401.1. 
The provisions of this Part 4 shall govern the minimum environmental conditions of all properties in the Municipality. The purpose of this Part 4 is to protect the public health, safety, and welfare of residents in order to maintain property values and prevent blight. This Part 4 shall apply to all properties in the Municipality. All buildings and structures, inhabited or not, and all exterior property areas, shall comply with the conditions herein prescribed as they may apply thereto. Where the standards established by this Part 4 differ from those of state law or other ordinances of the Municipality, the more stringent standard shall prevail. Subsection 403.15 contains provisions applicable to certain classes of property, but the inclusion of these specific items does not replace or limit the applicability of the other sections in the Mt. Lebanon Code or other applicable law.
401.2. 
General Property Standards. All structures shall be maintained in a safe and structurally sound condition, weather-tight, sanitary, and free of hazards so as not to pose a threat to public health, safety, or welfare. This shall apply to both primary and accessory structures on any lot. All structures and exterior property shall be maintained free of insect, vermin, fowl and rodent harborage and infestation.
402.1. 
Sanitation. All exterior property areas shall be maintained in a clean and sanitary condition free from any accumulation of rubbish or garbage that may constitute a health or safety hazard, or harbor insects or rodents and free from noxious weeds such as poison ivy, poison oak, ragweed and the like and in accordance with the provisions of Part 2 of this Chapter. All garbage, trash and rubbish shall be stored in airtight, vermin-proof containers and also shall be screened from public view and removed on a regular basis.
402.2. 
Grading and Drainage. All exterior property areas shall be graded and maintained so as to prevent the accumulation of stagnant water thereon, or within any building or structure located thereon. Water shall not be channeled from one property onto neighboring property. Planting, proper grading, proper drainage or other measures shall be taken to prevent erosion of soil, water runoff causing migration of gravel or pebbles, from affecting property, sidewalks, or rights-of-way. Further, all exterior property areas shall be graded so as not to impose an unnatural grade on neighboring property resulting in property erosion or deterioration of abutting premises.
402.3. 
Storage of Materials. Commercial, industrial, or building materials shall not be stored on exterior property areas except when such materials are being used in the active construction or rehabilitation of buildings on the premises.
402.4. 
Retaining Walls, Fences and Accessory Structures. All accessory structures, including detached garages, fences, and walls, shall be maintained structurally sound and in good repair.
402.5. 
Treatment of water from roof or area drains.
402.5.1. 
Storm water from roof or area drains shall not drain into any sanitary sewer nor shall it flow onto adjacent properties.
402.5.2. 
Storm water from roof or area drains shall not be channeled from one property onto a neighboring property.
402.5.3. 
Storm water from roof or area drains shall be drained via enclosed pipe in one of the following ways:
402.5.3.1. 
Into a municipal storm sewer adjacent to the lot in question.
402.5.3.2. 
Through the curb into the gutter of a municipal or private street for conveyance via the gutter to the nearest storm sewer catch basin.
402.5.3.3. 
Into a sump located on the property. The size and construction of said sump shall be determined by the Chief Inspector under guidelines adopted by Resolution.
402.5.3.4. 
Into a holding tank with sump pump to convey the water to a storm sewer or street gutter. The design of the system shall be approved by the Chief Inspector under guidelines adopted by Resolution.
402.5.3.5. 
Onto a yard surface subject to approval by the Chief Inspector under guidelines adopted by Resolution.
402.6. 
Landscaping. All landscaping in single-family, two-family and townhouse dwellings shall be maintained. Landscaping on multi-family, commercial, or other properties shall be maintained in accordance with the approved site plan or land development plan. Required plantings shall be preserved or replaced as necessary. Plantings shall conform with the approved plant lists included in Chapter 16 ( SALDO) and Chapter 20 (Zoning). Landscaped areas shall not include any plants designated as an invasive species by the Pennsylvania Department of Conservation and Natural Resources.
403.1. 
Exterior Walls. Every exterior wall, including foundation walls and retaining walls, shall be free of holes, breaks, loose or rotting boards or timbers, and any other conditions which might admit rain, dampness or rodents to the interior portions of the walls or to the interior portions of the building. Exterior material requiring surface protection shall be painted and/or maintained in a manner suitable to the materials used according to the manufacturer’s recommendations, and all siding material shall be kept in good repair.
403.2. 
Roofs. Every roof shall be structurally sound, tight, and have no defects which might admit water. Roof drainage, gutters, and downspouts shall be adequate to prevent water from causing dampness in the walls or interior portion of the building, and the runoff shall not flow onto adjoining property in accordance with §402.5 of this Chapter.
403.3. 
Chimneys and Roof Antennae. Every chimney and roof antenna mounting shall be maintained in a structurally safe and sound condition in accordance with the Statewide Building Code.
