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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.)
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) Window Areas. Every habitable room shall have at least one window or ventilating sky light facing directly to the outdoors. The minimum total window area measured between stops, for every habitable room shall be ten percent of the floor space of such room.
(b) Ventilation. Every habitable room shall have at least one window or sky light which can be easily opened or such other device as will adequately ventilate the room. The total of openable window area in each habitable room shall be equal to at least fifty percent of the minimum window area size as required in subsection (a) herein, except when supplied with such other device affording adequate ventilation and installed in an approved manner.
(c) Bathroom Ventilation. Every bathroom and water closet compartment shall comply with ventilation requirements as described in subsection (b) herein.
(d) Electric Requirements. The owner or operator in charge of a dwelling shall provide a properly installed and maintained electric light fixture in order to supply adequate light in all common areas including stairways, hallways, entranceways, laundry rooms, furnace rooms, kitchens, bathrooms, exterior porches, and similar common areas. Every habitable space in a dwelling shall contain at least two separate and remote receptacle outlets. Multiple converter plugs permitting two or more appliances to be plugged into the same outlet shall not be used. Every laundry area shall contain at least one grounded-type receptacle. Every bathroom shall contain at least one receptacle. Any new bathroom or kitchen receptacle outlet shall have ground fault circuit interrupter protection. All receptacles exposed to outdoors shall be of the grounding type. All receptacle outlets shall have the appropriate faceplate cover for the location. All electrical equipment, wiring, lighting, and appliances shall be properly installed and maintained in a safe and approved manner.
(e) Heating Facilities. The owner or operator in charge of a dwelling shall provide a heating facility installed in an approved manner and maintained in good working condition capable of maintaining a temperature of at least 68°F for any 24 hour period in all habitable rooms, bathrooms, water closet compartments and kitchens. The temperature inside a dwelling shall be measured in the approximate center of each room and approximately three feet above the floor. No combustibles shall be stored within 18 inches of the furnace or heating facilities. Heating facilities designed with filters shall maintain the filters per the manufacturers' recommendations.
(f) Plumbing Fixtures. Every occupant of a dwelling unit shall keep all plumbing fixtures therein, in a clean and sanitary condition and shall be responsible for the exercise of reasonable care and the proper use and operation thereof.
(g) Screening. All windows or other devices used or intended to be used for ventilation shall be supplied with screens. If a screen is supplied to doorways opening directly from a dwelling to outdoor space it must be properly maintained and supplied with a self-closing device.
(h) Pest Protection. Every window and every other opening which might provide an entry for pests shall be supplied with a screen or other device as will effectively prevent entry by such pests into the building. Proper precautions shall be taken to secure the building and prevent pest infestation.
(Ord. 2016-40. Passed 4-20-16.)
Every occupant of a dwelling or dwelling unit shall store and dispose of all solid waste in a clean and sanitary manner by placing it in receptacles as required by Section 1365.01((d) and (e).
(a) Solid Waste Storage. The owner of each residential rental unit must provide adequate solid waste storage receptacles on the premises for the disposition of litter and solid waste. Such receptacles shall be maintained in a sanitary manner as to prevent the contents from being scattered upon such premises. Receptacles of sufficient size and number shall be of rigid plastic or metal, watertight and equipped with tight fitting lids. Any solid waste receptacle spillage which may occur upon the ground, sidewalk, street or alley shall be promptly cleaned up within twenty four hours after spillage. Solid waste containers must meet additional requirements outlined in Section 521.08
and 933.03
of the Kent Codified Ordinances. The Health Commissioner may require the owner of a residential rental unit to adhere to additional standards regarding solid waste storage outlined in section 1371.04
of this Housing Code.
(b) Solid Waste Collection. The owner of each residential rental unit must provide solid waste collection for the licensed dwelling by hiring a solid waste collector who is licensed by the City. The frequency of such solid waste collection shall be not less than once per week during those instances when solid waste is being generated on the premises. The owner shall provide written proof of such collection service if requested by the Health Commissioner. Additionally, the Health Commissioner may require the owner of a residential rental unit to obtain unlimited collection service at properties that are non-compliant with the solid waste ordinances as outlined in Section 1371.04
.
(Ord. 2016-40. Passed 4-20-16.)
(a) Pest Infestation. All structures shall be kept free from insect and rodent infestation and all potential points of entry shall be properly maintained as to prevent pest migration. All structures in which insects or rodents are found shall be promptly exterminated by approved processes that will not be injurious to human health. After pest elimination, proper precautions shall be taken to prevent reinfestation.
