(A) The following minimum exterior maintenance requirements are incorporated Into Title XV Land Usage, Chapter 150 Building Regulations, Minimum Building and Housing Code (Unsafe Building Code).
(B) All buildings/properties within the city shall be maintained according to the following exterior maintenance requirements. In the event a different city, state, or federal code, rule, regulation, or law requires a different level of maintenance, all requirements shall apply, and if there is a conflict, the more stringent requirement shall apply.
(1) Grading and drainage. All premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of water thereon, or within any structure located thereon.
(2) Stairs, decks, porches, and balconies. Stairs, decks, porches, balconies and similar areas shall be kept in a proper state of repair, structurally sound, with proper anchorage, capable of supporting the imposed loads, and maintained free from hazardous conditions.
(3) Rodents. All structures and premises shall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly exterminated by an approved process which will not be injurious to human health. After extermination, proper precautions shall be taken to eliminate rodent harborage and prevent re-infestation.
(4) Exhaust vents. Pipes, ducts, conductors, fans or blowers shall not discharge gases, steam, noxious vapors, hot air, grease smoke, odors, or other gaseous or particulate wastes directly upon abutting or adjacent public or private property.
(5) Accessory structures. All accessory structures on premises shall be maintained in compliance with all property maintenance codes.
(6) Swimming pools. Swimming pools shall be maintained in a safe, clean and sanitary condition, in accordance with all state and local codes, and in good repair.
(7) Defacement of property. No person shall knowingly or intentionally 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 without the consent of the owner. No curse words or sexually explicit drawings, pictures, or expletives shall be visible on any exterior surface. Notwithstanding the owners’ right to pursue criminal or civil remedies against a wrongdoer, it shall be the responsibility of the owner to restore the surface to an approved state of maintenance or repair.
(8) Exterior use or storage of indoor furniture prohibited. No person occupying or having control of any premises shall allow the use or storage of furniture which is upholstered or not designed for outdoor use in an uncovered or exposed area where it is likely to decay, decompose, or retain moisture causing a health hazard.
(9) General exterior condition. 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 or, safety, welfare, or be a public nuisance. All exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weatherproof and properly surface-coated where required to prevent deterioration.
(10) Protective treatment. All exterior, surfaces; including, but not limited to, doors, door and window frames, cornices, porches, trim, balconies, decks, and fences 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 or windows, doors, and skylights shall be maintained weather-resistant and watertight.
(11) Structural members. All structural members shall be maintained free from deterioration, and shall be capable of safety supporting the imposed dead and live loads.
(12) 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 and unwanted animals.
(13) Roofs and drainage. The roof and flashing shall be sound, tight and not have defects that admit rain. Roofing shall be installed as designed by its manufacturer. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Every structure shall have adequate gutters and downspouts in sound condition maintained in good repair to divert normal rainwater from the roof to an available storm sewer or to cither areas on the premises, not including a sanitary sewer, where dispersal of water will not adversely affect the foundation of any structure and will not cause a public hazard. If there is no storm sewer available, the downspouts shall terminate above grade with a diverter and splash block to direct water away from the foundation of any structure, and in a manner that will not cause a public hazard.
(14) Decorative features. All cornices, belt courses, corbels, terra-cotta trim, wall facing, or other decorative features shall be maintained in good repair with proper anchorage and in a safe condition.
(15) Overhang extensions. All canopies, marquees, metal awnings, fire escapes, standpipes, exhaust ducts, and similar overhang extensions, chimneys, cooling towers, and smoke stacks 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-resistant coatings, such as paint or similar surface treatment.
(16) Handrails and guardrails. Every handrail and guardrail shall be firmly fastened and capable of supporting normally imposed loads, and shall be maintained in good condition.
(17) Windows and doorframes. Every window, door and frame shall be kept in sound condition, good repair and weather-tight. All glazing/materials shall be maintained free from cracks and holes. Every window, other than a fixed window, shall be easily opened and capable of being held in position by window hardware.
(18) Insect screens. Doors, windows and other outside openings utilized or required for ventilation purposes serving any structure containing 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 tightly fitting screens of not less than 16 mesh per inch.
(19) Basement hatchways and basement windows. Every basement hatchway and window shall be maintained in good condition to prevent the entrance or rodents, unwanted animals, vagrants, rain, and surface drainage water and shall be capable of supporting normally imposed loads.
(20) Posting of street numbers. To enhance response for emergency services, it shall be the responsibility of every property owner, trustee, agent, and occupant of every structure (residential or commercial) to post or maintain address numbers at all times. Each structure to which a street number has been assigned shall have such number displayed on the front of the structure or an a mailbox located on the same lot and readable from the public right-of-way at all times, from either direction. All numbers shall be in Arabic numerals (or equivalent) at least three inches (76 mm) in height and a minimum of one-half-inch (13 mm) stroke, and shall be a contrasting color from its background. If the structure is 50 feet or more from the public roadway, the number must be at the entrance to a driveway accessing the structure and again on the structure if the driveway provides access to multiple structures. An addition, multiple-unit structures must display the building number in such a manner to clearly identify each unit.
(Ord. 13-3, passed 3-7-13) Penalty, see § 150.99