(A) Living room.
(1) Living room “present”. If the unit is an efficiency apartment, consider the living room “present”.
(2) Electricity.
(a) In order to qualify, two separate outlets must be present and properly installed in the baseboard, wall or floor of the room. Do not count a single duplex receptacle as two outlets (i.e., there must be two of these in the room or one of these, plus a permanently installed ceiling or wall light fixture).
(b) Both the outlets and/or the light must be working. Usually, a room will have sufficient lights or electrical appliances plugged into outlets to determine workability. Be sure light fixture does not fail just because the bulb is burned out.
(c) Do not count any of the following items or fixtures as outlets/fixtures: table or floor lamps (these are not permanent light fixtures); ceiling lamps plugged into socket; extension cords.
(d) If the electric service to the unit has been temporarily turned off check “inconclusive”. Contact owner or manager after inspection to verify that electricity functions properly when service is turned on. Record this information on the checklist.
(3) Electrical hazards.
(a) Examples of what this means: broken wiring; non-insulated wiring; frayed wiring; improper types of wiring, connections or insulation; wires lying in or located near standing water or other unsafe places; light fixture hanging from electric wiring without other firm support or fixture; missing cover plates on switches or outlets; badly cracked outlets; exposed fuse box connections; overloaded circuits evidenced by frequently “blown” fuses (ask the tenant).
(b) Check “inconclusive” if uncertain about severity of the problem and seek expert advice.
(4) Security.
(a) ACCESSIBLE TO OUTSIDE means doors open to the outside or to a common public hall; windows accessible from the outside (e.g., basement and first floor); windows or doors leading onto a fire escape, porch or other outside place that can be reached from the ground.
(b) LOCKABLE means the window or door has a properly working lock, or is nailed shut, or the window is not designed to be opened. A storm window lock that is working properly is acceptable. Windows that are nailed shut are acceptable only if these windows are not needed for ventilation or as an alternate exit in case of fire.
(5) Window condition.
(a) Rate the windows in the room (including windows in doors).
(b) SEVERE DETERIORATION means that the window no longer has the capacity to keep out the wind and the rain or is a cutting hazard. Examples are: missing or broken-out panes; dangerously loose cracked panes; windows that will not close; windows that, when closed, do not form a reasonably tight seal.
(c) If more than one window in the room is in this condition, give details in the space provided on the right of the inspection form.
(d) If there is only “moderate deterioration” of the windows the item should “pass”.
MODERATE DETERIORATION means windows which are reasonably weather-tight, but show evidence of some aging, abuse or lack of repair. Signs of deterioration are: minor crack in window pane; splintered sill; signs of some minor rotting in the window frame or the window itself; window panes loose because of missing window putty. If more than one window is in this condition, give details in the space provided on the right of the inspection form.
(6) Ceiling condition.
(a) UNSOUND or HAZARDOUS means the presence of such serious defects that either a potential exists for structural collapse, or that large cracks or holes allow significant drafts to enter the unit. The condition includes: severe bulging or buckling; large holes; missing parts; falling or in danger of falling, loose surface materials.
(b) Pass ceilings that are basically sound, but have some non-hazardous defects, including: small holes or cracks; missing or broken ceiling tiles; water stains; soiled surfaces; unpainted surfaces; peeling paint.
(7) Wall condition.
(a) UNSOUND or HAZARDOUS includes: serious defects such that the structural safety of the building is threatened, such as severe buckling, bulging or leaning; damaged or loose structural members; large holes; air infiltration.
(b) Pass walls that are basically sound that have some non-hazardous defects, including: small or shallow holes; cracks; loose or missing parts; unpainted surfaces; peeling paint.
(8) Floor condition.
(a) UNSOUND or HAZARDOUS means the presence of such serious defects that a potential exists for structural collapse or other threats to safety (e.g., tripping) or large cracks or holes allow substantial drafts from below the floor. The condition includes: severe buckling or major movements under walking stress; damaged or missing parts.
(b) Pass floors that are basically sound, but have some non-hazardous defects, including: heavily worn or damaged floor surface (for example, scratches or gouges in surface, missing portions of tile or linoleum, previous water damage). If there is a floor covering, also note the condition, especially if badly worn or soiled.
(B) Kitchen.
