Township of East Norriton, PA Property Maintenance

The International Property Maintenance Code is amended and revised in the following respects:

Section 101.1 is amended to insert "East Norriton Township, Montgomery County, Pennsylvania".

Section 101.5 is added as follows:

101.5. Compliance with other regulations. No license, permit or other certification of compliance with this part shall constitute a defense to any violation of any other ordinance of the Township of East Norriton applicable to any structure or premise, nor shall any provision herein relieve any owner, operator or occupant from complying with any such other provision, nor any official of the Township from enforcing such other ordinance or provision.

Section 102.3 is amended to read as follows:

102.3. Application of other codes. Repairs, additions, or alterations to a structure, or changes of occupancy, shall be done in accordance with the provisions of the building, plumbing, mechanical, and electrical codes as adopted by the Township of East Norriton. Nothing in this Code shall be construed to cancel, modify, or set aside any provisions of the East Norriton Township Zoning Ordinance.[1] The International Residential Code shall apply to one- and two-family dwellings.

[1]

Editor's Note: See Ch. 205, Zoning.

Section 103.5 is amended to read as follows:

103.5 Fees. The fees for activities and services performed by the Department in carrying out its responsibilities under this Code shall be as set forth in the East Norriton Township Fee Schedule[2] as adopted by the Board of Supervisors, and which may be amended from time to time by resolution of same.

[2]

Editor's Note: Said schedule is on file in the Township offices.

Section 104.7 is added as follows:

104.7 Coordination of inspections. Whenever in the enforcement of this Code or another code or ordinance the responsibility of more than one code official of the jurisdiction is involved, it shall be the duty of the code officials involved to coordinate their inspections and administrative orders as much as practical so that the owners and occupants of the structure shall not be subjected to visits by numerous inspectors or multiple or conflicting orders. Whenever an inspector from any agency or department observes an apparent or actual violation of some provision of law, ordinance or code not within the inspector's authority to enforce, the inspector shall report the findings to the code official having jurisdiction.

Section 106.4 is amended to read as follows:

106.4 Violation penalties. Persons who shall violate a provision of this Code or who shall fail to comply with any of the requirements thereof or who shall erect, install, alter, repair or do any work in violation of the approved construction documents or directive of the code official, or of a permit or certificate issued under the provisions of this Code, shall be guilty of a summary offense, punishable by a fine not to exceed $1,000 or by imprisonment not exceeding 30 days, or both such fine and imprisonment. Each day that a violation continues after due notice has been served shall be deemed a separate offense. In addition to the above penalties, any person who shall violate a provision of this Code, or fail to comply therewith, or with any of the requirements thereof, shall be subject, in addition to the penalties imposed above, to monetary penalties for all court costs, legal costs, attorneys' fees and other miscellaneous costs incurred by East Norriton Township during successful prosecution of that person by East Norriton Township.

Section 108.1.3.1 is added as follows:

108.1.3.1 Service, facility, equipment or utility. No owner, operator, or occupant shall cause any service, facility, equipment, or utility which is required by this Code to be removed, shut off or discontinued, except for such temporary interruption as may be necessary while actual repairs or alterations are in process or during temporary emergencies when discontinuance of service is approved by the appropriate authority.

Section 108.1.4 is amended to add "and East Norriton Township Zoning Code." after "under this code".

Section 108.2 is amended to read:

108.2 Closing of vacant structures. If the structure or part thereof is vacant and/or in danger of structural collapse, the code official shall be permitted to post a placard of condemnation on the premises and order the structure closed up so it will not be an attractive nuisance to the general public. Upon failure of the owner to close up the premises within time specified in the order, the code official shall cause it to be closed up through any available public agency or by contract or arrangement by private persons and the cost thereof shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate and may be collected by any other legal resources. The requirements for securing vacant buildings are in accordance with the Building Code of Township Ordinances.

Section 110.1 is amended as follows: Delete all after "remove at owners option." and add as follows: "Whenever the code official determines that the cost of such repairs would exceed 50% of the current value of such structure, such repairs shall be presumed unreasonable and it shall be presumed for the purpose of this section that such structure is a public nuisance which shall be ordered razed without option on the part of the owner to repair.

