The following standards shall constitute the minimum standards for structural condition of a dwelling or dwelling unit:
(A) Foundation.
(1) Beneath the building firm ground, reasonably dry, no soggy ground, no water standing, no water running under building;
(2) Sound footing, adequate bearing;
(3) Sound piers, no loose mortar or building materials;
(4) There shall be no piers in which plumb line from top center falls outside middle one-third of pier base;
(5) There shall be no isolated solid masonry piers exceeding in height ten times least dimension of pier; and
(6) No wood stiff-knees or other improper piers.
(B) Exterior walls.
(1) There shall be no wall in which plumb line from top center of studs falls outside base plate at any point along wall;
(2) Studs shall be framed, anchored, tied, spaced and braced as per the current State Building Code and all current volumes and amendments, except that the following may be acceptable in the sound discretion of the code official:
(a) Studs installed in a manner that complied with the adopted Building Codes and related laws at the time of installation and are in compliance with other sections of this code and that appear to be structurally sound.
(b) Studs that are installed as per a design by a registered, licensed architect or engineer and that are in compliance with other sections of this code and any other applicable laws.
(c) Studs that are deemed structurally sufficient by the code official acting within the discretion granted to the code official under the applicable code and that are in compliance with other sections of this code and applicable laws.
(3) No studs shall be rotted, fire-damaged or termite-damaged;
(4) No broken or cracked structural members;
(5) All siding weather-tight with no holes, excessive cracks or rotted boards which permit air to penetrate rooms; and
(6) No loose siding.
(C) Roofs.
(1) No rafters rotted, broken, sagging or improperly supported ends. All eaves in proper structural condition;
(2) No rafters seriously fire damaged;
(3) Rafters shall be properly braced and tied four feet O.C. maximum when required;
(4) Attic properly ventilated;
(5) No rotted, loose, fire-damaged or sagging sheathing;
(6) No loose roof covering, no holes, no leaks causing damage to structure or rooms;
(7) There shall be a minimum of class C roof covering; and
(8) Proper flashing at walls or chimneys.
(D) Means of egress.
(1) The exits required by this division (D) must be at least 30 inches wide and six feet eight inches high, be easily accessible to the occupants of each dwelling unit. All doors in the egress way and discharge points shall be easily operable and remotely located;
(2) Platforms, steps and/or handrails provided to serve exits and maintained in safe condition; and
(3) Safe, continuous and unobstructed exit from interior of building to the exterior at street or grade level.
(E) Stairs.
(1) Free of holes, grooves and cracks large enough to constitute accident hazards;
(2) Stairwells and flights of stairs more than four risers high shall have rails not less than 30 inches mounted vertically from the nose of the treads to the top of the rail;
(3) Every rail firmly fastened and maintained in good condition;
(4) No flight of stairs shall be steeled more than one inch out of its intended position or pulled away from supporting or adjacent structures;
(5) Every stair tread shall be of uniform width and risers of uniform height in any single flight of stairs; and
(6) Stairs shall be sound, securely fastened in their intended position and capable of supporting the live and dead loads for which they are intended.
(F) Porches and appurtenances.
(1) Foundation, floor, ceiling and roof equal to standards as set forth except: sills and joists need not be level if providing drainage of floor; floors need not be level if providing for drainage; floors need not be weather-tight; ceiling height may be 70 and attic need not be vented; and
(2) Adequate posts and railings, not rotted, broken or termite-damaged.
(G) Interior floor.
(1) No rotted or termite-damaged sills;
(2) No broken, overloaded or sagging sill;
(3) Sills reasonably level;
(4) Sills properly and sufficiently supported;
(5) No rotted, fire-damaged or termite-damaged joists;
(6) No broken or sagging joists;
(7) Floor joist, shall be framed, anchored, tied, spaced and at the maximum span as per the current State Building Code and all current volumes and amendments, except that the following may be acceptable in the sound discretion of the code official:
(a) Floor joists that were installed in a manner that complied with the adopted Building Codes and related laws at the time of installation and that comply with other sections of this code and appear to be structurally sound. In no case shall the maximum spans for floor joist exceed those given in the table below; providing, they show no signs of being weak or overloaded.
