(a) Structure to be Watertight, Rodent-Proof and Weather-Tight. Every foundation, floor, exterior wall and roof shall be substantially watertight, rodent-proof and weather-tight. Their supporting members shall be sound and in good repair.
(b) Windows, Doors and Hatchways.
(1) Every window used for ventilation, exterior door, and basement hatchway shall be substantially weather-tight and shall be kept in sound working condition and good repair. Every window not used for ventilation shall be kept in good repair.
(2) No doorway shall be less than seventy-eight inches in clear height or less than twenty-four inches in width for each bathroom, thirty inches in width for each habitable room or service door, twelve inches in width for each closet, and thirty-two inches in width to a public stairway.
(Ord. 89-21. Passed 5-1-89.)
(c) Stairs and Porches. Every interior and exterior stairway, every porch, and every appurtenance thereto shall be constructed so as to be safe to use and capable of supporting a normal load. The stairway shall be kept in sound condition and in good repair. Stairway handrails and balusters shall be structurally sound, firmly fastened, maintained in good condition, and thirty to forty-two inches high.
(1) A handrail shall be placed on at least one side of any stairway which has a total rise of thirty (30) inches or more.
(2) Any stairway extending between two floors shall have handrails on all unenclosed sides.
(3) Balusters spaced so that a four-inch sphere will not pass through or other approved means of protection against falls shall be provided wherever handrails are required.
All exterior stairways shall meet the following requirements:
(1) A handrail shall be placed on at least one side of any stairway which has a total rise of thirty (30) inches or more.
(2) Any stairway extending to the second floor or above shall have handrails on all unenclosed sides.
(3) Porches, balconies, and stoops located more than thirty (30) inches higher than the adjacent area shall have handrails on all open sides.
(4) Balusters spaced so that a four-inch sphere will not pass through or other approved means of protection against falls shall be provided wherever handrails are required.
(Ord. 2012-16. Passed 10-15-12.)
(d) Bathroom Floor Surfaces. Every water closet compartment floor surface and bathroom floor surface shall be constructed and maintained so as to reasonably impervious to water, to permit such floor easily to be kept in a clean and sanitary condition, and to prevent water damage to the structure. Bathroom carpeting is permitted if the underlying floor meets the above requirements.
(e) Safe Equipment and Facilities. Every facility, piece of equipment or utility which is supplied or required to be supplied shall be so constructed or installed that it will function safely and effectively and shall be maintained in satisfactory working condition.
(f) Discontinuance of Service or Facility. No owner or other person, except a public utility company or private supplier for nonpayment of a utility bill, shall remove, shut off, discontinue, interrupt or cause the removal, shut off, discontinuance or interruption of any service, facility, equipment or utility which is required under this Housing Code from any occupied dwelling except for such temporary interruption as may be necessary while actual repairs or alterations are in process or during emergencies when discontinuance is approved by the Housing Inspector. Failure or neglect by an owner who has responsibility for payment of a utility bill for any unit he does not occupy to pay such bill with a resulting shut off of the utility shall be construed as causing the shut off. The Housing Inspector shall have the authority to cause the disconnection of any utility should the safety of the occupant be subject to a serious or hazardous condition.
(g) Clean and Sanitary Dwelling. No owner or operator shall let to any other person and allow occupancy to begin in any dwelling or dwelling unit unless it is clean, sanitary and fit for human occupancy.
(h) Maintenance of Roofs, Gutters and Downspouts.
(1) All roofs of every dwelling structure shall be maintained weather-tight and shall be equipped with gutters and downspouts connected to a public storm sewer, curb, gutter and/or rain barrel. Rail barrels shall be covered at all times, shall be installed and maintained so as to provide reasonable protection against infestation by flying insects, and shall incorporate an automatic overflow diversion system that directs any overflow away from the building’s foundation and is connected to a public storm sewer and/or curb and gutter. Rain barrels must be free of chemicals from any prior use. Metal fifty-five gallon drum industrial storage containers are not permitted.
(Ord. 2012-30. Passed 10-15-12.)
(2) The owner of any dwelling shall be responsible for the installation and maintenance of adequate rain carriers where the absence thereof creates a structural or a health hazard.
(i) Fire Prevention.
(1) The owner or operator of any multiple dwelling, rooming house or dwelling unit shall be responsible for the installation and maintenance of all fire prevention appliances and devices and the implementation and continuity of all fire prevention practices as required by the Grandview Heights Building Code, the Grandview Heights Fire Prevention Code and this Housing Code. No owner or operator shall let to another person for occupancy or permit occupancy by another person of any multiple dwelling or portion thereof, or any rooming house or portion thereof, or any dwelling unit or portion thereof that does not meet the requirements set forth in this section.
(2) No owner, operator or occupant of any dwelling or dwelling unit shall cause, create or suffer conditions not in compliance with the requirements set forth in this section.
A. No flammable liquid other than fuel oil for oil burner service or fuel required for maintenance or equipment operation shall be stored in dwellings or accessory structures. Storage of fuel for maintenance or equipment operation in dwellings with three or less dwelling units shall not exceed an aggregate total of five gallons and shall be in closed metal containers or safety cans. Storage of fuel for building maintenance or equipment operation in dwellings with four or more dwelling units shall be in closed metal containers stored in a storage cabinet or in safety cans or in an inside storage room not having a door that opens into that portion of the building used by the public.
