This article shall be known as "Housing Standards Applicable
to Residential Premises."
The purpose of this article is to provide basic and uniform
standards, in terms of performance objectives, implemented by specific
requirements, governing the condition, occupancy and maintenance of
residential premises and establishing reasonable safeguards for the
safety, health and welfare of the occupants and users thereof.
This article shall apply to residential premises as follows:
A.
Lots, plots or parcels of land on which residential buildings, buildings
of mixed occupancy or accessory structures are located.
B.
Residential buildings, including one- and two-family dwellings and multiple dwellings, except as specifically excluded in § 79-4.
C.
Residential occupancies in buildings of mixed occupancy.
D.
Accessory structures accessory to residential occupancies.
This article shall not apply to mobile homes and mobile home
courts or to transient type occupancies and uses, including but not
limited to nursing and convalescent homes, hotels, motels, tourist
camps, farm labor camps, travel trailers and trailer parks and other
forms of temporary housing.
A.
The provisions of this article shall supersede local laws, ordinances,
codes or regulations to the extent that such laws, ordinances, codes
or regulations are inconsistent with the provisions of this article,
provided that nothing herein contained shall be construed to prevent
the adoption and enforcement of a law, ordinance, code or regulation
which is more restrictive or establishes a higher standard than those
provided in this article, and such more restrictive requirement or
higher standard shall govern during the period in which it is in effect.
B.
Where a provision of this article is found to be in conflict with
a provision of a zoning, building, electrical, plumbing, fire, safety,
health, water supply or sewage disposal law or ordinance or regulation
adopted pursuant thereto or other local law, ordinance, code or regulation,
the provision or requirement which is the more restrictive or which
establishes the higher standard shall prevail.
[Amended 10-16-1990 by L.L. No. 2-1990]
Installations, alterations and repairs to residential premises
and materials, assemblies and equipment utilized in connection therewith
shall be reasonably safe to persons and property and in conformity
with applicable statutes of the State of New York and orders, rules
and regulations issued by authority thereof. Conformity of such work,
materials, assemblies or equipment with the applicable requirements
of the New York State Building Construction and Uniform Fire Prevention
Code shall be prima facie evidence that the same is reasonably safe
to person and property.
As used in this article, the following terms shall have the
meanings indicated:
A structure, the use of which is incidental to that of the
residential building and which is located on the same premises.
A use, occupancy or tenancy customarily incidental to the
principal use or occupancy of a residential building. Such accessory
uses may include, among others, the following: offices for the building
management; dining rooms, banquet rooms, public kitchens, and ballrooms;
recreation and play rooms; laundries for the use of tenants and occupants
and in connection with the management and operation of a residential
building; maintenance and work shops; storage rooms for linen, bedding,
furniture, supplies and tenants' equipment and effects; rooms or space
for the incidental sale or display of merchandise to occupants and
tenants, such as newspaper, candy and cigar stands; and garages within
a residential building or on the premises thereof used primarily for
the storage of passenger-type motor vehicles.
Approved by the administrative officer under the regulations
of this article or approved by an authority designated by law or this
article.
That space of a building that is partly below grade which
has more than 1/2 of its height, measured from floor to ceiling, above
the average established curb level or finished grade of the ground
adjoining the building.
Enclosed space containing one or more bathtubs or showers,
or both, and which may also contain water closets, lavatories or fixtures
serving similar purposes. See definition of "toilet room."
A structure wholly or partially enclosed within exterior
walls or within exterior or party walls and a roof, affording shelter
to persons, animals or property.
That space of a building that is partly or entirely below
grade, which has more than 1/2 of its height, measured from floor
to ceiling, below the average established curb level or finished grade
of the ground adjoining the building.
One or more rooms with provision for living, cooking, sanitary
and sleeping facilities arranged for the use of one family.
Building containing not more than one dwelling unit occupied
exclusively for residential purposes.
Building containing not more than two dwelling units occupied
exclusively for residential purposes.
A way of departure from the interior of a building or structure
to the exterior at street or grade, including doorways, passageways,
hallways, corridors, stairways, ramps, fire escapes and all other
elements necessary for egress or escape.
A household constituting a single housekeeping unit occupied
by one or more persons.
A specification, code, rule, guide or procedure in the field
of construction or related thereto, recognized and accepted as authoritative.
Natural surface of the ground or surface of ground after
completion of any change in contour, abutting a building or premises.
Space occupied by one or more persons for living, sleeping,
eating or cooking. Kitchenettes shall not be deemed to be habitable
space. See definitions of "nonhabitable space," "public space" and
"exit."
The presence, within or contiguous to a dwelling, dwelling
unit, lodging house, lodging unit or premises, of insects, rodents,
vermin or other pests.
Space, 60 square feet or more in floor area, with a minimum
width of five feet, used for cooking or preparation of food.
Space, less than 60 square feet in floor area, used for cooking
or preparation of food.
A multiple dwelling used primarily for the purpose of furnishing
lodging, with or without meals, for compensation.
A room or group of rooms forming a single habitable unit,
used or intended to be used for lodging.
Occupancy of a building in part for residential use and in
part for some other use not accessory thereto.
A building containing three or more dwelling units.
A building containing living, sanitary and sleeping facilities
occupied by one or two families and more than four lodgers residing
with either one of such families.
A building with one or more sleeping rooms, other than a one-
or two-family dwelling, used or occupied by permanent or transient
paying guests or tenants.
A building with sleeping accommodations for more than five persons
used or occupied as a club, dormitory, fraternity or sorority house
or for similar uses.
