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MINIMUM STANDARDS FOR DWELLINGS
§ 153.15 STANDARDS OF DWELLINGS AND DWELLING UNITS FITNESS.
   (A)   Every dwelling and dwelling unit used as a human habitation, or held out for use as a human habitation, shall comply with the minimum standards of fitness and the requirements of this chapter. No person shall occupy as owner, occupant, or let to another for occupancy or use as a human habitation, any dwellings or dwelling units which do not comply with the minimum standards of fitness for human habitation and the requirements of this chapter. All work shall be done in a workmanlike manner.
   (B)   The Code Enforcement Officer shall determine that a dwelling is unfit for human habitation if he finds that any one (1) of the following conditions exist in such dwelling:
      (1)   Interior walls or vertical studs, which seriously list, lean or buckle to such an extent as to render the dwelling unsafe.
      (2)   Supporting member or members that show thirty-three (33) percent or more damage or deterioration, or non-supporting, enclosing or outside walls or covering that shows fifty (50) percent or more of damage or deterioration.
      (3)   Floors or roofs which have improperly distributed loads, which are overloaded, or which have insufficient strength to be reasonably safe for the purpose used.
      (4)   Such damage by fire, wind or other causes as to render the dwelling unsafe.
      (5)   Dilapidation, decay, unsanitary conditions or disrepair that is dangerous to the health, safety or welfare of the occupants or other people in the city.
      (6)   Inadequate facilities for egress in case of fire or panic.
      (7)   Defects significantly increasing the hazards of fire, accident or other calamities.
      (8)   Lack of adequate ventilation, light, heating or sanitary facilities to such extent as to endanger the health, safety or general welfare of the occupants or other residents of the city.
      (9)   Lack of proper electrical, heating or plumbing facilities required by this chapter which constitutes a definite health or safety hazard.
      (10)   Lack of connection to a potable water supply and/or to the public sewer or other approved sewage disposal system, the lack of either one of which renders a dwelling unfit for human habitation. For the purposes of this standard, a dwelling is not connected to a potable water supply if the water supply has been “cut off” because of nonpayment of the water bill or otherwise or if the system for any reason is not receiving a flow of potable water to the tap.
   (C)   In addition to the ten (10) conditions stated above, any one of which render a dwelling unfit for human habitation, the Code Enforcement Officer shall determine that a dwelling is unfit for human habitation if he finds that a dwelling fails to fully comply with seven (7) or more of the following enumerated standards of dwelling fitness.
(Ord. passed 2-18-92; Am. Ord. O-1999-37, passed 6-15-99; Am. Ord. O-1999-61, passed 10-5-99; Am. Ord. O-2022-54, passed 7-12-22)
§ 153.16 STRUCTURAL STANDARDS.
   (A)   Foundation. Foundations shall conform to the following:
      (1)   Beneath the building there shall be firm ground that is reasonably dry, properly drained and no water running under the building.
      (2)   There shall be sound footings, adequate bearings.
      (3)   There shall be sound piers, no loose mortar or masonry.
      (4)   There shall be no piers in which the plumb line from the top center falls outside the middle one-third (1/3) of the pier base.
      (5)   There shall be no isolated solid masonry piers exceeding in height ten (10) times the least dimension of the pier.
      (6)   There shall be no wood stiff-knee piers.
      (7)   There shall be masonry underpinning on all dwelling units with ventilation as required by the North Carolina State Building Code.
   (B)   Floors. Floors shall conform to the following:
      (1)   There shall be no decayed, termite damaged, fire-damaged, broken, overloaded or sagging sills.
      (2)   Sills shall be properly supported and reasonably level.
      (3)   Joists shall not be overloaded, sagging or broken, and shall be structurally sound and not likely to cause structural weakness in the future.
      (4)   Maximum spans for floor joists and sills, providing they show no signs of being weak or overloaded, shall comply with the requirements of the North Carolina State Building Code.
      (5)   Flooring shall be weather tight without holes or excessive cracks, which permit air to penetrate rooms.
      (6)   Flooring shall be reasonably smooth and not decayed, fire-damaged or worn through.
      (7)   There shall be no loose flooring.
      (8)   Floors shall be reasonably level.
      (9)   There shall be no use of the ground for floors, or wood floors on the ground.
      (10)   The flooring in each room shall consist of the same or similar material; and where covering or finishing is provided, such covering or finishing shall be reasonably smooth and not worn through.
      (11)   Bath, kitchen and washer/dryer area floors shall have water resistant floor coverings.
   (C)   Walls, exterior. Exterior walls shall conform to the following:
      (1)   There shall be no wall in which the plumb line from the top center of studs falls outside the base plate at any point along the wall.
      (2)   Maximum spacing for studding shall conform to the specifications of the North Carolina State Building Code, provided the spacing for studding shall not shows signs of being weak or overloaded. Otherwise, lesser spacing for studding shall be required.
      (3)   Studs shall be structurally sound and not likely to cause structural weakness in the future.
      (4)   There shall be no broken or cracked structural members.