B. Flammable materials may not be stored or kept within ten feet of heating equipment or of chimneys which vent heating equipment.
C. No materials or other matter shall be placed, kept or allowed to accumulate in places where such placement, keeping or accumulation may block or hinder egress from the dwelling.
(Ord. 89-21. Passed 5-1-89.)
(Ord. 89-21. Passed 5-1-89.)
D. Every dwelling shall have its legal address number posted in accordance with the specifications set forth in Section 1343.01.
(Ord. 2009-41. Passed 3-1-10.)
(Ord. 2009-41. Passed 3-1-10.)
E. Fire escapes where required or installed shall be kept in good order and repair and shall be protected from deterioration by paint or other approved methods.
F. All rooming houses and all dwelling units shall be equipped with an alarm approved by Underwriters Laboratories or Factory Mutual Research Corp. which is sensitive to any of the procedures of combustion except that those sensitive to heat only are not acceptable. An alarm shall be installed adjacent to, but outside of, sleeping rooms in such a manner that the alarm signaling device shall be clearly audible in all bedrooms when all intervening doors are closed. For the purpose of installation and maintenance only the application sections of National Fire Protection Association No. 74 "Standard for the Installation, Maintenance and Use of a Household Fire Warning System" shall be accepted.
(j) Rat-Proofing. Every dwelling, accessory structure, and premises thereof shall be maintained in a rat-free and rat-proof condition as follows:
(1) All ventilation, lighting, access or other openings of one-half inches or more which are accessible to rats shall be rat-proofed by grilles, sheet metal, hardware cloth, tight fitting metal covers and frames or other method approved by the Housing Inspector.
(2) Any enclosure or crawl space under a structure which creates a potential rat harborage shall be rat-proofed at all places where a rat could create an opening to the building.
(3) The lower edge of all exterior doors shall not be more than three-eighths inch above the threshold.
(4) Skylights accessible to rats shall be tight fitting, constructed of approved rat-proof materials, and screened with hardware cloth or expanded metal if operable.
In addition to the above requirements, the following provisions apply to any dwelling, accessory structure and premises where it is determined that rat infestation exists:
(1) The lower eight inches of each wooden exterior door shall be covered by sheet metal in a safe and rat-proofed manner.
(2) Each exterior door shall have an automatic door closing device or a screen door with such a device.
(3) Any space between two buildings which is too small to permit inspection of the exterior walls of each building shall be sealed without obstructing drainage so as to prevent rat entrance.
(4) Following extermination by an approved means, all rat holes or burrows shall be eliminated or filled with earth or other suitable material.
(5) Any stacking of material on the exterior of the premises shall be elevated twelve inches from the ground and shall not be placed against the walls of the structure.
(Ord. 89-21. Passed 5-1-89.)
(Ord. 89-21. Passed 5-1-89.)
(k) Exterior of Premises. All buildings or parts thereof including accessory structures shall be maintained in a decent, safe and sanitary condition in compliance with, but not restricted to, the following requirements:
(1) All exterior wood surfaces, other than approved wood surfaces which do not require any decay preventative treatment, shall be protected from the elements by paint or other protective covering or treatment that adheres in all places.
(2) All driveways, fire escapes, porches, decks, sidewalks, exterior stairways, yards and entire premises shall be kept clean in good repair and free from the following:
A. Garbage, refuse and other debris, unless stored in compliance with Chapter 955 (Garbage and Refuse Collection) of the Codified Ordinances of the City of Grandview Heights;
B. Broken or dilapidated fences, walls or other structures;
C. Out of use or nonusable appliances, heating and cooling units, and motor vehicle parts;
D. Rugs, rags, carpeting and similar materials not being used for general household purposes;
E. Broken, dilapidated or unusable furniture;
F. Furniture not constructed to withstand outdoor use;
G. Construction materials, except for materials currently being used for renovations or new construction;
H. Other materials placed at or on the premises in such a manner as to be unsightly, grotesque or offensive to ordinary senses;
I. Objects or conditions such as excavations, holes and dead or dying trees that are hazardous to safe passage and use;
(3) All premises shall be graded and drained. Grading shall be done to assure drainage away from basement walls.
(Ord. 96-12. Passed 5-6-96.)
(l) Floors and Interior Walls, Ceilings and Doors. Floors and interior walls, ceilings and doors and their supporting members shall be sound and in good repair.
(m) Fences.
(1) All fences and gates shall be maintained in good condition. Wood materials, other than decay resistant woods, shall be protected against decay by use of paint or other approved preservative.
(2) No person shall erect, construct or maintain any electric fence, barbed wire fence or a fence having wire or metal prongs or spikes within a residential district or on property which abuts residential property unless such fence is required to protect the public from hazardous equipment or from a club or commercial swimming pool. Electrical fences are prohibited in any district as per Section 1157.08(i).
(n) Concrete, Brick and Masonry Work. Structural concrete, brick and masonry work including sidewalks and retaining walls shall be sound, free of extensive mortar voids, holes, cracks and loose components.
(Ord. 89-21. Passed 5-1-89.)