1393.22 MAINTENANCE OF EXTERIORS OF RENTAL UNITS AND SECONDARY OR APPURTENANT STRUCTURES.

   (a)    All exterior walls of every rental structure shall be maintained weathertight so as to resist decay or deterioration.

   (b)    Any rental structure or secondary or appurtenant structure whose exterior surface is bare, deteriorated, ramshackle, tumble-down, decaying, disintegrating or in poor repair shall be repaired or razed.

      (1)    All buckled, rotted, decayed or decayed walls, doors, windows, porches, floors, steps, ceilings, railings, soffits, posts, sills, trim and their missing members shall be replaced and put in good condition.

      (2)    All replacements shall match and conform to original design or be replaced completely.

      (3)    All exterior wood or exterior unfinished surfaces shall be sealed and painted, or the surface covered with other approved protective coating or treated to prevent rot and decay, and conform and match the existing paint or surface covering and original design or replacement thereof. All exterior walls and surfaces shall be properly protected against the weather, where such are defective or lack weather protection, including lack of paint or surface covering, or have weathered due to lack of proper protective covering.

   (c)    Any rental structure or secondary or appurtenant structure whose exterior surface is deteriorated, decaying, disintegrating, or whose exterior surface has weathered with dirt or grime or has been impaired through peeling or flaking of the paint or other protective coating, shall be repaired, repainted or resurfaced.

      (1)    All exterior surfaces shall be replaced or repaired in good condition preparatory to repainting or coating.

      (2)    All bare exterior surfaces that are flaking or crumbling shall be replaced or sealed in a good and workmanlike manner.

      (3)    All new or repaired bare surfaces shall be painted or coated.

         (Ord. 2009-118. Passed 10-19-09.)

1393.23 MAINTENANCE OF INTERIOR WALLS, CEILINGS, AND FLOORS.

   (a)    All interior walls, ceilings, and floors of every rental structure shall be maintained free of holes, large cracks or any loose, damaged or deteriorated material.

   (b)    The floors of all bathrooms and water closet compartments shall have a cove base at all walls and partitions. Floor surfaces and cove base shall be of nonabsorbent materials with moisture-resistant joints.

   (c)    Any hanging, damaged, deteriorated or missing interior trim or framing shall be repaired or replaced.
(Ord. 2009-118. Passed 10-19-09.)

1393.24 INFESTATION BY PESTS.

   (a)    All rental units shall be maintained free from sources of breeding, harborage and infestation by insects, vermin, or rodents.

   (b)    All firewood shall be stored no less than twelve (12) inches above the ground surface.
(Ord. 2009-118. Passed 10-19-09.)

1393.25 EXTERIOR PROPERTY AREAS.

   (a)    Exterior property areas of all rental units shall be maintained and kept free of any debris, objects, materials, or conditions that create a health, accident or fire hazard, or that constitute a public nuisance, or have a blighting or deteriorating influence on the neighborhood; including, but not limited to, the following:

      (1)     Debris, litter, and refuse that is not stored in an approved container.

      (2)    Nonfunctional motor vehicles or motor vehicles that do not have current automobile registration tags and are not stored in an enclosed structure.

      (3)    Dilapidated or unusable furniture, or furniture, appliances, or fixtures designed for interior use.

      (4)    Clothing, rugs, rags, or other materials hung on lines or other places between the front setback and the street.

      (5)    Lawn grass that has been allowed to grow over eight (8) inches in height.

      (6)    Noxious weeds and/or diseased trees.

      (7)    Lawn vegetation shall cover entire yard except for paved areas.

   (b)    Every rental unit shall have the correct street number of such dwelling prominently displayed so that it is clearly visible at all times from the street in front of the property. The numbers shall be Arabic numerals, not script, and must be at least three (3) inches high and in contrasting colors. Such numbers shall be placed in close proximity to the main front entrance to the dwelling.
(Ord. 2009-118. Passed 10-19-09.)

1393.26 SECONDARY OR APPURTENANT STRUCTURES.

   (a)    Garages shall be maintained in good repair free from health, safety and fire hazards or shall be removed and replaced as required by law.

   (b)    Secondary or appurtenant structures shall be maintained in good repair free from health, safety or fire hazards or shall be removed from the premises.

   (c)    Roofs of every secondary or appurtenant structure shall be equipped with gutters and downspouts connected to a public storm sewer or other approved means.

   (d)    Where foundations of secondary or appurtenant structures have deteriorated or settled to the point where wall plates or studs are rotting, they shall be replaced with foundations as required for garages under the Ohio Building Code (Residential)

   (e)    Asphalt garage floors are prohibited.
(Ord. 2009-118. Passed 10-19-09.)

1393.27 ACCESS AND EGRESS.

   Every rental unit shall be provided with direct and approved means of access and egress to the outside of the dwelling structure without passing through any part of any other dwelling unit.
(Ord. 2009-118. Passed 10-19-09.)

1393.28 PREVENTION OF BLIGHT AND SAFETY HAZARDS.

   In order to (1) prevent hazards to the health, safety and welfare of occupants or the public; (2) avoid a blighting or deteriorating influence on neighborhood properties; and (3) to prevent conditions that impair or adversely affect the value of neighboring properties, the owner and/or occupant shall:

   (a)    Keep the interior of all rental units and every structure thereon including, but not limited to, walls, roofs, cornices, chimneys, drains, towers, porches, landings, fire escapes, stairs, windows, doors, and awnings in good repair and all surfaces thereof shall be kept painted or protected with other approved coating or material where necessary. All surfaces shall be maintained free of broken glass, loose shingles, crumbling stone or brick, peeling paint or other conditions reflective of deterioration or inadequate maintenance, to the end that the property itself may be preserved safely, fire hazards eliminated, and adjoining properties and the neighborhood protected from blighting influences and a diminution of property values.

   (b)    Keep all yards, courts or lots free from unsightly materials not appropriate to the area and debris that may cause a fire hazard or may act as a breeding place for vermin or insects.

   (c)    Keep the interior of all premises and every structure thereon, including electrical wire, gas, light and plumbing fixtures, walls, stairs, floors, doors and ceilings, in good repair and free of any condition that may cause a fire or safety hazard to the occupants thereof or to neighboring properties.
(Ord. 2009-118. Passed 10-19-09.)