(A) The minimum standard of care is as specified in the currently adopted International Property Maintenance Code shall be used as a guide during the inspection along with the specific items addressed in divisions (A) through (F) below. Compliance with the village standards as referenced elsewhere is required when corrections of violations, maintenance, repairs, reconstruction, or remodeling occurs.
(1) Structural evaluation. The buildings or structures shall be structurally sound. Buildings shall also be generally free from defects that would normally be visible during an exterior inspection.
(2) Sanitary conditions. The “sanitary condition” of public areas as well as private areas including restrooms, bathrooms, food preparation areas or kitchens shall be evaluated. Sanitary relates to environmental conditions related to health needs; free from filth or infective matter.
(3) Functional use. Items or conditions that would prevent the building or structure from being used as designed; an indication of the overall design and use of the building.
(B) Exterior structure.
(1) Street numbers legible and visible. Code mandates four inch Arabic numbers or alphabet letters. Script is not permissible. Minimum standard is readily visible from curbside and be of a contrasting color from the structure they are attached to.
(2) Structural members free from deterioration and capable of supporting loads; refers to load-bearing members, i.e. posts, beams, girders, headers and the like. Evidence of failure, deformation, and collapse are reason to not approve the member.
(3) Foundation walls plumb and free from open cracks. Plumb means exactly vertical, capable of supporting the loads as designed. Open cracks are those that are cracks that have traveled through significant portions of the face of the foundation and if left un-repaired could allow water infiltration to the interior surfaces.
(4) Exterior walls free from holes, rotted and or loose material. Obsolete hardware and fixtures removed. Openings that allow water or dampness to enter the structure must be repaired. Rotted materials are incapable of preventing moisture damage to interior elements. Obsolete or abandoned fixtures can deteriorate to a point that they may fall and cause injury or damage. Open holes may allow insects, vermin or rodents to enter the structure.
(5) Exterior surfaces properly painted or secured to prevent deterioration. Proper seal coating of exterior surfaces prevent moisture damage as well as a pleasing aesthetic appearance to the property. Chipped and peeling painted surfaces are a contributing influence to a blighted condition in the community.
(6) Roofs, flashings, downspouts and gutters properly maintained and in good repair. Drainage not to create a nuisance. The elements mentioned prevent damage to the structure from the effects of rain, ice and snow. Flashings need to be intact and correctly mounted to prevent damage from water. Common brick is susceptible to damage from water running along the face of the wall. The absence of proper flashings can present spaces or openings that may allow an entry point for animals and other pests.
(7) Decorative features and overhangs maintained in good repair and structurally sound. Cornices, trims, belt courses and facings require proper anchorage to prevent their becoming detached and falling.
(8) Stairways, porches. Decks and balconies to be structurally sound, in good repair and capable of supporting loads. Attention to attachment, structural condition and integrity of the materials used needs to be addressed.
(9) Chimneys and towers structurally sound, good repair. Included are both wood and masonry structures. Proper tuck pointing, excessive rust, cracked or missing bricks are an indication of problems. Attachment points for wood towers are to be carefully observed for indication of deterioration.
(10) Handrails and guards securely fastened and capable of supporting required loads. Proper attachment and capable of supporting imposed loads are the minimum requirement. Guards and handrails are allowed to continue as built unless significant alterations other then normal repairs are being made.
(11) Exterior windows free from cracks or marks, properly secured weather tight, operable and capable of being supported with installed hardware. Insect screens as required. Window frames need to be intact, storm panels if installed need to be securely anchored and complete. Operable windows to be self-supporting without the use of props. Insect screens are required on operable windows. If screens are supplied as part of a storm door, they shall be in good repair. All glazing shall be intact and free from holes or damage.
(12) Exterior doors and frames maintained in good condition. Locks as necessary applied. Good condition means without significant damage that prevents proper operation of the door. Frames to be free from splitting or significant damage that could compromise the ability to secure the property. Locks to operate from the inside without keys, special knowledge or effort. Thumb turns are preferred but may not be mandatory in most cases.
