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HomeMy WebLinkAboutCAP 2015-05-26 Item 2A - 2015 International Property Maintenance Code / National Healthy Housing Standards - 1. 2015 International Property Maintenance CodeINTERNATIONAL CODES INTERNATIONAL Property Maintenance Code A Member of the International Code Family'' INTERNATIONAL AI CODE COUNCIL The Future of Code Development is here — cdpACCESS Start of Code Development Cycle Web -based collaboration tools available for stakeholders Code change deadline (submission through web-based form) Staff review code change submissions 1 Code Change Agenda posted Stakeholders review Agenda and utilize web -based collaboration tools for hearing preparation Committee Actlor Hearing Committee Action Hearing results posted Online public comment submittal and web -based collaboration Public Comment deadline (submission through web -based form) Load cdpACCESS site with video and code changes that received assembly motions (1 week) Online Committee Hearing Membership Vote, on assembly ` s -k Tabulated and Audited results posted. Successful assembly motions become automatic public comments Staff review public comment submissions Create, edit and submit code change proposals online. cdpACCESS.com Learn more about cdpACCESS Public Comment Agenda posted Stakeholders review agenda and utilize web -based collaboration tools for hearing preparation :Public Comment Hearing Load cdp ACCESS site with video, other content, and Public Comment Hearing results (1 week) Qnl,ne Governmental Consensus Vote on Public Comment Hearing individual "� Consideration Agenda Items (2 weeks) Tabulated and Audited results posted Code Development Cycle Completed 2015 IPMC® INTERNATIONAL Property Maintenance Code® CODE ALERT! Subscribe now to receive critical code updates. Signup is easy! www.iccsafe.org /2015aIert INTERNATIONAL CODE COUNCIL Introduction Development Adoption P F A � Internationally, code officials recognize the need for a modern, up -to -date property maintenance code governing the maintenance of existing buildings. The International Property Maintenance Code ®, in this 2015 edition, is designed to meet this need through model code regulations that con- tain clear and specific property maintenance requirements with required property improvement provisions. This 2015 edition is fully compatible with all of the International Codes® (I- Codes`) published by the International Code Council (ICC) ®, including the International Building Code ®, International Energy Conservation Code ®, International Existing Building Code ®, International Fire Code ®, Interna- tional Fuel Gas Code ®, International Green Construction Code`' , International Mechanical Code ®, ICC Performance Code ®, International Plumbing Code ", International Private Sewage Disposal Code ®, International Residential Code ®, International Swimming Pool and Spa CodeTM, International Wildland -Urban Interface Code® and International Zoning Code . The International Property Maintenance Code requirements provide many benefits, among which is the model code development process that offers an international forum for code officials and other interested parties to discuss performance and prescriptive code requirements. This forum provides an excellent arena to debate proposed revisions. This model code also encourages international consistency in the application of provisions. The first edition of the International Property Maintenance Code (1998) was the culmination of an effort initiated in 1996 by a code development committee appointed by ICC and consisting of repre- sentatives of the three statutory members of the International Code Council at that time, including: Building Officials and Code Administrators International, Inc. (BOCA), International Conference of Building Officials (ICBO) and Southern Building Code Congress International (SBCCI). The committee drafted a comprehensive set of regulations for existing buildings that was consistent with the exist- ing model property maintenance codes at the time. This 2015 edition presents the code as originally issued, with changes reflected through the previous 2012 edition and further changes developed through the ICC Code Development Process through 2013. A new edition of the code is promul- gated every 3 years. This code is founded on principles intended to establish provisions consistent with the scope of a property maintenance code that adequately protects public health, safety and welfare; provisions that do not unnecessarily increase construction costs; provisions that do not restrict the use of new materials, products or methods of construction; and provisions that do not give preferential treat- ment to particular types or classes of materials, products or methods of construction. The International Code Council maintains a copyright in all of its codes and standards. Maintaining copyright allows ICC to fund its mission through sales of books, in both print and electronic formats. The International Property Maintenance Code is designed for adoption and use by jurisdictions that recognize and acknowledge the ICC's copyright in the code, and further acknowledge the substan- tial shared value of the public /private partnership for code development between jurisdictions and the ICC. The ICC also recognizes the need for jurisdictions to make laws available to the public. All ICC codes and ICC standards, along with the laws of many jurisdictions, are available for free in a non - downloadable form on the ICC's website. Jurisdictions should contact the ICC at adoptions @icc - safe.org to learn how to adopt and distribute laws based on the International Property Maintenance Code in a manner that provides necessary access, while maintaining the ICC's copyright. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® ill Maintenance The International Property Maintenance Code is kept up to date through the review of proposed changes submitted by code enforcing officials, industry representatives, design professionals and other interested parties. Proposed changes are carefully considered through an open code develop- ment process in which all interested and affected parties may participate. The contents of this work are subject to change through both the code development cycles and the governmental body that enacts the code into law. For more information regarding the code development process, contact the Codes and Standards Development Department of the Interna- tional Code Council. While the development procedure of the International Property Maintenance Code ensures the highest degree of care, the ICC, its members and those participating in the development of this code do not accept any liability resulting from compliance or noncompliance with the provisions because the ICC does not have the power or authority