Article II Minimum Housing Standards

The premises shall be maintained in a clean, safe and sanitary condition, free from any accumulation of rubbish or garbage.

The premises shall be kept free from infestation by insects, rodents, vermin, or other pests.

The premises shall be kept free from pools of standing water that fail to dissipate within 24 hours of a rain event, other than approved stormwater management facilities.

The premises shall comply in all respects with the Property Maintenance Chapter of the Town Code of Chesapeake Beach.

Exterior structure.

General. The exterior of a structure shall be structurally sound and maintained in good repair and sanitary condition so as not to pose a threat to the health, safety, or welfare of the occupants.

Structural members. Supporting structural members of a structure shall be maintained in a condition that is structurally sound, free from deterioration, and capable of safely bearing the dead and live loads imposed upon them.

Exterior surfaces. All foundations, exterior walls, roofs, and other exterior surfaces shall be maintained in good repair and in a condition that excludes rain, rodents, vermin and other pests.

Exterior walls. Each exterior wall shall be free of holes, breaks, loose or rotting boards or timbers, and other conditions that might admit rain or dampness to the interior portions of the walls or to the occupied area of the structure. All exterior surface materials, including siding, shall be maintained weatherproof and shall be properly surface-coated when required to prevent deterioration.

Roofs and drainage. Roofs shall be maintained in safe and structurally sound condition and in good repair and shall not have defects that might admit rain, roof drainage shall be adequate to prevent rainwater from causing dampness or deterioration of the walls or interior portion of the structure.

Decorative features. All cornices, entablatures, belt courses, corbels, terra-cotta trim, wall facings and similar decorative features shall be maintained in good repair and in safe condition with proper anchorage.

(7)

Building attachments. All canopies, marquees, signs, metal awnings, stairways, fire escapes, standpipes, exhaust ducts, and similar overhang extensions shall be maintained in safe and structurally sound condition and in good repair and shall be protected from the elements and against decay and rust by the periodic application of a weather-coating material such as paint or other protective treatment.

(8)

Chimneys. All chimneys, cooling towers, smokestacks, and similar appurtenances shall be maintained in safe and structurally sound condition and in good repair, and 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 other suitable surface treatment.

(9)

Stairs and porches. Each exterior stair, porch, deck, fire escape, balcony, and all appurtenances attached to them shall be safe to use for their intended purposes and capable of supporting the loads imposed in the ordinary course of residential use and shall be maintained in safe and structurally sound condition and in good repair.

(10)

Doors and window openings. Each window door, and frame shall be maintained so as to exclude rain and rodents, and to substantially exclude wind from entering the structure. Each window and exterior door shall be fitted reasonably in its frame and be weathertight. Each window shall be free of cracks and holes.

(11)

Operable windows. Each window required or intended to be used for ventilation or emergency escape shall be capable of being easily opened from the inside and shall be held in position by window hardware.

(12)

Insect screens. During the period from April 1 to December 1, every door and window or other outside opening used for ventilation purposes shall be supplied with tight-pitting insect screens, except that upon the prior approval of the Code Enforcement Officer, screens may not be required for exterior doors or other types of openings for which screens are impractical, such as openings equipped with air-conditioning units or openings above the fourth floor, alternatives to screens may be required.

(13)

Door hardware. Each exterior door and its hardware shall be maintained in good and secure condition. Door locks on all interior and exterior doors entering housing units shall be in good repair and capable of tightly securing the door.

Interior structure.

General. The interior of a structure and its equipment and facilities shall be maintained in good repair, structurally sound, and in sanitary condition so as not to pose a threat to the health, safety, or welfare of the occupants.

Structural members. The supporting structural members of a structure shall be maintained in a condition that is structurally sound, free of deterioration, and capable of safely carrying the imposed loads.

Interior surfaces, floors, walls (including windows and doors), ceilings, and other interior surfaces shall be maintained in good repair and in a clean, safe and sanitary condition.

Bathroom and kitchen floors. The floor surfaces of each bathroom and kitchen shall be substantially impervious to water and maintained in a condition that permits the floor to be kept in a clean and sanitary condition without undue hardship.

Sanitation. The interior of a structure shall be maintained in a clean and sanitary condition, free from any accumulation of rubbish or garbage. Rubbish and garbage shall be properly kept inside temporary storage facilities. Garbage and rubbish may not be allowed to accumulate or be stored in public halls or stairways.

§ 162-10 Light and ventilation requirements.

Insect and rodent harborage. A structure shall be kept free from infestation of vermin, insects, rodents, or other pests, and where infestation is found, the area shall be promptly subjected to extermination processes that are not injurious to human health. After extermination, proper precautions shall be taken to prevent reinfestation.

(7)

Exit doors. Each door available as an exit shall be capable of being opened easily from the inside.

