No owner shall maintain or permit to be maintained any residential property which does not comply with the requirements of this chapter. All residential property shall be maintained to the building code requirements in effect at the time of construction, alteration, or repair and shall meet the minimum requirements described in this chapter.
(Ord. 99-02)
Address numbers posted shall be the same as the number listed on the County Assessment and Taxation Records for the property. All dwellings shall have address numbers posted in a conspicuous place so they may be read from the listed street or public way. Units within apartment houses shall be clearly numbered or lettered.
(Ord. 99-02)
All accessory structures on residential property shall be maintained structurally safe and sound and in good repair. Exterior steps and walkways shall be maintained free of unsafe obstructions or hazardous conditions.
(Ord. 99-02)
The roof shall be structurally sound, tight, and have no defects which might admit rain. Roof drainage shall be adequate to prevent rainwater from causing dampness in the walls or interior portion of the building and shall channel rainwater into approved receivers.
(Ord. 99-02)
Every masonry, metal, or other chimney shall remain adequately supported and free from obstructions and shall be maintained in a condition which ensures there will be no leakage or backup of noxious gases. Every chimney shall be reasonably plumb. Loose bricks or blocks shall be rebonded. Loose or missing mortar shall be replaced. Unused openings into the interior of the structure must be permanently sealed using approved materials.
(Ord. 99-02)
A. 
Foundation elements shall adequately support the building and shall be free of rot, crumbling elements, or similar deterioration.
B. 
The supporting structural members in every dwelling shall be maintained structurally sound, showing no evidence of deterioration or decay which would substantially impair their ability to carry imposed loads.
(Ord. 99-02)
A. 
Every exterior wall and weather-exposed exterior surface or attachment shall be free of holes, breaks, loose or rotting boards or timbers and any other conditions which might admit rain or dampness to the interior portions of the walls or the occupied spaces of the building.
B. 
All exterior wood surfaces shall be made substantially impervious to the adverse effects of weather by periodic application of an approved protective coating of weather-resistant preservative, and be maintained in good condition. Wood used in construction of permanent structures and located nearer than six inches to earth shall be treated wood or wood having a natural resistance to decay.
C. 
Exterior metal surfaces shall be protected from rust and corrosion.
D. 
Every section of exterior brick, stone, masonry, or other veneer shall be maintained structurally sound and be adequately supported and tied back to its supporting structure.
(Ord. 99-02)
Every stair, porch, and attachment to stairs or porches shall be so constructed as to be safe to use and capable of supporting the loads to which it is subjected and shall be kept in sound condition and good repair, including replacement as necessary of flooring, treads, risers, and stringers that evidence excessive wear and are broken, warped, or loose.
(Ord. 99-02)
A. 
Every handrail and guardrail shall be firmly fastened, and shall be maintained in good condition, capable of supporting the loads to which it is subjected, and meet the following requirements:
1. 
Handrails and guardrails required by building codes at the time of construction shall be maintained or, if removed, shall be replaced.
2. 
Where not otherwise required by original building codes, exterior stairs of more than three risers which are designed and intended to be used as part of the regular access to the dwelling unit shall have handrails. Interior stairs of more than three risers that connect between floors with habitable rooms shall have handrails. When required handrails are installed they shall have a minimum height of 30 inches and maximum height of 38 inches, measured vertically from the nosing of the treads. They shall be continuous the full length of the stairs and shall be returned or shall terminate in newel posts or safety terminals.
3. 
Where not otherwise required by original building codes, porches, balconies or raised floor surfaces located more than 30 inches above the floor or grade below shall have guardrails at least 36 inches high. Open sides of stairs with a total rise of more than 30 inches above the floor or grade below shall have guardrails no less than 34 inches in height measured vertically from the nosing of the tread. When required guardrails are installed, they shall have intermediate rails or ornamental closures which will not allow passage of an object 4 inches or more in diameter.
(Ord. 99-02)
A. 
