[Ord. #95-19, § 701]
Although this Code deals primarily with the exterior of the
premises, the Code does require that the interior of the structure
is to be kept in a safe, sanitary and free from dangerous structural
conditions. This requirement is consistent with the BOCA Code.
[1]
Editor's Note: The Property Maintenance Office may only enter the premises if allowed to do so by the resident. If the Property Maintenance Officer has a reasonable belief that dangerous or hazardous conditions may exist within the structure, the Property Maintenance Officer may pursue recourse as provided by law. (See subsection 15-3.4)
[Ord. #95-19 § 701.1]
The interior of a structure and equipment therein shall be maintained
in good repair, structurally sound and in a sanitary condition. Every
occupant shall keep that part of the structure which such occupant
occupies or controls in a clean and sanitary condition. Every owner
of a structure containing a rooming house, a hotel, a dormitory, two
(2) or more dwelling units or two (2) or more nonresidential occupancies,
shall maintain, in a clean and sanitary condition, the shared or public
areas of the structure and exterior property as per the New Jersey
Uniform Construction Code. (N.J.A.C. 5:23 et seq.)
[Ord. #95-19 § 701.2]
The supporting structural members of every structure shall be
maintained structurally sound, and be capable of supporting the imposed
loads.
[Ord. #95-19 § 701.3]
All interior surfaces, including windows and doors, shall be
maintained in good, clean and sanitary conditions. Peeling paint,
cracked or loose plaster, decayed wood, and other defective surface
conditions shall be corrected.
[Ord. #95-19 § 701.4]
Interior and exterior painted surfaces of dwellings and child
and day care facilities, including fences and outbuildings, which
contain in excess of 0.06 percent lead by weight shall be removed
or covered in an approved manner. Any surface to be covered shall
first be marked with warnings as to the lead content of such surface.
Any costs for testing regarding lead-based paints shall be borne by
the premises owner. Any violation or complaint regarding this section
shall be referred to the Camden County Department of Health and Human
Services for enforcement.
[Ord. #95-19 § 701.5]
All interior stairs and railings shall be maintained in sound
condition and good repair.
[Ord. #95-19 § 701.6]
Every handrail and guard shall be firmly fastened and capable
of supporting normally imposed loads and shall be maintained in good
condition.
[Ord. #95-19 § 702.1]
The provisions of this section shall govern the minimum conditions
and standards for light, ventilation and space for the occupancy of
a structure as per the New Jersey Uniform Construction Code. (N.J.A.C.
5:23 et seq.)
[Ord. #95-19 § 702.2]
The owner of the structure shall provide and maintain light,
ventilation and space conditions in compliance with these requirements.
A person shall not occupy as owner-occupant, or permit another person
to occupy any premises that do not comply with the requirements of
this Article.
[Ord. #95-19 § 702.3]
In lieu of the means for natural light and ventilation herein
prescribed, artificial light or mechanical ventilation complying with
applicable building codes shall be permitted.
[Ord. #95-19 § 703.1]
Every habitable space shall have at least one (1) window of
approved size facing directly to the outdoors or to a court. The minimum
total window area, measured between stops, for every habitable space
shall be eight (8%) percent of the floor area of such room, except
in kitchens where artificial light is provided in accordance with
the provisions of the applicable building code. Wherever walls or
other portions of a structure face a window of any room and such obstructions
are located less than three (3) feet (914 mm) from the window and
extend to a level above that of the ceiling of the room, such window
shall not be deemed to face directly to the outdoors nor to a court
and shall not be included as contributing to the required minimum
total window area for the room.
[Ord. #95-19 § 703.2]
Every common hall and stairway, other than in one- (1) and two-
(2) family dwellings, shall be lighted at all times with at least
a sixty (60)-watt standard incandescent light bulb or equivalent for
each two hundred (200) square feet (19 m2) of floor area, provided that the spacing between lights shall not
be greater than thirty (30) feet (9144 mm) Every exterior stairway
shall be illuminated with a minimum of one (1) foot-candle (11 lux)
at floors, landings and treads.
[Ord. #95-19 § 703.3]
All other spaces shall be provided with natural or artificial
light sufficient to permit the maintenance of sanitary conditions,
and the safe occupancy of the space and utilization of the appliances,
equipment and fixtures.
