(A) General. The exterior of a structure shall be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare.
(B) Protective treatment. All exterior surfaces, including, but not limited to, doors, door and window frames, cornices, porches, trim, balconies, decks and fences shall be maintained in good condition. Exterior wood surfaces, other than decay resistant woods, shall be protected from the elements and decay by painting or other protective covering or treatment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted. All siding and masonry joints as well as those between the building envelope and the perimeter of windows, doors and skylights shall be maintained weather resistant and water-tight. All metal surfaces subject to rust or corrosion shall be coated to inhibit such rust and corrosion and all surfaces with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion. Oxidation stains shall be removed from exterior surfaces. Surfaces designed for stabilization by oxidation are exempt from this requirement.
(C) Structural members. All structural members shall be maintained free from deterioration and shall be capable of safely supporting the imposed dead and live loads.
(D) Foundation walls. All foundation walls shall be maintained plumb and free from open cracks and breaks and shall be kept in such condition so as to prevent the entry of rodents and other pests.
(E) Exterior walls. All exterior walls shall be free from holes, breaks and loose or rotting materials; and maintained weather-proof and properly surface coated where required to prevent deterioration.
(F) Roofs and drainage. The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance.
(G) Decorative features. All cornices, belt courses, corbels, terra cotta trim, wall facings and similar decorative features shall be maintained in good repair with proper anchorage and in a safe condition.
(H) Overhang extensions. All overhang extensions, including, but not limited to, canopies, marquees, signs, metal awnings, fire escapes, standpipes and exhaust ducts shall be maintained in good repair and be properly anchored so as to be kept in a sound condition. When required, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather-coating materials, such as paint or similar surface treatment.
(I) Stairways, decks, porches and balconies. Every exterior stairway, deck, porch and balcony, and all appurtenances attached thereto, shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads.
(J) Chimneys and towers. All chimneys, cooling towers, smoke stacks and similar appurtenances shall be maintained structurally safe and sound, and in good repair. All exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather coating materials, such as paint or similar surface treatment.
(K) Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.
(L) Window, skylight and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather-tight.
(1) Glazing. All glazing materials shall be maintained free from cracks and holes.
(2) Openable windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware.
(M) Insect screens. Insect screens shall be maintained in good repair. Exception: screens shall not be required where other approved means, such as air curtains or insect repellent fans, are employed.
(N) Doors. All exterior doors, door assemblies and hardware shall be maintained in good condition. Locks at all entrances to dwelling units and sleeping units shall tightly secure the door. Locks on means of egress doors shall be in accordance with the state’s Building Code.
(O) Basement hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water.
(P) Guards for basement windows. Every basement window that is operable shall be supplied with rodent shields, storm windows or other approved protection against the entry of rodents.
(Q) Building security. Doors, windows or hatchways for dwelling units, room units or housekeeping units shall be provided with devices designed to provide security for the occupants and property within.
(R) Exterior completion of single-family and two-family dwelling unit buildings.
(1) The roof and all exterior surfaces of single-family dwelling unit and two-family dwelling unit buildings, and buildings and structures accessory thereto, shall be completed with exterior finish materials within two years from the effective date of this division (R) or within one year after the date of the building permit, whichever is later, for the new construction, alteration, remodeling or relocation of such building or structure.
(2) Any person unable to satisfy conditions of this division (R) due to unforeseen conditions having a significant impact on the completion of the exterior may request an extension to the initial one or two-year time limit. Such a request shall be made in writing, submitted at least 30 days prior to the initial expiration date. The request shall be reviewed by the City Council. One extension of up to one year may be granted by approval of the Planning and Zoning Commission if the exterior work is proceeding expeditiously and will be at least 50% complete at the end of the initial one-year period. The decision of Planning and Zoning Commission may be appealed to the City Council. Subsequent requests for time extensions shall require a formal review by the Planning and Zoning Commission.
(3) The term FINISH MATERIALS, as used in this division (R), shall mean materials installed in compliance with the Building Code and shall include, but not be limited to, stucco, brick, stone, shingles or shakes, painted, stained or color clad siding materials, windows and doors. Tar paper, unfinished plywood, fiberboard sheathing, foam insulation, brown coat or scratch coat of stucco, plastic sheeting and other similar materials not designed to be exterior finish shall not be considered an acceptable exterior finish.
(Ord. 450, 1st Series, passed 5-13-2014)