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(a) All dwellings and dwelling units shall meet the minimum standards set forth in this section to be in compliance with this Housing Code.
(b) Every dwelling unit shall have a room or portion of a room in which food may be prepared and/or cooked, which shall have an adequate circulation area and which shall be equipped with following:
(1) A kitchen sink in good working condition and properly connected to an approved water supply and sewage disposal system.
(2) Cabinets and/or shelves for the storage of eating, drinking and cooking equipment and utensils.
(3) A stove for cooking food and a refrigerator for the safe storage of food at temperatures of forty-five degrees Fahrenheit or less, which are properly installed with all necessary connections for safe, sanitary and efficient operation, provided that such stove and refrigerator need not be installed when a dwelling unit is not occupied or when the occupant is expected to provide the same as a condition of occupancy, and that sufficient space and adequate connections for the safe and efficient installation and operation of such stove and refrigerator are provided.
(c) Every dwelling unit shall have the following:
(1) Water closet. Every dwelling unit shall have a nonhabitable room which provides privacy to a person and in which a flush water closet, in good working condition, is properly installed. The water closet shall be connected to an approved water supply that will provide adequate pressure for the correct operation of the water closet. The water closet shall be properly connected to an approved sewer system.
(2) Lavatory sink. Every dwelling unit shall have a lavatory sink, properly connected to an approved water and sewer system. The lavatory sink shall be properly connected to a hot water supply that will provide adequate hot water at reasonable temperatures.
(3) Bathtub or shower. Every dwelling unit shall have a nonhabitable room which provides a person privacy and is equipped with a bathtub or shower in good operating condition. Every bathtub or shower shall be properly connected to an approved water and sewer supply. Every bathtub or shower shall be properly connected to a hot water heating system that will provide a sufficient amount of reasonably hot water.
(d) Every dwelling unit shall have adequate garbage and rubbish storage containers in which to place the garbage and rubbish produced therein. The containers should be water tight and rodent proof.
(e) Every dwelling unit shall have properly supplied and connected water heating facilities, maintained in safe and good operating order, that will supply a reasonable amount of hot water to all necessary uses.
(f) Every dwelling unit shall have a least two means of egress that lead to safe and open space at ground level. Every dwelling unit in multiple dwelling units shall have immediate access to two or more approved means of egress, leading to safe and open space at ground level. Bedrooms located above the first floor shall be provided with an exterior door or window of such dimensions that it can be used as a means of emergency egress.
(g) Structurally sound handrails shall be provided on any steps containing five risers or more. Porches and/or balconies located more than thirty inches higher that the adjacent area shall have structurally sound protective handrails thirty-six inches high and, if unenclosed, balusters spaced so that the maximum spacing between vertical members shall be less than four inches.
(h) Access to or egress from each dwelling or dwelling unit shall be provided without passing through another dwelling or dwelling unit.
(i) All exterior doors of dwelling units shall be provided with safe, functioning locking devices.
(j) Smoke detectors shall be supplied and kept in good working order.
(Ord. 26-95. Passed 9-25-95.)
(a) All dwelling units shall meet the minimum standards for light and ventilation set forth in this section to be in compliance with this Housing Code.
(b) Every habitable room shall have at least one window or skylight facing outdoors. However, when a habitable room is connected to a room or area used seasonally (such as a porch), adequate daylight must be possible through this inter- connection. All window sashes shall be glazed and provided with suitable hardware, and shall be made to open to the extent of not less than four percent of the floor area of such room, unless an approved mechanical ventilation system is installed.
(c) Every bathroom or water closet compartment shall comply with the light and ventilation requirements for habitable rooms contained in this chapter, except that no window shall be required in adequately ventilated and lighted bathrooms and water closet compartments that are equipped with an approved mechanical ventilation system.
(d) Every dwelling unit shall be equipped with window and door screens where deemed necessary by the Health Commissioner. Every basement window used or intended to be used for ventilation, and every other opening to a basement which might provide an entry for rodents, shall have a screen or other device that will effectively prevent their entrance.
(Ord. 26-95. Passed 9-25-95.)
(a) Every dwelling unit shall be equipped with proper size service equipment and with electrical convenience outlets or ceiling fixtures which meet the requirements of the building and electrical codes as to number, location and installation and which shall be maintained in good and safe working condition. Every dwelling unit shall be supplied with at least 100 amp service, except in cases where existing wiring was installed according to accepted practice and codes at the time of installation and such installation has been maintained properly and is in good repair. All replacements and improvements in electrical wiring must meet applicable codes.
