Queen Annes County, MD Housing Standards

Exterior surfaces. Each foundation, exterior wall, roof, and all other exterior surfaces shall be maintained in good repair and shall be kept in such condition as to exclude rodents and other pests.

(4)

Foundation walls. Each foundation wall shall be structurally sound and shall be maintained free from open cracks and breaks.

(5)

Exterior walls.

(a)

Each exterior wall shall be free of holes, breaks, loose or rotting boards or timbers, and any other conditions that might admit rain or dampness to the interior portions of the wall or to the occupied areas of the structure.

(b)

All exterior surface materials, including wood, composition, or metal siding, shall be maintained weatherproof and shall be properly surface-coated when required to prevent deterioration.

(6)

Roofs and drainage. The roof shall be structurally sound and may not have defects that might admit rain. Roof drainage shall be adequate to prevent rainwater from causing dampness or deterioration in the walls or interior portion of the structure.

(7)

Decorative features. All cornices, entablatures, 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.

(8)

Signs, marquees, and awnings. All canopies, marquees, signs, metal awnings, stairways, fire escapes, standpipes, exhaust ducts, and similar overhang extensions shall be:

(a)

Maintained in good repair;

(b)

Properly anchored;

(c)

Kept in a safe and sound condition; and

(d)

Protected from the elements and against decay and rust by the periodic application of a weather-coating material such as paint or other protective treatment.

(9)

Chimneys.

(a)

All chimneys, cooling towers, smokestacks, and similar appurtenances shall be maintained structurally sound, safe, and in good repair.

(b)

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.

(10)

Stairs and porches. Each exterior stair, porch, fire escape, and balcony, and each appurtenance attached to them, shall be:

(a)

Safe to use;

(b)

Capable of supporting the anticipated loads; and

(c)

Maintained in a safe and sound condition and good repair.

(11)

Windows, doors, and frames. Each window, door, and frame shall be maintained so as to exclude rain and rodents as completely as possible and to substantially prevent wind from entering the structure.

(12)

Weathertight. Each window and exterior door shall be fitted reasonably in its frame and be weathertight. Each window shall be free of cracks and holes.

(13)

Operable windows. Each window used for ventilation in accordance with § 15-8C of this chapter or emergency escape in accordance with § 15-11C(6) of this chapter shall be capable of being easily opened from the inside and shall be held in position by window hardware.

(14)

Insect screens.

(a)

Use. During the period from April 1 to December 1, every door and window or other outside opening used for ventilation purposes shall be supplied with tight-fitting insect screens.

(b)

Exception. Upon the prior approval of the Code Official, screens may not be required for exterior doors or other types of openings which make screening impractical, such as openings equipped with air conditioning units or openings above the fourth floor. The Code Official may require alternatives to screens.

(15)

Door hardware. Each exterior door and its hardware shall be maintained in good condition. Door locks on all interior and exterior doors entering housing units shall be in good repair and shall be capable of tightly securing the door.

Interior structure.

(1)

In general. The interior of a structure and its equipment and facilities shall be maintained in good repair, structurally sound, and in a sanitary condition so as not to pose a threat to the health, safety, or welfare of the occupants.

(2)

Structural members. The supporting structural members of a structure shall be maintained structurally sound, free of deterioration, and capable of safely carrying the imposed loads.

(3)

Interior surfaces. Floors, walls (including windows and doors), ceilings, and other interior surfaces shall be maintained in good repair and in a clean, safe, and sanitary condition.

(4)

Bathroom and kitchen floors. Each toilet, bathroom, and kitchen floor surface shall be maintained so as to be substantially impervious to water to permit the floor to be easily kept in a clean and sanitary condition.

(5)

Sanitation.

(a)

The interior of a structure shall be maintained in a clean and sanitary condition free from any accumulation of rubbish or garbage.

(b)

Rubbish or garbage shall be properly kept inside temporary storage facilities.

