[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020; Ord. No. 5931, 3-10-2025]
A certain document, a copy of which is on file in the office of the City Clerk; such copy being marked and designated as the "International Property Maintenance Code, 2021 Edition," as published by the International Code Council, Inc., is hereby adopted as the Property Maintenance Code of the City of Creve Coeur, Missouri, for the control of property, building and structures as herein provided; and each and all of the regulations, provisions, penalties, conditions, and terms of the International Property Maintenance Code, 2021 Edition, are hereby referred to, adopted and made a part thereof, as if fully set out in this Article, with the additions, insertions, deletions, and changes, prescribed in this Article.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020; Ord. No. 5931, 3-10-2025]
Throughout the International Property Maintenance Code, 2021 Edition, wherever the terms "name of jurisdiction" or "local jurisdiction" appear, it shall be deemed to mean "City of Creve Coeur, Missouri." Likewise, wherever the terms "department of building inspection" or "department of property maintenance inspection" appear, it shall be deemed to mean "Creve Coeur Building Division." Wherever the term "code" appears, it shall mean the International Property Maintenance Code, 2021 Edition, as amended in this Article.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5209 § 1, 8-22-2011; Ord. No. 5693, 4-13-2020; Ord. No. 5836, 4-24-2023; Ord. No. 5931, 3-10-2025]
A. 
Chapter 1 of the International Property Maintenance Code, 2021 Edition, is amended as set forth herein. Each Section, Subsection, or clause of the code that numerically corresponds to one of the following numbered provisions is hereby deleted where so noted or amended to read as set forth below. Each provision set out below without a corresponding Section, Subsection or clause number in the code is hereby enacted and added thereto.
1. 
101.1 Title. These regulations shall be known as the Property Maintenance Code for the City of Creve Coeur, Missouri, hereinafter referred to as "this code."
2. 
101.2 Scope. The provisions of this code shall apply to all existing residential and non-residential structures and premises in addition to the provisions of the codes that were in effect when the existing residential and non-residential structures and premises were built. Where differences occur between the provisions of this code and the provisions of the building, mechanical, electrical and plumbing codes that were in effect when the existing residential and non-residential structures and premises were built, the provisions of the codes that were in effect shall apply. The provisions of this code shall constitute minimum requirements and standards for premises, structures, equipment and facilities for light, ventilation, space, heating, sanitation, protection from the elements, life safety, safety from fire and other hazards, and for safe and sanitary maintenance; the responsibility of owners, operators and occupants; the occupancy of existing structures and premises, and for administration, enforcement and penalties.
Exception: Existing detached single-family dwellings or owner-occupied dwelling units are subject only to the provisions of Section 404 Occupancy Limitations. No other provisions of this code shall apply to existing detached single-family dwellings or owner-occupied dwelling units.
3. 
102.3 Application of other codes. The Building, Mechanical, Electrical, Plumbing, Fuel Gas and Zoning Codes referenced in this code and listed in Chapter 8 of this code shall be considered part of the requirements of this code to the prescribed extent of each such reference. Where differences occur between provisions of this code and referenced codes, the provisions of this code shall apply. Nothing in this code shall be construed to cancel, modify, or set aside any provision of the Zoning Code, Building Codes, Mechanical Code, Electrical Code, Plumbing Code and Fuel Gas Code as adopted by the City of Creve Coeur.
4. 
104.1 Fees. The fees for making inspections, working overtime, issuing certificates of occupancy, penalties and other administrative enforcement activities performed by the building division shall be paid in accordance with the fees established in Appendix B, Community Development and Public Works Fee Schedule, of the City Code of Ordinances.
5. 
104.1.1 Building Code Board of Appeals filing fee. A filing fee of one hundred fifty dollars ($150.00) shall be paid upon the submittal of the written appeal in order for a quorum of the Building Code Board of Appeals to be notified to convene for the purpose of hearing an appeal of a decision of the Building Official as set forth in Section 111. The filing fee shall be refunded to the applicant if the Board reverses the decision of the Building Official.
SECTION 107
MEANS OF APPEAL
6. 
107.1 General. In order to hear and decide appeals of orders, decisions or determinations made by the Code Official relative to the application and interpretation of this code, there is and shall remain a Building Code Board of Appeals. The board shall adopt rules of procedure for conducting its business.