A building used or occupied as a convalescent, old-age or nursing home but not including private or public hospitals or public institutions. (See § 79-4 for certain multiple dwellings not within scope of this chapter.)
See definition of "multiple dwelling."
The Village of Canajoharie.
[Amended 10-16-1990 by L.L. No. 2-1990]
Space used as a kitchenette or for pantries; bath, toilet,
laundry, rest, dressing, locker, storage, utility, heater and boiler
rooms; closets; and other spaces for service and maintenance of the
building; and those spaces used for access and vertical travel between
stories. See definitions of "habitable space," "public space" and
"exit."
The water supply system, the drainage system, the vent system,
fixtures and traps, including their respective connections, devices
and appurtenances within the property lines of the premises.
Water which is approved for drinking, culinary and domestic
purposes.
Space within a residential building for public use, such
as lobbies; lounges; reception, ball, meeting, lecture and recreation
rooms; banquet and dining rooms and their kitchens; and swimming pools.
Liquid waste containing animal or vegetable matter in suspension
or solution, and which may include industrial wastes and liquids containing
chemicals.
An assembly of materials forming a construction framed of
component structural parts for occupancy or use, including buildings.
Enclosed space, containing one or more water closets, which
may also contain one or more lavatories, urinals and other plumbing
fixtures. See definition of "bathroom."
Supply and removal of air to and from a space by natural
or mechanical means.
Ventilation by power-driven devices.
Ventilation by opening to outer air through windows, skylights,
doors, louvers or stacks, with or without wind-driven devices.
A.
Buildings occupied in whole or in part as defined in this article
shall comply with the requirements hereinafter set forth concerning
occupancy, size, light and ventilation in order to provide a safe
and healthful environment.
B.
The term "accessory use" shall have a uniform meaning and shall apply
in the same manner and under the same conditions or restrictions to
all residential buildings.
Buildings, for the purpose of this chapter, shall be classified
in respect to their occupancies as follows:
A.
One- and two-family dwellings. Buildings containing one or two dwelling
units with less than four lodgers residing with a family in either
one of such dwelling units.
B.
Multiple dwellings.
(1)
Buildings containing one or two dwelling units with more than four
lodgers with a family in either one of such dwelling units.
(2)
Buildings containing three or more dwelling units.
(3)
Apartment houses and apartment hotels.
(4)
Lodging houses.
(5)
Buildings with sleeping accommodations for more than five persons,
used or occupied as a club, dormitory, fraternity or sorority house
or for similar uses.
(6)
Garden apartments.
C.
Accessory structures. Garages, carports and similar type structures
on residential premises.
A.
In dwelling units, the maximum number of occupants shall be limited
to the number determined on the basis of the floor area of habitable
rooms, other than kitchens, as follows: one occupant per room having
floor area of at least 80 but less than 120 square feet, two occupants
per room having floor area of at least 120 but less than 180 square
feet and three occupants per room having floor area of 180 or more
square feet.
B.
In lodging units, the maximum number of occupants shall be limited
to the number determined on the same basis as for dwelling units.
C.
In buildings occupied as clubs, dormitories or sorority or fraternity
houses and providing sleeping accommodations for more than five persons,
the maximum number of occupants so accommodated in any habitable room
shall be limited to the number determined on the basis of the floor
area, in square feet, of the room divided by 50 square feet per occupant.
A.
It shall be prohibited to use for sleeping purposes any kitchen,
nonhabitable space or public space.
B.
It shall be prohibited, in lodging houses, to use for dining purposes
any communal kitchen containing less than 100 square feet of floor
area or any nonhabitable space or public space other than dining space.
C.
It shall be prohibited to prepare or eat meals in lodging units.
D.
It shall be prohibited to use any cellar space as habitable space.
A.
Size.
(1)
Habitable space shall have minimum ceiling height of seven feet six
inches over 50% of the floor area; and the floor area where the ceiling
height is less than five feet shall not be considered in computing
floor area.
(2)
A dwelling unit shall contain at least one habitable room having
a minimum of 150 square feet of floor area and a minimum horizontal
dimension of 10 feet.
(3)
Kitchens shall have a minimum of 60 square feet of floor area, and
other habitable spaces shall contain not less than 80 square feet
of floor area and shall have a minimum horizontal dimension of seven
feet.
(4)
Every alcove less than 60 square feet in area, except a cooking space
or foyer, shall be deemed to be part of a habitable room. The area
of the opening in the dividing partition between the alcove and the
room shall be at least 80% of the wall area of such partition, measured
on the alcove side, but not less than 40 square feet. The depth of
such alcove shall not exceed 1/2 of its width. The floor area of the
alcove shall be added to the floor area of the room in determining
light and ventilation requirements for the room. An alcove with an
area of 60 square feet or more, but less than the required area of
a habitable room, shall be separately lighted and ventilated as required
for habitable space.
B.
Basements. Basements shall not be deemed habitable space where required
windows are located only on one wall and the depth of the basement
space exceeds four times its clear height.
C.
Light and ventilation.
(1)
Habitable space shall be provided with natural light through one
or more windows, skylights, transparent or translucent panels or any
combinations thereof that face directly on legal open spaces at least
six inches above the adjoining finished grade or are above a roof.
The amount of light shall be equivalent to that transmitted through
clear glass equal in area to 10% of the floor area of the habitable
space.
(2)
Habitable space shall be provided with artificial light.