(c)

Rubbish or garbage may not be allowed to accumulate or be stored in public halls or stairways.

(6)

Insect and rodent harborage.

(a)

A structure shall be kept free from infestation. An area where infestation is found shall be promptly exterminated by processes that are not injurious to human health.

(b)

Continuing or repeating incidents of infestation, as determined by the Code Official, shall require the installation of rodent- and vermin-proof walls. The rodent- and vermin-proof walls shall be installed in accordance with the County Building Code.

(7)

Exit doors. Each door available as an exit shall be capable of being opened easily from the inside.

(8)

Exit facilities.

(a)

All interior stairs and railings and other exit facilities of a structure shall be maintained in sound condition and good repair.

(b)

Each interior stair used for exit shall be maintained so as to be safe to use and capable of supporting the anticipated loads.

§ 15-7 Density.

Maximum/minimum density.

(1)

The maximum density of occupancy of a dwelling unit by individuals may not exceed:

(a)

One individual for each 100 square feet of total habitable room area; or

(b)

A total number of individuals equal to twice the number of its habitable rooms.

(2)

For single-individual occupancy, there must be at least 150 square feet of total habitable room area.

Sloping ceiling. To determine the maximum permissible occupancy of a habitable room with a sloping ceiling, the floor area where the ceiling height is less than five feet may not be considered.

§ 15-8 Light and ventilation requirements.

In general.

(1)

Scope. This section governs the minimum standards for basic equipment and facilities used for light and ventilation of a structure.

(2)

Alternative methods and devices. In place of the means for natural light and ventilation prescribed in this section, alternative arrangement of windows, louvers, or other devices or methods that will provide the equivalent minimum performance requirements shall be permitted in order to comply with the requirements of the County Building Code.

Light.

(1)

In general.

(a)

All areas in a structure shall have sufficient light so as not to endanger health and safety.

(b)

All areas in a structure shall have natural light or equipment to accommodate artificial light of sufficient intensity and distributed so as to permit the maintenance of sanitary conditions and the safe use of the area and the appliances, equipment, and fixtures. Windows must have an area of at least six square feet.

(2)

Common halls and stairways. Except in one- and two-family structures, each common hall and stairway in a structure shall be adequately lighted at all times with an illumination equivalent to the footcandles provided by at least a sixty-watt standard incandescent light bulb for each 200 square feet of floor area, provided that the spacing between lights may not be greater than 30 feet. Every exterior stairway shall be illuminated.

Ventilation.

(1)

In general. All areas in a structure shall have sufficient ventilation so as not to endanger health and safety.

(2)

Mechanical ventilation.

(a)

When mechanical ventilation is provided instead of natural ventilation, the mechanical ventilating system shall be operated during the occupancy of the structure or portion of it.

(b)

When part of the air provided by a mechanical ventilation system is recirculated, the portion or volume of air recirculated may not be recirculated to a different habitable area.

§ 15-9 Plumbing facilities and fixture requirements.

Scope. This section governs the minimum standards for plumbing facilities and fixtures.

Required plumbing facilities.

(1)

Each housing unit shall include its own plumbing facilities which:

(a)

Shall be maintained in proper operating condition;

(b)

Can be used in privacy; and

(c)

Are adequate for personal cleanliness and the disposal of human waste.

(2)

The following minimum plumbing facilities shall be supplied and maintained in a sanitary and safe working condition:

(a)

Water closet and lavatory.

[1]

Each housing unit shall contain within its walls a room separate from other habitable areas that provides a water closet supplied with cold running water and that affords privacy.

[2]

A lavatory shall be placed in the same room as the water closet or located in another room in close proximity to the door leading directly into the room in which the water closet is located.

[3]

The lavatory shall be supplied with hot and cold running water.

(b)

Bathtub or shower. Each housing unit shall contain a room that is equipped with a bathtub or shower supplied with hot and cold running water and that affords privacy.