(1) Kitchen area present. A kitchen is an area used for preparation of meals. It may be either a separate room or an area of a larger room (e.g., a kitchen area in an efficiency apartment).
(2) Explanation. Explanation for these items is the same as that provided for “living room” with the following modifications.
(a) Electricity. The requirement is that at least one outlet and one permanent light fixture are present and working. All counter top outlets and outlets within four feet of water must have a ground fault circuit interrupter (GFI). Receptacle outlets shall not be installed in a face-up position in the work surface of counter tops.
(b) Window condition. The absence of a window does not fail this item in the kitchen. If there is no window, check “pass”.
(c) Stove or range with oven.
1. Both an oven and a stove or range with top burners must be present and working. If either is missing and one knows that the owner is responsible for supplying these appliances, check “fail”. Put check in “inconclusive” column if the tenant is responsible for supplying the appliances and he or she has not yet moved in. Contact tenant or prospective tenant to gain verification that appliance will be supplied and is in working condition. Hot plates are not acceptable substitutes for these appliances.
2. An oven is not working if it will not heat up. To be working a stove or range must have all burners working and knobs to turn them off and on. A gas shut-off valve shall be installed on an approved line within three feet of the appliance. Under “working condition”, also look for hazardous gas hook-ups evidenced by strong gas smells; these should fail. (Be sure that this condition is not confused with an unlit pilot light, a condition that should be noted, but does not fail.)
3. If both an oven and a stove or range is present, but the gas or electricity is turned off, check “inconclusive”. Contact owner or manager to get verification that appliance works when gas or electricity is turned on. If both an oven and a stove or range is present and working, but defects exist, check “pass” and note these to the right of the form. Possible defects are marked, dented or scratched surfaces; cracked burner rings; limited size relative to family needs.
4. A microwave oven may be substituted for a tenant-supplied oven and stove or range.
5. A microwave oven may be substituted for an owner supplied oven and stove or range if the tenant agrees and a microwave oven is furnished instead of oven and stove or range.
(d) Refrigerator.
1. If no refrigerator is present, use the same criteria for marking either “fail” or “inconclusive” as were used for the oven and stove or range. A refrigerator is not working if it will not maintain a temperature low enough to keep food from spoiling over a reasonable period of time. If the electricity is turned off, mark “inconclusive”. Contact the owner (or tenant if unit is occupied) to get verification of working condition.
2. If the refrigerator is present and working, but defects exist, note these to the right of the form. Possible minor defects include: broken or missing interior shelving; dented or scratched interior or exterior surfaces; minor deterioration of door seal; loose door handle.
(e) Sink.
1. If a permanently attached kitchen sink is not present in the kitchen or kitchen area, mark “fail”. A sink in a bathroom or a portable basin will not satisfy this requirement. A sink is not working unless it has running hot and cold water from the faucets and a properly connected and properly working drain (with a “gas trap”). In a vacant apartment, the hot water may have been turned off and there will be no hot water. Mark this “inconclusive”. Check with owner or manager to verify that hot water is available when service is turned on.
2. If a working sink has defects, note this to the right of the item. Possible minor defects include: dripping faucet; marked, dented or scratched surface; slow drain; missing or broken drain stopper.
(f) Space for storage, preparation and serving of food.
1. Some space must be available for the storage, preparation and serving of food. If there is not built-in space for food storage and preparation, a table used for food preparation and a portable storage cabinet will satisfy the requirement. If there is no built-in space, and no room for a table and portable cabinet, check “inconclusive” and discuss with the tenant. The tenant makes the final determination as to whether or not this space is acceptable.
2. If there are some minor defects, check “pass” and make notes to the right of the item. Possible defects include: marked, dented or scratched surfaces; broken shelving or cabinet doors; broken drawers or cabinet hardware; limited size relative to family needs.
(C) Bathroom.
(1) Bathroom present. Most units have easily identifiable bathrooms (i.e., a separate room with toilet, wash basin and tub or shower). In some cases, however, one will encounter units with scattered bathroom facilities (i.e., toilet, wash basin and tub or shower located in separate parts of the unit). At a minimum, there must be an enclosure around the toilet. In this case, count the enclosure around the toilet as the bathroom and proceed with the items below, with respect to this enclosure. If there is more than one bathroom that is normally used, rate the one that is in best condition for Part 3. If there is a second bathroom that is also used, complete Part 4 of the checklist for this room. (See Inspection Manual for additional notes on rating the second bathroom.)