(3)
Habitable space shall be provided with natural ventilation through
openable parts of windows or other openings in exterior walls that
face legal open spaces above the adjoining finished grade or above
a roof or through openable parts of skylights, providing total clear
ventilation area equal to not less than 5% of the total floor area
of each habitable space.
(4)
Habitable space may also be provided with mechanical ventilation,
in addition to natural ventilation.
D.
Miscellaneous requirements.
(1)
Dwelling units shall be separated from each other and from other
spaces outside the dwelling unit.
(2)
Sleeping rooms within dwelling units shall be separated from each
other and from other spaces outside the sleeping rooms to provide
privacy.
(3)
Lodging units shall be separated from each other and from other spaces
outside the lodging units.
(4)
A communal kitchen or dining room in a lodging house shall be accessible
to the occupants sharing such kitchen or dining room without going
through a dwelling unit or lodging unit of another occupant.
A.
Height. Public space shall have a minimum height of seven feet six
inches measured from finished floor to finished ceiling.
B.
Light and ventilation.
(1)
Public spaces shall be provided with artificial light.
(2)
In public stairs, stairways and passageways, artificial light shall
be electric lighting available at all times so as to afford safe passage
for occupants and users. Such lighting shall conform to the following:
(a)
A sufficient number of fixtures shall be provided so that the
distance between fixtures is not more than 30 feet and so that no
wall is more than 15 feet distant from a fixture.
(b)
Incandescent lighting shall be based on not less than 1/4 watt
per square foot of floor area, except that each fixture shall have
a lamp or lamps with a total of not less than 25 watts.
(c)
Fluorescent lighting shall be based on not less than 1/10 watt
per square foot of floor area, except that each fixture shall have
a lamp or lamps of a total of not less than 15 watts.
(d)
Where under these formulas the calculated wattage does not correspond
to that of a standard lamp, the next larger size shall be used.
A.
Height. Nonhabitable space, except crawl spaces and attics, in multiple
dwellings shall have a minimum height of seven feet measured from
floor to ceiling.
B.
Toilet rooms and bathrooms.
(1)
Toilet rooms and bathrooms in one- and two-family dwellings shall
have provisions for privacy.
(2)
Toilet rooms and bathrooms for dwelling units in multiple dwellings
shall be located within the dwelling units and shall be accessible
from any sleeping room without passing through any other sleeping
room.
(3)
Unless located within dwelling units or directly connected with sleeping
rooms, toilet rooms and bathrooms in multiple dwellings shall be provided
in each story containing habitable space and shall be accessible thereto.
(4)
Toilet rooms for employees in multiple dwellings shall be in separate
rooms for each sex where there are five or more employees, shall be
readily accessible to such employees and shall not open directly into
any public kitchen or other public space used for the cooking or preparation
of food.
(5)
In one- and two-family dwellings, bathrooms and toilet rooms shall
be provided with floors of moisture-resistant material.
(6)
In multiple dwellings, floors of bathrooms, toilet rooms and similar
spaces shall be waterproof; such waterproofing shall extend six inches
or more above floors except at doors, so that floors can be flushed
or washed without leaking.
C.
Light and ventilation.
(1)
Kitchenettes, bathrooms and toilet rooms shall be provided with artificial
light appropriate for the use of such rooms.
(2)
Laundry rooms, furnace rooms and similar nonhabitable space shall
be provided with artificial light appropriate for the intended use
of such rooms.
(3)
Stairs shall be provided with artificial light to allow safe ascent
or descent.
(4)
Kitchenettes, bathrooms and toilet rooms shall be provided with ventilation
in accordance with either of the following:
(a)
Natural ventilation as required for habitable space, except
that such openable areas shall be not less than 1 1/2 square
feet for bathrooms or toilet rooms and not less than three square
feet for kitchenettes; or
(b)
Mechanical ventilation exhausting not less than 25 cubic feet
per minute for bathrooms and toilet rooms and not less than 100 cubic
feet per minute for kitchenettes.
(5)
Spaces in multiple dwellings which contain central-heat-producing,
air-conditioning and other equipment shall be ventilated to the outer
air, and air from these spaces shall not be recirculated to other
parts of the building.
(6)
Ventilation shall be provided in unheated attics, spaces below flat
roofs and crawl spaces. Location and net areas of ventilation openings
shall be such as to minimize deterioration of structural members from
condensation or other causes, in conformity with generally accepted
standards.
A.
Safe, continuous and unobstructed exit shall be provided from the
interior of the building to the exterior at street or grade level.
B.
Exits shall be arranged, constructed and proportioned so that occupants
may escape safely from the building in case of emergency.
C.
In one- and two-family dwellings, in addition to a primary exit from
the building, there shall be provided a secondary exit or, in lieu
thereof, one or more exit openings for emergency use.
D.
In multiple dwellings, approved exits shall be provided.
A.
Buildings and parts thereof shall be maintained so as to be capable
of sustaining safely their own weight and the loads to which they
may be subject.
B.
Buildings shall be maintained so that loads are transmitted to the
soil without undue differential settlement, unsafe deformation or
movement of the building or of any structural part.
C.
Buildings shall be maintained so that protection is provided for
all structural members which may become structurally unsound if left
unprotected. Causes of such deterioration include, among others, action
of freezing and thawing, dampness, corrosion, wetting and drying and
termites and other destructive insects.
D.
Buildings built in soil which is water-bearing at any season of the
year shall be maintained so that ground- and surface water will not
penetrate into habitable spaces, basements and cellars.
A.