[Ord. #95-19 § 703.4]
Any structures which do not comply with this section and were
built prior to 1977, shall make application to the Construction Official
for an exception to this section.
[Ord. #95-19 § 704.1]
Every habitable space shall have at least one (1) openable window. The total openable area of the window in every room shall be equal to at least forty-five (45%) percent of the minimum glazed area required in subsection 15-27.1.
[Ord. #95-19 § 704.2]
Every bathroom and toilet room shall comply with the ventilation
requirements for habitable spaces as required by subsection 1528.1,
except that a window shall not be required in spaces equipped with
a mechanical ventilation system that complies with the following:
a.
Air exhausted by a mechanical ventilation system from a bathroom
within a dwelling unit shall be exhausted to the exterior and shall
not be recirculated to any space, including the space from which such
air is withdrawn.
b.
Air exhausted by a mechanical ventilation system from all other bathrooms
or toilet rooms shall be exhausted to the exterior without recirculation
to any space, or not more than eighty-five (85%) percent of the exhaust
air shall be recirculated where the system is provided with effective
absorption and filtering equipment.
[Ord. #95-19 § 704.3]
Unless approved through the certificate of occupancy, cooking
shall not be permitted in any rooming unit or dormitory unit, and
a cooking facility or appliance shall not be permitted to be present
in a rooming unit or dormitory unit.
Exception: Where specifically approved in writing by the Property
Maintenance Inspector.
[Ord. #95-19 § 704.4]
Where injurious, toxic, irritating or noxious fumes, gases,
dusts or mists are generated, a local exhaust ventilation system shall
be provided to remove the contaminating agent at the source. Air shall
be exhausted to the exterior and not be recirculated to any space.
[Ord. #95-19 § 704.5]
Clothes dryer venting systems shall be independent of all other
systems and shall be vented in accordance with the New Jersey Uniform
Construction Code (N.J.A.C. 5:23 et seq.) and the manufacturer's instructions.
[Ord. #95-19 § 705.1]
Dwelling units, hotel units, rooming units and dormitory units
shall be arranged to provide privacy and be separate from other adjoining
spaces.
[Ord. #95-19 § 705.2]
Sleeping rooms shall not constitute the only means of access
to other sleeping rooms or habitable spaces.
Exception: Dwelling units that contain fewer than two (2) bedrooms.
[Ord. #95-19 § 705.3]
Pursuant to the New Jersey Uniform Construction Code, every
room occupied for sleeping purposes by one (1) occupant shall contain
at least seventy (70) square feet (7m2)
of floor area, and every room occupied for sleeping purposes by more
than one (1) person shall contain at least fifty (50) square feet
(5m2) of floor area for each occupant thereof.
(N.J.A.C. 5:23 et seq.)
Exception: Any structures which were built prior to 1977 shall
be excepted.
[Ord. #95-19 § 705.4]
Every bedroom shall have access to at least one (1) water closet
and one (1) lavatory without passing through another bedroom.
[Ord. #95-19 § 705.5]
Pursuant to the New Jersey Uniform Construction Code, dwelling
units shall not be occupied by more occupants than permitted by the
minimum occupancy area requirements of Table 705.5 (N.J.A.C. 5:23
et seq.).
|
TABLE PM 705.5
MINIMUM OCCUPANCY AREA REQUIREMENTS
| |||
|---|---|---|---|
|
Minimum occupancy area in square feetb
| |||
|
Space
|
1-2 occupants
|
3-5 occupants
|
6 or more
|
|
Living Rooma
|
No requirements
|
120
|
150
|
|
Dining Rooma
|
No requirements
|
80
|
100
|
|
Kitchen
|
50
|
50
|
60
|
|
Bedrooms
|
Shall comply with subsection 15-29.3
| ||
|
Note a. See subsection 15-29.6 for combined living room/dining room spaces.
| |||
|
Note b. 1 square foot = 0.093m2.
| |||
[Ord. #95-19 § 705.6]
Combined living room and dining room spaces shall comply with
the requirements of Table 705.5 if the total area is equal to that
required for separate rooms and if the space is located so as to function
as a combination living room/dining room.
[Ord. #95-19 § 705.7]
Kitchens, non-habitable spaces and interior public areas shall
not be occupied for sleeping purposes.
