Units
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Fee
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1 to 2
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$100 for 1st unit + $75 for additional unit
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3 to 5
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$125 for Units 1-3 + $50 per unit for Units 4-5
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6 to 9
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$175 for Units 1-6 + $35 per unit for Units 7-9
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10 to 24
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$250 for Units 1-10 + $25 per unit for Units 11-24
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25 to 49
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$350 for Units 1-25 + $15 per unit for Units 26-49
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50+
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$500 for Units 1-50 + $10 per unit thereafter
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101.1, Title, is amended to read:
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101.1. These regulations shall be known as the "Rental Property
Maintenance Code of the Borough of Washington," herein after referred
to as "this code."
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Section 102.3, Application of other codes, is amended
to read:
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102.3 Application of other codes. Repairs, additions or alterations to a structure or changes of occupancy shall be performed in accordance with the procedures and the provisions of the New Jersey Uniform Construction Code. Nothing in this code shall be construed to cancel, modify or set aside any provision of Chapter 94, Zoning and Land Development, of the Code of the Borough of Washington. Where any model code cited within this chapter is found to conflict with the model codes adopted under the New Jersey Uniform Construction Code, the state code requirements shall prevail.
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Section 111.1, Application for appeal, is amended to read:
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111.1 Application for appeal. Any person directly affected by
a decision of the Housing Inspector or a notice or order issued under
this code or regulation adopted pursuant thereto shall have the right
to appeal and shall be granted a hearing before the department head;
provided a written application for an appeal is filed in the office
of the Office of Housing within 20 days after the decision, notice
or order was served. An application for an appeal shall be based on
a claim that the true intent of this code or the rules legally adopted
herein have been incorrectly interpreted, the provisions of this code
do not fully apply, or the requirements of this code are adequately
satisfied by other means.
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Section 111.2 Membership of board, and all subsections
(111.2 through 111.2.5), are deleted in their entirety and Section
111.2 is retitled and shall read:
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111.2 Appeals. The department head shall hear all appeals relative
to the enforcement of the code and, after conferring with the Borough
Manager, shall reverse or affirm in whole or in part or modify the
decision, order or notice of the Housing Inspector. The decision of
the department head shall be set forth in writing stating the reasons
and justifications for reversing, modifying or affirming the orders
and decisions of the Housing Inspector.
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Section 111.3, Notice of meeting, is amended to read:
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111.3 Notice of meeting. The department head shall hear all
appeals relative to the enforcement of the Code within 20 days of
receipt of a written application for an appeal. The appellant shall
be notified in writing of the date, time and place of the meeting
or hearings for an appeal.
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Section 111.4, Open hearing, is amended to read:
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111.4 Open hearing. All hearings before the Borough Council
shall be open to the public. The appellant, the appellant's representative,
the Housing Inspector and any person whose interests are affected
shall be given an opportunity to be heard.
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Section 111.4.1, Procedure, is amended to read:
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111.4.1 Procedure. The Borough Council shall adopt and make
available to the public through the Office of Housing procedures under
which a hearing will be conducted. The procedures shall not require
compliance with strict rules of evidence, but shall mandate that only
relevant information be received.
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Section 111.5, Postponed hearing, is amended to read:
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111.5 Postponed hearing. When the department head or a quorum
of Borough Council is not present to hear an appeal, either the appellant
or appellant's representative shall have the right to request
a postponement of the hearing. A quorum shall consist of not less
than 2/3 of the Borough Council membership.
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Section 111.6, Board decisions, is retitled and amended
to read:
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111.6 Borough Council decisions. The Borough Council shall modify,
reverse or affirm the decisions of the Housing Inspector or the department
head only by a concurring vote of a majority of the total members
present for the hearing. Failure to secure such concurring votes shall
be deemed a confirmation of the department head's decision.
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Section 111.6.1, Records and copies, is amended to read:
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111.6.1 Records and copies. The decision of the Borough Council
shall be recorded. Copies shall be furnished to the appellant and
to the Housing Inspector.
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Section 111.6.2, Administration, is amended to read:
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111.6.2 Administration. The Housing Inspector shall take immediate
action in accordance with the decision of the Borough Council.
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Section 201.3, Terms defined in other codes, is amended
to read:
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201.3 Terms defined in other codes. Where terms are not defined in this code and are defined in the New Jersey Uniform Construction Code or in Chapter 94, Zoning and Land Development, and other municipal codes of the Borough of Washington, such terms shall have the meanings ascribed to them as in those codes.
