The following standards and requirements for residential buildings shall be pertinent in determining fitness for human habitation:
(A) Structural requirements.
(1) Foundation.
(a) Beneath the building, there shall be firm ground, reasonably dry ground, no soggy ground, no water standing, no watercourse running under building.
(b) There shall be sound footings, adequate bearing.
(c) There shall be sound piers with no loose mortar or building materials.
(d) There shall be no piers in which plumb line from top center falls outside middle one-third of pier base.
(e) There shall be no isolated solid masonry piers exceeding in height ten times least dimension of pier.
(f) There shall be no wood stiff-knee piers or other improper piers.
(2) Floors.
(a) There shall be no seriously rotted, termite or fire-damaged joists and sills.
(b) There shall be no broken, overloaded, or sagging sills.
(c) Sills shall be reasonably level.
(d) Sills shall be properly and sufficiently supported.
(e) There shall be no broken joists.
(f) Maximum spans for floor joists, provided they show signs of being weak or overloaded, are as follows:
15 feet 8 inches | For 2 inches x 10 inches at 16 inches o.c. |
13 feet 11 inches | For 2 inches x 10 inches at 24 inches o.c. |
12 feet 3 inches | For 2 inches x 8 inches at 16 inches o.c. |
10 feet 3 inches | For 2 inches x 8 inches at 24 inches o.c. |
9 feet 4 inches | For 2 inches x 6 inches at 16 inches o.c. |
7 feet 9 inches | For 2 inches x 6 inches at 24 inches o.c. |
(g) No two-inch by four-inch floor joists shall be allowed.
(h) Any floor joists which show signs of weakness or disrepair shall be properly replaced with lumber comparable to at least the same nominal dimension as the original joist, or specifications in division (A)(2)(f) or (g), whichever is stricter.
(i) Flooring shall be weather-tight without holes or excessive cracks which permit air to penetrate rooms.
(j) Flooring shall be reasonably smooth, substantially rodent-proof and not rotten, fire-damaged, or worn through.
(k) There shall be no loose flooring or floor covering.
(l) Floor shall be reasonably level.
(m) When any new flooring is to be installed, there shall be a minimum of five-eighths-inch flooring over the flooring joists.
(n) There shall be no use of the ground for floors, or wood floors on the ground.
(3) Walls, exterior.
(a) There shall be no wall in which plumb line from top center of studs falls outside base plate at any point along wall.
(b) There shall be no studs spaced excessively; minimum:
1. 24 inches o.c. two by six studs where solid sheathing or siding is not used.
2. 16 inches o.c. two by four studs where solid sheathing or siding is not used.
3. 24 inches o.c. where solid sheathing or siding is used.
(c) No studs shall be seriously rotted, termite-damaged or fire-damaged.
(d) There shall be no broken or cracked structural members.
(e) All siding shall be weather-tight, with no holes or excessive cracks or rotted boards.
(f) There shall be no loose siding.
(4) Walls, interior.
(a) Interior finish shall be free of holes and excessive cracks which permit air to penetrate rooms.
(b) There shall be no walls in which plumb line from top center of studs falls outside base plate at any point along wall.
(c) There shall be no loose plaster, loose boards or other loose wall materials susceptible to falling.
(d) There shall be no cardboard, newspaper or similar highly combustible wall finish.
(e) There shall be no seriously rotten, fire-damaged, termite-damaged, broken or cracked studs or other structural members.
(f) Every wall, floor or partition shall be substantially rodent-proof.
(5) Ceilings.
(a) There shall be no seriously rotted, broken, cracked, sagging or fire-damaged joists, or improperly supported ends.
(b) Maximum spacing for ceiling joists, if they show signs of sagging or being weak, are as follows:
1. 16 inches o.c. where plaster or three-eighths inches gypsum wallboard is used.
2. 24 inches o.c. where solid wood, three-eighths inches plywood, or one-half inches gypsum wallboard is used.
(c) Maximum span for ceiling joists, if they show signs of being weak or overloaded (only attic space above), are as follows.