Every habitable room shall have at least one window facing directly to an exterior yard or court or shall be provided with approved artificial light. Except where approved artificial light is provided, the minimum total glass area for each habitable room shall be 6.8 percent of the room's floor area, except for basement rooms where the minimum shall be 5 percent. These exceptions to the current code shall not apply where any occupancy has been changed or increased contrary to the provisions of this chapter.
B. 
Every habitable room shall have at least one window that can be easily opened or another approved device to adequately ventilate the room. Except where another approved ventilation device is provided, the total openable window area in every habitable room shall be equal to at least one-fortieth of the area of the room. Windows required for secondary escape purposes in sleeping rooms must also meet the requirements outlined in Subsection 14.16.170(D).
C. 
Every bathroom and toilet compartment shall comply with the light and ventilation requirements for habitable rooms as required by Subsections 14.16.170(A) and (B), except that no window shall be required in bathrooms or toilet compartments equipped with an approved ventilation system.
D. 
Windows in sleeping rooms that are provided to meet emergency escape or rescue requirements described in Section 14.16.300(A) shall have a sill height of no more than 44 inches above the floor or above an approved, permanently installed step. The step must not exceed 12 inches in height and must extend the full width of the window. The top surface of the step must be a minimum of six feet from the ceiling above the step.
E. 
Windows in sleeping rooms that are provided to meet emergency escape or rescue requirements described in Section 14.16.300(A) shall have a minimum net clear opening at least 20 inches wide, at least 22 inches high, and, if constructed after July 1, 1974, at least five square feet in area.
F. 
Every window required for ventilation or emergency escape shall be capable of being easily opened and held open by window hardware. Any installed storm windows on windows required for emergency escape must be easily openable from the inside without the use of a key or special knowledge or effort.
G. 
All windows within 10 feet of the exterior grade that open must be able to be securely latched from the inside as well as be openable from the inside without the use of a key or any special knowledge or effort. This same requirement shall apply to all openable windows that face other locations that are easily accessible from the outside, such as balconies or fire escapes, regardless of height from the exterior grade.
H. 
Every window shall be substantially weather-tight, shall be kept in sound condition and repair for its intended use, and shall comply with the following:
1. 
Every window sash shall be fully supplied with glass window panes or an approved substitute without open cracks and holes.
2. 
Every window sash shall be in good condition and fit weather-tight within its frames.
3. 
Every window frame shall be constructed and maintained in relation to the adjacent wall construction so as to exclude rain as completely as possible and to substantially exclude wind from entering the dwelling.
(Ord. 99-02)
A. 
Every dwelling or dwelling unit shall have at least one door leading to an exterior yard or court, or in the case of a two-family dwelling or apartment, to an exterior yard or court or to an approved exit. All such doors shall be openable from the inside without the use of a key or any special knowledge or effort. All screen doors and storm doors must be easily openable from the inside without the use of a key or special knowledge or effort.
B. 
In hotels and apartment houses, exit doors in common corridors or other common passageways shall be openable from the inside with one hand in a single motion, such as pressing a bar or turning a knob, without the use of a key or any special knowledge or effort.
C. 
Every door to the exterior of a dwelling unit shall be equipped with a lock designed to discourage unwanted entry and to permit opening from the inside without the use of a key or any special knowledge or effort.
D. 
Every exterior door shall comply with the following:
1. 
Every exterior door, door hinge, door lock, and strike plate shall be maintained in good condition.
2. 
Every exterior door when closed, shall fit reasonably well within its frame and be weather-tight.
3. 
Every door frame shall be constructed and maintained in relation to the adjacent wall construction so as to exclude rain as completely as possible, and to substantially exclude wind from entering the dwelling.
E. 
Every interior door and door frame shall be maintained in a sound condition for its intended purpose with the door fitting within the door frame.
(Ord. 99-02)
A. 
