Sections 143-11 through 143-21 shall describe the minimum conditions of residential premises and buildings to be used for human occupancy. Every residential building or structure occupied by humans, except as exempted by §§ 143-3 and 143-5 of this chapter, and its premises shall comply with the conditions and standards herein prescribed when a deviation from such conditions and standards poses an imminent threat to the health, safety and general welfare of the occupants and other persons. The code official may cause periodic inspections to be made of residential buildings and premises to secure compliance with these requirements.
A.
Responsibility of owner. The owner of buildings and premises
shall maintain such buildings and premises in compliance with these requirements.
A person shall not occupy as owner-occupant or let to another for occupancy
or use premises which do not comply with the following requirements of this
section.
B.
Vacant structures and land. All 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 blight or adversely
affect the public health or safety.
C.
Sanitation. All premises shall be maintained in a clean,
safe and sanitary condition free from any accumulation of rubbish or garbage.
D.
Containers. Garbage, vegetable wastes or other putrescible
materials shall be stored in leakproof containers, provided with close-fitting
covers, for the storage of such materials until removed from the premises
for disposal.
E.
Grading and drainage. All premises shall be graded and
maintained so as to prevent the accumulation of stagnant water thereon, or
within any structure located thereon.
F.
Insect and rat control. All premises shall remain free
of insects, rats, vermin or other pests in all exterior areas of the premises.
An owner shall be responsible for extermination, except that the occupant
shall be responsible for such extermination in the exterior areas of the premises
of a single-family dwelling. Extermination in the shared or public parts of
the premises of other than a single-family dwelling shall be the responsibility
of the owner.
G.
Noxious weeds. All premises in predominantly residential
areas either owner-occupied, let for occupancy or let, shall be kept free
from weeds or plant growth which are noxious or detrimental to the public
health and welfare and shall be trimmed to a height of not more than 12 inches.
H.
Exhaust vents. Except as to previously existing and operating
exhaust systems, no person shall construct, maintain or operate pipes, ducts,
conductors, fans or blowers discharging gases, steam, vapor, hot air, grease,
smoke, odors or other gaseous or particulate wastes so as to discharge directly
upon abutting or adjacent public or private property or property of another
tenant.
J.
Motor vehicles. All premises, except as provided in other
regulations, shall not contain any unregistered or uninspected or junk vehicle
that poses a threat to the health, safety and general welfare of the occupants
or other persons. Not more than two currently unregistered or uninspected
vehicles, owned by the occupants, that do not pose a threat to the occupants
or other persons' health and safety shall be parked in a predominantly residential
area. Said vehicles shall not be in a state of disassembly or disrepair.
A.
In general. The exterior of a structure shall be maintained
structurally sound and sanitary so as not to pose a threat to the health and
safety of the occupants and so as to protect the occupants from the environment.
B.
Structural members. All supporting structural members
of all structures shall be maintained structurally sound, free of deterioration
and capable of safely bearing the dead and live loads imposed upon them.
C.
Exterior surfaces (foundations, walls and roof). Every
foundation, exterior wall, roof and all other exterior surfaces shall be maintained
in a workmanlike state of maintenance and repair and shall be kept in such
condition so as to exclude rats.
D.
Foundation walls. All foundation walls shall be maintained
so as to carry the safe design and operating dead and live loads, plumb and
free from open cracks and breaks, except as necessary to release excessive
water pressure on the wall so as not to be detrimental to public safety and
welfare.
E.
Exterior walls. Every exterior wall shall be free of
holes, breaks, loose or rotting boards or timbers and any other condition
which might admit rain or dampness to the interior portions of the walls or
to the occupied spaces of the building. All exterior surface materials, including
wood, composition or metal siding, shall be maintained weatherproof so as
to prevent deterioration.
F.
Roofs. The roof shall be structurally sound, tight and
not have defects which might admit rain, and roof drainage shall be adequate
to prevent rain water from causing dampness in the walls or interior portion
of the building.
G.
Decorative features. All cornices, trim, wall facings
and similar decorative features shall be maintained in good repair with proper
anchorage and in a safe condition.
H.
Signs, marquees and awnings. All canopies, marquees,
signs, metal awnings, stairways, fire escapes, standpipes, exhaust ducts and
similar overhang extensions shall be maintained in good repair, shall be properly
anchored so as to be kept in a safe and sound condition and shall be protected
from the elements and against decay.
I.
Chimneys. All chimneys, cooling towers, smokestacks and
similar appurtenances shall be maintained structurally safe, sound and in
good repair. All exposed surfaces of metal or wood shall be protected from
the elements and against decay.
J.