Section 110.3 is amended to read:

Section 110.3 Failure to comply. Whenever the owner of a property fails to comply with a demolition order within the time prescribed, the code official shall cause the structure or part thereof to be razed and removed, either through an available public agency or by contract or arrangement with private persons, and the cost of razing and removing such structure plus 10% administrative costs shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate.

Section 110.1.1 is added as follows:

110.1.1 Extermination. All demolition shall be preceded by an inspection of the premises by a certified exterminator to determine whether or not extermination procedures are necessary. If the premises are found to be infested, appropriate extermination shall take place in accordance with Section 309 of this Code before, during and after demolition. Certification of extermination must be submitted by a certified exterminator to the code official. Demolition shall commence within 10 days of certification.

Section 112 titled "Rental Units" is hereby deleted in its entirety and replaced by “INTENTIONALLY LEFT BLANK.”

[Amended 3-27-2018 by Ord. No. 579]

Section 113 titled "Certificate of Use and Occupancy" is hereby deleted in its entirety and replaced by “INTENTIONALLY LEFT BLANK.”

[Amended 3-27-2018 by Ord. No. 579]

Section 201.3 is amended to read as follows:

201.3 Terms defined in other codes. Where terms are not defined in this Code and are defined in the International Building Code, International Fire Code, East Norriton Township Zoning Ordinance,[3] International Plumbing Code, International Fuel Gas Code, International Mechanical Code, International Existing Building Code, International Electric Code, or NFPA 70, such terms shall have the meanings ascribed to them as stated in those codes.

[3]

Editor's Note: See Ch. 205, Zoning.

Section 202 is amended to add the following additional definitions:

ABANDONED VEHICLES

(1)

A vehicle (other than pedal cycle):

(a)

That is inoperable and is left unattended on public property for more than 48 hours;

(b)

That has remained illegally on public property for a period of more than 48 hours;

(c)

Without a valid registration plate or certificate of inspection or title left unattended on or along a highway; or

(d)

That has remained on private property with or without the consent of the owner or the person in control of the property for more than 48 hours.

(2)

Exception: Vehicles and equipment used or to be used in construction or in the operation or maintenance of public utility facilities, which are left in a manner which does not interfere with the normal movement of traffic, shall not be considered to be abandoned.

ALTERATION

Any partial change or variation of a building or structure or dwelling unit.

BOARDINGHOUSE

An owner-occupied building used for lodging without or without meals for compensation and not to be inhabited by more than three unrelated boarders. Zoning approval is required for this use.

JUNK VEHICLE

Any vehicle which is without a currently valid license plate or plates and is in such a condition as determined by the Public Officer that it constitutes a health hazard or public nuisance and warrants removal.

ONE-FAMILY DWELLING

A building containing one dwelling unit with not more than three lodgers or boarders.

PUBLIC OFFICER

Building Inspector, Fire Marshal, Health Officer, Zoning Officer, and Plumbing Inspector, or other duly pointed code enforcement official.

RENOVATION

The renewal or restoration of a building, structure, or dwelling unit.

TWO-FAMILY DWELLING

A building containing two dwelling units with no more than three lodgers or boarders per family.

Section 302.3 is amended as follows:

[Added 3-27-2018 by Ord. No. 579[4]]

Section 302.3 Sidewalks and driveways. Sidewalks, walkways, curbs, stairs, driveways, driveway aprons, parking spaces and similar areas shall be kept in a proper state of repair, and maintained free from hazardous conditions.

[4]

Editor's Note: Pursuant to this ordinance, former Subsections Q through II were redesignated as Subsections R through JJ, respectively.

Section 302.4 is amended to insert "eight inches, with the exception of meadow grasses and other such plant life that is approved by the Township as part of a subdivision and land development plan."

Section 302.5.1 is added as follows:

302.5.1 Storage. No material that may provide for rodent harborage or infestation on a property or in a building shall be stored against the side of the building. In dwelling units, no materials shall be stored within 18 inches of the dwelling unit and all stored materials shall be stored at least 18 inches above ground level.

