A. 
Scope. The provisions of this article shall govern the minimum conditions and the responsibilities of persons for maintenance of structures, equipment and exterior property.
B. 
Responsibility. The owner of the premises shall maintain the structures and exterior property in compliance with these requirements, except as otherwise provided for in this code. A person shall not occupy as owner-occupant or permit another person to occupy premises that are not in a sanitary and safe condition and that do not comply with the requirements of this article. Occupants of a dwelling unit, rooming unit or housekeeping unit are responsible for keeping in a clean, sanitary and safe condition that part of the dwelling unit, rooming unit, housekeeping unit or premises which they occupy and control.
C. 
Vacant Structures and Land. Vacant structures and premises thereof or vacant land shall be maintained in a clean, safe, secure, and sanitary condition as provided herein so as not to cause a blighting problem or adversely affect the public health or safety.
(Ord. 23-0577 § 1 (Exh. A))
A. 
Sanitation. Exterior property and premises shall be maintained in a clean, safe and sanitary condition. The occupant shall keep the exterior property that such occupant occupies or controls in a clean and sanitary condition.
Examples of prohibited actions include but are not limited to accumulation of junk, rubbish, new or used tired, auto parts, construction equipment, appliances, etc.
B. 
Grading and Drainage. Premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any structure located thereon.
Examples of prohibited actions include but are not limited to stockpiling materials (soil, gravel, sand, yard debris, etc.), large holes that accumulate or hold water, uncovered and/or unmaintained swimming pools, etc.
Exception: Approved retention areas, reservoirs, or similar areas.
C. 
Sidewalks and Driveways. Sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair and maintained free from hazardous conditions. It shall be the responsibility of the owner ofproperty abutting upon a public sidewalk to maintain the sidewalk at all times in a safe condition, free of any and all obstructions or defects as described in Chapter 12.70 KMC.
D. 
Control of Overgrown Vegetation. Overgrown vegetation shall comply with subsections (D)(1) and (D)(2) of this section.
1. 
Removal of Overhanging Vegetation and Fire Hazards.
a. 
The owner of any property in the City shall remove or destroy, in a manner permitted by law, all vegetation growing or which has grown and died or debris upon property owned or occupied by them that is a fire hazard or a menace to public health, safety, or welfare. Such work, when proposed in a critical area or its buffer, requires prior approval from the City. Prior authorization is also required from the City to the extent removal of trees is required.
2. 
Weeds, Grass Neglected or Improperly Maintained Landscaping.
a. 
Premises and exterior property shall be maintained free from weeds and grass in excess of 12 inches.
b. 
The accumulation of weeds on premises or property contained in the current King County Noxious Weeds List or contained within current Chapter 16-750 WAC, Noxious Weed List Classes A, B, C shall be prohibited.
c. 
Neglected or improperly maintained landscaping, including but not limited to dead, debris-laden, weed-infested or overgrown vegetation, such as trees, shrubs, hedges, grass and ground covers, or vegetation dying as a result of physical damage, disease, insect infestation, lack of water, or other factors is prohibited.
d. 
Any vegetation that is growing rampant and unmaintained so as to provide unsightly, unsanitary and/or unsafe conditions, is destructive to other vegetation, that blocks public rights-of-way as described in Chapter 12.70 KMC, that blocks the sight lines within the public rights-of-way, or that impacts or threatens to impact public utilities is prohibited.
Upon failure to comply with this section, any duly authorized employee of the jurisdiction or contractor hired by the jurisdiction shall be authorized to enter upon the property in violation and cut and destroy the neglected or improperly maintained landscaping, weeds or grass growing thereon that are over 12 inches tall, and the costs of such removal shall be paid by the owner or agent responsible for the property; provided, however, that such entry and removal shall be pursuant to a warrant or other remedy provided by law unless a public safety emergency justifies entry without a warrant or other lawful remedy.
E. 
Rodent Harborage. Structures and exterior property shall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly exterminated by approved processes that will not be injurious to human health. After pest elimination, proper precautions shall be taken to eliminate rodent harborage and prevent reinfestation.