Stairs and porches. Every stair, porch, balcony and all
appurtenances attached thereto shall be so maintained as to be safe to use
and capable of supporting the loads to which it may be subjected and shall
be maintained in sound condition and repair.
K.
Windows, doors and frames. Every window, door and frame
shall be maintained in such relation to the adjacent wall construction so
as to exclude rain as completely as possible and to substantially exclude
wind from entering the building.
L.
Weathertight. Every window and exterior door shall be
fitted reasonably in its frame and be weathertight. Weather stripping shall
be used as necessary to exclude wind or rain from entering the dwelling or
structure and shall be kept in sound condition and good repair.
M.
Glazing. Every required window sash shall be fully supplied
with glazing materials which securely hold in place window glass.
N.
Openable windows. Every window, other than a fixed window,
shall be capable of being opened and shall be held in position by window hardware.
O.
Door hardware. Every exterior door, door hinge and door
latch shall be maintained in good condition. Door locks in dwelling units
shall be in good repair and capable of tightly securing the door.
P.
Basement and window hatchways. Every basement or cellar
hatchway or window shall be so maintained as to prevent the entrance of rats,
rain and surface drainage into the structure.
A.
In general. The interior of a structure and its equipment
shall be maintained structurally sound and in a sanitary condition so as not
to pose a threat to the health and safety of the occupants and to protect
the occupants from the environment.
B.
Structural members. The supporting structural members
of every building shall be maintained structurally sound, not showing any
evidence of deterioration which would render them incapable of carrying the
imposed loads.
C.
Interior surfaces. Floors, walls, including windows and
doors, ceilings and other interior surfaces shall be maintained in good, clean
and sanitary condition.
D.
Lead-based paint. Lead-based paint with a lead content
of more than 0.5% shall not be applied to any interior or exterior surface
of a dwelling or dwelling unit, including fences and outbuildings upon any
premises.
E.
Bathroom and kitchen floors. Every toilet, bathroom and
kitchen floor surface shall be constructed and maintained so as to permit
such floor to be easily kept in a clean and sanitary condition.
F.
Free from dampness. Cellars, basements and crawl spaces
shall be maintained free from standing water so as to prevent conditions conducive
to decay or deterioration of the structure.
G.
Sanitation. The interior of every structure shall be
maintained in a clean and sanitary condition free from any accumulation of
rubbish, refuse or garbage. Rubbish, garbage and other refuse shall be properly
kept inside temporary storage facilities.
H.
Storage. Garbage or refuse shall not be allowed to accumulate
or be stored in public halls or stairways.
I.
Insect and rat harborage. All structures shall be kept
free from insect and rat infestation, and where insects or rats are found
they shall be promptly exterminated by acceptable processes which will not
be injurious to human health. After extermination, proper precautions shall
be taken to prevent reinfestation.
J.
Exit doors. Every door available as an exit shall be
capable of being opened easily from the inside.
K.
Stairs, porches and railings. Stairs, porches, railings
and other exit facilities shall be adequate for safety.
L.
Exit facilities. All interior stairs and railings and
other exit facilities of every structure shall be maintained in sound condition
and good repair by replacing treads and risers that evidence excessive wear
or are broken, warped or loose. Every inside stair shall be so constructed
and maintained as to be safe to use and capable of supporting the anticipated
loads.
A.
In general. All spaces or rooms shall be provided sufficient
light so as not to endanger health and safety. All spaces or rooms shall be
provided sufficient natural or mechanical ventilation so as not to endanger
health and safety. Where mechanical ventilation is provided in lieu of the
natural ventilation, such mechanical ventilating system shall be maintained
in operation during the occupancy of any structure or portion thereof.
B.
Light in habitable rooms. Every habitable room, except
kitchens, toilet rooms, basement or cellar rooms and interior rooms of townhouses
and row houses, shall have at least one window facing directly to the outdoors,
a court or a porch. Every habitable room, except kitchens and toilet rooms,
shall have at least one door or window which can be opened to adequately ventilate
the room. Kitchens, toilet rooms without windows, basement or cellar rooms
and interior rooms of townhouses and row houses shall have natural or mechanical
ventilation.
C.
Common halls and stairways. Every common hall and stairway
in every building, other than one-family dwellings, shall be adequately lighted
at all times with an illumination of at least a sixty-watt light bulb. Such
illumination shall be provided throughout the normally traveled stairs and
passageways.
D.
Other spaces. All other spaces shall be provided with
natural or artificial light of sufficient intensity and so distributed as
to permit the maintenance of sanitary conditions and the safe use of the space
and the appliances and fixtures.
E.