(8)

Exit appurtenances. All interior stairs and railings and other exit facilities of a structure shall be maintained in sound condition and good repair. Each interior stair used for exit shall be maintained so as to be safe to use and capable of supporting the anticipated loads.

General. All areas in a structure shall be provided sufficient light so as not to endanger health and safety. All areas in a structure shall be provided with natural light or equipment to accommodate artificial light of sufficient intensity and distributed so as to permit the maintenance of sanitary conditions and the safe use of the area and the appliances, equipment and fixtures. In every habitable room, the area of all windows and/or glass doors providing natural light to that room shall equal at least 10% of the floor area of that room.

Common halls and stairways. Every common hall and stairway in a structure, except single-family and two-family structures, shall be adequately lighted at all times with an illumination equivalent to the footcandles provided by at least a sixty-watt standard incandescent light bulb for each 200 square feet of floor area, provided that the spacing between lights shall not be greater than 30 feet. Every exterior stairway shall be illuminated.

Ventilation. All areas of a structures shall be properly ventilated so as not to endanger health and safety. When mechanical ventilation is provided, instead of natural ventilation, the mechanical ventilating system shall be maintained in operation at all times during the occupancy of the structure or any portion of it. When part of the air provided by a mechanical ventilation system is recirculated, the portion of volume of air recirculated shall not be recirculated to a different habitable room or area.

§ 162-11 Plumbing facilities and fixture requirements.

Required plumbing facilities. Each housing unit shall include its own plumbing facilities, which shall be maintained in proper operating condition, can be used in privacy, and are adequate for personal cleanliness and the disposal of human waste. All plumbing facilities shall be constructed of nonabsorbent material, shall have received all necessary and legally required approvals, and shall be maintained in a sanitary and safe working condition.

Minimum plumbing facilities.

Each housing unit shall contain within its walls a water closet, separate from other habitable areas, that affords privacy.

A lavatory shall be placed in the same room as the water closet or located in another room in close proximity to the door leading directly into the room in which the water closet is located. The lavatory shall be supplied with hot and cold running water.

Each housing unit shall contain a room that is equipped with a bathtub or shower supplied with hot and cold running water and that affords privacy to individual users.

Each housing unit shall contain a kitchen sink apart from the required lavatory, the sink shall be supplied with hot and cold running water.

Water supply lines, plumbing fixtures, vents, and drains shall be properly installed, connected and maintained in working order and shall be kept free from obstructions, leaks, and defects and shall 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 applicable building code or plumbing code.

All plumbing fixtures shall be maintained in a clean and sanitary condition that is not conducive to the breeding of insects and rodents, or that does not produce dangerous or offensive gases or odors.

Plumbing fixtures shall be installed to permit easy access for cleaning both the fixture and the area around it.

Water system.

Each sink, lavatory, bathtub or shower, drinking fountain, water closet, or other plumbing facility shall be properly connected to either a public water system or to a private water system that has received all necessary and legally required approvals.

The water supply shall be maintained free from contamination. All water inlets for plumbing fixtures shall be located above the overflow rim of the fixture.

The water supply system shall be installed and maintained to provide at all times a supply of water to plumbing facilities, fixtures, devices, and appurtenances in sufficient volume and at pressures adequate to enable them to functions satisfactorily.

The installation of water heating equipment and facilities shall be subject to all necessary and legally required approvals and permits, properly maintained, and properly connected with hot water lines to the fixtures required to be supplied with the hot water.

Water heating equipment and facilities shall be capable of heating water to such a temperature so as to permit an adequate amount of water to be drawn at every kitchen sink, lavatory basin, bathtub, shower and laundry facility, or other similar facilities, at a temperature of not less than 110° F.

Sewage system.

Each sink, lavatory, bathtub or shower, drinking fountain, water closet or other plumbing facility shall be properly connected to either a public sewer system or private sewage disposal system that has received all necessary and legally required approvals.

Each plumbing stack and waste and sewer line shall be installed and maintained so as to function properly and shall be kept free from obstructions, leaks, and defects to prevent structural deterioration, obstruction of outflow, or other health hazards.

§ 162-12 Mechanical and electrical requirements.

All repairs and installations shall be made in accordance with the provisions of the applicable building or plumbing code.

Heating and cooking facilities and equipment. Each housing unit shall be supplied with sufficient heat or heating equipment capable of supplying sufficient heat during the period from October 1 to May 15 to maintain a room temperature of not less than 65° F. in all habitable areas during the hours between 6:30 a.m. and 10:30 p.m. each day and maintain a temperature of not less than 60° F. during other hours, except that, when the exterior temperature falls below 0° F., and the heating system is operating at is full capacity, the equipment shall be capable of supplying sufficient heat to maintain a minimum room temperature of 60° F. The interior temperature shall be measured at a point three feet above the floor and three feet from exterior walls.