(13) Basement doors, hatchways and windows capable of being secured and are rodent tight. Locks are necessary for security purposes. The hatchways and windows must be such that they can prevent water from entering the premises as well as prevent the entry of rodents and other vermin.
(14) Exterior surfaces maintained free from graffiti. All graffiti markings must be removed and the finish surfaces restored to eliminate a blighting influence.
(15) Operable windows located within six feet of ground or other access point have proper locks supplied. Provides a minimum level of site security.
(C) Exterior property.
(1) Generally maintained in a clean, safe and sanitary condition. Refers to the area surrounding the structure to be free from accumulations of rubbish and garbage. Outside storage where permitted is to be neat and orderly.
(2) Grading and drainage sufficient to prevent standing water. This is to eliminate the breeding places for mosquitoes, as well as odors from fouled or stagnant water. The grade at the foundation of the structure should slope away from the foundation so water does not accumulate at the foundation due to depressions at the foundation or because sidewalks, drives, patios, or other hard surfaces slope towards the foundation to prevent water infiltration to the basement.
(3) Private sidewalks, walkways, driveways are properly maintained. All private walks and driveways to be maintained free from trip hazards. Exterior stairs to be intact and free from deterioration. All paved surfaces to be in a usable, safe condition.
(4) Public walk adjacent to the property needs repair. Public walkways adjacent to the property must be free from missing concrete, deterioration, cracks, or trip hazards. Public works will access the public walks to determine replacement requirements and determine a fee to be paid to the village prior to the issuance of a Transfer Stamp.
(5) Provide or repair site lighting as necessary. Municipal standards require minimum levels of lighting for all areas outside of the structure. Areas include parking areas, walkways, and exit doors.
(6) Landscaped areas are maintained free from excess vegetation or growth of weeds. Village standard requires grasses and weeds to be maintained less than six inches. Trees to be pruned to prevent injury from limbs, etc. where they may obstruct public walkways. Dead or dying trees or limbs on private property to be removed. Tree, bush and weed growth within fences shall be removed. Existing tree stumps shall be removed.
(7) Accessory structures including garages, sheds, gazebos, pergolas, monuments, and athletic areas are to be properly maintained. Village standard requires all accessory structures including fences and sheds to be maintained in good condition. Accessory structures to be constructed and maintained per the adopted village codes and ordinances.
(8) Inoperable or abandoned motor vehicles to be removed. Inoperable vehicles present a harborage for rodents and vermin as well as present a blighting influence on the neighborhood. Operation of a motor vehicle repair facility to be allowed only where the correct zoning is in effect.
(9) Areas with potential rodent harborage to be properly treated and steps taken to prevent infestation. Accumulations of rubbish and garbage are obvious areas of potential infestation. High weeds, stacked and piled material or debris on the ground can present another area of potential difficulty. If rodents are noticed, proper steps must be taken to eliminate the rodents as well as prevent their return.
(10) Swimming pools and the like to be properly maintained and sanitized with proper guards and barrier protection provided. Pool, gates, barriers, circulating, heating and required electric installations shall comply with applicable adopted village codes and ordinances. Pool water is to be maintained clean and sanitary. Clarity to be such that the bottom of the pool is observable.
(D) Interior structure.
(1) Fire protection systems. Commercial, industrial, and multi-family structures require all installed fire protection equipment and systems to be certified as operable. Residential smoke and carbon monoxide detectors shall be installed per code and tested. Residential properties require hallways and stairs to be lighted.
(2) Emergency lighting systems. Commercial, industrial, and multi- family structures require battery packs to be installed per code and tested. Residential properties require hallways and stairs to be lighted.
