installed
and are maintained in safe and good working condition, capable of
heating water to a temperature as to permit an adequate amount of
water to be drawn at every required kitchen sink, lavatory basin,
bathtub or shower at a temperature of not less than one hundred twenty
degrees Fahrenheit (120°F).
3. Plumbing fixtures. Every dwelling unit and structure
covered by this Chapter shall have water lines, plumbing fixtures,
vents and drains which are properly installed, connected and maintained
in working order and shall be kept free from obstructions, leaks and
defects and be capable of performing the function for which they are
designed. All repairs and installations shall be made in accordance
with the provisions of the Building Code or Plumbing Code of the Village
and/or County.
[R.O. 2012 §510.120; CC 1987 §46.250]
A. Applicability. Every dwelling unit shall have heating facilities
which are capable of safely and adequately heating all habitable rooms,
bathrooms and water closet compartments within its walls to a temperature
of at least seventy degrees Fahrenheit (70°F) when the outside
temperature is minus ten degrees Fahrenheit (-10°F) and a temperature
of at least sixty degrees Fahrenheit (60°F) when the outside temperature
is less than minus ten degrees Fahrenheit (-10°F).
B. Prohibited Equipment. Gas appliances designed primarily
for cooking or water-heating purposes shall not be considered as heating
facilities within the meaning of this Section. Portable heating equipment
employing flame and the use of liquid fuels or coal does not meet
the requirements of this Chapter and are prohibited.
C. Good Working Condition. The owner shall see that the heating
facilities shall be properly installed, safely maintained and in good
working condition.
[R.O. 2012 §510.130; CC 1987 §46.260]
A. Generally. Every habitable room shall have natural ventilation
or a mechanical ventilation system adequate for the purpose for which
the room is used.
B. Toilet Rooms, Bathrooms And Kitchens. Every toilet room,
bathroom and kitchen shall have adequate ventilation which may be
either an openable window with an openable area of five percent (5%)
of the floor area, mechanical ventilation, or gravity vent flue constructed
with incombustible material leading to the roof of the building, or
a combination of any of these. The gravity vent shall be computed
at an aggregate clear area of not less than five percent (5%) of the
floor area of the room with a minimum area of at least one hundred
twenty (120) square inches. Gravity vents shall be provided with a
weather cap, directional vane or rotary-type ventilation on the roof.
C. Adequacy. A ventilating system maintained in a safe and
good working condition which provides a complete change of air for
the bathroom or water closet compartment every fifteen (15) minutes
shall meet the requirements of this Chapter.