(2) Explanation. Explanation for these items is the same as provided for “Living Room” with the following modifications.
(a) Electricity. The requirement is that at least one permanent light fixture is present and working. All outlets must have ground fault circuit interrupters (GFI). There should be at least one outlet no further than three feet from the sink.
(b) Electrical hazards. In addition to the previously mentioned hazards, outlets that are located where water might splash or collect are considered an electrical hazard.
(c) Window condition. The absence of a window does not fail this item in the bathroom (see subsection (C)(2)(i) below for relevance of window with respect to ventilation). If there is no window, but a working vent system is present, check “pass”.
(d) Wall condition. Include under non-hazardous defects (that would pass, but should be noted) the following: broken or loose tile; deteriorated grouting at tub/wall and tub/floor joints or tiled surfaces; water stains.
(e) Floor condition. Include under non-hazardous defects (that would pass, but should be noted) the following: missing floor tiles; water stains.
(f) Flush toilet in enclosed room in unit.
1. The toilet must be contained within the unit, be in proper operating condition and be available for the exclusive use of the occupants of the unit (i.e., outhouses or facilities shared by occupants of other units are not acceptable). It must allow for privacy.
2. NOT WORKING means the toilet is not connected to a water supply; it is not connected to a sewer drain; it is clogged; it does not have a trap; the connections, vents or traps are faulty to the extent that severe leakage of water or escape of gases occurs; the flushing mechanism does not function properly. If the water to the unit has been turned off, check “inconclusive”. Obtain verification from owner or manager that facility works properly when water is turned on. Comment to the right of the form if the toilet is “present, exclusive and working”, but has the following types of defects: constant running; chipped or broken porcelain; slow draining. If drain blockage is more serious and occurs further in the sewer line causing backup, check item G.8 “fail”, under the plumbing and heating part of the checklist. A sign of serious sewer blockage is the presence of numerous backed-up drains.
(g) Fixed wash basin or lavatory in unit.
1. The wash basin must be permanently installed (i.e., a portable wash basin does not satisfy the requirement). Also, a kitchen sink used to pass the requirements under Part B of the checklist (kitchen facilities) cannot also serve as the bathroom wash basin. The wash basin may be located separate from the other bathroom facilities (e.g., in a hallway).
2. NOT WORKING means the wash basin is not connected to a system that will deliver hot and cold running water; it is not connected to a properly operating drain; the connectors (or vents or traps) are faulty to the extent that severe leakage of water or escape of sewer gases occurs. If the water to the unit or the hot water unit has been turned off, check “inconclusive”. Obtain verification from owner or manager that the system is in working condition.
3. Comment to the right of the form if the wash basin is “present and working”, but has the following types of minor defects: insufficient water pressure; dripping faucets; minor leaks; cracked or chipped porcelain; slow drain. (See subsection (C)(2)(g)1. above.)
(h) Tub or shower in unit.
1. Not present means that neither a tub nor shower is present in the unit. Again, these facilities need not be in the same room with the rest of the bathroom facilities. They must, however, be private.
2. Not working covers the same requirements detailed above for washbasin.
3. Comment to the right of the form if the tub or shower is present and working, but has the following types of defects: dripping faucet; minor leaks; cracked porcelain; slow drain (see discussion hereunder); absent or broken support rod for shower curtain.
(i) Ventilation. Working vent systems include: ventilation shafts (non-mechanical vents) and electric fans. Electric vent fans must function when switch is turned on. (Make sure than any malfunctions are not due to the fan not being plugged in.) If electric current to the unit has not been turned on (and there is no window that opens), check “inconclusive”. Obtain verification from owner or manager that system works. Note: exhaust vents must be vented to the outside, attic or crawl space.
(D) Other room used for living and halls.
(1) Other rooms.
(a) Complete an “other room” checklist for as many “other rooms used for living” as are present in the unit and not already noted in Parts A, B and C of the checklist. See the discussion below for definition of “used for living”. Also complete an “other room” checklist for all entrance halls, corridors and staircases that are located within the unit and are part of the area used for living. If a hall, entry and/or stairway are contiguous, rate them as a whole (i.e., as part of one space).
(b) Additional forms for rating “other rooms” are provided in the checklist.