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Section 302.3, Sidewalks and driveways, is amended to
read:
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302.3 Sidewalks and driveways. All sidewalks, walkways, stairs,
driveways, parking spaces and similar paved areas shall be kept in
a proper state of repair, free of all snow, ice, mud, debris, overhanging
trees and shrubs which obstruct the walkways and shall be maintained
free from hazardous conditions. If any sidewalk or driveway or portion
thereof by virtue of its state of repair shall constitute a danger
to public health and safety, the sidewalk or driveway or portion thereof
shall be replaced. Steps shall comply with the dimensional requirements
for exterior stairways. Sidewalks that are heaved or cracked with
loose concrete or having open holes will constitute a violation. Sidewalks
heaved greater that two inches must be reset level or replaced. Sidewalks
heaved less that two inches may be filled in and blended with the
adjacent sidewalk. Blended areas shall have a maximum slope of 1:6
pitch. It shall be the responsibility of the property owner to maintain
the sidewalks, curbs and gutters in the public right-of-way which
fronts their property.
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Section 302.4, Weeds, is amended to read:
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302.4 Weeds and trees. All premises and exterior property shall
be maintained free from weeds or plant growth in excess of eight inches
(203.2 mm). All noxious weeds shall be prohibited. "Weeds" shall be
defined as all grasses, annual plants and vegetation, other than trees
or shrubs; provided, however, this term shall not include cultivated
flowers and gardens. The property owner shall ensure that trees growing
on their property do not create a hazardous condition on their property
or directly upon an abutting or adjacent property over which their
tree has grown. A hazardous condition will be deemed to exist if the
tree is decayed and dead or its branches touch a structure or interfere
with any utility wire or hang less than eight feet above the surface
of a street or sidewalk. It shall be the responsibility of the property
owner to cut and maintain the grass strip and eliminate any hazardous
conditions upon their property or on the public right-of-way which
fronts their property.
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Section 303.3 Premises identification, is amended to read:
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303.3 Premises identification. Buildings shall have approved
address numbers placed in a position to be plainly legible and visible
from the street or road fronting the property. These numbers shall
contrast with their background. Address numbers shall be Arabic numerals
or alphabet letters. Numbers shall be a minimum of three inches (76.2
mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Each apartment
within a building shall have its number or letter clearly displayed
on the apartment door, and all buildings on the premises shall be
identified.
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Section 303.7, Roofs and drainage, is amended to read:
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303.7 Roof, sump, and parking area drainage. The roof and flashing
shall be sound, tight and not have defects that admit rain. Roof drainage
shall be adequate to prevent dampness or deterioration in the walls
or interior portion of the structure. Roof drains, gutters and downspouts
shall be maintained in good repair and free from obstructions. Roof,
sump, or parking area water shall not be discharged in a manner that
creates a public nuisance or is creating an adverse condition to neighboring
buildings or property by the creation of mildew, molds or moss due
to dampness, undermining or erosion, ice formation or ponding of water
either on the property producing the water, adjacent private property,
or adjacent public property/public rights-of-way.
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Section 303.12, Handrail and guards, is amended to read:
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303.12 Handrail and guards. Every flight of stairs which is
more than four risers high shall have a handrail on at least one side
of the stairway, and every open portion of the stairway, landing or
balcony which is more than 30 inches above the floor or grade below
shall have guardrails. Handrails shall be not less than 30 inches
nor more than 38 inches high measured vertically above the nosing
of the stair treads. Guardrails shall be not less than 36 inches high
measured vertically above the floor of a porch, landing or balcony.
Existing handrail or guardrail heights of other dimensions may be
approved where in the opinion of the Housing Inspector it should not
represent a hazard. All guardrails shall be properly balustered. Every
handrail and guardrail shall be firmly fastened and capable of supporting
normally imposed loads and shall be maintained in good condition.
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Section 303.14, Insect screens, is amended to read:
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303.14 Insect screens. During the period from April 1 to December
1, every door, window and other outside opening required for ventilation
of habitable rooms, food preparation areas, food service areas, or
any areas where products to be included or utilized in food for human
consumption are processed, manufactured, packaged or stored, shall
be supplied with approved tightly fitting screens of not less than
16 mesh per inch (mesh per 25 mm), and every swinging door shall have
a self-closing device in good working condition.