R.1. Section 302.7 is amended to read as follows:

[Added 11-18-2014 by Ord. No. 558]

Section 302.7 Accessory structures. All accessory structures, including detached garages, fences, walls, sheds and signs, shall be maintained structurally sound and in good repair.

Section 303.2 is amended to read as follows:

303.2 Enclosures. Private swimming pool, hot tub, and spa enclosures shall be maintained in accordance with Pennsylvania Code Title 35, Part 14, Uniform Construction Code.

Section 304.3.1 is added as follows:

304.3.1 Business identification. In addition to the requirements of Section 304.3, in every building in which more than one occupant exits to the exterior, each exit door, except the main entrance, shall be labeled with both the occupant name and address. Numbers and letters shall be a minimum of four inches (102mm) high with a minimum stroke width of 0.5 inch (12.7mm), and shall be constructed of a durable material.

Section 304.10 is amended to add the following as the last sentence: "Every stair, porch, and fire escape shall be maintained free of hazardous conditions such as snow, ice, mud and other debris."

Section 304.11 is amended to add the following as the last sentence: "When a fixed supplemental source of heating is supplied to a dwelling, it shall be the owner's responsibility provide certification warranting the proper installation of the heating source according to the International Fire Code."

Section 304.13.3 is added as follows:

304.13.3 Insulated glazing. Insulated glass doors and windows shall be free of fogged glass (condensation on the interior sections of the pane) that would indicate the insulation seals are damaged or broken.

Section 304.14 is amended to read as follows:

304.14 Insect screens. Every door, window, and other outside opening required for ventilation of habitable spaces, food preparation, food service, or other area where products to be included or utilized in food for human consumption are processed, manufactured, packaged, or stored shall be supplied with approved tightly fitting screens of not less than 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall open in the direction of egress and shall be equipped with a self-closing device in good working condition.

Exception: Screens shall not be required where other approved means, such as air curtains or insect repellant fans, are utilized.

Section 305.3.1 is added as follows:

305.3.1 Bathroom and kitchen floors. Every toilet, bathroom, and kitchen floor surface shall be constructed and maintained and impervious to water, so as to permit such floor to be kept in a clean and sanitary condition.

AA.

Section 305.6.1 is added as follows:

305.6.1 Garage doors. Doors that open from a garage or carport into a dwelling shall comply with the International Residential Code.

BB.

Section 307.2 is added as follows:

307.2 Ramps. Handrails shall be provided on at least one side of all ramps exceeding a slope of one unit vertical to 12 units horizontal (8.33% slope).

CC.

Section 307.3 is added as follows:

307.3 Construction. Handrails and guards shall be constructed and installed in accordance with the International Building Code or International Residential Code.

DD.

Section 308.2 is amended to read as follows:

308.2 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.

EE.

Section 308.3.3 through 308.5 shall be added as follows:

308.3.3 Storage. Garbage or refuse shall not be allowed to accumulate or be stored in public halls, stairways, or on the roofs.
308.3.4 Disposal container. It shall be the judgment of the Code Official to require a stationary disposal container in any multiple-family dwelling where a continual problem with trash preparation and storage is present.
308.4 Unlawful dumping. It shall be unlawful to throw, deposit or dump paper, trash, rubbish, ashes, junk, waste, or discarded materials of any kind including, but not limited to, refrigerators, electrical or gas ranges, worn-out tires, plumbing or electrical fixtures, building supplies, tree limbs, grass or other vegetation, in or on any private or public property, vacant or occupied, within the Township of East Norriton, or to maintain any accumulations of such materials in or on any public or private property, vacant or occupied, within said Township of East Norriton, that creates a condition which endangers the safety, health or comfort of the citizens of the Township of East Norriton.
308.4.1 Vehicle. It shall be unlawful to store, or deposit any abandoned or junk vehicle or part thereof, in, or on any highway or public or private property, vacant or occupied, with the Township of East Norriton.
308.4.2 Violation. A violation of this section shall be deemed to be and constitute a nuisance. Whenever it is found that any person maintains such nuisance or nuisances with the Township of East Norriton, a Code Official shall serve notice upon the person maintaining such nuisance. The notice shall sufficiently describe the condition complained of and shall require the nuisance to be made safe, corrected or to be removed within 10 days of the mailing of the notice. Should such person in violation fail, neglect, or refuse to make such conditions safe, or to correct or remove to the satisfaction of the Code Official, then the Code Official may abate or cause to be abated said nuisance and the expense of such abatement shall be paid by the responsible person.
308.5 Owner's responsibility. Every owner must provide to all tenants a copy of the current rules and regulations for the disposal of trash. Owner shall also provide a specific enclosed area where trash and garbage is to be stored until the assigned collection day. This area must be kept clean of any accumulation of trash and garbage.
1.	Owners of premises shall be responsible for compliance with the provisions of this code and shall remain responsible therefore regardless of the fact that this code may also place certain responsibilities on operators and occupants and regardless of any agreements between owners and operators or occupants as to which party shall assume such responsibility.
2.	Owners of multiple dwellings shall be responsible for proper maintenance, condition and operation of service facilities, and for furnishing adequate heat and hot water supply where they have contracted to do so.
3.	Whenever any person or persons shall be in actual possession of, or have charge, care, or control of any property within the Township as executor, administrator, trustee, guardian, or agent, such person shall be deemed and taken to be the owner or owners of said property within the true intent and meaning of the Code and shall be bound to comply with the provisions of this Code to the same extent as the record owner; and notice to any such person or any order or decision of the Public Officer shall be deemed and taken to be good and sufficient notice, as if such person or persons were actually the record owner or owners of such property.