(b) All stairs and hallways in dwelling units shall be lighted in accordance with building and electrical code requirements.
(Ord. 26-95. Passed 9-25-95.)
(a) All persons shall meet the minimum standards set forth in this section to be in compliance with this Housing Code.
(b) Every dwelling unit shall have heating facilities which are properly installed, maintained in safe and good working condition and capable of safely and adequately heating all habitable rooms, bathrooms, etc., in the dwelling unit to a temperature of at least sixty-five degrees Fahrenheit at a distance of eighteen inches above the floor level under ordinary winter conditions.
(c) No owner or occupant shall install, operate or use a heating device employing a flame that is not of a sealed combustion type and that is not vented outside the structure in an approved manner, with the exception of approved heating devices that meet all applicable codes for use as interior heating units.
(d) No owner or occupant shall install, operate or use a kerosene heater unless the manufacturer's instructions for use are strictly adhered to and the following requirements are also met:
(1) No unvented kerosene heater shall be located in any building means of egress.
(2) No kerosene heater shall be elevated by being placed upon a stand or otherwise placed or suspended above the floor.
(3) No unvented kerosene heater shall be placed within three feet of any furniture, drapery, curtain, decorative material, accessory, appliance, fixture, upholstered furniture or any other thing, which is or may be combustible.
(4) No unvented kerosene heater shall be left unattended while it is operating.
(5) Every kerosene heater shall be used in an area where there is adequate ventilation, as recommended by the manufacturer.
(6) No unvented kerosene heater shall be fueled or refueled while in operation or within ten minutes of extinguishing the flame, or contrary to the manufacturer's instructions.
(7) No unvented kerosene heater or its fuel reservoir shall be fueled or refueled inside a building. All such fueling operations shall be performed outdoors.
(8) Every unvented kerosene heater shall be fueled or refueled strictly in accordance with the instructions of its manufacturer.
(9) The fuel used in every unvented kerosene heater shall be only No. 1-K kerosene.
(10) The fuel used in every unvented kerosene heater shall be stored away from occupied areas and in an approved container which shall be marked or labeled in a conspicuous manner to read "No. 1-K Kerosene".
(11) At least one fire extinguisher with a minimum two-A, twenty- B:C rating and capacity shall be provided and available for use within twenty-five feet of every unvented kerosene heater during its operation.
(Ord. 26-95. Passed 9-25-95.)
(a) All persons shall meet the minimum standards set forth in this section to be in compliance with this Housing Code.
(b) No cellar space shall be used as a habitable room or dwelling unit. No room in any basement shall be occupied as a habitable room except as a workroom or recreation room, unless:
(1) The ceiling height is at least seven feet;
(2) The uppermost three feet of the required clear inner height is above the average outside ground level;
(3) The required minimum window area is located entirely above grade of the ground adjoining such window area, except when window wells are properly constructed around the window to allow light and ventilation; and
(4) There is a safe and unobstructed means of egress from the area.
(c) Required space in each dwelling unit shall include at least one habitable room with a minimum floor area of 120 square feet, except that every room used for both living and cooking or both living and sleeping shall increase the minimum floor area to 150 square feet. Other habitable space (except the kitchen) shall have a minimum horizontal width of seven feet and a minimum floor area of seventy square feet.
(d) In every dwelling unit of two or more habitable rooms, every room occupied for sleeping purposes by one occupant shall contain seventy square feet of habitable room area, and where occupied by more than one occupant shall provide at least fifty square feet per occupant.
(e) Habitable space shall not include bathroom or water closet compartments, laundry rooms, kitchenettes, pantries, cellars, closets, storage areas or laundry areas.
(Ord. 26-95. Passed 9-25-95.)
All structures, dwellings, accessory buildings and premises shall conform to the following to be in compliance with this Housing Code:
(a) Every foundation, floor, wall, ceiling and roof shall be reasonably weather tight and rodent proof, shall be capable of affording privacy and shall be kept in good repair.
(b) Roof drainage from structures, and surface water from the premises, shall be connected to or directed in an approved manner to the public storm sewer. If such sewer is not readily available, drainage shall be suitably controlled and directed to an acceptable alternative means of disposal as approved by the person in charge of storm and sanitary sewers for the City. The disposal of storm water drainage shall prevent excessive erosion, water accumulation or damage and shall not create a nuisance condition on said premises or on other public or private property.
