The 2015 International Property Maintenance Code, adopted and incorporated by reference pursuant to this chapter, is hereby amended, in relevant part, to read as set forth in this section. Subsequent section numbers used in this section refer to the like numbered sections of, or new sections added to, the 2015 International Property Maintenance Code. Whenever a conflict arises between the provisions of the 2015 International Property Maintenance Code and the amendments set forth in this section, the following amendments will control:
[A] 101.1 Title.
These regulations shall be known as the international property maintenance code of the city of Des Plaines, hereinafter referred to as "this code."
[A] 103.5 Fees.
The fees charged by the city of Des Plaines for all permits required by this chapter are set forth in chapter 13 of title 10 of the Des Plaines city code.
Section 111 Means Of Appeal.
Section 111 is hereby deleted in its entirety.
(Ord. M-44-15, 11-16-2015)
112.2 Issuance.
Stop work orders shall be issued in accordance with section 10-14-3 of the Des Plaines City Code.
112.4 Failure To Comply.
Stop work orders shall be issued and enforced in accordance with section 10-14-3 of the Des Plaines City Code.
(Ord. M-43-18, 11-19-2018, eff. 1-1-2019)
301.4 Utility Shutoffs.
No property owner shall cause any utility service, including without limitation natural gas, electric, and water, supplied to tenants of any occupied space, dwelling, or dwelling unit to be interrupted or shut off, except for such temporary interruption that may be necessary while repairs are being made.
302.1.1 Stored Materials.
No owner or occupant of any building, structure, or dwelling shall permit the accumulation within the building, structure, or dwelling of any materials, including without limitation rubbish, boxes, lumber, and scrap metal, in such a manner that may provide a small animal, rodent, or insect harborage in or about the building, structure, or dwelling. All real property located outside of any building, structure, or dwelling shall be kept free from any accumulation of rubbish, garbage, building materials, litter, junk, vehicle parts, landscape equipment, and similar materials.
302.1.2 Firewood.
Notwithstanding section 302.1.1 of this code, the storage of firewood in any building, structure, or dwelling, or on any real property located outside of any building, structure, or dwelling, is permitted in accordance with this section 302.1.2. Firewood is defined as logs or kindling materials not exceeding twenty-four inches (24") in length and suitable for use in a fireplace or other wood-burning appliance. Firewood must be neatly stacked. Firewood shall not include pressure treated lumber of any type, wood- framing components that exceed twenty-four inches (24") in length, or glue laminated lumber components, such as plywood.
302.3.1 Parking Lot Maintenance.
All driveways and parking spaces for multi-family dwellings and all lots containing two (2) or more parking spaces shall be kept free of snow, ice, mud, and other debris at all times. All off-street parking areas shall be maintained in compliance with the requirements of the city of Des Plaines zoning ordinance. Snow removed from off-street parking areas shall not be piled on the public right-of-way.
302.4 Weeds.
All premises and exterior property shall be maintained free from weeds or plant growth in excess of six inches. All noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated flowers and gardens.
Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice of violation, they shall be subject to prosecution in accordance with section 106.3 and as prescribed by the authority having jurisdiction. Upon failure to comply with the notice of violation, any duly authorized employee of the jurisdiction or contractor hired by the jurisdiction shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property.
302.7.1 Doors.
All garages and sheds must have doors installed and maintained in a safe and good working condition.
302.8 Motor Vehicles.
Except as provided for in other regulations, no inoperative or unlicensed motor vehicle, boat, trailer, or recreational vehicle shall be parked, kept or stored on any premises, and no vehicle, boat, trailer, or recreational vehicle shall at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehicles is prohibited unless conducted inside an approved spray booth.
Exception: A vehicle of any type is permitted to undergo major overhaul, including body work, provided that such work is performed inside a structure or similarly enclosed area designed and approved for such purposes.
302.8.1 Parking.
All motor vehicles, boats, recreational vehicles, and trailers parked, kept, or stored on any premises must be parked, kept, or stored inside a structure or similarly- enclosed area designed and approved for such purpose or on approved off-street parking areas, including without limitation driveways, car ports, and parking lots. No motor vehicle, boat, recreational vehicle, or trailer shall be parked, kept, or stored on grass, dirt, parkways, or other similar natural surfaces and areas.
302.10 Landscaping.
The owner or operator of any premises, lot, or tract of land shall maintain all plantings and landscaping on the premises, lot, or tract of land in a neat, clean, and healthful condition. Without limitation of the foregoing, every owner or operator of any premises, lots, or tracts of land shall:
1. Regularly mow all lawns and other grassy areas;
2. Regularly prune and fertilize all plant growth;
3. Water all plant growth in accordance with city water use restrictions;
4. Promptly remove and discard all fallen limbs, stumps, roots, and branches;
5. Promptly remove and discard all dead or dying trees and other plant growth; and
6. Prevent all plant growth and landscaping from obstructing any public right-of-way or easement.
304.3.1 Multiple Dwellings To Require Sign Identifying Owner.
(A) The owner of any building used as a multiple dwelling shall post and maintain in a conspicuous place at or near the front entrance of such building a legible sign, with letters not less than one-quarter inch (1/4") high, identifying the owner and/or managing agent of the building and their respective addresses and phone numbers, including phone numbers to be used in case of emergency during non- business hours.
(B) If the owner of any building only identifies the managing agent of a building in accordance with section 304.3.1(A) of this code, the owner shall provide its current name, address, and phone number to the city department of community and economic development.
