welcome overview: property maintenance code requirements discussion: proposed rental registry

WelcomeOverview: Property Maintenance Code Requirements Discussion: Proposed Rental Registry

Exterior

Posting of Street Numbers• Each structure to which a street number has been assigned shall have such number or

number series displayed in a position easily observed and readable from the public right-of-way.

• All numbers shall be in Arabic numerals (or equivalent) at least three inches high and a minimum of one-half-inch stroke, and shall be a contrasting color from the background and be clearly visible night and day.

• Each required number shall be affixed on the front of the building or on a mailbox located on the same lot in such a location that it may be easily and readily seen by a person of ordinary eyesight on the public street or highway upon which the building abuts.

• Multiple-unit structures should display the building number in such a manner as to be visible from the road as outlined above, and in addition unit numbers should be clearly placed at the entrance of each unit. It shall be the duty of each and every affected party, upon affixing a new address number, to remove any conflicting number. It shall be unlawful to cover any address number with any sign, drapery, or other obstruction tending to conceal such number.

City of EvansvilleProperty Maintenance Code

Exterior

Accessory Structures• All accessory structures on premises shall be maintained in

compliance with the Property Maintenance Code.


Exterior

Swimming Pools • Swimming pools shall be maintained in a clean and sanitary

condition, and in good repair.


Exterior

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 without the consent of the owner.

• It shall be the responsibility of the owner to restore said surface to an approved state of maintenance and repair.


Exterior

Sanitation• All exterior property and premises shall be maintained in a

clean, safe and sanitary condition.

• The occupant shall keep that part of the exterior property, which such occupant occupies or controls, in a clean and sanitary condition.


Exterior

Rodent Harborage• All 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 which will not be injurious to human health.

• After extermination, proper precautions shall be taken to eliminate rodent harborage and prevent re-infestation.


Exterior

Indoor Furniture Prohibited

• No person occupying or having control of any premises shall allow the use or storage of furniture which is upholstered or not designed for outdoor use in an uncovered or exposed area where it is likely to decay, decompose, or retain moisture causing a health hazard.


Exterior

Grading and Drainage • All premises shall be graded and maintained to prevent the

erosion of soil and to prevent the accumulation of water thereon, or within any structure located thereon.


Exterior

Stairs• Stairs and similar areas shall be kept in a proper state of repair,

and maintained free from hazardous conditions.


Exterior

Handrails and Guardrails• Every handrail and guardrail shall be firmly fastened and

capable of supporting normally imposed loads and shall be maintained in good condition.


Exterior

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.


Exterior

Protective Treatment• All exterior surfaces, including, but not limited to, doors, door and window frames,

cornices, porches, trim, balconies, decks and fences shall be maintained in good condition.

• Exterior wood surfaces, other than decay-resistant woods, shall be protected from the elements and decay by painting or other protective covering or treatment.

• Peeling, flaking and chipped paint shall be eliminated and surfaces repainted.

• All siding and masonry joints as well as those between the building envelope and the perimeter of windows, doors, and skylights shall be maintained weather-resistant and watertight.

• All metal surfaces subject to rust or corrosion shall be coated to inhibit such rust and corrosion, and all surfaces with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion.

• Oxidation stains shall be removed from exterior surfaces. Surfaces designed for stabilization by oxidation are exempt from this requirement.


Exterior

Foundation Walls

• All 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.

• Mortar joints shall be maintained.


Exterior

Exterior Walls

• All 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.


Exterior

Windows and Doorframes• Every window, door and frame shall be kept in sound

condition, good repair and weathertight.

(1) GlazingAll glazing materials shall be maintained free from cracks and holes.

(2) Openable Windows Every window, other than a fixed window, shall be easily opened and capable of being held in position by window hardware.


Exterior

Doors• All exterior doors and hardware shall be maintained in good

condition. • Locks at all entrances to dwelling units and rooming units shall

tightly secure the doors.


Exterior

Structural Members

• All structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads.


Exterior

Roofs and Drainage• The roof and flashing shall be sound, tight and not have defects that admit

rain. Roofing shall be installed as designed by its manufacturer. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure.

• Every structure shall have adequate gutters and downspouts in sound condition maintained in good repair to divert normal rainwater from the roof to available storm sewer or to other areas on the premises where dispersal of water will not adversely affect the foundation of any structure.

• If there is no storm sewer available, the downspouts shall terminate above grade with a diverter and splash block to direct water away from the foundation of this and adjacent dwellings.

• Approved altered drain system such as yard drains specifically designed to prevent water accumulation at foundation shall be considered an approved method of dispersal.