Toilet rooms. Every bathroom and water closet compartment shall comply with the light and ventilation requirements for habitable rooms as required by Subsection B of this section except that a window shall not be required in bathrooms or water closet compartments equipped with an approved mechanical ventilation system.
F.
Cooking. Primary cooking facilities shall not be permitted
in any sleeping room or dormitory unit, except for efficiency apartments.
G.
Separation of unit. Dwelling units shall be separate
and apart from each other. With the exception of crib rooms or rooms accommodating
handicapped individuals, sleeping rooms shall not be used as the only means
of access to other sleeping rooms.
H.
Privacy. Hotel units, lodging units and dormitory units
shall be designed to provide privacy and be separate from other adjoining
spaces.
I.
Common access. A habitable room, bathroom or water closet
compartment which is accessory to a dwelling unit shall not open directly
into or be used in conjunction with a food store, barber or beauty shop, doctor's
or dentist's examination or treatment room or similar room used for public
purposes.
J.
Basement rooms and cellar rooms. Basement and cellar
rooms partially below grade shall not be used for sleeping purposes unless
the basement and cellar room (or rooms) is (are) within the specifications
for sleeping rooms as provided for in this chapter.
K.
Dwelling units. Every dwelling unit shall contain a minimum
gross floor area of not less than 150 square feet for the first occupant and
100 square feet for each additional occupant. The floor area shall be calculated
on the basis of the total area of all habitable rooms.
L.
Area for sleeping purposes. Every room occupied for sleeping
purposes by one occupant shall contain at least 64 square feet of floor area.
M.
Overcrowding. If any room used for residential purposes is overcrowded as defined in § 143-6 of this chapter, the code official may order the number of persons sleeping or living in said room to be reduced.
N.
Prohibited use. It shall be prohibited to use for sleeping
purposes any kitchen, nonhabitable space or public space.
O.
Minimum ceiling heights. Habitable rooms shall have a
clear ceiling height over the minimum area required by this chapter at not
less than seven feet, four inches, except that in attics, basements or top
half-stories the ceiling height shall be not less than seven feet over not
less than 1/3 of the minimum area required by this chapter when used
for sleeping, study or similar activity. In calculating the floor area of
such rooms, only those portions of the floor area of the room having a clear
ceiling height of five feet or more may be included.
P.
Minimum ceiling heights in mobile homes. Habitable space
in a mobile home shall have a minimum ceiling height of seven feet over 50%
of the floor area, and the floor area where the ceiling height is less than
five feet shall not be considered in calculating floor area.
Q.
Required space in mobile homes. Every mobile home shall
contain a minimum gross floor area of not less than 150 square feet for the
first two occupants and 100 square feet for each additional occupant.
A.
In general. Every dwelling unit shall include its own
plumbing facilities which are in proper operating condition, can be used in
privacy and are adequate for personal cleanliness and the disposal of human
waste.
B.
Water closet and lavatory. Every dwelling unit shall
contain a lavatory and a water closet supplied with cold running water. The
water closet shall not be located in a habitable room. The lavatory may be
placed in the same room as the water closet, or, if located in another room,
the lavatory shall be located in close proximity to the door leading directly
into the room in which said water closet is located. The lavatory shall be
supplied with hot and cold running water.
C.
Bathtub or shower. Every dwelling unit shall contain
a room which affords privacy to a person in said room and which is equipped
with a bathtub or shower supplied with hot and cold running water.
D.
Sink. Every dwelling unit shall contain a kitchen sink apart from the lavatory required under Subsection B of this section and shall be supplied with hot and cold running water.
E.
Rooming house. At least one water closet, lavatory basin
and bathtub or shower properly connected to an approved water and sewer system
and in good working condition shall be supplied for each four rooms within
a rooming house, wherever said facilities are shared. Every lavatory basin
and bathtub or shower shall be supplied with hot and cold water at all times.
F.
Hotels. Where private water closets, lavatories and baths
are not provided, one water closet, one lavatory and one bathtub accessible
from a public hallway shall be provided on each floor. Each lavatory, bathtub
or shower shall be supplied with hot and cold water at all times.
G.
Privacy. Toilet rooms and bathrooms shall be designed
and arranged to provide privacy.
H.
Direct access. Toilet rooms and bathrooms shall not be
used as a passageway to a hall or other space or to the exterior. At least
one toilet room or bathroom in a dwelling unit shall be accessible from any
sleeping room without passing through another sleeping room.
I.
Same story. Toilet rooms and bathrooms serving hotel
units, lodging units or dormitory units, unless located within such respective
units or directly connected thereto, shall be provided on the same story with
such units and be accessible only from a common hall or passageway.