F. 
Exhaust Vents. Pipes, ducts, conductors, fans or blowers shall not discharge gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes directly upon abutting or adjacent public or private property or that of another tenant.
G. 
Accessory Structures.
1. 
Accessory structures, including detached garages, outbuildings, fences and walls, shall be maintained structurally sound and in good repair.
2. 
Storage or maintenance in a residential zone of any metal storage bin or container with a horizontal surface area of 120 square feet or greater is prohibited, unless otherwise permitted by the City (e.g., special use permit, temporary use permit, etc.).
H. 
Vehicles, Boats, Trailers or Other Mobile Equipment Storage Which Presents Potential Public Health, Safety or Fire Hazards Are Prohibited.
1. 
The parking or storage of any vehicle, boat, trailer, camper, motor home, or other mobile equipment, whether or not motorized, or portions or parts and components thereof, on property used or zoned for residential purposes are prohibited, if:
a. 
Located on any front lawn or front yard; or
b. 
Located in any side or rear yard so as to prevent a three-foot-wide continuous fire access way from the front of the property.
c. 
Projecting into right-of-way.
I. 
Abandoned Vehicles. Except as provided for in Chapter 8.25 KMC, abandoned vehicles, wrecked, dismantled or inoperative vehicles or remnant parts thereof are prohibited.
J. 
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.
K. 
Except when placed there for removal for a period of less than seven days, the exterior accumulation of broken, abandoned or discarded furniture or other household equipment or fixtures, packing boxes, lumber, junk, trash, rubbish or other materials or debris is prohibited. Prohibited actions include the dumping, spillage or storage of solids or liquids, which may negatively impact the visual or olfactory nature of the area.
L. 
Open storage of rubbish or junk including, but not limited to, refuse, garbage, scrap metal or lumber, concrete, asphalt, tin cans, tires and piles of earth, not including compost bins shall be prohibited.
M. 
Combustible material likely to become easily ignited or debris resulting from any fire and which constitutes a fire hazard, as defined in the fire code as adopted by the City pursuant to Chapter 15.10 KMC shall be prohibited.
N. 
The exterior storage or maintenance of parts or machinery of any type or description unless specifically authorized by a City license or permit; building materials or merchandise unless specifically authorized by use permit; or construction equipment except while excavation, construction, or demolition operations covered by an active building permit or other City permit are in progress on the subject or adjoining property shall be prohibited.
O. 
The exterior storage of new or used tires in a manner that allows accumulation of water that may create a health hazard.
P. 
Right-of-Way or Public Property Encroachment. Obstruction or encroachment upon any public property, including but not limited to any public street, sidewalk, highway, right-of-way, park or building, without prior City consent is prohibited. Such obstructions or encroachments include but are not limited to overgrown trees and shrubs, building materials, merchandise or other personal property and buildings or portions of buildings or structures, fences or retaining walls protruding onto public property.
Q. 
Land, as a result of grading operations, excavation or fill, causes erosion, subsidence, or surface water drainage problems of such magnitude as to be injurious to the public health, safety, and welfare or to public properties or rights-of-way.
R. 
Maintenance of any substance which because of its quantity, concentration or physical, chemical or infectious characteristics may either cause, or substantially contribute to, an increase in mortality or serious illness or pose a significant present or potential hazard to human health or the environment if improperly managed.
S. 
The existence of any property condition which is unlawful or declared to be a public nuisance pursuant to any other provision of the KMC or the Revised Code of Washington (RCW) or the Washington Administrative Code (WAC). This subsection shall be construed to place an affirmative duty on property owners and occupants to maintain their property in conformity with all applicable codes.
(Ord. 23-0577 § 1 (Exh. A))
A. 
Swimming Pools. Swimming pools shall be maintained in a clean and sanitary condition, and in good repair.
B. 