Exterior

Chimneys and Towers• All chimneys, cooling towers, smoke stacks, and similar

attached or detached structures shall be maintained structurally safe and sound, and in good repair.

• 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.


Exterior Stairways, Decks, Porches and Balconies

• Every exterior stairway, deck, porch and balcony, and all attached or detached structures thereto, shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads.


Interior

Interior

Clean and Sanitary• Every occupant shall keep that part of the structure that such

occupant occupies or controls in a clean and sanitary condition.

• Every owner of a structure containing a rooming house, a hotel, a motel, a dormitory, two or more dwelling units 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.


Interior

Garbage and Rubbish • All exterior property and premises and the interior of every

structure shall be free from any accumulation of rubbish or garbage.

• Every occupant of a structure shall dispose of all rubbish in a clean and sanitary manner by placing such rubbish in approved containers.

• 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.


Interior

Infestation• All structures shall be kept free from insect and rodent infestation. All 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 re-infestation.

• The owner of any structure shall be responsible for extermination of rodents and insects within the structure prior to renting or leasing the structure.

• The occupant of a one-family dwelling or of a single-tenant nonresidential structure shall be responsible for extermination on the premises after taking possession of the property.

• The owner of a structure containing two or more dwelling units, a multiple occupancy, or 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

occupants shall be responsible for extermination.

• The occupant of any structure shall be responsible for the continued rodent-free condition of the structure, and if the occupant fails to maintain the rodent-free condition, the cost of extermination shall be the responsibility of the occupant.

• Exception: Where rodent infestations are caused by defects in the structure, the owner shall be responsible for extermination.


Interior

Interior Surfaces• All interior surfaces, including windows and doors, shall be

maintained in good, clean and sanitary condition.

• Peeling paint, cracked or loose plaster, decayed wood and other defective surface conditions shall be corrected.


Interior

Fire Resistance Ratings

• The fire resistance rating of floors, walls, ceilings, and other elements and components shall be maintained.

• Alterations or repairs shall not reduce the fire rating of any assembly.


Interior

Stairs and Railings

• All interior stairs and railings shall be maintained in sound condition and good repair and capable of supporting normally imposed loads.

• Every stair, ramp, and floor shall be maintained in sound condition and good repair and capable of supporting normally imposed loads.

• Every handrail and guardrail shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.


Interior

Plumbing System Hazards

• Where it is found that a plumbing system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, inadequate venting, cross connection, backsiphonage, improper installation, deterioration or damage or for similar reasons, the code official shall require the defects to be corrected to eliminate the hazard.


Interior

Plumbing Fixtures• All plumbing fixtures shall be properly installed and

maintained in working order, and shall be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed.

• All plumbing fixtures shall be maintained in a safe, sanitary and functional condition. The tenant or occupant shall not cause the obstruction of any plumbing facilities or fixtures.

• Plumbing fixtures shall have adequate clearances for usage and cleaning.


Interior

Sanitary Drainage System• All plumbing fixtures shall be properly connected to either a

public sewer system or to an approved private sewage disposal system.

• Every plumbing stack, vent, waste and sewer line shall function properly and be kept free from obstructions, leaks and defects. The occupants shall not cause the obstruction of any sanitary drainage system.


Interior

Water Supply• The water supply system shall be installed and maintained to

provide a supply of water to plumbing fixtures, devices and attached or detached structures in sufficient volume and at pressures adequate to enable the fixtures to function properly, safely, and free from defects and leaks.


Interior

Water System• Every sink, lavatory, bathtub or shower, drinking fountain,

water closet or other plumbing fixture shall be properly connected to either a public water system or to an approved private water system.

• All kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied with hot or tempered and cold running water.

• Hose bibs or faucets to which hoses are attached and left in place, shall be protected by an approved atmosphere-type vacuum breaker or an approved permanently attached hose connection vacuum breaker.


Interior

Water Heating Facilities• Water heating facilities shall be properly installed, maintained

and provide an adequate amount of water to be drawn at every required sink, lavatory, bathtub, shower and laundry facility at a temperature of not less than 110 degrees Fahrenheit .

• A gas-burning water heater shall not be located in any bathroom, toilet room, bedroom or other occupied room normally kept closed, unless adequate combustion air is provided.

• An approved combination temperature and pressure relief valve and relief valve discharge pipe shall be properly installed and maintained on water heaters.


Interior

Bathroom Facilities

• Every dwelling unit shall contain its own bathtub or shower, lavatory, water closet and kitchen sink which shall be maintained in a sanitary, safe working condition.