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Section 304.5, Handrails and guardrails, is amended to
read:
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304.5 Handrails and guardrails. Interior handrails and guardrails
shall comply with the requirements for exterior handrails and guardrails.
Every handrail and guardrail shall be firmly fastened and capable
of supporting normally imposed loads and shall be maintained in good
condition.
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A new Section 304.7, Bathroom and kitchen floors, is added
and shall read:
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304.7 Bathroom and kitchen floors. Every toilet, bathroom and
kitchen floor surface shall be constructed and maintained so as to
permit such floor to be kept in a clean and sanitary condition. Every
floor shall be covered with a moisture-resistant material such as
ceramic tile, vinyl tile, and linoleum, two coats of floor paint approved
for the purpose, similar coatings or suitable carpet if the subflooring
has been sealed in an approved manner.
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A new Section 304.8, Basement floors, is added and shall
read:
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304.8 Basement floors. Every basement or usable portion of a
crawl space shall have a concrete floor for the mitigation of dampness
to the interior parts of a building. New concrete floors shall be
provided with a six-mil polyethylene vapor barrier. When in the opinion
of the Housing Inspector the construction of said floor would be impractical,
the concrete floor may be substituted for two inches of clean stone
with the polyethylene vapor barrier.
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Section 305.1, Accumulation of rubbish or garbage, is
amended to read:
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305.1 Accumulation of rubbish or garbage. All exterior property
and premises, and the interior of every structure, shall be free from
any accumulation of rubbish, garbage or other unused equipment and
appliances such as washers, dryers, refrigerators, water heaters,
furnaces, boilers, and abandoned aboveground oil tanks. Accumulations
of furniture, toys, bicycles, construction supplies and equipment
and other items or personal belongings shall not be stored on the
exterior of the premises or on open porches or decks and only within
an enclosed utility shed or garage. Lawn furniture and ornaments shall
be permitted to be displayed or remain on the exterior of the premises,
provided the furniture or ornaments are constructed or manufactured
of materials approved for exterior use.
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Section 305.3.2, Containers, is amended to read:
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305.3.2 Containers. The operator of every establishment producing
garbage, vegetable waste or other putrescent material shall provide
at all times leakproof containers provided with close-fitting covers
for the storage of such materials until the removal from the premises
for disposal. Approved containers and rules governing placement of
same shall be in accordance with Chapter 47 of the Borough Code.
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Section 501.2, Responsibility, is amended to read:
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501.2 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 chapter. It shall be
the responsibility of the owner to maintain electrical, gas, water
or other utilities for the proper operation of plumbing systems, and
at the time of any required inspection. All fixtures with outlets
emptying into the main sewer, installed in cellars or basements of
any or all buildings within the limits of the Borough of Washington,
are done so solely at the risk of the owner. The Borough of Washington
will not be responsible for any damage or inconvenience sustained
by the property owner due to the backup of sewers into cellars or
basements of any and all buildings where fixtures have been installed
preceding the adoption of this chapter.
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Section 505.4, Water heating facilities, is amended to
read:
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505.4 Water heating facilities. 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, and
laundry facility at a temperature of not less than 105° F. (41°
C.) nor more than 140° F. (60° C.) and shall not exceed 120°
F. (49° C.) at bathtub and shower fixtures. A gas-burning water
heater shall not be located in any bathroom, toilet room, bedroom,
storage closet, 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.
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Section 507.1, General, is amended to read:
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507.1 General. 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. Stormwater from roof drains,
gutters and swales shall not be directed onto neighboring properties,
public or private, including onto easements and rights-of-way other
than those established with the express purpose of conveying drainage,
and shall not be piped or deposited into the sanitary sewer system.
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Section 601.2, Responsibility, is amended to read:
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601.2 Responsibility. 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. It shall be the responsibility
of the owner to maintain electrical, gas, water or other utilities
for the proper operation of the mechanical and electrical systems
and at the time of any required inspection.
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Section 602.3, Heat supply, is amended to insert the dates:
October 1 to May 15.
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Section 602.4, Occupiable work spaces, is deleted in its
entirety.
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Section 603.5, Combustion air, is amended to read:
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603.5 Combustion air. A supply of air for complete combustion
of the fuel and for ventilation of the space containing the fuel-burning
equipment shall be provided. The fuel-burning equipment shall not
be located within or obtain combustion air from bathrooms, toilet
rooms or bedrooms.
