(A) Interior standards.
(1) Bathroom facilities and fixtures shall be kept in a clean and sanitary condition. At least one bathroom with a functioning flush-type toilet must be provided. A functioning lavatory sink shall be provided. A functioning bathtub or shower shall be provided.
(2) No space designated as a bathroom shall be used as a passage way between two habitable rooms. Kitchen facilities must be provided, including a working sink and water supply. Space for a conventional stove must be available. Space for a conventional refrigerator must be available.
(B) Interior in general.
(1) The dwelling must have safe and functioning heating facilities in all habitable rooms and bathrooms.
(2) The dwelling must have an adequate heated water system. All stairways must be structurally safe.
(3) A safe and adequate smoke detector(s) must be provided and carbon monoxide detectors as required by law.
(4) The dwelling must have at least one room of not less than 150 square feet of floor area. A combination of rooms connected by an opening(s) of at least five feet may be counted as a room. An example would be when a living room and a dining room are connected by an archway.
(5) All other habitable rooms, except the kitchen or efficiency apartments, shall not have less than 70 square feet of floor area.
(6) No rental unit may be over-occupied by more persons than reasonable conventions in health and safety may allow, where more than two persons would have to occupy any bedroom, that room must allow for an extra 40 square feet of space per occupant in excess of the two initial occupants. No room(s) other than a conventional bedroom may be designated by the owner or tenants as a “bedroom”. The minimum size of a bedroom shall be 70 square feet.
(7) Each space designated as a habitable room by the owner shall contain at least one usable window as a means of ventilation or shall have an effective alternative means of room ventilation.
(8) Each habitable room shall contain at least two conventional electrical outlets.
(9) No dwelling shall foster a situation where rodent or pest infestation is a problem or a potential problem. Examples of this may include, but are not limited to: actual evidence of pests; storage of material that might provide a habitat for pests; unsafe storage of items that might become food for pests.
(10) The dwelling must be designated “fit for human habitation”.
(C) Exterior standards.
(1) The foundation exterior walls and exterior roof shall be water-tight, rodent-proof and maintained in good condition. Every window, exterior door and hatchway shall be substantially tight and maintained in good condition. The foundation shall adequately support the building at all points. Exterior walls shall be maintained and kept free from dilapidation by cracks, tears or breaks or from deteriorated plaster, stucco, brick, wood or other material that is extensive and gives evidence of long neglect. The protective surface on exterior walls of a building above ground level shall be maintained in good condition, so as to provide a sufficient covering and protection of the structural surface underneath against its deterioration.
(2) Without limiting the generality of this section, a protective surface of a building shall be deemed to be out of repair if:
(a) The protective surface is paint, which is blistered to an extent of more than 25% of the area of any plane, wall or other area including window trim, cornice members, porch railing and other areas;
(b) More than 10% of the pointing of any chimney or 25% of the pointing of any brick or stone wall is loose or has fallen out of place;
(c) More than 25% of the finish coat of a stucco wall is worn through or chipped away; or
(d) Any exterior surface or plane required to be repaired under the provisions of this section shall be repaired in its entirety. If a weather-resistant surface such as brick, plaster or metal is covered with paint that is more than 25% blistered, it shall be repaired unless the defective paint covering is removed in its entirety.
(D) Accessory structure maintenance. Accessory structures supplied by the owner, operator or occupant on the premises of a dwelling shall be structurally sound and maintained in good condition. Exterior walls, foundations, roofs and exits of an accessory structure shall be maintained in accordance with the standards set forth for in division (C)(1) above.
(E) Fence maintenance. Fences shall be maintained in good condition both in appearance and in structure. Wood material, other than decay resistant varieties, shall be protected against decay by use of paint or other preservatives. If 25% or more of the painted surface of a fence is determined by the Housing Inspector to be paint blistered, the surface shall be properly scraped and repainted.
(F) Retaining walls. Retaining walls shall be kept in good condition, repair and appearance. A retaining wall shall be deemed out of repair when it has substantially shifted or slumped out of its original design position.
(G) Yard cover. All exposed areas surrounding (or within) a principle or accessory use, including street boulevards which are not devoted to parking, drives, sidewalks, patios or other such uses, shall be landscaped with grass, shrubs, trees or other ornamented landscape material and shall be maintained to prevent erosion from wind and/or water runoff. Such shall be maintained in good condition and free of noxious weeds. Grass and weeds may not exceed six inches in height at any time.
(H) Gutters and downspouts. Existing gutters, leaders and downspouts shall be maintained in good working condition as to provide proper drainage of storm water. In no case shall storm water be channeled into sanitary sewer system. Neither shall storm water, ice or snow be directed into, or channeled across walkways or streets where it is likely to be a hazard to life or health.
(I) Exterior lighting. For multiple family dwellings, all exterior parking areas shall be provided with an average, maintained, horizontal illumination of six-tenths foot candles. Parking lot illumination shall not be directed onto a public street or adjoining property.
(J) Snow and ice removal. The owner of a dwelling shall be responsible for cleaning and maintaining all walks, drives and parking areas and kept free of any ice or any snow accumulation within 36 hours of the storm’s completion.
(K) Grading and drainage. Every yard, court or passage on the premises on which a dwelling stands must be maintained in a manner to prevent the excessive accumulation of standing water which constitutes a detriment to the health and safety of the occupants or the general public.
(L) Stairways, porches and balconies. Every stairway, inside or outside of a dwelling, and every porch or balcony, shall be kept in safe condition and in good maintenance. Every stairwell and flight of stairs shall be free of any structural deterioration. Open guardrails and open stair railing on unenclosed stairways shall have intermediate rails that do not allow a sphere four inches in diameter to pass through. Every handrail and balustrade shall be firmly fastened and maintained in good condition. A flight of stairs that has settled out of its intended position or pulled away from the supporting or adjacent structures enough to cause a hazard must be repaired. No flight of stairs shall have rotten, loose or deteriorating supports. Stairways shall be capable of supporting loads that normal use may cause to be placed thereon.
(M) Windows, doors and screens. Every window, exterior door and hatchway shall be substantially tight and shall be kept in good condition. Every window, other than a fixed window or storm window, shall be capable of being easily opened. All windows on basement or first levels shall have proper locking devices to prevent opening from the outside. All doors and window frames shall be free of blistered paint and shall be maintained in good condition.
(2001 Code, § 13.160) (Ord. 13, passed 6-2-2014) Penalty, see § 10.99