7. 
107.2 Limitations on authority. Any person shall have a right to appeal a decision of the Code Official to the Building Code Board of Appeals. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or an equivalent form of construction shall be allowed to be used. The board shall have no authority to waive requirements of this code.
8. 
107.3 Time limitation and filing procedure. All appeals shall be filed in writing with the Code Official. A written appeal may not be filed more than thirty (30) days after the affected individuals are notified of the Code Official's decision.
9. 
107.3.1 Filing fee. An application for appeal shall not be filed without full payment of the filing fee as set forth in Section 104.1.1. Said filing fee shall be refunded to the applicant if the board reverses the decision of the Code Official.
10. 
107.4 Membership of board. The Building Code Board of Appeals shall consist of five (5) regular members, who shall be residents of the City of Creve Coeur, appointed pursuant to Section 4.4(i) of the City Charter for three-year staggered terms. To the extent possible, based on applications submitted to the City, members of the Building Code Board of Appeals should be representative of the following professions or disciplines: registered architects, builder or superintendent of building construction with ten (10) years of experience, structural engineer, code enforcement professional, mechanical engineer, electrical engineer, civil engineer, fire protection engineer, mechanical contractor, electrical contractor, plumbing contractor, fire protection contractor, or other disciplines associated with the building trades or design professions.
11. 
107.4.1 Chair. The Chair of the Building Code Board of Appeals shall be elected annually by the Board of Appeals.
12. 
107.4.2 Secretary. The City Administrator shall designate a qualified clerk to serve as secretary to the board. The secretary shall file a detailed record of all proceedings in the office of the City Administrator.
13. 
107.4.3 Compensation of members. Members of the Building Code Board of Appeals shall not be compensated for service but shall be reimbursed for actual expenses pursuant to established City policy.
14. 
107.4.4 Code of Ethics for members. All members shall be subject to the City's Code of Ethics.
15. 
107.5 Notice of meeting. The Building Code Board of Appeals shall meet upon notice from the chair, within five (5) calendar days of the filing of a written appeal with the Code Official, or at stated periodic meetings.
16. 
107.6 Open hearing. All hearings before the Building Code Board of Appeals shall be open to the public. Proper public notice shall be given. The appellant, the appellant's representative, the Code Official, and any person whose interests are affected shall be given the opportunity to be heard.
17. 
107.6.1 Procedure. The board shall adopt and make available to the public through the secretary 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.
18. 
107.7 Quorum. Three (3) members of the Building Code Board of Appeals shall constitute a quorum for the purpose of hearing appeals.
19. 
107.8 Board decision. The Building Code Board of Appeals shall only reverse or modify the decision of the code official by a majority vote of the quorum present and voting. Otherwise, the decision shall be deemed to be upheld.
20. 
107.8.1 Notification of decision. The secretary of the board shall notify the appellant and the Building Official of the decision in writing.
21. 
107.8.2 Administration. The Code Official shall take immediate action in accordance with the decision of the board.
22. 
107.9 Court review. Any aggrieved person, whether or not a previous party of the appeal, shall have the right to apply to the appropriate court for a writ of certiorari to correct errors of law. Application for review shall be made in the manner and time required by law following the filing of the decision of the Building Code Board of Appeals in the office of the City Administrator.
23. 
109.4 Violation penalties. Any person who shall violate a provision of this code, or fail to comply therewith, or with any requirements thereof, shall be guilty of an ordinance violation, punishable by a fine of not more than one thousand dollars ($1,000.00). Each day that a violation continues after due notice has been served shall be deemed a separate offense.
24. 
110.4 Unlawful continuance. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be subject to penalties as set forth in Section 109.4.
25. 
112.2 Temporary safeguards. When, in the opinion of the Code Official, there is eminent danger due to an unsafe condition, the Code Official may cause the necessary work to be done in an effort to render such structure temporarily safe, whether or not legal procedure described herein has been instituted. Neither the City or the Code Official or any other City employee shall be deemed to have guaranteed such security or safety or have any liability related to actions or omissions hereunder.
26. 