Foundation walls shall be maintained so as to be structurally sound
and to prevent entrance of moisture, termites and vermin. Such protection
shall consist of shoring where necessary, subsoil drains at footings,
grouting of masonry cracks, waterproofing of walls and joists and
other suitable means.
B.
Exterior walls and wall components shall be maintained so as to prevent
deterioration due to the elements and destructive insects. Such maintenance
shall consist of painting, installation or repair of walls, copings
and flashings, waterproofing of joints, waterproof coatings, installation
or repair of termite shields, poison treatment of soil or other suitable
means.
C.
Roofing shall be maintained in watertight condition so as to prevent
leakage into the building. Such maintenance shall consist of repairs
of roofing, flashings, waterproof coatings or other suitable means.
A.
Crawl spaces shall be maintained free of moisture, and the flow of
air from such spaces into walls above shall be effectively barred
so as to prevent deterioration of structural members. Such provisions
shall consist of maintenance of openings in foundation walls to provide
adequate circulation of air in the crawl space, covering the ground
in the crawl space with a moisture barrier, installation of drains
outside the structure if the crawl space is below surrounding grade,
blocking openings in stud walls to prevent flow of air and moisture
into walls, frequent destruction of termite tubes from the soil to
wood floor members above, poison treatment of soil and other suitable
means.
B.
Structural members shall be maintained so as to be structurally sound.
Such protection shall consist of shoring, reinforcement or repair
where necessary, frequent destruction of termite tubes or other appropriate
means.
C.
Chimneys and flues shall be maintained so as to be structurally sound
and to prevent leakage of gases into the structure. Such maintenance
shall consist of clearing flue stoppages, sealing open joints, repairing
masonry where necessary and other suitable means.
D.
Ceilings and walls shall be maintained so that parts which become
loose or defective do not constitute a hazard to occupants. Such maintenance
shall consist of removing and replacing loose or defective sections.
E.
Toilet room and bathroom floors shall be maintained so as to prevent
leakage of water through the floor, under normal conditions of use
and floor washing, and resultant deterioration or defects in structural
members and ceilings below. Maintenance shall consist of repairs which
effectively provide the moisture- and waterproof qualities required
for the particular floor.
It shall be prohibited to accumulate or store:
A.
On residential premises, except in approved locations, any highly
flammable or explosive matter, such as paints, volatile oils, cleaning
fluids and similar materials, or any combustible refuse liable to
spontaneous combustion, such as wastepaper, boxes, rags or similar
materials.
B.
Materials on fire escapes or stairs, in stairways or passageways,
at doors or windows or in any other locations where, in the event
of fire, such materials may obstruct egress of occupants or interfere
with firefighting operations.
A.
Walls and ceilings shall be maintained free from cracks and openings
which would permit flames or excessive heat to enter the concealed
space.
B.
In buildings of mixed occupancy, nonresidential space shall be separated
from residential space by approved fire separations which will retard
the spread of fire.
C.
Garages in or attached to a residential building shall be separated
from other spaces in the building by approved fire separations which
will retard the spread of fire and prevent flammable or toxic vapors
originating within the garage from being transmitted to other parts
of the building.
Interior finish materials for acoustical correction, surface
insulation and decorative treatment on the surfaces of walls and ceilings,
and interior trim shall be of materials that will not, in burning,
give off excessive amounts of smoke or objectionable gases.
A.
Fireplaces and similar construction used or intended to be used for
burning fuel in open fires shall be connected to approved chimneys
and shall be installed so that nearby or adjacent combustible material
and structural members shall not be heated to unsafe temperatures.
B.
Hearths and linings or other parts of fireplaces exposed directly
to flame shall be of materials that will not melt, disintegrate, spall
or shatter at high temperatures.
C.
Wood mantels and trim on fireplaces shall be placed and attached
so that they cannot be heated to unsafe temperatures or ignited by
sparks or embers from the fire.
A.
Plumbing, heating, electrical, ventilating, air-conditioning, refrigerating,
cooking, fire-protection and radiation-production equipment, elevators,
dumbwaiters, escalators and other mechanical additions, installations
or systems for the use of the building shall be installed, located
and maintained so that under normal conditions of use such equipment
and systems will not be a danger to health or welfare, a danger because
of structural defects or a source of ignition or a radiation hazard
and will not create excessive noise, or otherwise become a nuisance.
Equipment and systems include but are not limited to apparatus, devices,
fixtures, piping, pipe hangers, pipe covering, wiring, fittings and
materials used as part of or in connection with such installations.
B.
Equipment and systems subject to damage from freezing shall be adequately
protected against freezing.
C.
Moving parts of equipment which may be a potential hazard shall be
guarded to protect against accidental contact.
B.
Water supply.
(1)
Potable water from an approved source shall be available at all times
in residential buildings. The domestic water supply system of the
building shall be connected to such approved source and shall not
be subject to contamination. When supplied from a public source, the
potable water supply system shall not be connected to private or unsafe
water supplies.
(2)
Water supply systems shall be installed and maintained so as to provide
at all times a supply of water to plumbing fixtures, devices and appurtenances
in sufficient volume and at pressures adequate to enable them to function
satisfactorily and without undue noise under all normal conditions
of use.
(3)
Water supply systems shall be installed and maintained so that water
used for purposes of cooling or heating shall not be reintroduced
into the domestic water supply system or be distributed through such
equipment to plumbing fixtures.
(4)
Hot water supply systems shall be provided with safety devices arranged
to relieve hazardous pressures and excessive temperatures.
C.
Sewage drainage system.
