Unless specifically exempted by this Section, residential rental units must be maintained in accordance with the most recently adopted Ohio Residential Code. This includes, but is not limited to, each of the following requirements.
(a) Kitchen Sink. Each dwelling unit shall contain a kitchen sink in working condition and connected to a potable water supply and sewer system in an approved manner.
(b) Bathrooms. All dwellings shall be provided with a room affording privacy and equipped with a flush water closet, a lavatory basin, and a bathtub or shower in good working condition and connected to a potable water supply and sewer system in an approved manner. A minimum of one bathroom for six individuals shall be required.
(c) Water Lines. Each kitchen sink, lavatory basin, bathtub or shower required by the provisions of subsection (b) hereof shall be connected with both hot and cold water lines in an approved manner.
(d) Water Heating. Each dwelling shall be supplied with water heating facilities installed in an approved manner and maintained in good working condition connected with the hot water lines required under the provisions of subsection (c) hereof and capable of heating water to a temperature of not less than 120°F. No combustibles shall be stored within 18 inches of the water heating device.
(e) Means of Egress. All dwellings shall have a safe, unobstructed means of egress with a minimum headroom of six feet, six inches leading to safe and open space at ground level. All means of egress openings shall be readily openable from the side from which egress is to be made without the need for keys or special knowledge. All pathways and aisle ways shall be unobstructed. All means of egress shall be properly installed and maintained. All means of egress shall meet the minimum requirements outlined in the most current Fire Code adopted by the State of Ohio. Any residential rental unit having sleeping rooms located on floors greater than fourteen feet from the ground shall be equipped with a second means of egress in the form of an approved fire ladder, fire stairs, or emergency exit.
(f) Fire Extinguishers. All residential rental units shall be equipped with easily accessible and properly maintained fire extinguishers at all times. They shall be kept in a designated location at all times when not in use. The minimum classification of fire extinguisher shall be 3A:40B:C at 5 pounds. Residential rental units with multiple floors shall have a minimum of one fire extinguisher on each habitable floor. Fire extinguishers stationed in a common hallway shall be on the same floor and within 30 feet of every dwelling unit. The owner or operator of a multifamily dwelling, rooming house, or boarding house must be responsible for meeting the additional minimum standards for fire extinguishers as are outlined in the most current Fire Code adopted by the State of Ohio.
(g) Fire Stairs. All residential rental units having habitable rooms located on floors greater than fourteen feet from the ground must have fire stairs in compliance with the most current Fire Code adopted by the State of Ohio. Previously licensed residential rental units with existing fire ladders shall comply with the fire stairs requirements if such ladder is altered and/or removed. All newly installed fire stairs shall comply with the above requirements.
(h) Smoke Alarms. All residential rental units must be equipped with audible smoke alarm devices that are U.L. approved and are installed in compliance with the the standards set forth in the most recently adopted Ohio Residential Code. Additionally, each smoke alarm shall be installed within 12 inches of the ceiling. Working smoke alarms are required in each of the following locations:
(1) In each sleeping room.
(2) Outside each separate sleeping area, such as in the corridors in the immediate vicinity of the sleeping rooms.
(3) On each additional story of the dwelling, including basements and habitable attics but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between adjacent levels, a smoke alarm installed on the upper level shall suffice for the lower level provided that the lower level is less than one full story below the upper level.
(i) Exterior Locks. All exterior doors within a residential rental unit must be equipped with safe and functioning locking devices.
(j) Handrails. All residential rental units must comply with the following for handrails:
(1) Every exterior and interior flight of stairs having more than four risers shall have a handrail on at least one side of the stairs.
(2) Every open portion of a stair, landing, balcony, porch, deck, ramp or other walking surface which is more than 30 inches above the grade below shall have handrails with balusters spaced no more than six inches apart.
(3) Handrails shall not be less than 34 inches in height or more than 38 inches in height measured vertically above the walking surfaces.
(4) Every handrail shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition and constructed in an approved manner.
(Ord. 2016-40. Passed 4-20-16.)
(k) Carbon Monoxide Detection. All residential rental units are required to have carbon monoxide detection if the new and existing dwelling units are served by or the building within which the dwelling units are located contains fuel burning appliances, fuel-burning fireplaces, fuel-burning forced air furnaces, or have attached private garages.
(1) New Dwelling Units. Carbon monoxide detection shall be installed in new dwelling units in accordance with the Ohio Fire Code (OFC), Subchapter 1301:7-7-09 Fire Protection Systems, Section 915 “Carbon monoxide detection”, paragraphs (O)(1)(a)(915.1.1) to (O)(6)(915.6) and Section 901.4 “Installation”.
(2) Existing Dwelling Units. Carbon monoxide detection shall be installed in existing dwelling units in accordance with paragraph (C)(9)(1103.9) “Carbon Monoxide alarms” as listed in rule 1301: 7-7-11 of the Ohio Administrative Code and are required to be installed in the locations described in 1365.03(k)(3).