(b) Owner. The owner of any structure shall be responsible for pest elimination within the structure prior to renting or leasing the structure. Proper precautions shall be taken to prevent infestation. Where the infestations are caused by defects in the structure, the owner shall be responsible for pest elimination. Whenever infestation exists in two or more dwelling units in any dwelling or in the common parts of any dwelling containing two or more dwelling units, extermination thereof shall be the responsibility of the owner.
(c) Occupant. The occupants of any structure shall be responsible for the continued pest-free condition of the structure. If infestation is caused by failure of an occupant to prevent such infestation in the area occupied, the occupant shall be responsible for pest elimination. Every occupant of a dwelling unit shall be responsible for the extermination of insects, rodents and other pests therein, whenever their dwelling unit is the only dwelling unit within a dwelling that is infested. (Ord. 2016-40. Passed 4-20-16.)
(a) 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 net floor area.
(b) Sleeping Areas. In all dwellings, every room occupied for sleeping purposes by one occupant shall contain at least seventy square feet of floor space. Every room occupied for sleeping purposes by more than one occupant shall contain at least fifty square feet of floor space for each occupant thereof.
(c) Bathroom Access. No dwelling or dwelling unit containing two or more sleeping rooms shall have such room arrangements that access to a bathroom or water closet compartment, intended for use by occupants of more than one sleeping room, can be had only by going through another sleeping room, nor shall room arrangements be such that access to a sleeping room can be had only by going through another sleeping room, bathroom or water closet compartment.
(d) Ceiling Height. All habitable rooms located within a dwelling shall have an average ceiling height of not less than seven feet, six inches in at least fifty percent of the net floor area with no portion less than five feet in height.
(e) Basement and Cellars. No basement or cellar space shall be used as a habitable room or dwelling unit unless:
(1) The floor and walls are impervious to leakage of underground and surface run-off water and are insulated against dampness;
(2) The total window area in each room is equal to at least the minimum window area sizes as required by Section 1365.02 (a);
(3) The required minimum area is located entirely above grade of the ground adjoining such window area;
(4) The total of openable window area in each room is equal to at least the minimum as required under Section 1365.02 (b);
(5) A basement or cellar space, when occupied for living, shall meet all minimum standards and requirements of the most recently adopted Ohio Residential Code at the time of the initial licensing.
(6) Furnace and hot water tank areas are to be completely separated from habitable areas by the installation of fire rated materials in an approved manner;
(7) Adequate makeup air is to be provided in an approved manner;
(8) Two means of egress shall be provided. One means of egress shall be in compliance with the provisions of Section 1365.01 (g). The second means of egress can be either the same or a window whose area shall equal a minimum of 5.8 square feet and the window sill located no more than forty-four inches from floor level.
(Ord. 2016-40. Passed 4-20-16.)
(a) Structural Design and Repair. All dwellings, structures and all parts thereof including but not limited to foundations, roofs, gutters, downspouts, chimneys, walls, ceilings, etc., both exterior and interior, shall be maintained and in good repair and capable of performing the function for which such structure or part of any feature thereof was designed or intended to be used.
(1) If any dwelling is so designed to include the use of gutters and downspouts, such gutters and their appurtenant downspouting and drains shall be maintained in a weather tight and functioning order.
(b) Exterior Maintenance. All exterior parts of every dwelling including exterior walls, additions, chimneys, porches, steps, ramps and other such structures either above or below the roof line shall be maintained in a safe condition and in good repair and capable of performing the function for which such structure or part of any feature thereof was designed or intended to be used.
(c) Premises Maintenance. All premises shall be maintained in a safe and sanitary manner so as to preclude any situation that may be inimical to the public health and safety or which may provide harborage for rodents or infestation of insects. Such premises shall be free from the accumulation and/or location of the following:
(1) Broken or dilapidated fences, walls or other structures;
(2) Improperly installed or maintained walks, driveways and driveway aprons which are in a defective condition; and
(3) Rugs, rags or other materials located on such premises which materials are not being used for general household or housekeeping purposes; broken furniture or upholstered furniture not designed or sold for outdoor use; mattresses or other household furnishing; unusable appliances, automobile parts, plastic materials, paints, miscellaneous coverings and/or any other materials including those described in this section.
(d) All parts of a residential rental unit shall be maintained in a safe and sanitary condition and in good working order. Additionally, compliance shall be maintained with all portions of Part 14, and Chapter 933, and Section 521.08
of the Codified Ordinances of Kent. (Ord. 2019-90. Passed 8-21-19.)
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