(c) Rooms
USED FOR LIVING are areas of the unit that are walked through or lived in on a regular basis. Do not include rooms or other areas that have been permanently, or near permanently, closed off or areas that are infrequently entered. For example, do not include a utility room, attached shed, attached closed-in porch, basement or garage if they are closed off from the main living area or are infrequently entered. Do include any of these areas if they are frequently used (e.g., a finished basement/playroom, a closed-in porch that is used as a bedroom during summer months). Occasional use of a washer or dryer in an otherwise unused room does not constitute regular use.
(d) If the unit is vacant and you do not know the eventual use of a particular room, complete an “other room” checklist if there is any chance that the room will be used on a regular basis. If there is no chance that the room will be used on a regular basis, do not include it (e.g., an unfinished basement), since it will be checked under Part E, all secondary rooms (rooms not used for living).
(e) For staircases, the adequacy of light and condition of the stair rails and railings is covered under Part H of the checklist (general health and safety).
(2) Room code and room location.
(a) Enter the appropriate room code given below:
Room Codes
| |
1 | Bedroom or any other room used for sleeping (regardless of type of room) |
2 | Dining room or dining area |
3 | Second living room, family room, den, playroom, TV room |
4 | Entrance halls, corridors, halls, staircases |
5 | Additional bathroom (also check presence of sink trap and clogged toilet) |
6 | Other |
(b) Room location: write on the line provided the location of the room with respect to the unit’s width, length and floor level as if you were standing outside the unit facing the entrance to the unit. Right/left/center: record whether the room is situated to the right, left of center of the unit. Front/rear/center: record whether the room is situated to the back, front or center of the unit. Floor level: identify the floor level on which the room is located. If the unit is vacant, you may have some difficulty predicting the eventual use of a room. Before giving any room a code of “1” (bedroom), the room must meet all the requirements for a “room used for sleeping”.
(3) Explanations. Explanations of these items are the same as those provided for “living room” with the following modifications:
(a) Electricity/illumination. If the room code is not a “1”, the room must have a means of natural or artificial illumination such as a permanent light fixture, wall outlet present or light from a window in the room or near the room. If there is a wet bar present, outlets within six feet of the wet bar must have ground fault circuit interrupters (GFI). If any required item is missing, check “fail”. If the electricity is turned off, check “inconclusive”.
(b) Window condition. Any room used for sleeping must have at least one window able to open. The minimum standards do not require a window in “other rooms”. Therefore, if there is no window in another room not used for sleeping, check “pass” and note “no window” in the area for comments. Below grade windows used for sleeping must have egress windows.
(c) Smoke detectors.
1. At least one battery-operated or hard-wired smoke detector must be present and working in each sleeping room and on each level of the unit, including the basement, but not crawl spaces and unfinished attic.
2. Smoke detectors must be installed in accordance with and meet the requirements of the National Fire Protection Association Standard (NFPA) 74.
3. If the dwelling unit is occupied by any hearing-impaired person, smoke detectors must have an alarm system designed for hearing-impaired persons as specified in NFPA 74.
(E) All secondary rooms (rooms not used for living).
(1) If any room in the unit did not meet the requirements for “other room used for living” in Part D, it is to be considered a “secondary room (not used for living).” Rate all of these rooms together (i.e., a single Part E checklist for all secondary rooms in the unit).
(2) Inspection is required of the following two items since hazardous defects under these items could jeopardize the rest of the unit, even if present in rooms not used for living: E.2, Security; E.3, Electrical Hazards. Also, be observant of any other potentially hazardous features in these rooms and record under subsection (E)(4) below.
(3) If there are no “secondary rooms (rooms not used for living)”, check “none” and go on to Part F.
(4) Explanations of these items is the same as those provided for “living room”. Additional note: in recording “other potentially hazardous features”, note (in the space provided) the means of access to the room with the hazard and check the box under “inconclusive”. Include defects like: large holes in floor, walls or ceilings; evidence of structural collapse; windows in condition of severe deterioration; and deteriorated paint surfaces.
(F) Building exterior.
(1) Condition of foundation.UNSOUND or HAZARDOUS means foundations with severe structural defects, indicating the potential for structural collapse; or foundations that allow significant entry of ground water (for example, evidenced by flooding of basement).