J.
Floors. Bathrooms and toilet rooms shall be provided
with floors of moisture-resistant material.
K.
Connections. Water supply lines, plumbing fixtures, vents
and drains shall be properly installed, connected and maintained in working
order and shall be kept free from obstructions, leaks and defects and capable
of performing the function for which they are designed.
L.
Maintained clean and sanitary. All plumbing facilities
shall be maintained in a clean and sanitary condition by the occupant so as
not to breed insects and rats or produce dangerous or offensive gases or odors.
M.
Access for cleaning. Plumbing fixtures shall be installed
so as to permit easy access for cleaning both the fixtures and the areas about
them.
N.
Water conservation. Plumbing fixtures which are replaced
shall be of water-saving construction and use.
O.
Contamination. The water supply shall be maintained free
from contamination, and all water inlets for plumbing fixtures shall be located
above the overflow rim of the fixture.
P.
Supply. The water supply systems shall be installed and
maintained to provide at all times a supply of water to plumbing fixtures,
devices and appurtenances in sufficient volume and at pressures adequate to
enable them to function satisfactorily.
Q.
Water heating facilities. Water heating facilities shall
be properly installed, properly maintained and properly connected with hot
water lines to the fixtures required to be supplied with the hot water. Water
heating facilities shall be capable of heating water to such a temperature
so as to permit an adequate amount of water to be drawn at every required
kitchen sink, lavatory basin, bathtub, shower and laundry facility or other
similar units at a temperature of not less than 110º F.
R.
Connections. Every sink, lavatory, bathtub or shower,
drinking fountain, water closet or other facility shall be properly connected
to either a public sewer system or to an approved private sewage disposal
system.
S.
Maintenance. Every plumbing stack, waste and sewer line
shall be so installed and maintained as to function properly and shall be
kept free from obstructions, leaks and defects to prevent structural deterioration
or health hazards.
T.
Storm drainage. An approved system of stormwater disposal
shall be provided and maintained for the safe and efficient drainage of roofs
and paved areas, yards and courts and other open areas on the premises.
A.
Heating. Every dwelling unit and guest room shall be
provided with heating facilities capable of maintaining a room temperature
of 65º F. at a point three feet above the floor and three feet from an
exterior wall in all habitable rooms, bathrooms and toilet rooms.
B.
Cooking facilities. In every dwelling unit that contains
cooking and baking facilities for the purpose of preparation of food, such
facilities shall be properly installed by the owner and operated and kept
in a clean and sanitary working condition by the occupant.
C.
Refrigeration. In every dwelling unit that contains a
refrigeration unit for the temporary preservation of perishable foods, such
unit shall be capable of maintaining an average temperature below 45º
F. and shall be properly installed by owner and operated and kept in a clean
and sanitary working condition by the occupant.
D.
Cooking and heating equipment. All cooking and heating
equipment, components and accessories in every heating, cooking and water
heating device shall be maintained free from leaks and obstructions and kept
functioning properly so as to be free from fire, health and accident hazards.
E.
Installation. All mechanical equipment shall be properly
installed and safely maintained in good working condition and be capable of
performing the function for which it was designed and intended.
F.
Flue. All fuel-burning equipment designed to be connected
to a flue, chimney or vent shall be connected in an approved manner.
G.
Clearances. All required clearances from combustible
materials shall be maintained.
H.
Safety controls. All safety controls for fuel-burning
equipment shall be maintained in effective operation.
I.
Combustion air. A supply of air for complete combustion
of the fuel and for ventilation of the space shall be provided to the fuel-burning
equipment.
J.
Fireplaces. Fireplaces and other devices intended for
use similar to a fireplace, including wood-and-coal-burning stoves, shall
be stable and structurally safe and connected to approved chimneys.
K.
Climate control. When facilities for interior climate
control (heating, cooling or humidity) are integral functions of structures
used as dwelling units, such facilities shall be maintained and operated in
a continuous manner in accordance with the designed capacity.
A.
Outlets required. Where there is electric service available
to a structure, every habitable room of a dwelling unit and every guest room
shall contain at least two separate and remote outlets, one of which may be
a ceiling or wall type electric light fixture. In a kitchen, three separate
and remote wall type electric convenience outlets or two such convenience
outlets and one ceiling or wall type electric light fixture shall be provided.
Every public hall, water closet compartment, bathroom, laundry room or furnace
room shall contain at least one electric light fixture; in addition to the
electric light fixture in every bathroom and laundry room, there shall be
provided at least one electric outlet.
B.