FF.

Section 309.2 is amended to read as follows:

309.2 Owner. The owner of any structure shall be responsible for extermination within the structure prior to renting, leasing, selling, or transferring the structure.

GG.

Section 310 is added as follows:

Section 310: Other Health and Safety Requirements.
310.1 Anti-tip device. All free-standing ranges, regardless of fuel, shall have an approved anti-tip device installed to prevent the range from tipping over.
310.2 Floor service. All toilet and bathroom floor surfaces shall be of a smooth, hard, nonabsorbent surface to permit such floor to be easily kept in a clean and sanitary condition.
310.3 Kitchen floors. Every kitchen floor surface shall be constructed and maintained so as to be reasonably impervious to water and so as to permit such floor to be easily kept in a clean and sanitary condition.
310.4 Minimum kitchen standards. Every dwelling shall contain a kitchen with the following equipment and shall be maintained in a clean, safe, and sanitary condition:
1.	A sink.
2.	Cabinets or shelves.
3.	Stove or similar cooking device.
4.	Refrigerator capable of temperatures between 44° F. and 33° F.

HH.

Section 311 is added as follows:

Section 311: Responsibility of Rooming House Operators and Apartment Operators.
311.1 Responsibility. All operators shall be responsible for compliance with the provisions of this Code in regard to the following:
1.	Limiting occupancy to the maximum permitted by this Code.
2.	Maintenance of safe and sanitary conditions in all parts of the premises.
3.	Maintenance and operation of all required service facilities.
4.	Maintenance of all plumbing, cooking and refrigeration fixtures and appliances with this control as well as to the building equipment and facilities, in operative, clean and sanitary conditions.
5.	Sanitary maintenance of walls, floors and ceilings.
6.	Keeping exits clear and unencumbered.
7.	Disposal of building garbage and refuse in a clean and sanitary manner in accordance with the provisions of the Township Codes.
8.	Where bedding, bed linen or towels are supplied, the owner or operator shall maintain the bedding in a clean and sanitary manner, and he or she shall furnish the clean bed linen and towels at least one each week and prior to the letting of any room to any occupant.
9.	Exterminations of insects, rodents or other pests on the premises.
10.	Maintaining of yards, lawns and courts in a clean, sanitary and safe condition and free form infestation.
11.	Hanging and removing required screens.

II.

Section 402.1.1 is hereby deleted in its entirety and restated to read as follows:

[Amended 3-27-2018 by Ord. No. 579]

Section 402.1.1 Below-grade rooms. Rooms partially or completely below grade shall only be used as habitable space in accordance with the UCC.

JJ.