(2) Condition of stairs, rails and porches.UNSOUND or HAZARDOUS means: stairs, porches, balconies or decks with severe structural defects; broken, rotting or missing steps; absence of a handrail when there are extended lengths of steps (generally two or more consecutive steps); absence of or insecure railings around a porch or balcony which is approximately 30 inches or more above the ground.
(3) Condition of roof and gutters.UNSOUND or HAZARDOUS means the roof has serious defects such as serious buckling or sagging, indicating the potential of structural collapse; large holes or other defects that would result in significant air or water infiltration (in most cases, severe exterior defects will be reflected in equally serious surface defects within the unit) (e.g., buckling, water damage). The gutters, downspouts and soffits (area under the eaves) show serious decay and have allowed the entry of significant air or water into the interior of the structure. Gutters and downspouts are, however, not required to pass. If the roof is not observable and there is no sign of interior water damage, check “pass”.
(4) Condition of exterior surfaces. See definition of above for roof in subsection (F)(3) above.
(5) Condition of chimney. The chimney should not be seriously leaning or showing evidence of significant disintegration (i.e., many missing bricks). If the chimney is in use, it should have a liner with a weather cap.
(6) Manufactured homes: tie downs. Manufactured homes must be placed on a site in a stable manner and be free from hazards such as sliding and wind damage. Manufactured homes must be securely anchored by a tied down device which distributes and transfers the loads imposed by the unit to appropriate ground anchors so as to resist wind overturning and sliding.
(7) Storm doors and screens. Storm doors and screen in good repair will be required if the structure in the past shows evidence of them or if they are currently on the unit, but in poor condition, or if the unit structurally will allow them and be beneficial to the unit for ventilation and/or energy conservation. Screen and storm doors may not be required on some units that are structurally not designed for the installation of these (example: front doors with a bricked frame). Any operable window must have a screen in good condition.
(G) Heating and plumbing.
(1) Adequacy of heating equipment.
(a) ADEQUATE HEAT means that the heating system is capable of delivering enough heat to assure a healthy environment in the unit, will heat to a temperature of 70°F at a distance of three feet above floor level, when the temperature outside is -10°F. Portable electric room heaters or kitchen stoves or ranges within a built-in heat unit are not acceptable as a primary source of heat.
(b) DIRECTLY OR INDIRECTLY TO ALL ROOMS USED FOR LIVING means:
1. DIRECTLY means that each room used for living has a heat source (e.g., working radiator; working hot air register; baseboard heat); and
2. INDIRECTLY means that, if there is not a heat source present in the room, heat can enter the room easily from a heated adjacent room (e.g., a dining room may not have a radiator, but would receive heat from the heated living room through a large open archway).
(c) If the heating system in the unit works, but there is some question whether a room without a heat source would receive adequate indirect heat, check “inconclusive” and verify adequacy from tenant or owner (e.g., unheated bedroom at the end of a long hallway).
(d) How to determine the capability of the heating system: if the unit is occupied, usually the quickest way to determine the capability of the heating system over time is to question the tenant. If the unit is not occupied, or the tenant has not lived in the unit during the months when heat would be needed, check “inconclusive”. It will be necessary to question the owner on this point after the inspection has been completed and, if possible, to question other tenants (if it is a multi-unit structure) about the adequacy of heat provided. Under some circumstances, the adequacy of heat can be determined by a simple comparison of the size of the heating system to the area to be heated. For example, a small permanently installed space heater in a living room is probably inadequate for heating anything larger than a relatively small apartment.
(2) Safety of heating equipment.
(a) Examples of “invented fuel burning space heaters” are: portable kerosene units; unvented open flame portable units.
(b) “Other unsafe conditions” include: breakage or damage to heating system such that there is a potential for fire or other threats to safety; improper connection of flues allowing exhaust gases to enter the living area; improper installation of equipment (e.g., absence of safety devices); indications of improper use of equipment (e.g., evidence of heavy build-up of soot, creosote or other substance in the chimney); disintegrating equipment; combustible materials near heat source or flue.
(c) If you are unable to gain access to the primary heating system in the unit check “inconclusive”. Contact the owner or manager for verification of safety of the system. If the system has passed a recent local inspection, check “pass”. This applies especially to units in which heat is provided by a large scale, complex central heating system that serves multiple units (e.g., a boiler in the basement of a large apartment building). In most cases, a large scale heating system for a multi-unit building will be subject to periodic safety inspections by a local public agency. Check with the owner or manager to determine the date and outcome of the last such inspection or look for an inspection certificate posted on the heating system.