      (5)   All siding shall be weather tight, with no holes or excessive cracks or decayed, rotted, deteriorated or damaged boards, which permit air to penetrate rooms or otherwise admit rodents.
      (6)   There shall be no loose siding.
      (7)   There shall be no deterioration because of lack of preventive maintenance consisting of painting, waterproofing, and repair.
   (D)   Walls, interior. Interior walls shall conform to the following:
      (1)   Interior finish shall be free of holes and excessive cracks, which permit air to penetrate rooms, and if painted or papered, shall be free of chips or excessive peeling.
      (2)   There shall be no walls in which the plumb line from the top center of studs falls outside the base plate at any point along the wall.
      (3)   There shall be no loose plaster, loose boards, or other loose wall materials.
      (4)   There shall be no cardboard, newspaper or highly combustible or improper wall finish; and all wall materials shall be of the same or similar quality and material.
      (5)   Maximum spacing for studding shall conform to the specifications of the North Carolina Residential Building Code, provided the studding does not show signs of being weak or overloaded. Otherwise, lesser spacing for studding shall be required.
      (6)   Studs shall be structurally sound and not likely to cause structural weakness in the future.
      (7)   There shall be no broken or cracked studs or other structural members.
      (8)   There shall be no rotted, deteriorated or damaged walls and all walls shall be free from holes or cracks, which might admit rodents.
      (9)   There shall be headers above all doors and windows.
   (E)   Ceilings. Ceilings shall conform to the following:
      (1)   There shall be no joists, which are decayed, broken, sagging, or improperly supported at the ends.
      (2)   Maximum spacing for ceiling joists shall conform to the specifications of the North Carolina Residential Building Code provided the ceiling joists do not show signs of being weak or overloaded. Otherwise, lesser spacing for ceiling joists shall be required.
      (3)   Maximum spans for ceiling joists shall comply with the specifications of the North Carolina State Building Code, provided the ceiling joists do not show signs of being weak or overloaded. Otherwise, lesser spans for ceiling joists shall be required.
      (4)   There shall be no holes or excessive cracks, which permit air and dust to penetrate rooms.
      (5)   There shall be no loose plaster, boards, gypsum wallboard, or other ceiling finishes.
      (6)   There shall be no cardboard, newspaper, highly combustible or improper ceiling finishes; and all ceiling materials shall be of the same or similar quality and material.
      (7)   Ceiling joists shall be structurally sound and not likely to cause structural weakness in the future.
   (F)   Roofs. Roofs shall conform to the following:
      (1)   There shall be no rafters, which are decayed, broken, or improperly supported at the ends.
      (2)   No rafters shall be seriously damaged by fire.
      (3)   Rafters shall be properly braced and tied four (4) feet on center maximum.
      (4)   The attic shall be ventilated as required by the North Carolina State Building Code.
      (5)   Sheathing shall not be loose and shall be structurally sound and not likely to cause structural weakness in the future.
      (6)   There shall be no loose roof covering, no holes, and no leaks causing damage to the structure or rooms.
      (7)   There shall be a minimum of Class " C" roof covering.
      (8)   There shall be proper flashing at walls or chimneys, so as to be weathertight and watertight.
   (G)   Porches. Porches shall conform to the following:
      (1)   The floor, ceiling, and roof shall be equal to requirements set forth above, except sills, joists, and floors need not be level if providing drainage of floors; floors need not be weather tight; the ceiling height may be a minimum of seven (7) feet; and the attic need not be vented.
      (2)   Every porch, terrace or entrance platform thirty (30) inches or more above adjacent finished grade shall be equipped with railings or guards not less than thirty-six (36) inches high, unless other effective barriers provide adequate safety.
      (3)   If post and railings are provided, they shall be structurally sound and not likely to cause structural weakness in the future.
      (4)   Porches shall be maintained in such condition that they will not fail or collapse.
   (H)   Stairs and steps. Stairs and steps shall conform to the following:
      (1)   Stairs and steps shall be free of holes, grooves, and cracks large enough to constitute accident hazards.
      (2)   Steps shall be maintained in such condition that they will not fail or collapse.
      (3)   Stairwells and flights of stairs more than thirty (30) inches high shall have rails not less than thirty (30) to thirty-eight (38) inches measured vertically from the nose of the treads to the top of the rail.
      (4)   Every rail shall be firmly fastened and maintained in good condition.
      (5)   No flight of stairs shall be settled more than one inch out of its intended position or pulled away from supporting or adjacent structures.
      (6)   Supports shall not sag and shall be structurally sound and not likely to cause structural weakness in the future.
      (7)   Every stair riser shall be reasonably uniform in height, and treads shall be sound and securely fastened in position and strong enough to bear a concentrated load of at least three hundred (300) pounds without danger of breaking through.
      (8)   Stairs and steps shall conform to the specifications of the North Carolina State Building Code.
   (I)   Egress. All dwellings shall contain adequate facilities for egress in case of fire or panic.
   (J)   Chimneys. There shall be no chimneys or parts thereof which are defective, deteriorated or in danger of falling, or in such condition or location as to constitute a fire hazard.