(3) Electrical system. Electric systems shall be functional and adequate for the intended use. Commercial: service panels to be properly labeled, exposed boxes and conduits properly supported and closed; wiring methods employed to meet minimum code installation standards; proper GFCI protection near sinks, food preparation areas and bathrooms if supplied with an electrical outlet. Residential: 100 amp minimum service is required with a 100-amp main circuit breaker, ground tags shall be installed and visible at both ground rods required at the electric meter, GFCI protection in bathrooms, utility areas, kitchen sinks and counter areas, service drops require three foot clearance from operable windows; ten foot clearance from grade or deck surface.
(4) Ventilation present. Commercial-adequate to prevent noxious or unpleasant odors from infiltrating adjoining areas and to prevent fumes from operation to cause a nuisance to adjoining properties. Residential- kitchen exhaust fan required. Bathroom exhaust fans required when there is no openable window located in the bathroom.
(5) Heating system shall be functional and capable of providing minimum heat. Certification is required if system appears questionable at the inspection. Vent connectors and flue pipes intact. Chimney openings closed and sealed. Drip legs on gas supplies; shut-offs located within six feet of the system. Ducts and vents properly supported for use.
(6) Required fire resistance rated assemblies and opening protective maintained and operable. Commercial: required separation walls to be maintained as required. Residential: Attached garages-walls shall be closed and intact. Furnace and boiler rooms in multiple-family walls and ceiling shall be closed and intact.
(7) Adequate protection of potable water supplies provided. Commercial: all installed equipment and systems to have back flow prevention installed. Residential: bathtubs, showers, hose bibs and wash tubs to have air breaks as required.
(8) Minimum of one toilet, one lavatory basin and one drinking facility provided (commercial only).
(9) Single use toilet facilities shall provide privacy and be capable of being locked. Self-closing restroom doors are required in all commercial and industrial occupancies.
(10) Plumbing system operates properly without leaks.
(a) Potable water required;
(b) Sufficient volume to allow proper operation;
(c) Hot water required for all sinks and lavatories. Installed in the correct configuration;
(d) Heating devices to have proper safety equipment installed;
(e) Connected to proper system as per code;
(f) Smooth surfaces required;
(g) Adequate drains to be supplied;
(h) All fixtures to have liquid trap seal provided;
(i) Adequate venting of the system to be maintained; to vent to the outside;
(j) Storm and surface water not to enter plumbing system; and
(k) Structural integrity of the building to be maintained when installing plumbing system.
(11) Kitchen sinks and lavatories, etc. shall have both hot and cold water supply. Water system to be capable of heating water to 120 degrees. Tub and shower water temperature shall not exceed those stipulated in the current State Plumbing Code. Heating equipment to be properly installed with required pressure relief valves and supply shut-off valves.
(12) Elevators are to be certified for continued use. Commercial buildings with elevators are to be certified for continued use. Corrections as necessary are to be made.
(13) Every common hallway, interior stairway, water closet compartment, mechanical and or furnace room to have a minimum of one electric light fixture with a switch at the entrance/doors to the area/room. Commercial: minimum of one foot candle lighting at floor, stairway and treads of all means of egress. Residential: the equivalent of one 60 watt light per 200 square feet of hallway no greater then 30 feet between. All spaces: one light in each laundry, boiler or furnace room with a switch at the entrance/doors to the area/room.
(14) Adequate space for the expected occupant load is provided. Occupant load in all public assembly buildings is posted. Commercial only: assembly occupancy to be posted for limits. Residential: as per village ordinance for space and number of bedrooms.
(E) Other conditions.
(1) Interior areas maintained free from rubbish or garbage. Rubbish or garbage within the dwelling unit to be contained within properly closed cans or receptacles.
(2) Refuse containers sized to contain all refuse and garbage with covers or lids closed. All garbage in cans.
(3) Abandoned or discarded materials, equipment and appliances must be properly discarded. To prevent a blighting influence on the neighborhood or structure all materials considered abandoned or discarded shall not be allowed to accumulate.
(4) Other - Interior of structure.