[Ord. #95-19 § 705.8]
Habitable spaces, other than kitchens, shall have a clear ceiling
height of not less than seven (7) feet six (6) inches. Hallways, corridors,
laundry areas, bathrooms, toilet rooms and kitchens shall have a clear
ceiling height of not less than seven (7) feet.
Exceptions:
a.
Beams or girders spaced not less than four (4) feet (1219 mm) on
center and projecting not more than six (6) inches (152 mm) below
the required ceiling height, provided that the minimum clear height
is not less than six (6) feet eight (8) inches (2033 mm).
b.
Dropped or furred ceilings over not more than one-half (1/2) of the
minimum floor area required by this Code, provided that no part of
such dropped or furred ceiling is less than seven (7) feet (2134 mm)
in height.
c.
Rooms occupied exclusively for sleeping, study or similar purposes
and having a sloped ceiling over all or part of the room, with a clear
ceiling height of at least seven (7) feet (2134 mm) over not less
than one-third (1/3) of the required minimum floor area. In calculating
the floor area of such rooms, only those portions of the floor area
with a clear ceiling height of five (5) feet (1524 mm) or more shall
be included.
d.
Basement rooms in one- (1) and two- (2) family dwellings occupied
exclusively for laundry, study or recreation purposes, having a ceiling
height of not less than six (6) feet eight (8) inches (2033 mm) with
not less than six (6) feet four (4) inches 1932 mm) of clear height
under beams, girders, ducts and similar obstructions.
[Ord. #95-19 § 705.9]
A habitable room, other than a kitchen, shall not be less than
seven (7) feet (2133 mm) in any plan dimension. Kitchens shall have
a clear passageway of not less than three (3) feet (914 mm) between
counter fronts and appliances or counter fronts and walls.
[Ord. #95-19 § 705.10]
All spaces to be occupied for food preparation purposes shall
contain suitable space and equipment to store, prepare and serve foods
in a sanitary manner. There shall be adequate facilities and services
for the sanitary disposal of food wastes and refuse, including facilities
for temporary storage.
[Ord. #95-19 § 706.1]
The provisions of this chapter and the New Jersey Uniform Construction
Code: National Plumbing Standards, shall govern the minimum plumbing
facilities and plumbing fixtures to be provided.
a.
Responsibility. The owner of the structure shall provide and maintain
such plumbing facilities and plumbing fixtures in compliance with
these requirements. A person shall not occupy as owner-occupant or
permit another person to occupy any structure or premises which does
not comply with the requirements of this Article.
[Ord. #95-19 § 707.1]
Every dwelling unit shall contain its own bathtub or shower,
lavatory, water closet and kitchen sink which shall be maintained
in a sanitary, safe working condition. The lavatory shall be placed
in the same room as the water closet or located in close proximity
to the door leading directly into the room in which such water closet
is located.
[Ord. #95-19 § 707.2]
At least one (1) water closet, lavatory and bathtub or shower
shall be supplied for each four (4) rooming units.
[Ord. #95-19 § 707.3]
Where private water closets, lavatories and baths are not provided,
one (1) water closet, one (1) lavatory and one (1) bathtub or shower
having access from a public hallway shall be provided for each ten
(10) occupants.
[Ord. #95-19 § 707.4]
A minimum of one (1) water closet, one (1) lavatory and one
(1) drinking facility shall be available to employees, as per N.J.A.C.
5:23 et seq. and the National Standard Plumbing Code.
a.
Drinking Facilities. Drinking facilities shall be a drinking fountain,
water cooler, bottled water cooler, or disposable cups next to a sink
or water dispenser. Drinking facilities shall not be located in toilet
rooms or bathrooms.
[Ord. #95-19 § 708.1]
Toilet rooms and bathrooms shall provide privacy and shall not
constitute the only passageway to a hall or other space, or to the
exterior.
[Ord. #95-19 § 708.2]
Toilet rooms and bathrooms serving hotel units, rooming units
or dormitory units, shall have access by traversing not more than
one (1) flight of stairs and shall have access from a common hall
or passageway.
[Ord. #95-19 § 708.3]
Toilet facilities shall have access from within the employees'
regular working area. The required toilet facilities shall be located
not more than one (1) story above or below the employee's regular
working area and the path of travel to such facilities shall not exceed
a distance of five hundred (500) feet (152 m). Employee facilities
shall either be separate facilities or public customer facilities.