(b) Floor joists that are installed as per a design by a registered, licensed architect or engineer and that comply with other sections of this chapter and any other applicable laws.
(c) Floor joists that are deemed structurally sufficient by the code official acting within the discretion granted to the code official under the applicable code and that are in compliance with other sections of this code and applicable laws.
158 for 2 x 10 at 16 O.C.
131 for 2 x 10 at 24 O.C.
123 for 2 x 8 at 16 O.C.
103 for 2 x 8 at 24 O.C.
94 for 2 x 6 at 16 O.C.
79 for 2 x 6 at 24 O.C.
(8) No two-inch by four-inch floor joists shall be allowed;
(9) There shall be no joists or sills seriously damaged by fire;
(10) Flooring weather-tight without holes or excessive cracks which permit air to penetrate rooms;
(11) Flooring reasonably smooth, not rotten, fire-damaged or worn through;
(12) No loose flooring; and
(13) Floor reasonably level.
(H) Interior walls.
(1) Interior finish free of holes and excessive cracks which permit air to penetrate rooms;
(2) There shall be no walls in plumb lines from top center or studs fall outside base plate at any point along wall;
(3) No loose plaster, loose boards or other loose wall materials;
(4) No cardboard, newspaper or other highly combustible or unsafe wall finish;
(5) Studs shall be framed, anchored, tied, spaced and braced as per the current State Building Code and all current volumes and amendments, except that the following may be acceptable in the sound discretion of the code official:
(a) Studs installed in a manner that complied with the adopted Building Codes and related laws at the time of installation and are in compliance with other sections of this code and that appear to be structurally sound.
(b) Studs that are installed as per a design by a registered, licensed architect or engineer and that are in compliance with other sections of this code and any other applicable laws.
(c) Studs that are deemed structurally sufficient by the code official acting within the discretion granted to the code official under the applicable code and that are in compliance with other sections of this code and applicable laws.
(6) No studs shall be rotted or termite-damaged; and
(7) No broken or cracked studs or other structural members.
(I) Ceilings.
(1) No joists rotted, broken, sagging or improperly supported ends;
(2) Ceiling joists shall be framed, anchored, tied, spaced, braced and at the maximum span as per the current State Building Code and all current volumes and amendments, except that the following may be acceptable in the sound discretion of the code official:
(a) Ceiling joists installed in a manner that complied with the adopted Building Codes and related laws at the time of installation and are in compliance with other sections of this code and that appear to be structurally sound.
(b) Ceiling joists that are installed as per a design by a registered, licensed architect or engineer and that are in compliance with other sections of this code and any other applicable laws.
(c) Ceiling joists that are deemed structurally sufficient by the code official acting within the discretion granted to the code official under the applicable code and that are in compliance with other sections of this code and applicable laws.
(3) There shall be no holes or excessive cracks which permit air to penetrate room;
(4) No loose plaster, boards, sheetrock or other ceiling finish;
(5) There shall be no ceiling joists seriously damaged by fire; and
(6) No cardboard or other highly combustible finishes.
(J) Occupancy of dwelling unit below grade.
(1) The floor and walls are impervious to leakage of underground and surface runoff water and are protected against dampness;
(2) The total of window area in each room is equal to at least the minimum window size as required by § 151.24 of this chapter;
(3) The required minimum window area is located entirely above the grade of the ground adjoining the window area; and
(4) The total of openable window area in each room is equal to at least the minimum required under § 151.24 of this chapter, except where there is supplied some other device affording adequate ventilation.
(Ord. PL05268-110121, passed 12-8-2021)
Penalty, see § 151.99