(1)
Plumbing fixtures shall be drained to a sewage drainage system and
such system shall be connected to a public sewer or to an adequate
and approved system of sewage disposal.
(2)
Where a public sewer is not available, a system shall be provided
to receive and dispose of sewage without health hazard or nuisance.
(3)
Sewage or other waste which may be deleterious to surface or subsurface
waters shall not be discharged into the ground or into a waterway
unless it has first been rendered harmless through subjection to treatment
in conformity with generally accepted standards.
(4)
Substances which will clog the pipes, produce explosive mixtures,
destroy the pipes or their joints or interfere unduly with the sewage
disposal process shall not be discharged into the building drainage
system unless it is provided with approved devices suitable for intercepting
such substances.
(5)
Each fixture directly connected to the sewage drainage system shall
be equipped with a water-seal trap.
(6)
Adequate cleanouts shall be provided and maintained so that the pipes
may be readily cleaned.
(7)
The drainage system and its attendant vent piping shall be maintained
so as to provide adequate circulation of air in all pipes in order
that siphonage, aspiration or pressure will not cause a loss of trap
seal under ordinary conditions of use.
(8)
Each vent terminal to the outer air shall be installed and maintained
so as to minimize the possibilities of clogging, frost closure, the
return of foul air to the building or the creation of a nuisance to
adjacent premises.
(9)
Drains provided for fixtures, devices, appliances or apparatus containing
food, water, sterile goods or similar materials shall be equipped
with air breaks adequate to prevent contamination or such contents
from any possible backup of sewage through the direct or indirect
drainage piping.
D.
Storm drainage.
(1)
Roofs and paved areas, including yards and courts, shall be drained.
Storm drainage shall be conveyed to an adequate and approved system
of stormwater disposal where available. Storm drains shall be discharged
in such manner that water will not flow onto sidewalks.
(2)
Where a drainage system may be subject to backwater, suitable provision
shall be made to prevent-its overflow into the building.
(3)
Leaders and gutters, if used, shall be constructed of noncombustible
material, except that wood leaders and gutters may be used for buildings
not more than three stories high.
E.
Plumbing facilities.
(1)
Buildings and portions thereof shall be provided with plumbing systems
designed to dispose of the sewage from all fixtures and to furnish
cold water to every water closet and urinal and hot and cold water
to every sink, lavatory, bathtub and shower required therein. In multiple
dwellings, hot water shall be furnished within a temperature range
of 130° F. to 140° F. from 6:00 a.m. to 12:00 midnight.
(2)
There shall be provided within each dwelling unit, plumbing fixtures
consisting of at least one kitchen sink, one water closet, one bathtub
or shower and one lavatory.
(3)
Where multiple dwellings contain sleeping accommodations arranged
as individual rooms or suites, for each multiple of six sleeping rooms
or fraction thereof, there shall be provided plumbing fixtures consisting
of at least one water closet, one bathtub or shower and one lavatory.
(4)
Where multiple dwellings contain sleeping accommodations arranged
as a dormitory, for each multiple of 15 persons or fraction thereof
so accommodated, there shall be provided and located adjacent thereto
plumbing fixtures consisting of at least one water closet, one bathtub
or shower and one lavatory.
(5)
Urinals may be substituted in men's toilet rooms for not more than
1/3 of the required number of water closets.
(6)
Privies, privy vaults and outhouses shall be prohibited on residential
premises.
F.
Plumbing fixtures.
(1)
Plumbing fixtures shall be made of smooth nonabsorbent material and
shall be free from concealed fouling surfaces.
(2)
Plumbing fixtures shall be so spaced as to be reasonably accessible
for their intended use.
(3)
Plumbing fixtures shall be located in spaces that are accessible,
lighted and ventilated.
G.
Swimming pools.
(1)
Water supply used for filling or for cleaning of the pool shall be
clean. Water supply shall be protected against potential pollution
from all sources, including cross-connection and backflow.
(2)
Drains shall be provided so that the pool can be safely and adequately
drained. Drains shall be provided in floors surrounding the swimming
pool and arranged so that water from such areas will drain without
entering the pool.
(3)
Filtering, sterilizing and auxiliary equipment, where required, shall
be adequate to maintain the sanitary quality of water during each
period the pool is in use. Equipment containing gases or disinfectants
capable of giving off irritating toxic or flammable fumes shall be
located in ventilated rooms.
(4)
The installation shall be arranged and maintained to prevent dirt,
sand or other foreign matter from entering the bathing area.
H.
Water supply tanks.
(1)
Water supply tanks shall be installed and maintained so as to be
watertight, verminproof, rodentproof, resistant to corrosion and capable
of withstanding the working pressures under normal operation.
(2)
Supports for tanks shall be of noncombustible construction.
(3)
Tanks and their supports shall not be used to support equipment or
structures other than for tank use, except where specially designed
for such other use.
(4)
Means for emptying water supply tanks shall be provided and maintained
in proper working condition.
(5)
Potable water supply tanks for domestic supply and standpipe or automatic
sprinkler systems shall be installed and maintained to furnish water
in sufficient quantity and pressure for such systems.
A.
General requirements.
B.
Shutoff valves.
(1)
Gas piping systems shall have at least one accessible means for shutting
off all gas supply, and such means shall be maintained in good operating
condition.
(2)
An easily accessible shutoff valve or cock shall be provided in the
piping in close proximity to and ahead of every outlet for gas appliance.
C.
Service equipment for gas supplied from utility mains. Gas services,
gas meters and gas pressure regulators shall be located so that they
are protected from damage.