(3) Safety of heating source. Acceptable heating sources are city supplied electric or natural gas connections. Gas shut off valves from approved lines must be installed three feet from the heating source.
(4) Ventilation and adequacy of cooling.
(a) If the tenant is present and has occupied the unit during the summer months, inquire about the adequacy of air flow. If the tenant is not present or has not occupied the unit during the summer months, test a sample of windows to see that they open. (See Inspection Manual for instruction.)
(b) WORKING COOLING EQUIPMENT includes central (fan) ventilation system; evaporative cooling system; room or central air conditioning. Check “inconclusive” if there are no windows that open and it is impossible, or inappropriate, to test whether a cooling system works. Check with other tenants in the building (in a multi-unit structure) and with the owner or manager for verification of the adequacy of ventilation and cooling.
(5) Water heater.
(a) LOCATION PRESENTS HAZARD means that the gas or electric water heater is located in living areas or closets where safety hazards may exist (e.g., water heater located in a very cluttered closet with cloth and paper items stacked against it). Gas water heaters in bedrooms or other living areas must have safety dividers or shields.
(b) Water heaters must have a temperature-pressure relief valve and discharge line (directed toward the floor or outside of the living area) as a safeguard against build up of steam if the water heater malfunctions. If not, they are not properly equipped and shall fail.
(c) To pass, gas or oil fired water heaters must be vented into a properly installed chimney or flue leading outside. Electric water heaters do not require venting.
(d) If it is impossible to view the water heater, check “inconclusive”. Obtain verification of safety of system from owner or manager. Check “pass” if the water heater has passed a local inspection. This applies primarily to hot water that is supplied by a large scale complex water heating system that serves multiple units (e.g., water heating system in a large apartment building). Check in the same manner described for heating system safety subsection (G)(2) above.
(6) Water supply. The structure must be properly connected to the city water supply.
(7) Plumbing.
(a) MAJOR LEAKS means that the main water drain and feed pipes (often located in the basement) are seriously leaking. (Leaks present at specific facilities have already been evaluated under the checklist items for “bathroom” and “kitchen”.)
(b) Corrosion (causing serious and persistent levels of rust or contamination in the drinking water) can be determined by observing the color of the drinking water at several taps. Badly corroded pipes will produce noticeably brownish water. If the tenant is currently occupying the unit, he or she should be able to provide information about the persistence of this condition. (Make sure that the “rusty water” is not a temporary condition caused by city of town maintenance of main water lines.) See general note under subsection (G)(5) above.
(8) Sewer connection.
(a) The structure must be properly connected to the city sewer system.
(b) The following conditions constitute “evidence of sewer back up”: strong sewer gas smell in the basement or outside of unit; numerous clogged or very slow drains; marshy areas outside of unit above septic field. See general note under subsection (G)(5) above.
(9) Carbon monoxide detector.
(a) Carbon monoxide detectors should be hard wired (with a battery back up) in sleeping rooms in the area from the floor to three feet above the floor. A detector should also be placed within three feet of the gas furnace and/or appliance.
(b) If the dwelling is occupied by any hearing-impaired person, the detectors must have an alarm system designed for hearing-impaired persons.
(10) Electric hook-up. The structure must have a proper electric hook-up with the city electric lines. Both the hook-up and the fuse box or service box circuit panel must be free from hazards. (See subsection (A)(3) above.)
(H) General health and safety.
(1) Access to unit.THROUGH ANOTHER UNIT means that access to the unit is only possible by means of passage through another dwelling unit.
(2) Exits.ACCEPTABLE FIRE EXIT means that the building must have an alternative unobstructed means of exit leading to safe and open space at ground level. In case of fire, this could include: an operable window if the unit is on the first floor or second floor or easily accessible to the ground; a back door opening on to a porch, with a stairway leading to the ground; fire escape, fire ladder or fire stairs. If second story, have fire ladders, escapes or stairs at both ends of the unit. BLOCKED means that the exit is not useable due to conditions such as debris, storage, door or window nailed shut, broken lock.