Enclosures. Private swimming pools, hot tubs and spas, containing water more than 24 inches in depth shall be completely surrounded by a fence or barrier not less than 48 inches in height above the finished ground level measured on the side of the barrier away from the pool. Openings in the barrier shall not allow passage of a four-inch-diameter sphere. Gates and doors in such barriers shall be self-closing and self-latching. Where the self-latching device is less than 54 inches above the bottom of the gate, the release mechanism shall be located on the pool side of the gate. Self-closing and self-latching gates shall be maintained such that the gate will positively close and latch when released from an open position of six inches from the gatepost. No existing pool enclosure shall be removed, replaced or changed in a manner that reduces its effectiveness as a safety barrier.
Exception: Spas or hot tubs with a safety cover that complies with ASTM F1346 and swimming pools equipped with a powered safety cover that complies with ASTM F1346, in compliance with the International Swimming Pool and Spa Code, shall be exempt from the provisions of this section.
(Ord. 23-0577 § 1 (Exh. A))
A. 
General. The exterior of a structure shall be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare.
1. 
Unsafe Conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Existing Building Code as required for existing buildings:
a. 
The nominal strength of any structural member is exceeded by nominal loads, the load effects or the required strength;
b. 
The anchorage of the floor or roof to walls or columns, and of walls and columns to foundations, is not capable of resisting all nominal loads or load effects;
c. 
Structures or components thereof that have reached their limit state;
d. 
Siding and masonry joints including joints between the building envelope and the perimeter of windows, doors and skylights are not maintained, weather-resistant or watertight;
e. 
Structural members that have evidence of deterioration or that are not capable of safely supporting all nominal loads and load effects;
f. 
Foundation systems that are not firmly supported by footings, are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects;
g. 
Exterior walls that are not anchored to supporting and supported elements or are not plumb and free of holes, cracks or breaks and loose or rotting materials, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects;
h. 
Roofing or roofing components that have defects that admit rain, roof surfaces with inadequate drainage, or any portion of the roof framing that is not in good repair with signs of deterioration or fatigue or without proper anchorage and incapable of supporting all nominal loads and resisting all load effects;
i. 
Flooring and flooring components with defects that affect serviceability or flooring components that show signs of deterioration or fatigue, are not properly anchored or are incapable of supporting all nominal loads and resisting all load effects;
j. 
Veneer, cornices, belt courses, corbels, trim, wall facings and similar decorative features not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects;
k. 
Overhang extensions or projections including, but not limited to, trash chutes, canopies, marquees, signs, awnings, fire escapes, standpipes and exhaust ducts not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects;
l. 
Exterior stairs, decks, porches, balconies and all similar appurtenances attached thereto, including guards and handrails, are not structurally sound, not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects; or
m. 
Chimneys, cooling towers, smokestacks and similar appurtenances not structurally sound or not properly anchored, or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects.
Exceptions:
(1) 
Where substantiated otherwise by an approved method.
(2) 
Demolition of unsafe conditions shall be permitted where approved by the code official.
B. 
Protective Treatment. All exterior surfaces, including but not limited to doors, door and window frames, cornices, porches, trim, and balconies, shall be maintained in good condition or in a manner that does not create a public nuisance.
C. 
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 not less than four inches (102 millimeters) high with a minimum stroke width of one-half inch.
Exception: Buildings constructed under the International Residential Code, prior to July 1, 2010, are permitted to have the address number size be a minimum of three inches high.
D. 
Structural Members. Structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads.
E. 
Foundation Walls. Foundation walls shall be maintained plumb and free from open cracks and breaks and shall be kept in such condition so as to prevent the entry of rodents and other pests.
F. 
Exterior Walls. Exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration.
G. 
Roofs and 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 water shall not be discharged directly onto any other private property, public right-of-way or in a manner that creates a public nuisance.
H. 
Decorative Features. Cornices, belt courses, corbels, terra cotta trim, wall facings and similar decorative features shall be maintained in good repair with proper anchorage and in a safe condition.
I. 
Overhang Extensions. 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 so as to be kept in a sound condition. Where 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.
J. 
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, with proper anchorage and capable of supporting the imposed loads.
K. 