(c)

Kitchen sink. Each housing unit shall contain a kitchen sink apart from the lavatory required under Subsection B(2)(a) of this section. The sink shall be supplied with hot and cold running water.

Alternative plumbing. The County may allow alternative plumbing facilities and fixtures for use in housing units on a case-by-case basis.

Plumbing fixtures.

(1)

In general. All plumbing fixtures shall be maintained in a safe and usable condition. All plumbing fixtures shall be of nonabsorbent material and shall have received all necessary and legally required approvals.

(2)

Connections.

(a)

Water supply lines, plumbing fixtures, vents, and drains shall be:

[1]

Properly installed, connected, and maintained in working order;

[2]

Kept free from obstructions, leaks, and defects; and

[3]

Capable of performing the function for which they are designed.

(b)

All repairs and installations shall be made in accordance with the County Building Code and the County Plumbing Code.

(3)

Maintenance. All plumbing fixtures shall be maintained in a clean and sanitary condition so as not to breed insects and rodents or produce dangerous or offensive gases or odors.

(4)

Access for cleaning. Plumbing fixtures shall be installed to permit easy access for cleaning both the fixture and the area around it.

Water system.

(1)

In general. Each sink, lavatory, bathtub, shower, drinking fountain, water closet, or other plumbing facility shall be properly connected to either a public water system or a private water system that has received all necessary and legally required approvals.

(2)

Contamination. The water supply shall be maintained free from contamination. All water inlets for plumbing fixtures shall be located above the overflow rim of the fixture.

(3)

Water supply. The water supply system shall be installed and maintained to provide at all times a supply of water to plumbing facilities, fixtures, devices, and appurtenances in sufficient volume and at pressures adequate to enable them to function satisfactorily.

(4)

Water-heating facilities.

(a)

Water-heating facilities shall be:

[1]

Installed in a manner that has received all necessary and legally required approvals;

[2]

Properly maintained; and

[3]

Properly connected with hot waterlines to the fixtures required to be supplied with hot water.

(b)

Water-heating facilities shall be capable of heating water to such a temperature as to permit an adequate amount of water to be drawn at every kitchen sink, lavatory basin, bathtub, shower, and laundry facility or other similar facility, at a temperature of not less than 110 degrees Fahrenheit.

(5)

Alternative water systems. The County may allow alternative water systems on a case-by-case basis.

Sewage system.

(1)

In general. Each sink, lavatory, bathtub, shower, drinking fountain, water closet, or other plumbing facility shall be properly connected to either a public sewer system or private sewage disposal system that has received all necessary and legally required approvals.

(2)

Maintenance.

(a)

Each plumbing stack, waste, and sewer line shall be installed and maintained so as to function properly and shall be kept free from obstructions, leaks, and defects to prevent structural deterioration or health hazards.

(b)

All repairs and installations shall be made in accordance with the County Building Code and the County Plumbing Code.

§ 15-10 Mechanical and electrical requirements.

Scope. This section governs the minimum standards for mechanical and electrical facilities and equipment.

Heating and cooking facilities.

(1)

Residential structures.

(a)

Except as provided in Subsection B(1)(c) of this section, each housing unit shall be supplied with sufficient heat or heating equipment capable of supplying sufficient heat during the period from October 1 to May 15 to maintain a room temperature of not less than 65 degrees Fahrenheit in all habitable areas during the hours between 6:30 a.m. and 10:30 p.m. of each day and maintain a temperature of not less than 60 degrees Fahrenheit during other hours.

(b)

The temperature shall be measured at a point three feet above the floor and three feet from exterior walls.

(c)

When the exterior temperature falls below zero degrees Fahrenheit and the heating system is operating at its full capacity, a minimum room temperature of 60 degrees Fahrenheit shall be maintained at all times.

(2)

Cooking and heating equipment.

(a)

All cooking and heating equipment, components, and accessories in every heating, cooking, and water-heating device shall be maintained free from leaks and water flow obstructions and shall be kept functioning properly so as to be free from fire, health, and safety hazards.