16 feet 2 inches | For 2 inches x 8 inches at 16 inches o.c. |
13 feet 2 inches | For 2 inches x 8 inches at 24 inches o.c. |
12 feet 3 inches | For 2 inches x 6 inches at 16 inches o.c. |
10 feet | For 2 inches x 6 inches at 24 inches o.c. |
8 feet 7 inches | For 2 inches x 4 inches at 16 inches o.c. |
7 feet | For 2 inches x 4 inches at 24 inches o.c. |
Roof trusses should be used according to manufacturer’s instructions. | |
(d) Any ceiling joists which show signs of disrepair shall be properly replaced with lumber comparable to at least the same nominal dimension as the original joist or as specified in division (A)(5)(c), whichever is stricter.
(e) There shall be no holes or excessive cracks which permit air to penetrate the room.
(f) There shall be no loose plaster, boards, sheet rock or other ceiling finish susceptible to falling.
(g) There shall be no cardboard, newspaper or other highly combustible finishes.
(h) Every interior ceiling shall be substantially rodent-proof.
(6) Roof.
(a) There shall be no seriously rotted, broken or fire-damaged rafters or improperly-supported ends.
(b) All eaves shall be in proper structural condition.
(c) Rafters shall be properly braced and tied four feet on center minimum when required.
(d) There shall be no loose, or seriously rotted, fire-damaged or sagging sheathing.
(e) There shall be no loose roof covering, nor holes nor leaks.
(f) There shall be a minimum of class c roof covering.
(g) There shall be proper flashing at walls and chimneys.
(h) There shall be no roof with more than two coverings. For this purpose, wood shingles shall not be considered a covering.
(7) Porches, exterior stairs and steps.
(a) 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, and floors need not be weather-tight.
(b) Posts, railings and guards shall not be seriously rotted or termite-damaged, and shall be sufficiently anchored.
(c) Every porch, terrace or entrance platform located at least 30 inches above adjacent finish grade shall be equipped with railings or guards not less than 30 inches high. Handrails continuous on all open sides of stairs exceeding 54 inches in height leading to a platform, porch or terrace, shall be installed at least 30 inches high.
(d) No flight of stairs shall be settled more than one inch out of its intended position or pulled away from supporting or adjacent structures.
(e) Every stair tread shall be uniform in height, sound and securely fastened in position, and strong enough to bear a concentrated load of at least 400 pounds without danger of breaking through.
(f) Stairs shall be free of holes, grooves and cracks large enough to constitute accident hazards.
(8) Interior stairs and steps.
(a) Stairs and steps shall be free of holes, grooves and cracks large enough to constitute accident hazards.
(b) Interior steps and stairs more than five risers high shall have rails not less than 30 inches measured vertically from the nose of the treads to the top of the rail.
(c) Every rail shall be firmly fastened and maintained in good condition.
(d) No flight of stairs shall be settled more than one inch out of its intended position or pulled away from supporting or adjacent structures.
(e) There shall be no rotting, sagging or deteriorating supports.
(f) Every stair riser shall be reasonably uniform and shall not exceed eight and one-quarter inches in height; treads shall be at least one and one-eighth-inch thickness and shall be securely fastened in position. Every wood stair riser in excess of 36 inches in width shall have an additional stringer, each stringer to be spaced not more than 30 inches apart. The minimum depth of treads shall be ten and one-quarter inches, including the nosing.
(9) Windows and doors. Every window, exterior door, and basement or cellar door and hatchway shall be substantially weather-tight, watertight and rodent-proof; and shall be kept in sound working condition and good repair.
(10) Windows to be glazed. Window panes or an approved substitute shall be maintained without cracks or holes which allow passage of air.
(11) Window sash. Window sash shall be properly fitted and weather-tight within the window frame.
(12) Hardware. Every exterior door shall be provided with proper hardware and maintained in good condition.
(13) Door frames. Every exterior door shall fit reasonably well within its frame so as to substantially exclude rain and wind from entering the dwelling building.
(14) Screens.
(a) Every door opening directly from a dwelling unit to outdoor space shall have screens and a self-closing device; every window or other device with opening to outdoor space, used or intended to be used for ventilation, shall likewise have screens, and be tight-fitting, free of holes and not nailed to window frame or sash.
(b) Dwellings containing central heating furnaces and adequate cooling equipment for mechanically ventilating the building year around are not required to have screens on door or window openings.
(15) Accessory structures. Garages, storage buildings and other accessory structures shall be maintained and kept in good repair and sound structural condition.
(B) Plumbing requirements. All new plumbing to be installed shall be installed in accordance with Volume II of the North Carolina State Building Code, titled “Plumbing.”
