The following standards shall constitute the minimum standards for structural condition of any housing:
(1) Foundations.
a. A foundation wall shall support the building at all points and shall be free of holes and cracks which would admit rodents, water or dampness to the interior of the housing or lessen the capability of the foundation to support the housing.
b. Footings shall be sound and have adequate bearing capacity.
c. Piers shall be sound with no loose mortar or masonry.
d. No pier in which the plumb line from top center falls outside the middle one-third of the pier base shall be allowed.
e. No wood stiff-knees or other improper piers shall be allowed.
f. The space between the ground and the first floor of all housing shall be enclosed with masonry or other permanent material of at least one-half inch in thickness, except where underpinning is not consistent with the architecture of the housing, as determined by the inspector. Where wood is used as underpinning, such wood, in addition to the conditions set out above, shall be weather-treated and permanently affixed. Where no underpinning is required, the ground level floor shall be substantially weathertight and insulated to R-19 value.
g. Crawl space shall be graded so as to prevent any standing water.
h. A crawl space access hole having a door shall be provided to any under-floor space in all housing.
i. Foundations, foundation walls, piers or other foundation supports shall not be deteriorated or damaged.
(2) Floors.
a. Floors shall have adequate supporting members and strength to be reasonably safe for the purpose used, shall not have improperly distributed loads, and shall not be overloaded.
b. There shall be no use of the ground for floors, nor shall there be wood floors on the ground.
c. There shall be no decayed, termite-damaged, fire-damaged, broken, overloaded or sagging sills, beams, girders, joists, or flooring that adversely affect the structural integrity of the housing framing system, floor framing system, or flooring.
d. Flooring shall be weathertight and watertight without holes or cracks which permit excessive air to penetrate rooms, and shall be kept in a clean and sanitary condition.
e. There shall be no loose flooring and floors and supporting members shall be reasonably smooth and level so as not to constitute a trip hazard.
f. Every kitchen, laundry room, water closet compartment and bathroom floor surface shall be constructed and maintained so as to permit such floor to be reasonably impervious to water. The floor surfaces shall be covered with a nonabsorbent material.
(3) Walls, exterior.
a. Walls or partitions or supporting members, sills, joists, rafters or other structural members shall not list, lean or buckle, and shall not be rotted, deteriorated or damaged, and shall not have holes or cracks which might admit rodents.
b. There shall be no wall in which the plumb line from the top to the floor exceeds three inches.
c. All exterior surfaces shall be structurally sound, waterproof, weatherproof and verminproof.
d. All exterior finishes shall be weathertight with no holes, cracks or rotted boards which permit outside air or water to penetrate rooms.
e. Windows shall be easily openable, shall have panes without cracks or holes, and the sash shall fit properly.
f. There shall be no deterioration due to the elements because of lack of preventive maintenance consisting of painting, waterproofing and repair.
(4) Walls, interior.
a. Interior walls of all rooms, closets and hallways shall be finished of suitable materials.
b. The interior finish shall be free of holes and cracks which permit air to penetrate rooms excessively.
c. No studs shall be rotted or termite-damaged.
d. No broken or cracked studs or other broken or cracked structural members shall be allowed.
e. All walls, woodwork, doors and windows shall be kept clean and free of any flaking, loose or peeling paint.
f. Cardboard, newspaper or other highly combustible or improper wall finish is prohibited.
g. No interior walls or vertical studs which seriously list, lean or buckle shall be allowed.
(5) Ceilings.
a. Ceilings of all rooms, closets and hallways shall be finished of suitable materials, and shall be maintained in such a manner so as to enable the occupants to maintain reasonable privacy between various spaces.
b. No joists shall be rotted, broken or sagging or have improperly supported ends.
c. There shall be no holes or cracks which permit air excessively to penetrate rooms.
d. No loose plaster, loose boards, loose sheetrock or other loose ceiling finish shall be permitted.
e. There shall be no cardboard or other highly combustible material used as a ceiling finish.
f. All ceilings shall be kept clean and free of any flaking, loose or peeling paint and paper.
(6) Roof.
a. The roof and flashings shall be constructed and maintained so as to be weathertight and watertight.
b. Rafters shall not be rotted, broken, sagging or have improperly supported ends.
c. Attics shall be properly vented.
d. No rotted, loose or sagging sheathing shall be allowed.
e. No loose roof covering shall be allowed, nor shall there be allowed any holes or leaks which could cause damage to the structure or rooms.
f. Walls and chimneys shall have proper flashing.
g. No rafters shall be damaged by fire.
h. Roofs shall not have improperly distributed loads and shall not be overloaded.
(7) Porches, landings, etc.
a. Foundation, floor, ceiling and roof shall be equal to standards as set forth above, except sills and joists need not be level if providing drainage of floors; floors need not be weathertight; floors need not be level if providing for drainage; ceiling height shall not be less than seven feet, zero inches and attic need not be vented.
b. Posts and railings shall not be rotted or termite-damaged.
c. Every porch, terrace or entrance platform located at least 30 inches above the adjacent finished grade shall be equipped with adequate railings.
d. Every porch and any railing or other appurtenance thereto shall be safe to use and capable of supporting the load that normal use would cause to be placed thereon and shall be kept in sound condition and good repair.
(8) Stairs and steps.
a. Stairs and steps shall be free of holes, grooves and cracks that are large enough to constitute accident hazards.
b. Stairwells and flights of stairs, attached to or within a dwelling unit, that contain more than four risers shall have rails not less than 30 inches and not more than 38 inches measured vertically from the nose of the treads to the top of the rail.
c. Every rail on all porches, balconies or any raised surface greater than 30 inches from finished grade shall be firmly fastened and maintained in good condition.
d. No flight of stairs settled more than one inch out of its intended position or pulled away from supporting or adjacent structures shall be allowed.
e. No rotting, sagging or deteriorated supports shall be allowed.
f. Stairs shall be plumb, level and treads shall be uniform in width, and risers uniform in height, sound and securely fastened to structure. A slight uniform tilt of the treads to aid in the runoff of water is permissible for exterior steps.
g. Every outside and inside stair and any railing or other appurtenance thereto shall be safe to use and capable of supporting the load that normal use would cause to be placed thereon and shall be kept in sound condition and good repair.
(9) Egress. A safe, continuous and unobstructed egress shall be provided from every dwelling unit to required exit to the external street or grade level as required by the state residential building code in case of fire or panic.
(10) Chimneys. There shall be no chimneys or parts thereof which are defective, deteriorated or in danger of falling, or in such condition or location as to constitute a fire hazard.
(11) Basement walls. Basement walls shall be constructed and maintained so as to be weathertight and watertight.
(12) Doors and windows. All doors and windows exposed to the weather, and all basement or cellar doors and hatchways, shall be constructed and maintained so as to be weathertight, watertight, rodentproof, and in sound working condition and good repair.
(Code 1982, § 5-203; Ord. No. 96-012, 11-14-1996; Ord. No. 2011-Code-04, 6-16-2011)