Heating, climate control, and cooking facilities and equipment.

All cooking and heating equipment, and all components of and accessories to heating, cooking, and water heating devices, shall be maintained free from leaks and water flow obstructions and kept functioning properly so as to be free from fire, health, and safety hazards.

All installations and repairs shall be made in accordance with the provisions of the applicable building code, or other applicable laws or ordinances thereto.

A landlord may not provide portable cooking equipment to a tenant to be used inside the premises. A tenant may not use portable cooking equipment inside the premises except food trays or salvers that are certified for sale to consumers as required by state and federal product safety laws and are operating as intended by the manufacturer.

All mechanical equipment used for heating and cooking shall be properly installed and safely maintained in good working condition.

All fuel-burning equipment shall be connected to a chimney, flue, or vent in accordance with applicable Town or state codes or according to the manufacturer's instructions in cases where no Town or state codes apply.

All necessary and legally required clearances to combustible materials shall be maintained.

(7)

All safety controls for fuel-burning equipment shall be maintained in effective operation in accordance with applicable Town or state codes or according to the manufacturer's instructions in cases where no Town or state codes apply.

(8)

A supply of air for complete combustion of the fuel and for ventilation of the space adequate to ensure human health shall be provided for the fuel-burning equipment.

(9)

Devices purporting to reduce gas consumption by attachment to a gas appliance, the gas supply line, or the vent outlet or vent piping may not be used unless labeled for that use and unless the installation has received all necessary and legally required approvals.

(10)

Fireplaces, and other construction and devices intended for use similar to a fireplace, shall be stable and structurally safe and connected to chimneys that have received all necessary and legally required approvals.

(11)

When facilities for interior climate control (heating, cooling, and humidity) are integral functions of housing units, these facilities shall be maintained and operated in accordance with the designed capacity.

Electrical facilities. The following electrical standards shall apply:

Provided that there is usable electric service available from a power line not more than 300 feet away, a structure shall be adequately and safely provided with an electrical system in compliance with the requirements of this section.

Each habitable area in a housing unit shall contain at least one receptacle outlet. Each laundry area and bathroom shall contain at least one grounded-type receptacle. Each kitchen shall contain at least two grounded receptacles.

Each public hall, interior stairway, water closet compartment, bathroom, laundry room, and furnace room shall contain at least one electric lighting fixture.

When the electrical system requires modification to correct a violation of this section, the service shall be corrected to a minimum of 100-ampere, three-wire service.

§ 162-13 Firesafety requirements.

A structure shall be constructed and maintained to prevent and avoid fire hazards and in a manner conducive to firesafety.

Means of egress.

A safe, continuous, and unobstructed means of egress shall be provided from the interior of a structure to the exterior at grade with ready access to a street, yard, court, or passageway leading to a public open area.

Each housing unit shall have access directly to the outside or to a common area that leads directly to the outside.

Each door providing the required means of egress shall be easily opened from the inside.

Each fire escape shall be maintained in safe and working condition and shall be structurally sound.

Each exit sign shall be illuminated and visible.

Each sleeping room, including in a basement, shall have at least one operable window or exterior door for emergency egress or rescue that has received all necessary and legally required approvals.

Accumulations and storage.

Garbage or rubbish may not be allowed to accumulate in stairways, passageways, doors, windows, fire escapes, or other means of egress.

Highly flammable or explosive matter, such as paints, volatile oils, and cleaning fluids, or combustible rubbish, such as wastepaper, boxes, and rags, may not be accumulated or stored on premises except in reasonable quantities consistent with normal usage.

A housing unit may not be located within a structure containing an establishment handling, dispensing, or storing flammable liquids with a flash point of 100° F. or lower.

Fire resistance ratings. Floors, walls, ceilings, and other elements and components that are required by the applicable fire code to comply with a fire resistance rating shall be maintained so that the respective fire resistance rating of the enclosure, separation, or construction is preserved.

Fire protection systems.

Fire protection systems and equipment shall be maintained in proper operating condition at all times.

All housing units shall be provided with at least one approved smoke detector in each sleeping area installed in accordance with state fire laws, Annotated Code of Maryland, Article 38A, § 12A, Smoke Detection Systems.[1] When actuated, the smoke detector shall provide an alarm suitable to warn the occupants.

[1]

Editor's Note: Former Article 38A, § 12A, was repealed by Acts 2003, c. 5, § 1, effective 10-1-2003. See now Annotated Code of Maryland, Public Safety Article, § 9-101 et seq.

Fire suppression systems in housing units so equipped shall be maintained in good condition and free from mechanical defect. Sprinkler heads shall be kept clean and free of corrosion and paint and may not be bent or damaged.

Each portable fire extinguisher in a housing unit so equipped shall be visible and accessible and maintained in an efficient and safe operating condition.