D.
Gas refrigerators and ranges. Gas refrigerators and ranges shall
be installed with clearance for ventilation and shall be maintained
in good operating condition.
E.
High-pressure gas. Any service connection supplying gas at a pressure
in excess of a gage of one pound per square inch shall be provided
with a device to reduce such pressure to not more than a gage of 1/2
pound per square inch prior to entering the meter, except where such
service supplies equipment using gas at high pressures.
F.
Liquefied petroleum gas.
(1)
Undiluted liquefied petroleum gas in liquid form shall not be conveyed
through piping equipment and systems in buildings.
(2)
Liquefied petroleum gas shall not be vaporized by devices utilizing
open flames or open electrical coils.
(3)
Where two or more containers are installed, connection shall be arranged
so that containers can be replaced without shutting off the flow of
gas to equipment.
(4)
Containers shall be designed, stored and located so as not to be
a hazard to the premises served or to the surrounding property.
(5)
Systems shall be provided with safety devices to relieve excessive
pressures and shall be arranged so that the discharge terminates at
a safe location.
(6)
Systems shall have at least one accessible means for shutting off
the gas. Such means shall be located outside the building and shall
be maintained in good operating condition.
A.
General requirements.
(1)
Residential buildings intended for occupancy between the first day
of November and the first day of May of the following year shall be
provided with heating equipment designed to maintain a temperature
of not less than 70° F. at a distance of three feet and more from
exterior walls and at a level of five feet above the floor in habitable
spaces, kitchenettes, bathrooms and toilet rooms. The capability of
the heating equipment to maintain such indoor temperature shall be
based on the average of the recorded annual minimum outside temperatures
for the locality.
(2)
In multiple dwellings, adequate heat shall be provided to maintain
the indoor temperature in habitable spaces, kitchenettes, bathrooms
and toilet rooms at 70° F. from 6:00 a.m. to 11:00 p.m. when the
outside temperature falls below 55° F.
B.
Smoke control. Fuel-burning heat-producing equipment shall be installed
and maintained so that the emission or discharge into the atmosphere
of smoke, dust, particles, odors or other products of combustion will
not create a nuisance or be detrimental to the health, comfort, safety
or property of any person.
C.
Warm air heating. Ducts and other air-handling equipment used for
heating shall conform to the requirements of such equipment used for
ventilating purposes.
D.
Prohibited locations for heat-producing equipment. Fuel-burning water
heaters shall not be located in sleeping rooms, bathrooms or toilet
rooms.
E.
Fuel supply connection. Fuel-burning equipment shall be permanently
fastened and connected in place. Fuel supply connection to such equipment
shall be made with pipe or tubing of solid metal.
F.
Installation and clearance. Where heat-producing equipment is installed
on or adjacent to combustible materials, the location, insulation,
clearance and the control of the equipment shall be such that the
temperature on the surface of the combustible materials will not exceed
a safe temperature.
G.
Air supply.
(1)
Direct-fired heat-producing equipment and the enclosure in which
it is located shall be provided with a supply of air adequate both
for complete combustion at the rated gross output of the equipment
and for the ventilation of the enclosure to prevent the accumulation
of heat.
(2)
Rooms containing fuel-burning equipment shall have such air supply
provided by means of one or more openings to the exterior or by means
of fixed openings to interior spaces which open to the exterior.
H.
Removal of products of combustion.
(1)
Equipment for burning solid or liquid fuel shall be connected to
suitable chimneys or flues and shall not be connected to gas vents.
Unvented heaters burning liquid fuel shall be prohibited.
(2)
Fuel-burning space heaters located in sleeping rooms or rooms normally
kept closed shall be connected to a suitable chimney, flue or gas
vent.
(3)
Gas-fired equipment shall be connected to a suitable chimney, flue
or gas vent when the discharge of products of combustion into the
space where the equipment is installed would be a hazard.
I.
Safety devices.
(1)
Equipment capable of developing hazardous pressures or temperatures
shall be provided with means to relieve safely such pressures and
temperatures.
(2)
Controls for the safe operation of automatically operated heat-producing
equipment shall be provided to function as follows: when failure or
interruption of flame or ignition occurs, the fuel supply shall be
cut off. When a predetermined temperature or pressure is exceeded,
the input of additional heat shall be prevented or reduced to a safe
rate. When the water level in a steam boiler drops below a predetermined
level, the fuel supply shall be cut off. When failure or interruption
of pilot light or main burner of liquefied petroleum gas equipment
occurs, the fuel supply to each pilot light and main burner shall
be cut off.
J.
Heating of garages. Fuel-burning equipment for garages servicing
multiple dwellings shall be located in heater rooms, except that equipment
burning gas or liquid fuel located in the vehicle storage space shall
be permitted in stories at or above grade where elevated so as not
to be exposed to possible accumulation of flammable gases.
A.
General requirements.
(1)
Chimneys, flues, gas vents and their supports shall be installed
and maintained so as to be structurally safe, durable, smoketight,
noncombustible and capable of withstanding the action of flue gases
without softening, cracking, corroding or spalling.
(2)
Such facilities shall effectively convey the products of combustion
to the outer air.
(3)
Masonry chimneys, except approved prefabricated chimneys, shall have
noncombustible foundations.
(4)
Flue linings shall be capable of withstanding the action of flue
gas without softening, cracking, corroding or spalling at the temperature
to which they will be subjected.
(5)
Openings for smoke pipes or gas vent connections shall be provided
with means for easy connection without restriction of flue.
