The following standards are applicable to all dwelling units located within the City.
(a) Structural Soundness and Maintenance of Dwellings. Every foundation, exterior wall, and roof of every dwelling shall be so maintained and be kept in good repair and in safe condition so as to be fit for human habitation and so as to not adversely affect the neighborhood in which they are located. Further, there must be compliance with requirements of the official Zoning Code, Building Code, Fire Code and health ordinances applicable to the dwelling and its intended or present use. Where these codes require the provision of a particular facility or equipment, or where they set a structural or installation standard, such related parts of every dwelling shall be maintained to the minimum standard provided for in the applicable section of this code or to the minimum standard provided for in the above codes, whichever is higher. Good repair, maintenance and safe condition shall include, but is not limited to, the following:
(1) Foundations. Foundations shall support the building at all points and nothing shall exist to lessen the capability of the foundation to support the building.
(2) Exterior walls and surfaces. Exterior walls and other exterior surface materials shall be free of holes, cracks, loose or rotting boards and timbers.
(3) Windows. Windows shall be fully supplied with window glass or an approved substitute which is glazed and is without open cracks or holes, shall have sashes in good condition which fit within frames, and maintained so as to exclude adverse weather elements from entering the structure.
(4) Exterior doors. Exterior doors, including cellar hatchways and the like, shall be maintained so as to be structurally sound, fit within frames so as to be weatherproof, windproof, and waterproof and be provided with door hinges and door latches which are in good working condition.
(5) Roof. Roof members, covering and flashing shall be structurally sound and right so as to prevent the entrance of moisture and be maintained by renewal, repair, waterproofing or other suitable means. Roof drainage shall be adequate to prevent rain water from being discharged in a manner that creates a public nuisance or adversely affect adjacent properties.
(6) Gutters. Rain gutters, downspouts, leaders or other means of water diversion shall be provided to collect, conduct and discharge all water from the roof and maintained so as not to adversely affect adjacent properties.
(7) Chimneys. Chimneys shall be free of major cracks, holes or missing portions and maintained in structurally safe condition.
(8) Porch. Every porch shall be so maintained so as to be free of missing, defective, rotting or deteriorated foundations, supports, floors, other members, and steps thereto, so as to be safe to use and kept in good repair.
(9) Structural member. Any exterior structural member which has become deteriorated or damaged to the extent that it does not serve the purpose as originally intended shall be renewed, restored, repaired, or replaced as is necessary to serve the purpose as originally intended.
(10) Exterior surfaces. Except for materials that have been designed or manufactured to remain untreated, all exterior wood, composition or metal surfaces shall be protected from the elements by paint or other protective covering. Surfaces shall be maintained so as to be kept clean and free of flaking, loose or peeling paint or covering.
(11) Decorative features. All cornices, entablatures, bell 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.
(b) Other Exterior Property and Structure Exteriors. The exterior of all other buildings and structures on the premises shall be properly maintained to avoid hazardous conditions.
(1) Maintenance. The exterior of all other buildings and structures on the premises, including but not limited to walls, roofs, cornices, chimneys, drains, towers, porches, landings, fire escapes, stairs, signs, windows, doors, awnings, and all surfaces thereof, shall be maintained so as to avoid any hazardous condition(s).
(2) Fences and walls. All fences or similar structures shall always be in the state of good structural repair. If any fences, retaining wall, or similar structure is found not to be in the state of good structural repair, it shall be removed, replaced, or repaired as required. Except when constructed of materials that have been designed or manufactured to remain untreated, all fences shall be treated periodically with paint or chemicals so as to retard deterioration.
(3) Hazards. Hazards and unsanitary conditions shall be eliminated.
(4) Storage. Outside storage is permitted only in accordance with Chapter 1280 of or other applicable sections of this Code.
(5) Drainage swales. Swales are to be maintained by the owners of the parcels on which they are located, and at no time will anyone plant shrubs and/or trees, or discharge, empty, or place any material, fill or waste into any swale so as to divert or impede drainage flow. Small swales can be mowed as part of the yard. Larger swales in meadow situations should be mowed less frequently in order to allow grasses to grow taller to retard runoff and prevent erosion. Swales in woodland areas should be left in their natural condition leaving understory growth to retard runoff and prevent erosion.
(6) Junk, inoperable or unlicensed vehicle. No junk, inoperable, or unlicensed vehicle shall be located on any residential property, except when stored within a completely enclosed building as set forth in Section 660.07.
(7) Exterior lighting fixtures. Exterior lighting fixtures over steps, paths, walkways, courts and drives shall be neatly maintained.
(8) Lighting. Outside lighting shall be placed on the property so as not to create a nuisance to adjacent property(s).
(c) Exterior Stairways. All exterior stairways on all residential premises shall be in accordance with the following provisions:
(1) Stairways shall be maintained free of holes, grooves, and cracks which constitute a safety hazard;
(2) Stairways shall be maintained free of rotted or deteriorated supports;
(3) Stairways shall have treads of uniform width and risers of uniform height; and
(4) Stairway handrails and/or railings shall be firmly fastened and maintained in good condition. Where the absence of handrails and/or railings create a hazardous condition, the designated official may require their installation in accordance with the provisions of the Building Code.
(Ord. 158-05. Passed 11-14-05; Ord. 127-09. Passed 12-14-09.)