304.7.1 Downspout, Gutter, And Sump Pump Discharge Flow.
All gutters and downspouts shall be securely and firmly fastened to the building, structure, or dwelling and shall be free of debris. All discharge from all gutters, downspouts, and sump pumps shall be retained upon the premises and directed away from adjacent properties or directed into approved swales or drainage structures. Directing any discharge from any drainage device on private property onto any public right-of-way is strictly prohibited.
304.8.1 Exterior Fixtures And Accessories.
All fixtures, accessories, and structures attached to a dwelling, including without limitation, mailboxes, antennas, doorbells, and light fixtures, shall be securely and firmly fastened to the dwelling and maintained in safe, good, and working condition.
304.13.3 Boarded-Up Openings Prohibited.
Exterior building openings, including without limitation windows, skylights, doors, and frames, shall not be boarded up except in the event of a fire or other emergency and then only for a period not to exceed 30 days.
304.14 Insect Screens.
During the period from April 1 to December 15, every door, window, and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas, or any areas where products to be included or utilized in food for human consumption are processed, manufactured, packaged or stored shall be supplied with approved tightly fitting screens of minimum 16 mesh per inch, and every screen door used for insect control shall have a self-closing device in good working condition.
Exception: Screens shall not be required where other approved means, such as air curtains or insect repellent fans, are employed.
304.20 Matching Exterior Repairs.
Whenever the repair, replacement or maintenance of exterior walls or roofs is performed, the completed work shall match, conform, and be consistent with the remainder of the existing exterior.
305.4.1 Bathroom And Kitchen Floors.
Every water closet compartment, bathroom and kitchen floor surface shall be constructed and maintained so that the surfaces are substantially impervious to water to prevent water leaks and to permit the surfaces to be easily kept in a clean and sanitary condition.
305.7 Window Treatments.
All premises shall have window curtains, drapes, blinds or privacy shades that are fit, sufficient, and suitable for their intended purpose and that are installed and maintained in a neat, clean, and safe condition on all windows; provided, however, that window treatments are not required to be installed on bay windows or windows, including without limitation stained glass windows, skylights, glass block windows, or octagon windows, through which the interior of the premises cannot be seen from the outside.
305.8 Free From Dampness.
Cellars, basements, and crawl spaces in every building, structure, and dwelling shall be maintained reasonably free from wetness and dampness to prevent conditions conducive to decay or deterioration of the structure, as required by the building code.
309.6 Pest Control.
Every owner or operator of any rental property consisting of two (2) or more units shall have and maintain an annual contract with a licensed pest control operator for the performance of extermination, pest control, and pest monitoring services at each rental property. The contract must provide for the performance of such services not less frequently than on a quarterly basis. A copy of the contract and quarterly invoices and reports showing the services performed shall be maintained on the premises and provided to a city inspector upon request.
403.4.1 Exhaust Vents.
No person shall construct, maintain, or operate pipes, ducts, conductors, fans, or blowers that discharge gases, steam vapor, hot air, grease, smoke, odors, or other gaseous or particulate wastes directly upon an abutting or adjacent property or dwelling.
404.4.4 Prohibited Occupancy.
Kitchens and nonhabitable spaces shall not be used for sleeping purposes. Only bedrooms shall be used for sleeping purposes.
404.7.1 Floor Surface.
Every food preparation area floor shall be maintained to be a smooth, hard, nonabsorbent surface to permit such surface to be easily kept in a clean and sanitary condition.
(Ord. M-14-14, 5-19-2014)
404.8 Basements And Cellars.
No basement or cellar space shall be used as a sleeping room or dwelling unit unless it meets the following requirements:
1.Floors and walls are watertight and insulated;
2.Emergency escape windows are installed and maintained in a good and safe working condition in accordance with the requirements of this code; and
Exception: An approved second means of egress.
3.The dwelling unit meets the other requirements of this code.
(Ord. M-44-15, 11-16-2015)
[P] 503.4 Floor Surface.
Every toilet room floor and every toilet facility floor shall be maintained to be a smooth, hard, nonabsorbent surface to permit such floor to be easily kept in a clean and sanitary condition.
(Ord. M-14-14, 5-19-2014)
602.3 Heat Supply.
Every owner and operator of any building who rents, leases or lets one or more dwelling units or sleeping units on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat during the period from October 1 to May 1 to maintain a minimum temperature of 68°F (20°C) in all habitable rooms, bathrooms and toilet rooms.
Exceptions:
1. When the outdoor temperature is below the winter outdoor design temperature for the locality, maintenance of the minimum room temperature shall not be required provided that the heating system is operating at its full design capacity. The winter outdoor design temperature for the locality shall be as indicated in appendix D of the international plumbing code.
2. In areas where the average monthly temperature is above 30°F (-1°C) a minimum temperature of 65°F (18°C) shall be maintained.
602.4 Occupiable Work Spaces.
Indoor occupiable work spaces shall be supplied with heat during the period from October 1 to May 1 to maintain a minimum temperature of 65°F (18°C) during the period the spaces are occupied.
Exceptions:
1. Processing, storage and operation areas that require cooling or special temperature conditions.
2. Areas in which persons are primarily engaged in vigorous physical activities.
(Ord. M-44-15, 11-16-2015)
701.3 Storage Of Combustible Material.
No flammable liquids, gas, or any combustible material shall be stored in any dwelling or dwelling unit, except as permitted by the city fire code.
701.3.1 Flammable Matter.
Highly flammable or explosive materials, including without limitation paints, volatile oils, and cleaning fluids, or combustible refuse, including without limitation waste paper, boxes, and rags, shall not be accumulated or stored on any premises except in reasonable quantities consistent with normal usage and as approved by the city fire department.
(Ord. M-14-14, 5-19-2014)