112.5 Costs of emergency repairs. Costs incurred in the performance of emergency work shall be paid by the City on approval from the Code Official. The City Attorney shall institute appropriate action against the owner of the premises where the unsafe structure is or was located for purpose of recovering such costs and may cause a special tax lien to be placed against the property for such purposes.
SECTION 114
CERTIFICATE OF OCCUPANCY
27. 
114.1 Use and occupancy. It shall be unlawful for any person, owner or agent thereof to reoccupy or re-use, or to permit any person to re-occupy or re-use any existing building, structure, tenant space or dwelling unit for any purpose, including the movement of any furniture, equipment or other personal property into said building, structure, tenant space or dwelling unit, until the Code Official has issued a certificate of occupancy therefor as provided herein.
Exceptions: Detached single-family dwellings, owner-occupied dwelling units and sleeping rooms within hotels, motels or dormitories may be re-occupied or re-used without the issuance of a certificate of occupancy.
28. 
114.2 Application. Upon written request from the owner or prospective tenant of an existing building, structure, tenant space or dwelling unit, the Code Official shall issue a certificate of occupancy, provided that there are not violations of this code or orders of the Code Official pending which are found to exist upon an inspection of the building, structure, tenant space or dwelling unit, and it has been established after inspection and investigation that the proposed occupancy is also in conformance with the Zoning Ordinance of Creve Coeur, Missouri. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the City.
29. 
114.3 Certificate issued. After the Code Official inspects the existing building, structure, tenant space or dwelling unit and finds no violations of the provisions of this code or other City laws, the Code Official shall issue a certificate of occupancy that contains the following:
1.
The date of issuance.
2.
The address of the building, structure, tenant space or dwelling unit.
3.
The name and address of the owner.
4.
Type of use.
5.
Description of occupancy.
6.
Name of the Code Official.
30. 
114.4 Required certificate of occupancy. Failure of the owner or tenant of a building, structure, tenant space or dwelling unit to obtain a certificate of occupancy as required by Section 113.1 shall be deemed a violation of this code and shall subject said owner or penalties as set forth in Section 106.4 and/or fees as set forth in Section 103.5.
31. 
114.5 Suspension of the certificate of occupancy for buildings, structures, and tenant spaces. Any certificate of occupancy shall become invalid if the occupation of the building, structure or tenant space is not commenced within three (3) months or if said occupation is terminated.
32. 
114.6 Suspension of the certificate of occupancy for dwelling units. Any certificate of occupancy for a dwelling unit shall become invalid after one (1) year of the date of issuance or after said occupation is terminated, whichever is longer.
33. 
114.7 Revocation of the certificate of occupancy. The certificate of occupancy shall always be subject to this code and other laws enforced by the Code Official. Non-compliance with the regulations of this code and other laws enforced by the Code Official shall be deemed a violation subject to the penalties set forth herein, and, in addition, the Code Official shall be empowered to revoke the certificate of occupancy issued for the building, structure, tenant space or dwelling unit in question, until such time as the violations are corrected and the building, structure, tenant space or dwelling unit is in compliance with this code and the Zoning Ordinance of Creve Coeur, Missouri. The issuance of a certificate of occupancy shall not relieve the owner or tenant from compliance with all regulations of this code and other applicable regulations.
Section 115
UTILITY COMPANY NOTIFICATION
34. 
115.1 Notification. For any month when there is a change of user of residential rate (rate 001) or non-residential rate (rate 043) electric service within the City, Ameren Missouri Company shall notify the Chief Building Official of the changes, indicating the address and apartment number or unit number in whose name the service is connected or billed.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020; Ord. No. 5931, 3-10-2025]
A. 
Chapter 2 of the International Property Maintenance Code, 2021 Edition, is amended as set forth herein. Each Section, Subsection, or clause of the code that numerically corresponds to one of the following numbered provisions is hereby deleted where so noted or amended to read as set forth below. Each provision set out below without a corresponding Section, Subsection, or clause number in the code is hereby enacted and added thereto.
1. 
201.3 Terms defined in other codes. Where terms are not defined in this code and are defined in the City of Creve Coeur Building Code, St. Louis County Mechanical Code, St. Louis County Electrical Code, St. Louis County Plumbing Code and City of Creve Coeur Zoning Ordinance, such terms shall have the meanings ascribed to them as in those codes.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020; Ord. No. 5931, 3-10-2025]
A. 