Section 402.2 is amended to read as follows:

402.2 Common halls and stairways. Every common hall and stairway in every building, other than one- and two-family dwellings, shall be adequately lighted at all times with an illumination of at least 75 watt standard incandescent light bulb or equivalent for each 200 square feet of floor area, provided that the spacing between lights shall not be greater than 30 feet. Every exterior stairway shall be illuminated with a minimum of one-foot candle at floors, landings and treads.

KK.

Section 152-403.6 shall be added as follows:

[Added 3-27-2018 by Ord. No. 579[5]]

Section 152-403.6 Carbon monoxide detection system. Carbon monoxide detectors shall be installed in accordance with the standards set forth in NFPA 720.

[5]

Editor's Note: Pursuant to this ordinance, former Subsections JJ through QQ were redesignated as Subsections LL through SS, respectively.

LL.

Sections 404.2.1 and 404.2.2 are added as follows:

404.2.1 Space requirement for dwelling unit. Every apartment or dwelling unit of any type shall have a minimum of 900 square feet of habitable living space.

404.2.2 Space requirement for rooming unit. Every rooming unit shall have a minimum of 150 square feet of habitable living space.

MM.

Section 502.2 shall read as follows:

502.2 Rooming houses. 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 persons 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.

NN.

Section 502.3 is amended to add the following as the last sentence: "Each lavatory, bathtub or shower shall be supplied with hot and cold water at all times."

OO.

Section 505.4 is amended to add the following as the last two sentences: "A drip leg is required on all gas-fired hot water heaters and a blow-down pipe is required off of all pressure relief valves on all types of hot water heaters. There shall be a minimum of 30 gallons of hot water provided for each dwelling unit."

PP.

Section 602.2.1 is added as follows:

602.2.1 Heat supply. Every owner of any structure who rents, leases, or lets one or more dwelling units or guest-rooms on terms, either express or implied, to furnish heat to the occupants thereof shall supply sufficient heat during the period from October 1 to May 15 to maintain a room temperature of not less than 68° F. in all habitable spaces, bathrooms, and toilet rooms. The temperature shall be measured at a point three feet (914 mm) above the floor and three feet (914 mm) from the exterior walls.

QQ.

Sections 602.3 and 602.4 are amended by inserting November 1 to March 31 where applicable.

RR.

Section 604.2 is amended to read as follows:

604.2 Service. When the electrical system requires modification to correct inadequate service as defined in Section 604.3, the service shall be a minimum of 100 amp drop service for each building up to and including four separate unites. Each additional four units or fraction thereof will require a 100 amp drop service additional. Each unit must be supplied with a 100 amp panel box located in the unit or easily accessible to the unit. For all renovations, a receptacle must be installed on each wall in every habitable room.

SS.

Sections 605.1 and 605.2 are amended to read as follows:

605.1 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 and must display an approval sticker from an electrical inspector.

605.2 Receptacles. Where there is electric service available to a structure, every habitable room of a dwelling unit, and every guest room, shall contain at least three separate and remote outlets, one of which may be a ceiling or wall fixture controlled by a wall switch in close proximity to the entrance door of specific room. In a kitchen, four separate and remote outlets or three such convenience outlets and one ceiling-type electrical light fixture controlled by a wall switch shall be provided. Each public hall, bathroom, laundry room or furnace room shall contain at least one electric light fixture. Each bathroom, half-bath, powder room and laundry room shall contain one receptacle and it shall be ground fault receptacle.

TT.

Section 705 is added as follows:

[Added 3-27-2018 by Ord. No. 579[6]]

Section 705: Carbon Monoxide Detection and Warning Equipment.

Carbon monoxide detectors shall be installed in accordance with the standards set forth in NFPA 720.

[6]

Editor's Note: Pursuant to this ordinance, former Subsections RR through TT were redesignated as Subsections UU through WW, respectively.

UU.

Appendix A is adopted in whole as published by ICC.

VV.

Section A101.2 is added as follows:

A101.2 Boarding required. Any residential property that shall sit vacant for more than 365 days or shall remain vacant for more than 30 days as a result of a fire or natural disaster shall be boarded up in accordance with the following procedures set forth in this Appendix.

WW.

Section A101.3 is added as follows:

A101.3 Other requirements. Any dwelling that is boarded up shall have all utilities disconnected prior to the property being boarded up.