(c) Every window, exterior door, basement or roof hatchway shall be substantially tight and shall be kept in sound condition and repair. All window sashes shall be weathertight and suitably glazed with glass or an approved substitute, and, where not fixed or where required for ventilation, shall be easily opened.
(d) Stairs, porches, railings and appurtenances attached thereto shall be constructed to support any load that normal use may impose and as required by the Building Code, and shall be kept in sound condition and good repair. Porches above grade with open space or crawl space below the floor level shall have screen or lattice work enclosing the space to prevent accumulation of rubbish or harboring of animals or birds.
(e) Exterior parts of dwelling structures or accessory buildings shall be maintained in good repair. All buckled, rotted or decayed walls, doors, windows, porches, floors, steps, chimneys, railings, trim and their missing members must be replaced and put in good condition. Where exterior surfaces are left unfinished, they must be designed and constructed of materials intended to be left unfinished. All other exterior surfaces must be sealed and painted or the surface covered with protective coatings or treated to prevent rot and decay.
(f) Exterior surfaces of dwellings or accessory buildings which show deterioration or decay, or which show the weather surface to be impaired by peeling, flaking or erosion of the surface or coating, shall be repaired repainted or resurfaced with a protective coating or surface designed or formulated to maintain the exterior surface in sound condition.
(g) Presentation of proof that the exterior surfaces have been properly prepared and painted with at least one coat of paint or covered with another protective coating or surface, not more than five years prior to the date of inspection, shall be considered as prima-facie evidence that the exterior surface is in good condition.
(h) Sidewalks, patios, decks, porches, etc., shall be kept in sound condition and good repair.
(Ord. 26-95. Passed 9-25-95.)
All structures, dwellings and accessory use buildings shall be maintained to meet the following conditions to be in compliance with this Housing Code.
(a) Cellars, basements and crawl spaces shall be maintained reasonably free from dampness to prevent conditions conducive to decay or deterioration of the structure and which may adversely affect the health, safety or welfare of the occupant, the legal user or the public in general.
(b) Structural supporting members shall be maintained structurally sound with no evidence of deterioration which would adversely affect the ability of such supporting members to carry their imposed loads.
(c) Interior stairs and railings shall be maintained in sound condition and good repair. Broken, warped, loose or excessively worn treads and risers shall be replaced without delay so as to maintain structural integrity. Railings shall be located in accordance with the provisions of the Building Code, securely fastened, properly maintained and capable of bearing normally imposed loads as required by the Building Code.
(d) Floors, walls and ceilings shall be free of holes, large cracks, loose or deteriorated materials or any other condition which constitutes a hazard to the occupants or a harborage for insects or vermin, which admits water, weather or dampness to the interior or which may reduce the privacy of the occupant.
(e) Bathroom and toilet room floors shall be substantially impervious to water to permit easy cleaning and maintenance of sanitary conditions.
(f) Doors, windows and openings shall be maintained in good working condition. Doors to habitable rooms, to bathrooms and to toilet rooms shall fit the opening in which they are hung and shall be properly equipped with hardware in good working condition.
(g) The interior of every structure shall be maintained in a clean and sanitary condition and shall be free of accumulations of rubbish, garbage or other refuse.
(Ord. 26-95. Passed 9-25-95.)
Any dwelling built or constructed after the effective date of this section shall comply with the following minimal standards:
(a) The width of the main body shall be at least 24 feet as measured across the narrowest portion.
(b) The depth of the main body shall be at least 30 feet as measured across the narrowest portion.
(c) The roof pitch shall be at least 1:3. The roof overhang shall be at least one foot.
(d) Foundation construction and materials shall be similar to the foundations of dwellings in the immediate vicinity. The dwelling shall be anchored to the ground in accordance with the manufacturer's specifications, and the footers shall be installed below the frost line.
(e) Dwellings without basements shall have the first floor 16 inches or less above the residential front elevation ground level. On split level dwellings the entry shall be considered the first floor. Dwellings with basements shall also have adequate crawl space to ensure access to utilities.
(f) If the dwelling is built off-site, all wheels, axles and hitch mechanisms shall be removed.
(g) If the dwelling is built off-site, the building permit application shall include the name of the manufacturer, model number, serial number and HUD compliance label number (which states that the unit conforms to all applicable Federal construction and safety standards as required by 42 U.S.C.A. § 5415).
(Ord. 12-03. Passed 4-28-03; Ord. 32-03. Passed 9-22-03.)
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