Chimneys and Towers. Chimneys, cooling towers, smokestacks, and similar appurtenances shall be maintained structurally safe and sound, and in good repair. 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.
L. 
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.
M. 
Window, Skylight and Door Frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight.
1. 
Glazing. Glazing materials shall be maintained free from cracks and holes.
2. 
Openable Windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware.
N. 
Doors. Exterior doors, door assemblies, operator systems if provided and hardware shall be maintained in good condition. Locks at all entrances to dwelling units and sleeping units shall tightly secure the door. Locks on means of egress doors shall be in accordance with KMC § 15.40.702(C).
(Ord. 23-0577 § 1 (Exh. A))
A. 
General. The interior of a structure and equipment therein shall be maintained in good repair, structurally sound, and in a sanitary condition. Occupants shall keep that part of the structure that they occupy or control in a clean and sanitary condition. Every owner of a structure containing a hotel, two or more dwelling units, single room occupancy housing, or two or more nonresidential occupancies shall maintain, in a clean and sanitary condition, the shared or public areas of the structure and exterior property.
1. 
Unsafe Conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Existing Building Code as required for existing buildings:
a. 
The nominal strength of any structural member is exceeded by nominal loads, the load effects or the required strength;
b. 
The anchorage of the floor or roof to walls or columns, and of walls and columns to foundations, is not capable of resisting all nominal loads or load effects;
c. 
Structures or components thereof that have reached their limit state;
d. 
Structural members are incapable of supporting nominal loads and load effects;
e. 
Stairs, landings, balconies and all similar walking surfaces, including guards and handrails, are not structurally sound, not properly anchored or are anchored with connections not capable of supporting all nominal loads and resisting all load effects;
f. 
Foundation systems that are not firmly supported by footings, are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects.
Exceptions:
(1) 
Where substantiated otherwise by an approved method.
(2) 
Demolition of unsafe conditions shall be permitted when approved by the code official.
B. 
Structural Members. Structural members shall be maintained structurally sound, and be capable of supporting the imposed loads.
C. 
Interior Surfaces. Interior surfaces, including windows and doors, shall be maintained in good, clean, and sanitary condition. A safe, continuous, and unobstructed path of travel shall be provided from any point in a building or structure to the public way. Means of egress shall comply with the International Fire Code.
D. 
Stairs and Walking Surfaces. Every stair, ramp, landing, balcony, porch or other walking surface shall be maintained in sound condition and good repair.
E. 
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.
F. 
Adequate Light, Ventilation, Sanitation and Occupancy. Adequate light, ventilation, sanitation and occupancy shall be provided, maintained and in compliance with the code in effect at the time of construction.
(Ord. 23-0577 § 1 (Exh. A); Ord. 25-0631 § 2 (Exh. A))
General. The components of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition.
A. 
Unsafe Conditions. Where any of the following conditions cause the component or system to be beyond its limit state, the component or system shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Existing Building Code as required for existing buildings:
1. 
Soils that have been subjected to any of the following conditions:
a. 
Collapse of footing or foundation system;
b. 
Damage to footing, foundation, concrete or other structural element due to soil expansion;
c. 
Adverse effects to the design strength of footing, foundation, concrete or other structural element due to a chemical reaction from the soil;
d. 
Inadequate soil as determined by a geotechnical investigation;
e. 
Where the allowable bearing capacity of the soil is in doubt; or
f. 
Adverse effects to the footing, foundation, concrete or other structural element due to the ground water table.
2. 
Concrete that has been subjected to any of the following conditions:
a. 
Deterioration;
b. 
Ultimate deformation;
c. 
Fractures;
d. 
Fissures;
e. 
Spalling;
f. 
Exposed reinforcement; or
g. 
Detached, dislodged or failing connections.
3. 
Aluminum that has been subjected to any of the following conditions:
a. 
Deterioration;
b. 
Corrosion;
c. 
Elastic deformation;
d. 
Ultimate deformation;
e. 
Stress or strain cracks;
f. 
Joint fatigue; or
g. 
