A. General:
1. Scope: The provisions of this chapter shall govern the minimum conditions and the responsibilities of persons for maintenance of structures, equipment and exterior property.
2. Responsibility: The property owner shall be responsible to ensure structures and exterior property are maintained in compliance with these requirements. An owner or manager shall not permit another person to occupy premises which are not in a sanitary and safe condition and which do not comply with the requirements of this chapter. (Ord. 2014-18, 9-8-2014)
B. Exterior Property Areas:
1. Sanitation: All exterior property and premises shall be maintained in a clean, safe and sanitary condition. The occupant shall keep that part of the exterior property which such occupant occupies or controls in a clean and sanitary condition.
2. Exhaust Vents: Pipes, ducts, conductors, fans or blowers shall not discharge gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes directly upon abutting or adjacent public or private property or that of another tenant.
3. Accessory Structures: All accessory structures, including detached garages, fences and walls, shall be maintained structurally sound and in good repair.
a. Gates which are required to be self-closing and self-latching in accordance with the building code shall be maintained such that the gate will positively close and latch when released from a still position of six inches (6") (152 mm) from the gatepost.
4. Defacement Of Property: No person shall wilfully or wantonly damage, mutilate or deface any exterior surface of any structure or building on any private or public property by placing thereon any marking, carving or graffiti.
It shall be the responsibility of the owner to restore said surface to an approved state of maintenance and repair.
C. Exterior Structure:
1. General: The exterior of a structure shall be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare.
2. Protective Treatment: All exterior surfaces, including, but not limited to, doors, door and window frames, cornices, porches and trim, shall be maintained in good condition. Exterior wood surfaces, other than decay resistant woods, shall be protected from the elements and decay by painting or other protective covering or treatment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted. All siding and masonry joints as well as those between the building envelope and the perimeter of windows, doors and skylights shall be maintained weather resistant and watertight.
3. Street Numbers: Each structure to which a street number has been assigned shall have such number displayed in a position easily observed and readable from the public way.
4. Structural Members: All structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads.
5. Foundation Walls: All foundation walls shall be maintained plumb and free from open cracks and breaks and shall be kept in such condition so as to prevent the entry of rodents.
6. Exterior Walls: All exterior walls shall be free from holes, breaks, loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration.
7. Roofs And Drainage: The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. All gutters and downspouts shall be present and functional on every structure such that full and complete drainage away from the building occurs.
8. Decorative Features: All cornices, belt courses, corbels, terra cotta trim, wall facings and similar decorative features shall be maintained in good repair with proper anchorage and in a safe condition.
9. Overhang Extensions: All canopies, marquees, signs, metal awnings, fire escapes, standpipes, exhaust ducts and similar overhang extensions shall be maintained in good repair and be properly anchored so as to be kept in a sound condition. When required, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather coating materials, such as paint or similar surface treatment. All soffit and fascia areas shall be reasonably weathertight, watertight and rodentproof; and shall be kept in a workmanlike state of maintenance and repair.
10. Stair And Walking Surfaces: Every stair, ramp, balcony, porch, deck or other walking surface shall be kept in a proper state of repair and maintained free from hazardous conditions.
11. Stairways, Decks, Porches And Balconies: Every exterior stairway, deck, porch and balcony, and all appurtenances attached thereto, shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads.
12. Chimneys And Towers: All chimneys, cooling towers, smoke stacks, and similar appurtenances shall be maintained structurally safe and sound, and in good repair. All exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather coating materials, such as paint or similar surface treatment.
13. Handrails And Guards: Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.
14. Window, Skylight, Door And Frames: Every window, skylight, door and frame shall be kept in sound condition, good repair and weathertight.
a. Glazing: Double glazed windows are required on every exterior window during the appropriate season.
b. Openable Windows: Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware.
15. Insect Screens: During the appropriate season, every door, window and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas, or any areas where products to be included or utilized in food for human consumption are processed, manufactured, packaged or stored, shall be supplied with approved tightly fitting screens.
16. Doors: All exterior doors, door assemblies and hardware shall be maintained in good condition. Locks at all entrances to dwelling units, rooming units and guestrooms shall tightly secure the door.
17. Basement Hatchways: Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water. (Ord. 2004-28, 10-18-2004)
D. Interior Structure:
1. General: The interior of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition. Every occupant shall keep that part of the structure, which such occupant occupies or controls in a clean and sanitary condition. (Ord. 2014-18, 9-8-2014)
2. Structural Members: All structural members shall be maintained structurally sound, and be capable of supporting the imposed loads.
3. Interior Surfaces: All interior surfaces, including windows and doors, shall be maintained in good, clean and sanitary condition. Peeling paint, cracked or loose plaster, decayed wood, and other defective surface conditions shall be corrected.
a. Kitchen Floor And Counter Surfaces: The kitchen floor and counter surfaces shall be constructed and maintained so as to be impervious to water and easily kept in a clean and sanitary condition.
4. Stairs And Railings: All interior stairs and railings shall be maintained in sound condition and good repair.
5. Stairs And Walking Surfaces: Every stair, ramp, balcony, porch, deck or other walking surface shall be kept in a proper state of repair and maintained free from hazardous conditions.
6. Handrails And Guards: Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.
7. Interior Doors: Every interior door shall fit reasonably well within its frame and shall be capable of being opened and closed by being properly and securely attached to jambs, headers or tracks as intended by the manufacturer of the attachment hardware. All interior doors shall be in compliance with the fire and life safety code. (Ord. 2004-28, 10-18-2004)
E. Rubbish And Garbage:
1. Disposal Of Rubbish: Every occupant of a structure shall dispose of all rubbish in a clean and sanitary manner by placing such rubbish in approved containers.
2. Rubbish Storage Facilities: Every dwelling unit shall have adequate garbage and rubbish disposal facilities or garbage storage containers.
3. Disposal Of Garbage: Every occupant of a dwelling or dwelling unit shall dispose of all garbage and any other organic waste, in a clean and sanitary manner, by placing it in the garbage disposal facilities or garbage storage containers, except for composting permitted pursuant to the provisions of section 3-4-10 of this code. It shall be the responsibility of the owner to supply such facilities or containers for all dwelling units.
F. Extermination:
1. Infestation: All structures shall be kept free from insect and rodent infestation. 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 extermination, proper precautions shall be taken to prevent reinfestation.
2. Owner: The owner of any structure shall be responsible for extermination within the structure prior to renting or leasing the structure.
3. Multiple Occupancy: The owner of a structure containing two (2) or more dwelling units, a multiple occupancy, a rooming house or a nonresidential structure shall be responsible for extermination in the public or shared areas of the structure and exterior property. (Ord. 2014-18, 9-8-2014)