403.4. 
Signs. All exterior signs shall be maintained in a workmanlike state of maintenance and repair in accordance with the relevant provisions of the Statewide Building Code, and in accordance with the provisions of the Zoning Chapter, §20-823.
403.5. 
Sidewalks and Driveways. All sidewalks, walkways, stairs, driveways, parking areas, parking spaces and similar areas shall be kept in a proper state of repair, and maintained free from potholes, cracks, obstructions, standing water, and other hazardous conditions. Parking lots and parking areas shall have functional striping and lighting.
403.6. 
Defacement of Property. No person shall willfully or wantonly damage, mutilate or deface any exterior surface of any structure or building on any private or public property by placing thereon any marking, carving or graffiti. It shall be the responsibility of the owner to restore said surface to an approved state of maintenance and repair.
403.7. 
Structural Members. All structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads.
403.8. 
Doors. All exterior doors, door assemblies and hardware shall be maintained in good condition.
403.9. 
Premises Identification. Buildings shall have 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. Numbers shall be a minimum of four inches (102 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Premises identification shall conform with the provisions of the Statewide Building Code.
403.10. 
Overhang Extensions. All overhang extensions including, but not limited to canopies, marquees, signs, metal awnings, fire escapes, standpipes and exhaust ducts shall be maintained in good repair and be properly anchored as to be kept in a sound condition. When required, 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 similar surface treatment.
403.11. 
Stairways, Decks, Porches and Balconies. Every exterior stairway, deck, porch and balcony, and all appurtenances attached thereto, shall be maintained structurally sound, in good repair, and with proper anchorage and capable of supporting the imposed loads.
403.12. 
Handrails and Guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.
403.13. 
Windows and Glazing. All window glazing materials shall be maintained in good repair and free from cracks, holes, and broken glass.
403.14. 
Electrical System Hazards. Where it is found that the electrical system for a structure constitutes a hazard to the occupants or the structure by reason of deterioration or damage, or for similar reasons, the code official shall require the defects to be corrected to eliminate the hazard.
403.15. 
Commercial Property Standards.
403.15.1. 
The standards in this Subsection 403.15 apply to any structure used for nonresidential purposes and specifically include all structures in any Commercial District (C-1, C-2 and CBD) and in the R-7 District. These standards are supplemental to, and do not replace, any other standards related to any property.
403.15.2. 
Storefronts. All storefronts and facades shall be maintained in good repair including intact windows, paint, sealant, masonry, and signage. Vacant storefronts shall maintain presentable coverings consistent with the building.
403.15.3. 
Lighting. Exterior lighting shall be maintained in a safe and operable condition so as not to create an electrical system hazard or other type of hazard. Exterior lighting shall comply with the provisions of the Statewide Building Code. Lighting shall be maintained in accordance with approved site plans and land development plans where a photometric plan was part of the approval. All exterior lighting (including signs) must be fully functional at all times.
403.15.4. 
Basement hatchway. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water.
403.15.5. 
Sidewalks. Sidewalk repairs must match exactly the existing type and design of the existing sidewalk.
403.15.6. 
Unoccupied buildings and storefronts. All unoccupied buildings and storefronts, including those areas visible by the public from the public street or sidewalk, must be maintained in broom-clean fashion and free from litter. All openings shall be sealed in a manner to prevent unauthorized entry.
Whenever the Manager or his authorized representative shall determine that there is noncompliance with any of the provisions of this Part 4, he shall give notice of the alleged noncompliance by personal service or registered mail to the owner and occupant of the premises which are in noncompliance.
The notice shall advise the reasons why the notice is issued, specify the remedial actions necessary to bring the structure or premise into compliance and allow a reasonable time for the performance of any act it requires.
The Manager shall make or cause to be made a reinspection of the structure or premise after the expiration date set forth in the notice of noncompliance for correction of same. Should this re-inspection establish that the compliance has not been achieved the owner shall be subject to the general enforcement and penalty provisions of the Code.
406.1. 
Responsibility of Owners and Operators. Owners and operators shall have all the duties and responsibilities prescribed in this Part 4, and such duties being joint and several no owner or operator shall be relieved from any such duty and responsibility nor be entitled to defend against any charge of violation thereof by reason of the fact that the occupant is also responsible therefor and in violation thereof.
406.2. 
Occupant to maintain premises in clean and sanitary manner. All parts of the premises under the control of the occupant shall be kept in a clean and sanitary condition, and the occupant shall refrain from performing any acts which would render other parts of the premises unclean or unsanitary or which would obstruct the owner or operator from performing any duty required hereunder or maintaining the premises in a clean and sanitary condition.