Exception: Facilities that are required for employees in storage
structures or kiosks, and which are located in adjacent structures
under the same ownership, lease or control, shall not exceed a travel
distance of five hundred (500) feet (152 m) from the employees' regular
working area to the facilities.
[Ord. #95-19 § 709.1]
All plumbing fixtures shall be properly installed and maintained
in working order, and shall be kept free from obstructions, leaks
and defects and be capable of performing the function for which such
plumbing fixtures are designed. All plumbing fixtures shall be maintained
in a safe, sanitary and functional condition.
[Ord. #95-19 § 709.2]
Plumbing fixtures shall have adequate clearance for usage and
cleaning.
[Ord. #95-19 § 710.1]
Every sink, lavatory, bathtub or shower, drinking fountain,
water closet or other plumbing fixture shall be properly connected
to either a public water system or to an approved private water system.
All kitchen sinks, lavatories, laundry facilities, bathtubs and showers
shall be supplied with hot or tempered and cold running water.
[Ord. #95-19 § 710.2]
The water supply shall be maintained free from contamination,
and all water inlets for plumbing fixtures shall be located above
the flood level rim of the fixture. Shampoo basin faucets, janitor
sink faucets, and other hose bibs or faucets to which hoses are attached
and left in place, shall be protected by an approved atmospheric-type
vacuum breaker or an approved permanently attached hose connection
vacuum breaker.
[Ord. #95-19 § 710.3]
The water supply system shall be installed and maintained to
provide a supply of water to plumbing fixtures, devices and appurtenances
in sufficient volume and at pressures adequate to enable the fixtures
to function properly, safely, and free from defects and leaks.
[Ord. #95-19 § 710.4]
Water heating facilities shall be properly installed, maintained
and capable of providing an adequate amount of water to be drawn at
every required sink, lavatory, bathtub, shower and laundry facility
at a temperature of not less than one hundred ten (110° F) degrees
Fahrenheit (43 degrees C.) and have anti-scalding devices installed
as per the New Jersey Uniform Construction Code (N.J.A.C. 5:23 et
seq.). A gas-burning water heater shall not be located in any bathroom,
toilet room, bedroom or other occupied room normally kept closed,
unless adequate combustion air is provided. An approved combination
temperature and pressure relief valve and relief valve discharge pipe
shall be properly installed and maintained on water heaters.
[Ord. #95-19 § 711.1]
All plumbing fixtures shall be properly connected to either
a public sewer system or to an approved private sewage/septic disposal
system. All sewerage fixtures shall comply with the Township Public
Sewer Ordinance.
[Ord. #95-19 § 711.2]
Every plumbing stack, vent, waste, sewer line and sewer lateral
shall function properly and be kept free from obstructions, leaks
and defects.
[Ord. #95-19 § 712.1]
Drainage of roofs and paved areas, yards and courts, and other
open areas on the premises shall not be discharged in a manner that
creates a public nuisance.
[Ord. #95-19 § 713.1]
The provisions of this section shall govern the minimum mechanical
and electrical facilities and equipment to be provided per the New
Jersey Construction Code (N.J.A.C. 5:23 et seq.)
[Ord. #95-19 § 713.2]
The owner of the structure shall provide and maintain mechanical
and electrical facilities and equipment in compliance with these requirements.
A person shall not occupy as owner-occupant or permit another person
to occupy any premises which does not comply with the requirements
of this chapter.
[Ord. #95-19 § 714.1]
Heating facilities shall be provided in structures as required
by this section.
[Ord. #95-19 § 714.2]
Every dwelling shall be provided with heating facilities capable
of maintaining a room temperature of at least sixty-five (65°F)
degrees Fahrenheit (18 degrees C.) in all habitable rooms, bathrooms
and toilet rooms based on the outside design temperature required
for the locality by the applicable mechanical code.
a.
Heat Supply. Every owner and operator of any building who rents,
leases or lets one (1) or more dwelling units, rooming units, dormitories
or guest rooms on terms, either express or implied, to furnish heat
to the occupants thereof shall supply sufficient heat during the period
from September 15 to April 30 to maintain the room temperatures specified
in this subsection during the hours between 6:30 a.m. and 10:30 p.m.
of each day and not less than sixty (60°F) degrees Fahrenheit
(16 degrees C.) during other hours.
b.