Every interior wall, floor, ceiling, and cabinet shall be constructed and maintained in a safe and structurally sound condition, free of large holes and serious cracks, loose plaster or wallpaper, flaking or scaling paint, to permit the interior wall, floor, ceiling and cabinet to be kept in a clean and sanitary condition.
B. 
Every toilet compartment, bathroom, and kitchen floor surface shall be constructed and maintained to be substantially impervious to water and to permit the floor to be kept in a clean and sanitary condition.
(Ord. 99-02)
Every dwelling, including basements, and crawl spaces shall be maintained reasonably free from dampness to prevent conditions conducive to decay, mold growth, or deterioration of the structure.
(Ord. 99-02)
Every dwelling shall be kept free from insect and rodent infestation, and where insects and rodents are found, they shall be promptly exterminated. After extermination, proper precautions shall be taken to prevent reinfestation.
(Ord. 99-02)
The interior of every dwelling shall be constructed in a safe and structurally sound condition to permit the interior to be maintained in a clean and sanitary condition. The interior of every dwelling shall be free from accumulation of rubbish or garbage which is affording a breeding ground for insects and rodents, producing dangerous or offensive gases, odors and bacteria, or other unsanitary conditions, or a fire hazard.
(Ord. 99-02)
A. 
Except as otherwise noted in this Section, every dwelling unit shall contain within its walls in safe and sanitary working condition:
1. 
A toilet located in a room that is separate from the habitable rooms and that allows privacy;
2. 
A lavatory basin; and
3. 
A bathtub or shower located in a room that allows privacy.
B. 
In hotels, apartment houses and social care facilities where private toilets, lavatories, or baths are not provided, there shall be on each floor at least one toilet, one lavatory, and one bathtub or shower each provided at the rate of one for every twelve residents or fraction of twelve residents. Required toilets, bathtubs, and showers shall be in a room, or rooms, that allow privacy.
C. 
When there are practical difficulties involved in carrying out the provisions of this section for hotels, apartment houses and social care facilities where private toilets, lavatories or baths are not provided, the Building Official may grant modifications for individual cases. The Building Official shall first find that a special and individual reason makes the requirements of this section impractical and that the modification is in conformance with the intent of this section and that such modification does not result in the provision of inadequate bathroom facilities in the dwelling.
(Ord. 99-02)
A. 
Every dwelling unit shall contain a kitchen sink apart from the lavatory basin required under Section 14.16.230, with the exception of single-room occupancy housing units which shall comply with Subsection 14.16.350(B) and social care facilities complying with Subsection 14.16.240(C).
B. 
Except as otherwise provided for in Subsections 14.16.240(C) and 14.16.350(B) and (C), every dwelling unit shall have approved service connections for refrigeration and cooking appliances.
C. 
Social care facilities may be provided with a community kitchen with facilities for cooking, refrigeration, and washing utensils.
(Ord. 99-02)
A. 
Every plumbing fixture or device shall be properly connected to a public or an approved private water system and to a public or an approved private sewer system.
B. 
All required sinks, lavatory basins, bathtubs and showers shall be supplied with both hot and cold running water. Every dwelling shall be supplied with water heating facilities adequate for each dwelling unit which are installed in an approved manner, properly maintained, and properly connected with hot water lines to all required sinks, lavatory basins, bathtubs and showers. Water heating facilities shall be capable of heating water enough to permit an adequate amount of water to be drawn at every required facility at a temperature of at least 120 degrees at any time needed.
C. 
In every dwelling all plumbing or plumbing fixtures shall be:
1. 
Properly installed, connected, and maintained in good working order;
2. 
Kept free from obstructions, leaks, and defects;
3. 
Capable of performing the function for which they are designed; and
4. 
Installed and maintained so-as to prevent structural deterioration or health hazards.
D. 
All plumbing repairs and installations shall be made in accordance with the provisions of the Plumbing Code adopted by the City.
(Ord. 99-02)
A. 