(a) Floor surfaces to be clean and sanitary; free from lose or missing tiles. Linoleum surfaces to be complete and in good repair; carpet to be clean and sanitary;
(b) Structural members capable of supporting loads;
(c) Interior painted surfaces to be free from peeling, chipping, flaking or abraded paint. Defective interior surfaces to be repaired;
(d) Handrails and guard rails to be installed, firmly fastened, and capable of supporting loads; and
(e) Interior doors to fit reasonably well and capable of being opened and closed by being properly attached to jamb as intended by the manufacturer of the hardware.
(5) Property is properly secured and or boarded. Vacant property to be secured to prevent entry using approved means and methods as prescribed by the Neighborhood Preservation Ordinance.
(F) Interior dwelling unit.
(1) Kitchen sink is fully operable. Sink to be supplied with both hot and cold water. Drains to be free from leaks.
(2) Sufficient food storage area present. Minimum requirements are for open shelving. Cabinets if installed should be serviceable and suitable for intended use. All storage areas to be maintained clean and sanitary.
(3) All installed appliances including stove and refrigerator operable and functional. Stove, refrigerator, installed microwave ovens, dishwashers, food grinders (disposals) must be operable and serviceable. Note: Microwave ovens, disposals and dishwashers are not required items and may be removed to meet requirements.
(4) Unit supplied with operable flush toilet, lavatory basin and tub or shower. Tub or shower to be functional and operable; minimum requirement is one per living unit. Additional flush toilet units if not functional shall be removed and the plumbing outlet properly capped and sealed.
(5) Bathroom surfaces are water resistant, solid and mold free. Floor surfaces intact to prevent leakage to adjacent spaces. Areas within the enclosure to be solid, clean and sanitary. Areas susceptible to the growth of mold to be properly sealed.
(6) Toilet room equipped to afford privacy. Bathrooms and toilet rooms to be equipped with a lockable door.
(7) Each habitable space within unit provided with two electrical outlets. Habitable spaces include areas for living, sleeping, eating or cooking.
(8) Each bathroom, utility room and kitchen have GFCI protection as required. Bathroom requires one GFCI outlet, kitchen area counter top receptacles to be GFCI protected.
(9) Smoke and carbon monoxide detectors shall be installed and operable within each unit and common hallways. As of January 1, 2023, all battery-operated smokes and carbons shall have a ten year battery life per state law.
(a) Presale inspection requirements single-family. Within each bedroom as well as within 15 feet of each sleeping area and on each level. Battery operated units as a minimum.
(b) Multiple-family presale. Within each bedroom as well as within 15 feet of each sleeping area and on each level.
(c) Rental license. One in each bedroom, one in the vicinity of bedrooms and on each level.
(10) Carbon monoxide detectors required. Each dwelling unit shall have a carbon monoxide detector installed within 15 feet of each sleeping area.
(11) Service disconnects shall be accessible to the occupant.
(a) Service disconnects available in an accessible area.
(b) Panels and all circuits to be identified with circuit legend affixed to panel.
(12) Minimum heating requirements satisfied. Furnace or boiler to be operable and capable of supplying the required temperature for heat between September 1 and June 1. See § 96.04 for temps and times.
(13) Doors and windows have locks as required. Entrance and egress doors to structure and units shall be capable of being secured and locked. Operable windows to have locks installed where reachable from grade or other access point.
(14) No unnecessary accumulation of rubbish or waste within the unit. Accumulated rubbish or trash only in approved, closed containers.
(15) Adequate space as required for calculated occupant load is required. See § 404 Occupancy Limitations of the currently adopted International Property Maintenance Code.
(a) Habitable space height allowance.
1. Net clear height for all finished habitable spaces shall comply with § 404 Occupancy Limitations, with the following exception.
a. Basements in a one- and two-family structure with a net clear finished height of six feet and eight inches may be considered habitable spaces when there is an egress window, window well and drain tile installed that meets the location and code requirements for egress.
(Ord. 7-7, passed 1-24-07; Am. Ord. 21-42, passed 12-15-21)