Cooling Supply. Every owner and operator of any building who rents,
leases or lets one (1) or more dwelling units, rooming units, dormitories
or guest rooms on terms, either express or implied, to furnish air
conditioning or cooling mechanisms to the occupants thereof shall
supply sufficient cooling during the period from May 1 to September
14 to maintain the room temperatures at no more than seventy-four
(74°F) degrees Fahrenheit.
c.
Room Temperature Exception. When the outdoor temperature is below the outdoor design temperature required for the locality by the New Jersey Uniform Construction Code—Mechanic Code listed in Article IX, the owner or operator shall not be required to maintain the minimum room temperatures, provided that the heating system is operating at full capacity, with supply valves and dampers in a full open position.
[Ord. #95-19 § 714.3]
Every enclosed occupied work spaces shall be supplied with sufficient
heat during the period from October 1 to April 30 to maintain a temperature
of not less than sixty-five (65°F) degrees Fahrenheit (18 degrees
C.) during all working hours.
Exceptions:
[Ord. #95-19 § 714.4]
The required room temperatures shall be measured at a point
three (3) feet (914 mm) above the floor and three (3) feet (914 mm)
from the exterior walls.
[Ord. #95-19 § 715.1]
All mechanical equipment, fireplaces and solid fuel-burning
appliances shall be properly installed and maintained in a safe working
condition, and shall be capable of performing the intended function.
[Ord. #95-19 § 715.2]
All cooking and heating equipment, components and accessories
in every heating, cooking and water-heating device shall be maintained
free from leaks and obstructions.
[Ord. #95-19 § 715.3]
All fuel-burning equipment and appliances shall be connected
to an approved chimney or vent.
Exception: Fuel-burning equipment and appliances which are labeled
for unvented operation.
[Ord. #95-19 § 715.4]
All required clearances to combustible materials shall be maintained.
[Ord. #95-19 § 715.5]
All safety controls for fuel-burning equipment shall be maintained
in effective operation.
[Ord. #95-19 § 715.6]
A supply of air for complete combustion of the fuel and for
ventilation of the space shall be provided for the fuel-burning equipment.
[Ord. #95-19 § 715.7]
Devices purporting to reduce fuel consumption by attachment
to a fuel-burning appliance, to the fuel supply line thereto, or to
the vent outlet or vent piping therefrom, shall not be installed unless
labeled for such purpose and the installation is specifically approved.
[Ord. #95-19 § 716.1]
Every occupied building shall be provided with an electrical
system in compliance with the requirements of this section and the
New Jersey Uniform Construction Code: National Electrical Code.
[Ord. #95-19 § 716.2]
Where it is found that the electrical system in a structure
constitutes a hazard to the occupants or the structure by reason of
inadequate service, improper fusing, insufficient outlets, improper
wiring or installation, deterioration or damage, or for similar reasons,
the Property Maintenance Inspector shall require the defects to be
corrected to eliminate the hazard.
[Ord. #95-19 § 716.3]
The size and usage of appliances and equipment shall serve as
a basis for determining the need for additional facilities in accordance
with the National Fire Protection Association Code. Every dwelling
shall be served by a main service that is not less than sixty (60)
amperes, three (3) wires.
[Ord. #95-19 § 717.1]
All electrical equipment, wiring and appliances shall be properly
installed and maintained in a safe and approved manner and comply
with the New Jersey Uniform Construction Code — National
Electrical Code.
[Ord. #95-19 § 717.2]
Every habitable space in a dwelling shall contain at least two
(2) separate and remote receptacle outlets. Every laundry area shall
contain at least one (1) grounded G.F.I. type receptacle. Every bathroom
shall contain at least one (1) receptacle.
[Ord. #95-19 § 717.3]
Every public hall, interior stairway, water closet compartment,
bathroom, laundry room and furnace room shall contain at least one
(1) electric lighting fixture.
[Ord. #95-19 § 718.1]
Elevators, dumbwaiters and escalators shall be maintained to
sustain safely all imposed loads, to operate properly, and to be free
from physical and fire hazards.
[Ord. #95-19 § 718.2]
In buildings equipped with passenger elevators, at least one
(1) elevator shall be maintained in operation at all times when the
building is occupied.
Exception: Buildings equipped with only one (1) elevator shall
be permitted to have the elevator temporarily out of service for testing
or servicing.