   (K)   Accessory buildings. All accessory buildings and structures, including detached garages, shall be maintained structurally sound and in good repair or shall be razed to grade level and the debris therefrom removed from the premises.
(Ord. passed 2-18-92; Am. Ord. O-1999-37, passed 6-15-99; Am. Ord. O-1999-61, passed 10-5-99; Am. Ord. O-2001-25, passed 6-19-01; Am. Ord. O-2022-54, passed 7-12-22) Penalty, see § 10.99
§ 153.17 PLUMBING STANDARDS.
   (A)   All plumbing shall be installed in accordance with the North Carolina Plumbing Code and shall be maintained in a state of good repair and in good working order.
   (B)   All plumbing shall be connected to the city sanitary sewer system where available or to another approved system connected to a potable water supply.
   (C)   All fixtures shall be operable and accessible to the occupants of the dwelling.
   (D)   There shall be no broken water closet bowls.
   (E)   Water closets shall not be loose or leaking.
   (F)   No leaks shall be in shower stall floor and/ or wall.
   (G)   There shall be adequate facilities for furnishing hot water to each tub or shower, lavatory, and kitchen sink.
   (H)   There shall be installed an approved potable water supply inside the building for each dwelling unit.
   (I)   There shall be installed in each dwelling unit not less than a kitchen sink, a water closet, tub or shower, lavatory and sink and an adequate supply of both cold and hot water.
   (J)   There shall be separate toilet facilities for each dwelling unit.
   (K)   Toilet and bathing facilities shall be protected from the weather.
   (L)   All water piping shall be protected from freezing by proper installation in unprotected space.
   (M)   Sewer and water pipes shall be supported with no broken or leaking pipes.
   (N)   Every water closet compartment floor surface and bathroom floor surface shall be so constructed and maintained as to be reasonably impervious to water and so as to permit such floor to be readily kept in a clean and sanitary condition.
   (O)   The water closet and tub or shower shall be located in a room or rooms affording privacy to use.
(Ord. passed 2-18-92; Am. Ord. O-1999-37, passed 6-15-99; Am. Ord. O-1999-61, passed 10-5-99; Am. Ord. O-2001-25, passed 6-19-01; Am. Ord. O-2022-54, passed 7-12-22) Penalty, see § 10.99
§ 153.18 HEATING STANDARDS.
   (A)   Every building and every dwelling unit shall be weatherproof and capable of being adequately heated, and the heating equipment in every dwelling or dwelling unit shall be maintained in good order and repair.
   (B)   Every dwelling and dwelling unit shall have facilities for providing heat in accordance with either division (B)(1) or (B)(2):
      (1)   Central and electric heating systems. Every central or electric heating system shall be of sufficient capacity so as to heat all habitable rooms, bathrooms and water closet compartments in every dwelling unit to which it is connected to a minimum temperature of sixty-eight (68) degrees Fahrenheit measured at a point three (3) feet above the floor with an outside temperature of twenty (20) degrees Fahrenheit during winter conditions.
      (2)   Other heating facilities. Where a central or electric heating system is not provided, each dwelling shall be provided with sufficient chimneys, flues, or gas vents, whereby heating appliances may be connected, so as to heat all habitable rooms to a minimum temperature of sixty-eight (68) degrees Fahrenheit measured three (3) feet above the floor with an outside temperature of twenty (20) degrees Fahrenheit during winter conditions.
   (C)   All electric, gas and oil heating equipment installed on the premises shall be listed by Underwriters' Laboratories or American Gas Association and installed in accordance with the provisions of the North Carolina Building Code.
   (D)   There shall be no loose bricks in chimneys.
   (E)   There shall be no holes in flues.
   (F)   There shall be no suspended or hanging masonry chimneys.
   (G)   Thimbles shall be grouted in tightly.
   (H)   Thimbles shall not be broken or cracked.
   (I)   Thimbles shall be high enough for stovepipe to rise one-quarter (1/4) inch per foot minimum.
   (J)   The hearth shall be at least sixteen (16) inches deep and eight (8) inches beyond each side of the fireplace opening.
   (K)   No combustible materials shall be within six (6) inches of the top and seven (7) inches of either side of the fireplace opening.
   (L)   Fireplaces shall be enclosed with masonry when the chimney is used as a flue for a stove.
   (M)   A stove shall he within six (6) feet of a thimble serving it.
   (N)   No combustible material shall be within twelve (12) inches of a stovepipe.
   (O)   No stovepipe shall protrude through combustible walls.
   (P)   In multiple dwellings and rooming houses with central heat, the furnace room shall be enclosed with material having at least a one-hour fire protection rating.
   (Q)   Fireplaces shall be used for supplementary heating only and not for basic heat.
(Ord. passed 2-18-92; Am. Ord. O-1999-37, passed 6-15-99; Am. Ord. O-1999-61, passed 10-5-99; O-2001-25, passed 6-19-01; Am. Ord. O-2022-54, passed 7-12-22) Penalty, see § 10.99
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