Installation. All electrical equipment, wiring and appliances
shall be installed and maintained in a safe manner in accordance with all
applicable laws. All electrical equipment shall be of an approved type.
C.
Correction of defective system. Where it is found, in
the opinion of the code official, that the electrical system in a structure
constitutes a hazard to the occupants or the structure by reason of inadequate
service, improper fusing, insufficient outlets, improper wiring or installation,
deterioration or damage or for similar reasons, the code official shall require
the defects to be corrected to eliminate the hazard.
A.
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, or to a yard, court or passageway leading to a public open area
at grade.
B.
Direct exit. Every dwelling unit or guest room shall
have access directly to the outside or to a public corridor.
C.
Locked doors; exit through other units. All doors in
the required means of egress shall be readily openable from the inner side.
Exits from dwelling units, hotel units, lodging units and dormitory units
shall not lead through other such units, or through toilet rooms
or bathrooms.
D.
Fire escapes. All required fire escapes shall be maintained
in working condition and structurally sound.
E.
Exit signs. All exit signs shall be maintained, illuminated
and visible.
F.
Accumulations. Waste, refuse or other materials shall
not be allowed to accumulate in stairways, passageways, doors, windows, fire
escapes or other means of egress.
G.
Flammable matter. Highly flammable or explosive matter,
such as paints, volatile oils and cleaning fluids, or combustible refuse,
such as wastepaper, boxes and rags, shall not be accumulated or stored on
residential premises except in reasonable quantities consistent with normal
usage.
H.
Residential unit. A dwelling unit or rooming unit shall
not be located within a structure containing an establishment handling, dispensing
or storing flammable liquids with a flash point of 110º F. or lower.
I.
Fire alarms. Fire alarms and detecting systems shall
be maintained and be suitable for their respective purposes.
J.
Fire suppression system. Fire suppression systems shall
be maintained in good condition, free from mechanical injury. Sprinkler heads
shall be maintained clean, free of corrosion and paint and not bent or damaged.
K.
Fire extinguishers. All portable fire extinguishers shall
be visible and accessible and maintained in an efficient and safe operating
condition.
A.
Cleanliness. Every occupant of a structure or part thereof
shall keep that part of the structure or premises thereof which that occupant
occupies, controls or uses in a clean and sanitary condition. Every owner
of a dwelling containing two or more dwelling units shall maintain, in a clean
and sanitary condition, the shared or public areas of the dwelling and premises
thereof.
B.
Disposal of rubbish. Every occupant of a structure or
part thereof shall dispose of all rubbish in a clean and sanitary manner by
placing it in rubbish containers equipped with tight-fitting covers as required
by this chapter.
C.
Disposal of garbage. Every occupant of a structure or
part thereof shall dispose of garbage in a clean and sanitary manner, securely
wrapping such garbage and placing it in tight garbage storage containers as
required by this chapter, or by such other disposal method as may be required
by applicable laws or ordinances.
D.
Rubbish storage facilities. Every dwelling unit shall
be supplied with approved containers and covers for storage of rubbish, and
the owner, operator or agent in control of such dwelling shall be responsible
for the removal of such rubbish.
E.
Food preparation. All spaces used or intended to be used
for food preparation shall contain suitable space and equipment to store,
prepare and serve foods in a sanitary manner. There shall be adequate facilities
and services for the sanitary disposal of food wastes and refuse, including
facilities for temporary storage when necessary.
F.
Supplied fixtures and equipment. The owner or occupant
of a structure or part thereof shall keep the supplied equipment and fixtures
therein clean and sanitary and shall be responsible for the exercise of reasonable
care in their proper use and operation.
G.
Furnished by occupant. The equipment and fixtures furnished
by the occupant of a structure shall be properly installed and shall be maintained
in good working condition, kept clean and sanitary and free of defects, leaks
or obstructions.
A.
Owner's responsibility. The owner of any structure shall
be responsible for extermination of insects, rats, vermin or other pests within
the structure prior to renting, leasing or selling the structure.
B.
Tenant-occupant's responsibility. The tenant-occupant
of any structure shall be responsible for the continued ratproof condition
of the structure, and if the tenant occupant fails to maintain the ratproof
condition, the cost of extermination shall be the responsibility of the tenant-occupant.
C.
Single unit occupant's responsibility. The occupant of
a structure containing a single dwelling unit shall be responsible for the
extermination of any insects, rats or other pests in the structure or on the
premises.
D.
Responsibility for common areas in multiple-unit structures.
Every owner, agent or operator of two or more dwelling units or multiple occupancies
or rooming houses shall be responsible for the extermination of any insects,
rats or other pests in the public or shared areas of the structure and premises.