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

• The tenant or occupant shall not cause the obstruction of any plumbing facilities or fixtures.


Interior

Bathroom Ventilation• Every bathroom and toilet room shall comply with the ventilation requirements

for habitable spaces as required by the Property Maintenance Code, except that a window shall not be required in spaces equipped with a mechanical ventilation system that complies with the following:

• (a) Air exhausted by a mechanical ventilation system from a bathroom within a dwelling unit shall be exhausted to the exterior and shall not be recirculated to any interior space, including the space from which such air is withdrawn.

• (b) Air exhausted by a mechanical ventilation system from all other bathrooms

or toilet rooms shall be exhausted to the exterior without recirculation to any space, or not more than 85 percent of the exhaust air shall be recirculated where the system is provided with effective absorption and filtering equipment.


Interior

Heating Facilities • Every dwelling shall be provided with heating facilities capable

of maintaining a room temperature of 65 degrees Fahrenheit in all habitable rooms, bathrooms, and toilet rooms based on the outside temperature being no lower than 10 degrees Fahrenheit.

• Every owner and operator of any building who rents, leases or

lets one or more dwelling unit on terms, either express or implied, to furnish heat to the occupants thereof shall supply sufficient heat during the period from October 1st to May 1st to maintain the room temperatures specified above during the hours between 6:30 a.m. and 10:30 p.m. of each day and not less than 60 degrees Fahrenheit during other hours.


Interior

Mechanical Equipment• All Mechanical equipment, fireplaces and solid fuel-burning

appliances shall be properly installed and maintained in a safe working condition, and shall be capable of performing the intended function.

• Portable heating devices or equipment not designed for permanent installation shall not be used as primary source of heating in any building.

• Fireplaces that are not intended for use or are unsafe shall be sealed off to prevent usage.


Interior

Mechanical Ventilation

• All fuel-burning equipment and appliances shall be connected to an approved chimney or vent.

• All required clearances to combustible materials shall be maintained.

• All safety controls for fuel-burning equipment shall be maintained in effective operation.

• A supply of air for complete combustion of the fuel and for ventilation of the space shall be provided for the fuel-burning equipment.


Interior

Electrical Systems Hazards • Where it is found 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.


Interior

Electrical Equipment• All electrical equipment, wiring and appliances shall be

properly installed and maintained in a safe and approved manner.

• Every habitable space in a dwelling shall contain at least two separate and remote receptacle outlets.

• Every laundry area shall contain at least one grounded-type receptacle.

• Every bathroom and areas within six feet of kitchen sinks shall contain GFCI receptacles.

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


Interior

Smoke Detector • Every dwelling unit shall be equipped with a minimum of one

smoke detector installed in accordance with the following:

(1) Existing operable smoke detectors, the installation of which conformed to State building and electrical codes at the time of their installation; or(2) Installation of a smoke detector shall meet the criteria of the Indiana Building Code and the Indiana One- and Two-Family Dwelling Code but in no event more than 15 feet from the bedroom or sleeping area.(3) At least one smoke detector shall be installed on each story.


Interior

Smoke Detector • Each smoke detector shall be either battery-powered with a

minimum of nine volts, or powered by a 110-volt alternating unswitched current, or industry equivalent as future technology develops.


Interior

Smoke Detector • The occupant of a dwelling unit shall test each smoke detector

at least annually to ensure its operation.

• If an occupant discovers a malfunctioning unit, and is not the owner of said unit, the occupant shall notify the owner within 48 hours by certified mail of the malfunction.

• Upon notification, the owner shall repair the malfunction within 72 hours, unless the malfunction is due to battery maintenance which is the responsibility of the tenant.


Interior

Smoke Detector Battery Maintenance • The occupant of a dwelling unit shall ensure that an operable

battery is maintained in each battery-operated smoke detector during his occupancy of the dwelling unit.

Smoke Detector Maintenance. • If the owner does not occupy a dwelling unit, the owner of the

dwelling unit shall maintain each smoke detector, except for the battery, after others occupy the dwelling unit.

• The owner of each battery-powered smoke detector shall supply an operable battery before any person occupies a dwelling unit as a dwelling unit.


Rental Registry Proposal

Current• PMC Complaint• Use Contractors• Pull Permits

Voluntary• PMC Complaint• Communication• Self-Perform

Maintenance• Covered Building

Permit• Self Inspection

Required• Not Compliant• No Response• Annual City

Inspection• Enforcement

Actions

welcome overview: property maintenance code requirements discussion: proposed rental registry

Documents

exterior property

exterior surfaces

public property

private property

exterior handrails

exterior sanitation

exterior grading

exterior wood surfaces