(A) 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.
(1) Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced:
(a) The nominal strength of any structural member is exceeded by nominal loads, the load effects, or the required strength;
(b) The anchorage of the floor or roof to walls or columns, and of walls and columns to foundations is not capable of resisting all nominal loads or load effects;
(c) Structures or components thereof that have reached their limit state;
(d) Siding and masonry joints, including joints between the building envelope and the perimeter of windows, doors and skylights, that are not maintained weather-resistant or watertight;
(e) Structural members that have evidence of deterioration or that are not capable of safely supporting all nominal loads and load effects;
(f) Foundation systems that are not firmly supported by footings, are not plumb and free from open cracks and breaks, are not properly anchored, or are not capable of supporting all nominal loads and resisting all load effects;
(g) Exterior walls that are not anchored to supporting and supported elements, or are not plumb and free of holes, cracks or breaks and loose or rotting materials, are not properly anchored, or are not capable of supporting all nominal loads and resisting all load effects;
(h) Roofing or roofing components that have defects that admit rain, roof surfaces with inadequate drainage, or any portion of the roof framing that is not in good repair, with signs of deterioration, fatigue or without proper anchorage, and incapable of supporting all nominal loads and resisting all load effects;
(i) Flooring and flooring components with defects that affect serviceability, or flooring components that show signs of deterioration or fatigue, are not properly anchored, or are incapable of supporting all nominal loads and resisting all load effects;
(j) Veneer, cornices, belt courses, corbels, trim, wall facings and similar decorative features that are not properly anchored, or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects;
(k) Overhang extensions or projections, including, but not limited to, trash chutes, canopies, marquees, signs, awnings, fire escapes, standpipes and exhaust ducts, that are not properly anchored, or that are anchored with connections that are not capable of supporting all nominal loads and resisting all load effects;
(l) Exterior stairs, decks, porches, balconies and all similar appurtenances attached thereto, including guards and handrails, that are not structurally sound, that are not properly anchored, or that are anchored with connections that are not capable of supporting all nominal loads and resisting all load effects; or
(m) Chimneys, cooling towers, smokestacks and similar appurtenances that are not structurally sound, are not properly anchored, or that are anchored with connections that are not capable of supporting all nominal loads and resisting all load effects.
(2) Exceptions.
(a) When substantiated otherwise by an approved method; and
(b) Demolition of unsafe conditions shall be permitted when approved by the Code Official.
(B) 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 of windows, doors, and skylights, shall be maintained weather-resistant and watertight. All metal surfaces subject to rust or corrosion shall be coated to inhibit rust and corrosion. All surfaces with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion. Oxidation stains shall be removed from exterior surfaces. Surfaces designed for stabilization by oxidation are exempt from this requirement.
(C) Premises identification. Buildings shall have approved address numbers placed in a position to be plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be plain, block Arabic numerals or alphabet letters. Numbers shall be a minimum of four inches in height for residential properties or six inches in height for commercial properties, with a minimum stroke width of one-half inch.
(D) Structural members. All structural members shall be maintained free from deterioration and shall be capable of safely supporting the imposed dead and live loads.
(E) 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 other pests.
(F) Exterior walls. All exterior walls shall be free from holes, breaks and loose or rotting materials; and maintained weather-proof and properly surface coated where required to prevent deterioration.
(G) 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. Roof drains, gutters, and downspouts shall be maintained in good repair and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance or adversely impacts an adjoining premises.
(H) 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.
(I) Overhang extensions. All overhang extensions, including, but not limited to, canopies, marquees, signs, metal awnings, fire escapes, standpipes, and exhaust ducts, shall be maintained in good repair, and shall be properly anchored so as to be kept in 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.
(J) 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.
(K) Chimneys and towers. All chimneys, cooling towers, smokestacks, 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.
(L) 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.
(M) Windows, skylights, and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight.
(1) Glazing. All glazing materials shall be maintained free from cracks and holes.
(2) Openable windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware.
(N) Insect screens. 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 of a minimum of 16 mesh per inch, and every screen door used for insect control shall have a self-closing device in good working condition. Exception: screens shall not be required where other approved means, such as air curtains or insect-repellent fans, are employed.
(O) Doors. All exterior doors, door assemblies, operator systems if provided, and hardware shall be maintained in good condition. Locks at all entrances to dwelling units and sleeping units shall tightly secure the door. Locks on means of egress doors shall be in accordance with § 158.111(C) of this chapter.
(P) Basement hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain, and surface-drainage water.
(Q) Guards for basement windows. Every basement window that is openable shall be supplied with rodent shields, storm windows or other approved protection against the entry of rodents.
(R) Building security. Doors, windows, or hatchways for dwelling units, rooming units, or housekeeping units shall be provided with locking devices designed to provide security for the occupants and property within.
(1) Doors. Doors providing access to a dwelling unit, rooming unit, or housekeeping unit that is rented, leased, or let shall be equipped with a lock designed to be readily openable from the side from which egress is to be made, without the need for keys, special knowledge or effort, and shall have a minimum lock throw of one inch. Locks shall be installed according to the manufacturer’s specifications and maintained in good working order. For the purpose of this section, a sliding bolt shall not be considered an acceptable lock.
(2) Windows. Operable windows located, in whole or in part, within six feet above ground level or a walking surface below that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased, or let shall be equipped with a window-sash-locking device.
(3) Basement hatchways. Basement hatchways that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased, or let shall be equipped with locking devices that secure the units from unauthorized entry.
(S) Gates. All exterior gates, gate assemblies, operator systems if provided, and hardware shall be maintained in good condition. Latches at all entrances shall tightly secure the gates.
(Ord. 023-013, passed 4-10-2023) Penalty, see § 158.998