(b)

All installations and repairs shall be made in accordance with the County Building Code or other applicable laws or ordinances.

(c)

Portable cooking equipment employing flame is prohibited, except for residential-type food trays or salvers that are heated by a candle or alcohol lamp and that have received all necessary and legally required approvals.

(3)

Installation. All mechanical equipment used for heating and cooking shall be properly installed and safely maintained in good working condition and shall be capable of performing the function for which it was designed and intended.

(4)

Fuel-burning equipment. All fuel-burning equipment shall be connected to a chimney, flue, or vent in accordance with applicable County or state codes or according to manufacturer's instructions if no County or state code applies.

(5)

Clearances. All necessary and legally required clearances to combustible materials shall be maintained.

(6)

Safety control. All safety controls for fuel-burning equipment shall be maintained in effective operation in accordance with applicable County or state codes or according to manufacturer's instructions if no County or state code applies.

(7)

Combustion air. The fuel-burning equipment shall be provided with a supply of air for complete combustion of the fuel and for ventilation of the space.

(8)

Unauthorized devices. Devices purporting to reduce gas consumption by attachment to a gas appliance, the gas supply line, the vent outlet, or the vent piping may not be used unless labeled for that use and the installation specifically has received all necessary and legally required approvals.

(9)

Fireplaces. Fireplaces and other construction and devices intended for use similar to a fireplace shall be stable and structurally safe and connected to chimneys that have received all necessary and legally required approvals.

(10)

Climate control. When facilities for interior climate control (heating, cooling, and humidity) are integral functions of housing units, these facilities shall be maintained and operated in accordance with the designed capacity.

Electrical facilities.

(1)

Facilities required. Provided that there is usable electric service available from a power line not more than 300 feet away, a structure shall be adequately and safely provided with an electrical system in compliance with the requirements of this subsection.

(2)

Receptacles. Each habitable area in a housing unit shall contain at least one receptacle outlet. Each laundry area and bathroom shall contain at least one grounded-type receptacle. Each kitchen shall contain at least two receptacles.

(3)

Lighting fixtures. Each public hall, interior stairway, water closet compartment, bathroom, laundry room, and furnace room shall contain at least one electric lighting fixture.

(4)

Service. When the electrical system requires modification to correct a violation of this subsection, the service shall be corrected to a minimum of one-hundred- ampere, three-wire service.

(5)

Installation. All electrical equipment, wiring, and appliances shall be installed and maintained in a safe manner in accordance with all applicable laws. Electrical equipment shall be of a type that has received all necessary and legally required approvals.

§ 15-11 Firesafety requirements.

Scope. This section governs the minimum standards for firesafety facilities and equipment.

In general. A structure shall be constructed and maintained to prevent and avoid fire hazards, and in a manner conducive to firesafety.

Means of egress.

(1)

In general. A safe, continuous, and unobstructed means of egress shall be provided from the interior of a structure to the exterior at a street, yard, court, or passageway leading to a public open area at grade.

(2)

Direct exit. Each housing unit shall have access directly to the outside or to a common area that leads directly to the outside.

(3)

Doors. Each door in the required means of egress shall be easily opened from the inner side.

(4)

Fire escapes. Each fire escape shall be maintained in working condition and shall be structurally sound.

(5)

Exit signs. Each exit sign shall be illuminated and visible.

(6)

Emergency escape. Each sleeping room in a basement shall have:

(a)

At least one operable window or exterior door for emergency egress or rescue that has received all necessary and legally required approvals; or

(b)

Access to two separate exits that have received all necessary and legally required approvals.

Accumulations and storage.

(1)

In general. Garbage or rubbish may not be allowed to accumulate in stairways, passageways, doors, windows, fire escapes, or other means of egress.

(2)

Flammable matter. Highly flammable or explosive matter, such as paints, volatile oils, and cleaning fluids, or combustible rubbish, such as wastepaper, boxes, and rags, may not be accumulated or stored on premises except in reasonable quantities consistent with normal usage.