Detached, dislodged or failing connections.
4. 
Masonry that has been subjected to any of the following conditions:
a. 
Deterioration;
b. 
Ultimate deformation;
c. 
Fractures in masonry or mortar joints;
d. 
Fissures in masonry or mortar joints;
e. 
Spalling;
f. 
Exposed reinforcement; or
g. 
Detached, dislodged or failing connections.
5. 
Steel that has been subjected to any of the following conditions:
a. 
Deterioration;
b. 
Elastic deformation;
c. 
Ultimate deformation;
d. 
Metal fatigue; or
e. 
Detached, dislodged or failing connections.
6. 
Wood that has been subjected to any of the following conditions:
a. 
Ultimate deformation;
b. 
Deterioration;
c. 
Damage from insects, rodents and other vermin;
d. 
Fire damage beyond charring;
e. 
Significant splits and checks;
f. 
Horizontal shear cracks;
g. 
Vertical shear cracks;
h. 
Inadequate support;
i. 
Detached, dislodged or failing connections; or
j. 
Excessive cutting and notching. Exceptions:
k. 
Where substantiated otherwise by an approved method.
l. 
Demolition of unsafe conditions shall be permitted where approved by the code official.
(Ord. 23-0577 § 1 (Exh. A))
A. 
General. Every exterior and interior flight of stairs having more than four risers shall have a handrail on one side of the stair and every open portion of a stair, landing, balcony, porch, deck, ramp or other walking surface that is more than 30 inches above the floor or grade below shall have guards. Guards and handrails in disrepair shall be repaired or replaced to comply with the current adopted International Building Code or the International Existing Building Code as required for existing buildings.
(Ord. 23-0577 § 1 (Exh. A))
A. 
Accumulation of Rubbish or Garbage. Exterior property and premises, and the interior of every structure, shall be free from accumulation of rubbish or garbage.
B. 
Disposal of Rubbish. Every occupant of a structure shall dispose of all rubbish in a clean and sanitary manner by placing such rubbish in approved containers.
1. 
Refrigerators. Refrigerators and similar equipment/appliances not in operation shall not be discarded, abandoned, or otherwise stored on premises.
C. 
Disposal of Garbage. Every occupant of a structure shall dispose of garbage in a clean and sanitary manner by placing such garbage in an approved garbage disposal facility or approved garbage containers.
(Ord. 23-0577 § 1 (EXh. A))
A. 
Infestation. Structures shall be kept free from insect and rodent infestation. Structures in which insects or rodents are found shall be promptly exterminated by approved processes that will not be injurious to human health. After extermination, proper precautions shall be taken to prevent reinfestation.
B. 
Owner. The owner of any structure shall be responsible for extermination within the structure prior to renting or leasing the structure.
C. 
Single Occupant. The occupant of a one-family dwelling or of a single-tenant nonresidential structure shall be responsible for extermination on the premises.
D. 
Multiple Occupancy. The owner of a structure containing two or more dwelling units, a multiple occupancy, a rooming house or a nonresidential structure shall be responsible for extermination in the public or shared areas of the structure and exterior property. If infestation is caused by failure of an occupant to prevent such infestation in the area occupied, the occupant and owner shall be responsible for extermination.
E. 
Occupant. The occupant of any structure shall be responsible for the continued rodent-free and pest-free condition of the structure.
Exception: Where the infestations are caused by defects in the structure, the owner shall be responsible for extermination.
F. 
Affected Properties. Where adjacent properties are affected by rodent harborage and/or infestation, the City may, in its sole discretion, abate the infestation to preserve the health and safety of the neighborhood. The costs of any abatement action taken by the City shall be charged to the property owner in the same manner as set forth in KMC § 1.20.200 and/or KMC § 1.20.230. If the owner fails to pay the City’s cost to abate, the cost shall be a lien against the property which is the source of the rodent harborage and/or infestation and may be collected by the City under any enforcement and penalty provisions of Chapter 1.20 KMC.
(Ord. 23-0577 § 1 (Exh. A))