(3) Evidence of infestation. Presence of rats, or severe infestation by mice or vermin, (such as roaches) is evidenced by: rat holes; droppings; rat runs; numerous settings of rat poison. If the unit is occupied, ask the tenant.
(4) Garbage and debris.HEAVY ACCUMULATION means large piles of trash and garbage, discarded furniture and other debris (not temporarily stored awaiting removal) that might harbor rodents. This may occur inside the unit, in common areas or outside. It usually means a level of accumulation beyond the capacity of an individual to pick up within an hour or two.
(5) Refuse disposal.
(a) ADEQUATE COVERED FACILITIES includes: trash cans with covers, garbage chutes, “dumpsters” (i.e., large scale refuse boxes with lids); trash bags (if approvable by local public agency). APPROVABLE BY LOCAL PUBLIC AGENCY means that the local Health and Sanitation Department (city, town or county) approves the type of facility in use.
(b) If the unit is vacant and there are no adequate covered facilities present, check “inconclusive”. Contact the owner or manager for verification of facilities provided when the unit is occupied.
(6) Stairs and common halls. Loose, broken or missing steps should fail if they present a serious risk of tripping or falling. A handrail is required on extended sections of stairs (generally four or more consecutive steps). The railing should be 34 to 38 inches above the nosing of the stair tread. A railing is required on unprotected heights such as around stairwells in excess of 30 inches. All interior and exterior stairways must have artificial lighting. Each landing (six to eight steps) should have working light switches.
(7) Other interior hazards.
(a) “Other hazards” would be conditions such as bare electrical wires, tripping hazards and visible molds.
(b) Examples of other hazards might be: a broken bathroom fixture with a sharp edge in a location where it represents a hazard; a protruding nail in a doorway.
(8) Elevators. Note: At the time of inspection, the inspector will check the inspection date. If there is no elevator, check “not applicable”.
(9) Interior air quality. If the inspector has any questions about whether an existing poor air quality condition should be considered dangerous, he or she should check with the local Health and Safety Department (city, town or country).
(10) Site and neighborhood conditions. Examples of conditions that would “seriously and continuously endanger the health and safety of the residents” are: other buildings on, or near the property that pose serious hazards (e.g., dilapidated shed or garage with potential for structural collapse), evidence of flooding or major drainage problems, evidence of mud slides or large land settlement or collapse, proximity to open sewage, unprotected heights (cliffs, quarries, mines, sandpits), fire hazards, abnormal air pollution or smoke which continues throughout the year and is determined to seriously endanger health and continuous or excessive vibration of vehicular traffic (if the unit is occupied, ask the tenant).
(I) Space, use and location.
(1) Floor space. Every dwelling unit shall contain at least 150 square feet of floor space for the first occupant thereof, and at least 100 additional square feet of floor space for every additional occupant thereof, the floor space to be calculated on the basis of total habitable room area.
(2) Ceiling space. At least one half of the floor area of every habitable room shall have a ceiling height of at least seven feet; and the floor area of that part of any room where the ceiling height is less than five feet, shall not be considered as part of the floor area in computing the total area of the room for the purpose of determining the maximum permissible occupancy thereof.
(3) Window area.
(a) Every habitable room shall have at least one window or skylight facing directly to the outdoors. The minimum total window area, measured between stops, for every habitable room, shall be 10% of the floor area of such room.
(b) Whenever walls or other portions of a structure face a window of any room and such obstructions are located less than three feet from the window and extend to a level above that of the ceiling of the room, such a window shall not be deemed to face directly to the outdoors and shall not be included as contributing to the required minimum total window area. Whenever the only window in a room is a skylight-type window in the top of such room, the total window area of such skylight shall equal at least 15% of the total floor area of such room.
(4) Cellar. No cellar space shall be used or considered as a habitable room or dwelling unit.
(5) Habitable basement. No basement shall be used as a habitable room or dwelling unit unless: the floor and walls are impervious to leakage of underground and surface runoff water and are insulated against dampness; the total of window area in each is equal to at least the minimum window area sizes as required in subsection (I)(3) above; such required minimum window area is located entirely above the grade of the ground adjoining such window area: and the total of the operable window are in each room is equal to at least the minimum, as required under subsection (I)(3) above, except where there is some other device affording adequate ventilation and approved by the Building Inspector; there are adequate exits as required by state and city laws and regulations.
(2005 Code, § 9-803)