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A new Section 603.7, Boiler, furnace cleaning and servicing,
is added and shall read:
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603.7 Boiler, furnace cleaning and servicing. All oil or other
solid-fuel-fired boilers or furnaces shall be cleaned and serviced
on a yearly basis. All gas-fired boilers or furnaces shall be serviced
and cleaned as required every two years. Evidence that the boiler
or furnace has been cleaned and serviced in accordance with the above
must be provided to the Housing Inspector upon inspection.
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Section 604.2, Service, is amended to read:
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604.2 Service. The size and use of appliances and equipment
shall serve as a basis for determining the need for additional service
facilities in accordance with the New Jersey Uniform Construction
Code. When the electrical system requires modification to correct
inadequate service, the service requirements shall be a minimum of
60 amperes, 120/240 volts, for apartment dwelling units and 100 amperes,
120/240 volts, for single-family houses. All existing fused panel
boards shall be required to be replaced with a molded circuit breaker
type panel board.
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Section 605.2, Receptacles, is amended to read:
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605.2 Receptacles. Every habitable space in a dwelling shall
contain at least two separate and remote receptacles. Receptacles
shall be provided in every habitable room so that no point along the
floor line of any unbroken wall space is more than 10 feet from a
receptacle within the space. Every laundry area shall contain at least
one grounded-type receptacle or a receptacle with a ground fault circuit
interrupter. Every bathroom shall contain at least one receptacle
adjacent the basin area, and all receptacles located within a bathroom
shall be ground fault protected. All exterior receptacles and all
countertop receptacles located within six feet of the kitchen sink
shall be ground fault protected.
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Section 605.3, Luminaires, is amended to read:
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605.3 Lighting fixtures. Every habitable room, public hall,
interior or exterior stairway, toilet room, kitchen, bathroom, laundry
room, furnace/boiler room, basement or an attic accessed by a permanent
stairway shall contain at least one permanent electric lighting fixture
that is controlled by a switch near the door leading to the room.
All means of egress stairways must be illuminated and controlled by
a switch that is accessible prior to the use of the stairs.
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A new Section 702.4, Means of egress, is added and shall
read:
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702.4 Means of egress. All hallways, balconies, fire escapes,
stairways, doors, windows, passageways or other means of egress shall
not be blocked or used to store rubbish, garbage or otherwise be used
for the storage of objects which will create a hazardous condition
or block an exitway.
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Section 704.2, Installation, is amended to read:
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704.2 Installation. Approved single-station smoke detectors
shall be installed in the immediate vicinity and within 10 feet of
the bedrooms and on every habitable story of the dwelling, including
the basement. Approved carbon monoxide alarms shall be installed in
the immediate vicinity and within 10 feet of the bedrooms. Existing
120-volt single-station or interconnected smoke detection systems
and carbon monoxide alarms installed in accordance with the New Jersey
Uniform Construction Code shall not be replaced with a system or devices
and alarms which will not provide an equivalent or greater degree
of protection. Multiple-family dwellings shall be required to have
a 120-volt interconnected with battery backup smoke detection system
installed in all common areas, including basements, vestibules, hallways,
stairways and in other common or public elements of the building.
Additional audible alarms shall be installed whenever required under
the provisions of the New Jersey Uniform Construction Code.
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Section 704.2.1, Smoke detectors, is retitled to read:
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704.2.1 Smoke detectors/carbon monoxide alarms. All Use Group
R buildings and dwelling units shall be provided with smoke detectors
and carbon monoxide alarms in accordance with this section and shall
be installed in accordance with the building and fire protection subcodes.
All detectors and alarms shall be equipped with a manual test button.
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Section 704.2.3, Power source, is amended to read:
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704.2.3 Power source. In Group R occupancies, single-station
smoke alarms may be battery-operated or shall receive their primary
power from the building wiring, provided that the power is provided
by a utility source. Multiple-occupancy dwellings or mixed-use buildings
with dwelling units shall be provided with a separate building electric
panel and meter to provide the power source for the required detection/alarm
systems. This electrical panel may serve other common electrical or
power requirements for the building.
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A new Section 704.2.5, Tampering with smoke detectors
and carbon monoxide alarms, is added and shall read:
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704.2.5 Tampering with smoke detectors and carbon monoxide alarms.
It shall be unlawful for any tenant, occupant, owner or any other
person to tamper with, damage, destroy, steal, paint or do anything
to cause such detectors or alarms to malfunction or fail to operate.
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