(3)

Residential unit. Except as provided for in the County Building Code, a housing unit may not be located within a structure containing an establishment handling, dispensing, or storing flammable liquids with a flash point of 100 degrees Fahrenheit or lower.

Fire resistance ratings. Floors, walls, ceilings, and other elements and components that are required by the Fire Code to comply with a fire resistance rating shall be maintained so that the respective fire resistance rating of the enclosure, separation, or construction is preserved.

Fire protection systems.

(1)

In general. Fire protection systems and equipment shall be maintained in proper operating condition at all times.

(2)

Smoke detectors.

(a)

Each housing unit shall be provided with a minimum of one single-station smoke detector in the vicinity of each sleeping area.

(b)

Each smoke detector shall be installed and maintained in accordance with Article 38A, § 12A, of the Annotated Code of Maryland.

(c)

When actuated, each smoke detector shall provide an alarm suitable to warn occupants within the unit.

(3)

Fire suppression system. Fire suppression systems in housing units so equipped shall be maintained in good condition and free from mechanical defect. Sprinkler heads shall be kept clean and free of corrosion and paint and may not be bent or damaged.

(4)

Fire extinguishers. Each portable fire extinguisher in a housing unit so equipped shall be visible and accessible and maintained in an efficient and safe operating condition.

Fire doors.

(1)

Each necessary and legally required fire-resistance-rated door or smoke barrier shall be maintained in good working order, including all hardware necessary for its proper operation.

(2)

The use of door stops, wedges, and other hold-open devices that have not received all necessary and legal approvals or that have been denied approval is prohibited.

§ 15-12 Responsibilities for compliance.

Scope. Except as provided in this section, only the property owner shall be responsible for compliance with the provisions of this chapter and may be cited for violations.

In general.

(1)

A person may not rent or lease to another person for occupancy or use any housing unit unless the structure and premises comply with the provisions of this chapter.

(2)

Provided the property owner's acts or omissions have not contributed to the violation, a property owner may not be cited for a violation of this chapter that is caused by the negligent, wrongful, or malicious acts or omissions of a tenant.

Sanitary condition.

(1)

Cleanliness.

(a)

The tenant shall keep that part of the structure or premises that the tenant occupies, controls, or uses in a clean and sanitary condition.

(b)

Each property owner of a structure containing two or more housing units shall maintain, in a clean and sanitary condition, the common areas of the structure and premises.

(2)

Disposal and storage of rubbish and garbage. The tenant shall store and dispose of rubbish and garbage in a clean and sanitary manner, as may be required by applicable law.

(3)

Supplied fixtures and equipment.

(a)

The tenant shall keep owner-supplied equipment and fixtures clean and sanitary and shall exercise reasonable care in their proper use and operation.

(b)

The property owner shall maintain the equipment and fixtures in good and proper operating condition.

(4)

Furnished by tenant. The tenant shall maintain equipment and fixtures furnished by the tenant. The equipment and fixtures shall be:

(a)

Properly installed;

(b)

Maintained in good working condition; and

(c)

Kept clean, sanitary, and free of defects, leaks, or obstructions.

Extermination.

(1)

All structures. If necessary, the property owner shall exterminate within the structure and on the premises before renting or leasing the structure.

(2)

Single occupancy. Except for subterranean termites, the tenant of a structure containing a single housing unit shall exterminate any insects, rodents, or other pests in the structure or the premises. The owner shall exterminate subterranean termites.

(3)

Multiple occupancy. Except where infestation within a housing unit is caused by a failure of the tenant to take reasonable action to prevent the infestation, the property owner or operator of a structure containing two or more housing units shall exterminate insects, rodents, or other pests in the structure or on the premises.

Firesafety. Responsibility for installing and maintaining in good working order any smoke detector installed under this chapter shall be in accordance with Article 38A, § 12A, of the Annotated Code of Maryland.