(1) Any repair or replacement of existing plumbing shall be done in accordance with this plumbing code when, in the opinion of the plumbing inspector, it is reasonably practicable or otherwise vital in the interest of health and sanitation.
(2) All plumbing shall be connected to the water and sanitary sewer system where available.
(3) All fixtures shall be operable.
(4) There shall be no broken water closet bowls.
(5) Water closet shall not be loose or leaking.
(6) There shall be no leaks in shower stall floor.
(7) No hopper or vogel bowl toilets shall be allowed.
(8) There shall be adequate separate facilities for furnishing running hot and cold water to each tub or shower, lavatory and kitchen sink.
(9) There shall be running water installed inside each residential building for each dwelling unit.
(10) There shall be installed water closet, tub or shower, lavatory and sink for each dwelling unit. Kitchen sink shall be at least 18 inches by 15 inches by six inches.
(11) There shall be separate toilet facilities for each dwelling unit.
(12) All water piping shall be protected from freezing by proper insulation, or proper installation in protected space.
(13) Soil and water lines shall be supported, and no lines shall be broken or leaking.
(14) 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 the floor to be readily kept in a clean and sanitary condition.
(15) At least three-inch minimum size main vent shall be properly installed for each building.
(C) Heating requirements.
(1) Every building and every dwelling unit shall be weather-proof and capable of being adequately heated. The heating equipment in every dwelling or dwelling unit shall be maintained in a safe workable condition.
(2) Heating system, if provided, shall be properly installed and maintained in safe working condition, and capable of safely and adequately heating simultaneously all habitable rooms, bathrooms and water closet compartments in an occupied building to a temperature of at least 70°F at a distance of three feet above floor level with an outside temperature of 20°F.
(3) All gas and oil heating equipment installed on the premises shall be listed by Underwriter’s Laboratories or American Gas Association, and installed in accordance with the provisions of Volume III of the North Carolina State Building Code, titled “Heating.”
(4) Liquid fuel stored on the premises shall be stored in accordance with the provisions of § 94.18.
(5) There shall be no loose brick in chimneys.
(6) There shall be no holes in flues.
(7) There shall be no hanging masonry chimneys.
(8) Thimbles shall be grouted in tightly.
(9) Thimbles shall not be broken.
(10) Thimbles shall be high enough for stovepipe to rise one-quarter inch per foot minimum.
(11) Hearth, where required, shall be at least 20 inches deep and six inches beyond each side of fireplace opening. Fireplace depth shall be 16 inches.
(12) No combustible materials shall be within seven inches of the top and seven inches of either side of the fireplace opening. Combustible material above and projecting more than one and one-half inches from the face of the fireplace opening shall have a minimum clearance of 12 inches above the opening.
(13) Fireplaces shall be used only for supplemental heat and not for basic heating.
(14) If fireplace opening is closed, it shall be a masonry closure.
(15) Stove shall be within six feet of thimble serving it.
(16) No combustible material shall be within 12 inches of stovepipe.
(17) No stovepipe shall be through combustible walls.
(18) Prefabricated fireplace flues should be installed in accordance with manufacturer’s specifications.
(19) In multiple dwellings with central heat, the furnace room shall be enclosed with material having at least one-hour protection rating.
(20) As to multiple dwellings, liquid fuel shall be stored in outside tanks and pipe to heating units.
(D) Electrical requirements.
(1) No receptacles, ceiling fixtures or other fixtures shall be hanging loose.
(2) All switches, fixtures and receptacles shall be safely operable.
(3) Every dwelling and dwelling unit shall be wired for electric lights and convenience receptacles. Every habitable room shall contain at least two floor or wall-type electric convenience receptacles, connected in a manner so as determined by the town electric code. There shall be installed in every bathroom, water closet room, and furnace room at least one supplied ceiling or wall-type electric light fixture. In the event wall or ceiling light fixtures are not provided in any habitable room, then that room shall contain at least three floor- or wall-type electric convenience receptacles.
(4) Every public hall and stairway in every multiple dwelling shall be adequately lighted by electric lights at all times when natural daylight is not sufficient.
(5) There shall be at least one light in the bathroom.
(6) There shall be no drop or extension cords in excess of ten feet in length. However, extension cords of proper size and insulation may be used on a temporary basis in the operation of electric-powered tools. Stationary, fixed or heating appliances shall not receive electrical current through a separate extension cord. No extension cords shall be spliced.