(3) Where Required. In existing dwelling units described in Section 1365.03
(k)(2), a carbon monoxide detection shall be installed in dwelling units outside of each separate sleeping area in the immediate vicinity of the bedrooms. Where a fuel-burning appliance is located within a bedroom or its attached bathroom, carbon monoxide detection shall be installed within the bedroom. Installation shall be in accordance with the Ohio Fire Code (OFC), Subchapter 1301: 7-7-09 Fire Protection Systems, Section 915 “Carbon monoxide detection”, paragraphs (O)(1)(a)(915.1.1) to (O)(6)(915.6) and Section 901.4 “Installation”.
(4) Exceptions. Exceptions to carbon monoxide detection in existing dwelling units described in Section 1365.03
(k)(2) are:
A. Applicable to forced-air furnaces: Carbon monoxide detection shall not be required in dwelling units where carbon monoxide detection is provided in the first room or area served by each main duct leaving the furnace, and the carbon monoxide alarm signals are automatically transmitted to an approved location.
B. Applicable to fuel-burning appliances outside of dwelling units and dwelling units with fuel-burning appliances or fuel-burning fireplaces:
1. Carbon monoxide detection shall not be required in dwelling units, where there are no communicating openings between the fuel-burning appliance or fuel-burning fireplace and the dwelling unit.
2. Carbon monoxide detection shall not be required in dwelling units where carbon monoxide detection is provided in an approved location between the fuel-burning appliance or fuel-burning fireplace and the dwelling unit.
C. Applicable to dwelling units with attached private garages:
1. Carbon monoxide detection shall not be required where there are no communicating openings between the private garage and the dwelling unit.
2. Carbon monoxide detection shall not be required in dwelling units located more than one story above or below a private garage.
3. Carbon monoxide detection shall not be required where the private garage connects to the building through an open- ended corridor.
4. Where carbon monoxide detection is provided in an approved location between openings to a private garage and dwelling units, carbon monoxide detection shall not be required in the dwelling units.
(5) Exempt garages. For determining compliance with paragraph (O)(1)(e)(915.1.5) of this rule, an open parking garage complying with Section 406.5 of the Building Code as listed in Rule 1301:7-7-80 of the Administrative Code or an enclosed parking garage complying with Section 406.6 of the Building Code as listed in Rule 1301:7-7-80 of the Administrative Code shall not be considered a private garage.
A. Power source. Carbon monoxide alarms shall receive their primary power from the building wiring where such wiring is served from a commercial source, and when primary power is interrupted, shall receive power from a battery. Wiring shall be permanent and without a disconnecting switch other than that required for overcurrent protection.
1. Exception: Where installed in dwelling units without commercial power, battery-powered carbon monoxide alarms shall be an acceptable alternative.
B. Listings. Carbon monoxide alarms shall be listed in accordance with UL 2034 as listed in Rule 1301:7-7-80 of the Ohio Administrative Code.
C. Combination alarms. Combination carbon monoxide/smoke alarms shall be an acceptable alternative to carbon monoxide alarms. Combination carbon monoxide/smoke alarms shall be listed in accordance with UL 2034 and UL 217 as listed in Rule 1301:7-7-80 of the Ohio Administrative Code.
D. Carbon monoxide detection systems. Carbon monoxide detection systems shall be an acceptable alternative to carbon monoxide alarms and shall comply with the following: paragraphs (O)(5)(a)(915.5.1) to (O)(5)(c)(915.5.3) of this rule.
1. General. Carbon monoxide detection systems shall comply with NFPA 720 as listed in Rule 1301:7-7-80 of the Ohio Administrative Code. Carbon monoxide detectors shall be listed in accordance with UL 2075 as listed in Rule 1301:7- 7-80 of the Ohio Administrative Code.
2. Locations. Carbon monoxide detectors shall be installed in the locations specified in Section 1365.03
(k)(3). These locations supersede the locations specified in NFPA 720 as listed in Rule 1301:7-7-80 of the Ohio Administrative Code.
3. Combination detectors. Combination carbon monoxide/smoke detectors installed in carbon monoxide detection systems shall be an acceptable alternative to carbon monoxide detectors, provided they are listed in accordance with UL 2075 and UL 268 as listed in Rule 1301:7-7-80 of the Ohio Administrative Code.
(7) Maintenance. Carbon monoxide alarms and carbon monoxide detection systems shall be maintained in accordance with NFPA 720 as listed in Rule 1301:7-7-80 of the Ohio Administrative Code. Carbon monoxide alarms and carbon monoxide detectors that become inoperable or begin producing end-of-life signals shall be replaced.
(Ord. 2018-133. Passed 12-19-18.)