(6)
No flue shall have smoke pipe or gas vent connections in more than
one story of a building.
(7)
Fuel-burning equipment and fireplaces located in different tenancies
shall not be connected to the same flue.
B.
Firesafety. Chimneys, flues and gas vents shall be installed and
maintained so that under conditions of use, the temperature of any
combustible material adjacent thereto, insulated therefrom or in contact
therewith does not exceed a safe temperature.
C.
Spark arresters. A chimney or flue connected to an incinerator and
a chimney or flue which may emit sparks shall be provided with a spark
arrester of noncombustible construction. Spark arresters shall have
sufficient total clear area to permit unrestricted passage of flue
gases. Openings in spark arresters shall be of such size as to prevent
passage of embers and to minimize clogging by soot.
A.
General requirements.
(1)
Incinerators shall be of adequate capacity for the intended use.
(2)
Flue-fed incinerators shall be equipped with means for burning auxiliary
fuel in sufficient quantity to assure complete combustion of refuse.
(3)
A flue serving an incinerator shall be provided with a substantially
constructed spark arrester.
(4)
Incinerators shall be connected to a suitable noncombustible chimney,
smokestack or flue.
(5)
Connections to incinerators shall provide free passage of refuse
without clogging.
A.
General requirements.
(1)
Electrical wiring and equipment shall be installed in conformity
with generally accepted standards and maintained so as not to be a
potential source of ignition of combustible material or a potential
source of electrical hazard.
(2)
Electrical wiring and equipment shall be firmly secured to the surface
on which it is mounted.
(3)
Electrical wiring and equipment installed in damp or wet locations
or where exposed to explosive or flammable gases or to excessive temperatures
shall be of a type approved for the purpose and location.
(4)
Electrical wiring and equipment shall be protected against excessive
current by properly rated overcurrent devices.
(5)
Electrical wiring and equipment shall be grounded or otherwise protected
by insulation, isolation or guarding so as to minimize the danger
of high voltages from lightning or other causes.
(6)
Electrical equipment which in ordinary operation produces arcs or
sparks shall be enclosed unless separated and isolated from all combustible
material.
(7)
Service equipment and overcurrent protection devices shall be installed
and maintained in a readily accessible location.
B.
Artificial lighting.
(1)
Residential buildings and occupancies shall be wired for electricity,
and lighting equipment shall be installed throughout to provide adequate
illumination for the intended use of each space. Electric wiring system
shall be connected to an adequate source of supply.
(2)
There shall be a switch or other means for controlling a light in
each dwelling unit near the point of entrance to such unit.
C.
Exit and directional signs.
(1)
Exits in multiple dwellings shall be provided with exit and directional
signs visible from the approach to the exits, except that such signs
shall not be required in those portions of a building which contain
dwelling units only or in which exit from sleeping rooms is directly
to the outside.
(2)
Directional signs shall be provided at locations from which the exit
doorway is not readily discernible.
(3)
Such signs shall be worded in plainly legible block letters with
the word "EXIT" for exit signs and the words "TO EXIT" with a suitable
pointer or arrow indicating the direction of exit for directional
signs. Letters for signs shall be conspicuous, readily discernible
and at least six inches high except that for internally illuminated
signs the height of such letters shall be at least 4 1/2 inches.
(4)
Exit and directional signs shall be illuminated either externally
or internally by electric lights and shall be kept illuminated at
all times when the building is occupied.
A.
General requirements.
(1)
Each dwelling unit shall be provided with appropriate cooking and
refrigeration equipment.
(2)
Cooking and refrigeration equipment shall be maintained in good operating
condition.
(3)
Gas-burning cooking equipment shall be permanently fastened and connected
in place. Gas supply connection to such equipment shall be made with
pipe or tubing of solid metal.
(4)
Solid fuel-burning cooking equipment shall be appropriately vented.
B.
Communal cooking and dining facilities. Communal kitchens and dining
rooms shall comply with the following requirements:
(1)
Communal kitchens shall contain at least one kitchen sink, at least
one kitchen gas or electric stove equipped with an oven and not less
than four top burners, at least one electric or gas-type refrigerator
with adequate food storage capacity, but in no case less than eight
cubic feet nominal size. Dining space and eating facilities, where
provided in the kitchen area, shall comply with the requirements for
communal dining rooms.
(2)
Communal dining rooms shall contain at least one dining chair and
two linear feet of dining space for each occupant permitted in a dining
room at any particular time.
B.
Ventilating systems.
(1)
Ventilating systems shall be installed and maintained so that the
rapid spread of heat, flame or smoke through the system will be prevented
and so that, under conditions of use, the temperature of any combustible
material adjacent thereto or in contact therewith will not exceed
a safe temperature.
(2)
Stairways, passageways, exits, shafts, hoistways or attics shall
not be used as plenum chambers.
(3)
Ducts shall be securely fastened in place and appropriately fire-stopped.
(4)
Ducts and other air-handling equipment shall be of noncombustible
material.
(5)
Filters shall be installed and maintained so as not to constitute
a fire or smoke hazard.
(6)
Ducts passing through or located within combustible construction
shall be separated from such construction by a clearance of at least
1/2 inch or by a noncombustible insulating material at least 1/4 inch
thick.
(7)
Air required for ventilation shall be taken from the exterior or
shall be quality-controlled.
(8)
Exhaust air from a dwelling unit or a space whose contents may emit
odors, fumes or vapors shall not be circulated to other occupied spaces
within the building.
C.