(7) No circuits shall be overloaded. Size of wire shall be appropriate to handle electric load safely.
(8) Fuses shall be sized correctly and not bridged out.
(9) All new permanent wiring to be installed shall be in accordance with the National Electrical Code. Any repair or replacement of existing wiring shall be done in accordance with that electrical code when, in the opinion of the electrical inspector, it is reasonably practicable or otherwise vital to health and safety in order to eliminate a dangerous and hazardous condition.
(10) All wiring shall be maintained in a safe condition.
(11) Where the determination is made, upon examination of the existing electrical service supply, that the electrical service supply is obsolete or is a hazard to the occupants, or would otherwise constitute a hazard to life and property, the following shall be used for determining the adequacy of the service supply and main disconnect switch.
Total Number of Lighting Electrical Outlets Only | Capacity of Main Service Supply and Main Disconnect Switch |
0-24 | 60 amp service at 230 volts |
25-50 | 100 amp service at 230 volts |
(12) The minimum capacity of the service supply and the main disconnect switch shall be sufficient to adequately carry the total load required in accordance with the electrical code of the town.
(E) Light and ventilation requirements.
(1) Every habitable room shall have at least one window or skylight facing directly to the outdoors. The minimum total window area, measured between stops, for every habitable room shall be 8% of the floor area of the room. Whenever walls or other portions of structures face a window or any room, and light-obstructing structures are located less than five feet from the window and extend to a level above that of the ceiling of the room, such a window shall not be deemed to face directly to the outdoors and shall not be included as contributing to the required minimum total window area. Whenever the only window in a room is a skylight-type window in the top of the room, the total window area of the skylight shall equal at least 15% of the total floor area of the room.
(2) Every habitable room shall have at least one window or skylight which can easily be opened, or other device as will adequately ventilate the room. The total openable window area in every habitable room shall be equal to at least 45% of the minimum window area size or minimum skylight-type window size as required, or shall have other approved, equivalent ventilation.
(3) Every bathroom and water closet compartment shall comply with the light and ventilation requirements for habitable rooms, except that no window or skylight shall be required in adequately ventilated bathrooms and water closet rooms equipped with approved ventilation systems.
(4) Attic shall be properly ventilated.
(a) The net opening shall be at least 1/150 of the attic floor space. Obstructions caused by screens and louvers must be subtracted to obtain the net area.
(b) The net opening may be cut to 1/250% if 50% or more of the ventilation is in the upper portion of the attic.
(F) Space, use and location requirements.
(1) Every dwelling unit shall contain at least 150 square feet of habitable floor area for the first occupant thereof; at least 100 feet of additional habitable floor area for each of the next three occupants; and at least 75 square feet of additional habitable floor area for each additional occupant.
(2) In every dwelling unit and in every rooming unit, every room occupied for sleeping purposes by one occupant shall contain at least 70 square feet of floor area, and every room occupied for sleeping purposes by more than one occupant shall contain at least 50 square feet of floor area for each occupant.
(3) At least one-half of the floor area of every habitable room, foyer, hall or corridor shall have a ceiling height of at least seven feet; and the floor area of that part of any room where the ceiling height is less than seven feet shall not be considered as part of the floor area in computing the total floor area of the room for the purpose of determining the maximum permissible occupancy thereof.
(4) No basement or cellar space shall be used as a habitable room or dwelling unit unless meeting all specifications for habitable rooms.
(5) Toilet and bathing facilities shall be enclosed.
(6) Access shall be provided to required toilet rooms without going outside building.
(7) Access shall be provided to all rooms within a dwelling unit without passing through a public space. Rooming houses are exempt from this requirement.
(8) Doors shall be provided at all doorways leading to bedrooms, toilet rooms and bathrooms, and all rooms adjoining a public space.
(9) All exterior doors and doors to individual dwelling units shall have locks.
(10) All outside doors shall be weather-tight.
(11) Every dwelling and dwelling unit shall be provided with adequate means of egress as required by the State Building Code.
(1985 Code, § 153.11) Penalty, see § 153.99
Cross-reference:
Adoption by town of National Electrical Code, see § 150.07
Adoption by town of State Plumbing Code, see § 150.08
Adoption by town of State Residential Building Code, see § 150.06