All heating equipment, including that used for cooking, water heating, dwelling heat, and clothes drying shall be:
1. 
Properly installed, connected, and maintained in safe condition and good working order,
2. 
Free from leaks and obstructions and kept functioning properly so as to be free from fire, health, and accident hazards; and
3. 
Capable of performing the function for which they are designed.
B. 
Every dwelling shall have a heating facility capable of maintaining a room temperature of 68 degrees Fahrenheit at a point 3 feet from the floor in all habitable rooms.
1. 
Portable heating devices may not be used to meet the dwelling heat requirements of this chapter.
2. 
No inverted or open flame fuel burning heater shall be permitted. All heating devices or appliances shall be of an approved type.
(Ord. 99-02)
A. 
Every dwelling shall be connected to an approved source of electric power. Every electric outlet and fixture shall be maintained and safely connected to an approved electrical system. The electrical system shall not constitute a hazard to the occupants of the building by reason of inadequate service, improper fusing, improper wiring or installation, deterioration or damage, or similar reasons.
B. 
In addition to other electrical system components that may be used to meet cooking, refrigeration, and heating requirements listed elsewhere in this chapter, the following outlets and lighting fixtures are required:
1. 
Every habitable room shall contain at least two operable electric outlets or one outlet and one operable electric light fixture.
2. 
Every toilet compartment or bathroom shall contain at least one supplied and operable electric light fixture and one outlet. Every laundry, furnace room, and all similar nonhabitable spaces located in a dwelling shall have one supplied electric light fixture available at all times.
3. 
Every public hallway, corridor, and stairway in apartment houses, hotels and social care facilities shall be adequately lighted at all times with an average intensity of illumination of at least one foot candle at principal points such as angles and intersections of corridors and passageways, stairways, landings of stairways, landings of stairs and exit doorways, and at least 1/2 foot candle at other points. Measurement of illumination shall be taken at points not more than 4 feet above the floor.
(Ord. 99-02)
A. 
Every room used for sleeping purposes:
1. 
Shall be a habitable room as defined in this chapter; and
2. 
Shall have natural or approved artificial light, ventilation, and windows or other means for escape purposes as required by this chapter.
(Ord. 99-02)
No dwelling unit shall be permitted to be overcrowded. A dwelling unit shall be considered overcrowded if there are more residents than one plus one additional resident for every 150 square feet of floor area of the habitable rooms in the dwelling unit.
(Ord. 99-02)
A. 
Every sleeping room shall have at least one operable window or exterior door approved for emergency escape or rescue that is openable from the inside to a full clear opening without the use of special knowledge, effort, or separate tools. Windows used to meet this requirement shall meet the size and sill height requirements described in 14.16.170(D). All below grade windows used to meet this requirement shall have a window well the full width of the window, constructed of permanent materials with a 3 foot clearance measured perpendicular to the outside wall. The bottom of the well may not be more than 44 inches below grade.
B. 
Required exit doors and other exits shall be free of encumbrances or obstructions that block access to the exit.
C. 
All doorways, windows and any device used in connection with the means of escape shall be maintained in good working order and repair.
D. 
In addition to other exit requirements, in hotels and apartment houses:
1. 
All fire escapes shall be kept in good order and repair.
2. 
Every fire escape or stairway, stair platform, corridor or passageway which may be one of the regular means of emergency exit from the building shall be kept free of encumbrances or obstructions of any kind.
3. 
Where doors to stair enclosures are required by City code to be self-closing, the self closing device shall be maintained in good working order and it shall be unlawful to wedge or prop the doors open.
4. 
Windows leading to fire escapes shall be secured against unwanted entry with approved devices which permit opening from the inside without the use of a key or any special knowledge, effort or tool.
5. 
Where necessary to indicate the direction of egress, every apartment house and hotel shall have directional signs in place, visible throughout common passageways, that indicate the way to exit doors and fire escapes. Emergency exit doors and windows shall be clearly labeled for their intended use.