Air intake and exhaust openings.
(1)
Air intake and exhaust openings shall be installed, located and maintained
so as not to constitute a hazard or nuisance and so as to prevent
the possibility of fire, smoke, fumes or foreign matter being drawn
into the system.
(2)
Ventilating systems shall be provided with adequate openings for
incoming and outgoing air to obtain the required circulation. Intake
openings shall provide air from an uncontaminated source.
(3)
Where openings for mechanical exhaust are located in spaces that
also contain fuel-burning equipment, there shall be provided fixed
intake openings from the exterior to supply sufficient air so that
the fuel-burning equipment is not adversely affected.
(4)
Exhaust openings shall be located so that the exhaust air will not
create a nuisance.
D.
Ventilation requirements.
(1)
Enclosures or spaces where heat, gases, vapors or odors may accumulate
and become a potential source of hazard or nuisance shall be provided
with adequate means of ventilation to remove such excess.
(2)
Public spaces shall be provided with means for obtaining air supply
for the maximum number of persons for which such spaces are designed.
E.
Safety controls.
(1)
Manually operated controls shall be provided to stop the operation
of all central fan equipment. Such controls shall be conspicuously
identified and in readily accessible locations outside the fan room.
(2)
Every system using recirculated air and serving an assembly space
or more than one fire area or more than one story of a building shall
be provided with controls arranged so that, under abnormal rise in
the temperature of the air in the system, the fans causing normal
circulation shall stop and require manual restart.
(3)
Every system for ventilating an assembly space shall be provided
with an emergency switch conveniently located and with a durable sign
giving instructions for shutting down the system in case of fire.
A.
General requirements. Fuel oil shall be received, stored and conveyed
by means of fixed liquidtight equipment.
C.
Piping.
(1)
Automatically operated boilers and furnaces using fuel oil shall
be provided with remote control to stop the flow of oil during fire
or other emergency.
(2)
Filling, emptying and venting of tanks shall be by means of fixed
piping. Pipes to underground tanks shall be pitched toward tanks.
Terminals of fill and vent pipes shall be located outside buildings
at a safe distance from building openings.
A.
Fire alarm systems. Required fire alarm systems shall be maintained
in proper operating condition at all times.
B.
Sprinkler equipment.
(1)
Required sprinkler equipment shall be maintained in proper operating
condition at all times. Storage of materials shall cause minimum interference
to effective discharge of water.
(2)
Valves controlling water supply to sprinklers shall be secure in
the open position.
(3)
Sprinkler heads shall be maintained free of corrosion and paint.
D.
Portable extinguishers.
(1)
Each oil burner for boiler, furnace or central hot-water heater shall
be provided with an approved hand fire extinguisher or two rounded-bottom
pails filled with sand.
(2)
Portable extinguishers required for fire protection shall be in their
designated locations and in a condition which will permit efficient
operation without delay.
A.
Elevators, dumbwaiters and escalators shall be maintained so as to
be free from physical and fire hazards.
B.
Elevator and power-operated dumbwaiter cars shall be provided with
durable signs in conspicuous locations on which the rated capacity
shall be indicated.
C.
Elevator cars shall be provided with approved means for transmitting
a signal outside the hoistway in case of emergency.
D.
Hoistways and pits shall be maintained free of refuse.
E.
Machine rooms shall be maintained free of oil and grease and shall
not be used for storage of articles or materials unnecessary for the
maintenance of the elevator or dumbwaiter. Flammable liquids shall
not be kept in such rooms.
F.
No person shall at any time make any required safety device or electrical
protective device inoperative, except where necessary during tests,
inspections or maintenance.
Residential premises shall be maintained in conformity with
the provisions of this article so as to assure the desirable residential
character of the property.
A.
Surface and subsurface water shall be appropriately drained to protect
buildings and structures and to prevent development of stagnant ponds.
Gutters, culverts, catch basins, drain inlets, stormwater sewers,
approved combined storm and sanitary sewers or other satisfactory
drainage systems shall be utilized where deemed necessary.
B.
Fences and other minor constructions shall be maintained in safe
and substantial condition.
C.
Steps, walks, driveways, parking spaces and similar paved areas shall
be maintained so as to afford safe passage under normal use and weather
conditions.
D.
Yards and courts shall be kept clean and free of physical hazards.
E.
Heavy undergrowths and accumulations of plant growth which are noxious
or detrimental to health shall be eliminated.
A.
Exterior wood surfaces of buildings and structures that are not inherently
resistant to deterioration shall be periodically treated with a protective
coating of paint or other suitable preservative.
B.
Floors, walls, ceilings, furnishings and fixtures of residential
buildings shall be maintained in clean and sanitary condition.
C.
Accessory structures shall be maintained so as to be free of conditions
detrimental to safety or health.
A.
Grounds, buildings and structures shall be maintained free of insect,
vermin and rodent harborage and infestation. Methods used for exterminating
insects, vermin and rodents shall conform with generally accepted
practice.
B.
Where the potential for rodent or vermin infestation exists, windows
and other openings in basements and cellars shall be appropriately
screened with wire mesh or other suitable materials.
C.
From May 1 to October 1 entrances to residential buildings shall
be provided with self-closing type devices or screens, and windows
and other openings used for ventilation shall be appropriately screened.
Screens shall not be required in rooms located sufficiently high in
the upper stories of multiple dwellings as to be free of mosquitoes,
flies and other flying insects.
Domestic animals and pets shall be kept in an appropriate manner
and shall not be permitted to run at large.