Chapter 3 of the International Property Maintenance Code, 2021 Edition, is amended as set forth herein. Each Section, Subsection, or clause of the code that numerically corresponds to one of the following numbered provisions is hereby deleted where so noted or amended to read as set forth below. Each provision set forth below without a corresponding Section, Subsection, or clause number in the code is hereby enacted and added thereto.
1. 
302.4 Weeds. Insert: "seven (7) inches."
2. 
304.14 Insect screens. Insert: "April 15 to November 15."
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020; Ord. No. 5931, 3-10-2025]
A. 
Chapter 5 of the International Property Maintenance Code, 2021 Edition, is amended as set forth herein. Each Section, Subsection, or clause of the code that numerically corresponds to one of the following numbered provisions is hereby deleted where so noted or amended to read as set forth below. Each provision set out below without a corresponding Section, Subsection, or clause number in the code is hereby enacted and added thereto.
1. 
504.1 General. Add: "Accordion type plastic or other flexible materials are not allowed on any drains or traps."
2. 
505.3 Supply. Add: "Supply lines to the hot and cold-water valves at the sink shall be metal or metal braid composition. Plastic is not permitted."
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020; Ord. No. 5931, 3-10-2025]
A. 
Chapter 6 of the International Property Maintenance Code, 2021 Edition, is amended as set forth herein. Each Section, Subsection, or clause of the code that numerically corresponds to one of the following numbered provisions is hereby deleted where so noted or amended to read as set forth below. Each provision set out below without a corresponding Section, Subsection, or clause number in the code is hereby enacted and added thereto.
1. 
602.3 Heat supply. Insert: "October 1 to May 15."
Exception 1: Change last sentence to read: "The winter outdoor design temperature for the City of Creve Coeur shall be as indicated in the Residential Building Code as adopted by the City.
Exception 2: Delete.
2. 
602.4 Occupiable work spaces. Insert: "October 1 to May 15."
3. 
605.2 Receptacles. Every habitable space in a dwelling unit shall contain at least two (2) separate and remote receptacle outlets. Every laundry area shall contain at least one (1) grounded-type receptacle or a receptacle with a ground fault circuit interrupter. Every bathroom shall contain at least one (1) receptacle. All receptacles in a bathroom shall be GFCI protected. All receptacles intended to serve the kitchen countertop shall be GFCI protected. All receptacles installed outdoors shall be GFCI protected. All receptacle outlets shall have the appropriate faceplate cover for the location.
[Ord. No. 5196 § 1, 6-27-2011; Ord. No. 5693, 4-13-2020; Ord. No. 5931, 3-10-2025]
A. 
Chapter 8 of the International Property Maintenance Code, 2021 Edition, is amended as set forth herein. Each Section, Subsection, or clause of the code that numerically corresponds to one of the following numbered provisions is hereby deleted where so noted or amended to read as set forth below. Each provision set out below without a corresponding Section, Subsection, or clause number is hereby enacted and added thereto.
B. 
This Chapter lists the standards that are referenced in various Sections of this document. The standards are listed herein by the promulgating agency of the standard, the standard identification, the effective date and title, and the Section or Sections of this document that reference the standard. The application of the referenced standards shall be as specified in Section 102.8.
ICC - International Code Council
500 New Jersey Ave., NW
6th Floor
Washington, DC 20001
Standard reference number
Title
Referenced in Code Section number
Delete: IMC-15
International Mechanical Code
Add: Mechanical Code
St. Louis County Mechanical Code
No changes made.
Delete: IPC-15
International Plumbing Code
Add: Plumbing Code
St. Louis County Plumbing Code
No changes made.
Delete: IZC-15
International Zoning Code
Add: Zoning Code
City of Creve Coeur Zoning Code
No changes made.
NFPA - National Fire Protection Association
1 Batterymarch Park
Quincy, MA 02269
Standard reference number
Title
Referenced in Code Section number
Delete: 70-14
National Electrical Code
Add: Electrical Code
St. Louis County Electrical Code
No changes made.