(Ord. 99-02)
Smoke alarms and detectors shall be required to be maintained as was required at the time of construction of the dwelling. Notwithstanding the provisions of the requirement at the time of construction, a single station smoke alarm or detector shall be located in all buildings where a room or area therein is designated for sleeping purposes either as a primary use or use on a casual basis. A single station smoke alarm or detector shall be installed in the immediate vicinity of the sleeping rooms and on each additional story of the dwelling, including basements and attics with habitable space. All alarms and detectors shall be approved, shall comply with all applicable laws, shall be installed in accordance with the manufacturer's instructions and shall be operable.
(Ord. 99-02)
A. 
When paint is applied to any surface of a residential structure, it shall be lead-free.
B. 
Residential property shall be free of dangerous levels of hazardous materials, contamination by toxic chemicals, or other circumstances that would render the property unsafe.
C. 
No residential property shall be used as a place for the storage and handling of highly combustible or explosive materials or any articles which may be dangerous or detrimental to life or health. No residential property shall be used for the storage or sale of paints, varnishes or oils used in the making of paints and varnishes, except as needed to maintain the dwelling.
D. 
Residential property shall be kept free of friable asbestos.
(Ord. 99-02)
A. 
In addition to other requirements for the maintenance of facilities and equipment described in this chapter:
1. 
All required facilities in every dwelling shall be constructed and maintained to properly and safely perform their intended function.
2. 
All non-required facilities or equipment present in a dwelling shall be maintained to prevent structural damage to the building or hazards of health, sanitation, or fire.
(Ord. 99-02)
Each swimming pool not totally enclosed by a structure shall be enclosed by a substantial fence at least 4 feet in height and equipped with a self-closing and latching gate except where bordered by a wall of an adjacent structure at least 4 feet in height. No swimming pool shall be nearer than 3 feet from any lot line, and no enclosing fence or wall shall be constructed nearer than 3 feet to the outer walls of the swimming pool, but in no case shall the distance between the pool and the lot line or wall be closer than allowed by Title 18. The lot line shall be as defined in Title 18 of City code.
(Ord. 99-02)
A. 
In addition to meeting requirements for residential structures defined elsewhere in this chapter, hotels containing single-room occupancy housing units shall comply with the following:
1. 
Either a community kitchen with facilities for cooking, refrigeration, and washing utensils shall be provided on each floor, or each individual single-room occupancy housing unit shall have facilities for cooking, refrigeration and washing utensils. In addition, facilities for community garbage storage or disposal shall be provided on each floor.
2. 
When there are practical difficulties involved in carrying out the provisions of this subsection where each individual single-room occupancy housing unit is not provided with facilities for cooking, refrigeration and washing utensils, the Building Official may grant modifications for individual cases. The Building Official shall first find that a special and individual reason makes the requirements of this section impractical and that the modification is in conformance with the intent of this section and that such modification does not result in the provision of inadequate cooking, refrigeration and utensil washing facilities for the single-room occupancy housing units.
3. 
Where cooking units are provided in individual single-room occupancy housing units, they shall conform to the requirements set forth below.
a. 
All appliances shall be hard-wired and on separate circuits or have single dedicated connections;
b. 
All cooking appliances shall be fixed and permanent, except microwave ovens;
c. 
The Mechanical Specialty Code, as adopted by Chapter 14.04 shall be used for setting standards for cooking appliances. Cabinets over cooking surfaces shall be 30 inches above the cooking surface, except that this distance may be reduced to 24 inches when a heat shield with 1 inch airspace and extending at least 6 inches horizontally on either side of the cooking appliance is provided. Cooking appliances shall be located with at least a 6-inch clear space in all directions from the perimeter of the cooking element or burner;
d. 
All cooking appliances shall be installed so as to provide a minimum clear work space in front of the appliance of 24 inches.
(Ord. 99-02)