to police or enforce compliance with the contents of this code. Only the governmental body that enacts the code into law has such authority. Code Development Committee Responsibilities (Letter Designations in Front of Section Numbers In each code development cycle, proposed changes to this code are considered at the Committee Action Hearings by the International Property Maintenance /Zoning Code Development Committee, whose action constitutes a recommendation to the voting membership for final action on the pro- posed changes. Proposed changes to a code section having a number beginning with a letter in brackets are considered by a different code development committee. For example, proposed changes to code sections that have the letter [F] in front of them (e.g., [F] 704.1) are considered by the International Fire Code Development Committee at the Committee Action Hearings. The content of sections in this code that begin with a letter designation is maintained by another code development committee in accordance with the following: [A] = Administrative Code Development Committee; [F] = International Fire Code Development Committee; [P] = International Plumbing Code Development Committee; [BE] = IBC — Means of Egress Code Development Committee; and [BG]= IBC — General Code Development Committee. For the development of the 2018 edition of the I- Codes, there will be three groups of code devel- opment committees and they will meet in separate years. Note that these are tentative groupings. iv 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® Group A Codes (Heard in 2015, Code Change Proposals Deadline: January 12, 2015) Group B Codes • (Heard in 2016, Code Change Proposals Deadline: January 11, 2016) Group C Codes (Heard in 2017, Code Change Proposals Deadline: January 11, 2017) International Building Code — Fire Safety (Chapters 7, 8, 9, 14, 26) — Means of Egress (Chapters 10, 11, Appendix E) — General (Chapters 2 -6, 12, 27 -33, Appendices A, B, C, D, K) Administrative Provisions (Chapter 1 of all codes except IRC and IECC, adminis- trative updates to currently referenced standards, and designated definitions) International Green Construction Code International Fuel Gas Code International Building Code — Structural (Chapters 15 -25, Appendices F, G, H, I, J, L, M) International Existing Building Code International Energy Conservation Code International Mechanical Code International Fire Code International Plumbing Code International Residential Code — IRC -B (Chapters 1 -10, Appendices E, F, H, J, K, L M, 0, R, S, T, U) International Private Sewage Disposal Code International Wildland -Urban Interface Code International Property Maintenance Code International Residential Code — IRC - Mechanical (Chapters 12 -24) — IRC - Plumbing (Chapter 25 -33, Appendices G, I, N, P) International Swimming Pool and Spa Code International Zoning Code Note: Proposed changes to the ICC Performance Code will be heard by the Code Development Committee noted in brackets [ in the text of the code. Code change proposals submitted for code sections that have a letter designation in front of them will be heard by the respective committee responsible for such code sections. Because differ- ent committees hold code development hearings in different years, it is possible that some propos- als for this code will be heard by committees in both the 2015 (Group A) and the 2016 (Group B) code development cycles. For instance, every section of Chapter 1 of this code is designated as the responsibility of the Administrative Code Development Committee, and that committee is part of the Group B portion of the hearings. This committee will hold its code development hearings in 2016 to consider all code change proposals for Chapter 1 of this code and proposals for Chapter 1 of all I -Codes except the International Energy Conservation Code, International Residential Code and ICC Performance Code. Therefore, any proposals received for Chapter 1 of this code will be assigned to the Administrative Code Development Committee for consideration in 2016. It is very important that anyone submitting code change proposals understand which code devel- opment committee is responsible for the section of the code that is the subject of the code change proposal. For further information on the code development committee responsibilities, please visit the ICC website at www.iccsafe.org /scoping. Marginal Markings Solid vertical lines in the margins within the body of the code indicate a technical change from the requirements of the 2012 edition. Deletion indicators in the form of an arrow (■■) are provided in the margin where an entire section, paragraph, exception or table has been deleted or an item in a list of items or a table has been deleted. A single asterisk [ *] placed in the margin indicates that text or a table has been relocated within the code. A double asterisk [ * *] placed in the margin indicates that the text or table immediately 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® v Italicized Terms vi following it has been relocated there from elsewhere in the code. The following table indicates such relocations in the 2015 edition of the International Property Maintenance Code. 2015 LOCATION 2012 LOCATION None None Selected terms set forth in Chapter 2, Definitions, are italicized where they appear in code text. Such terms are not italicized where the definition set forth in Chapter 2 does not impart the intended meaning in the use of the term. The terms selected have definitions that the user should read carefully to facilitate better understanding of the code. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® EFFECTIVE USE OF THE INTERNATIONAL PROPERTY MAINTENANCE CODE The International Property Maintenance Code (IPMC) is a model code that regulates the minimum maintenance requirements for existing buildings. The IPMC is a maintenance document intended to establish minimum maintenance standards for basic equipment, light, ventilation, heating, sanitation and fire safety. Responsibility is fixed among owners, operators and occupants for code compliance. The IPMC provides for the regulation and safe use of existing structures in the interest of the social and economic welfare of the community. Arrangement and Format of the 2015 IPMC Before applying the requirements of the IPMC it is beneficial to understand its arrangement and for- mat. The IPMC, like other codes published by ICC, is arranged and organized to follow sequential steps that generally occur during an inspection. The IPMC is divided into eight different parts: Chapters Subjects 1 Administration 2 Definitions 3 General Requirements 4 Light, Ventilation and Occupancy Limitations 5 Plumbing Facilities and Fixture Requirements 6 Mechanical and Electrical Requirements 7 Fire Safety Requirements 8 Referenced Standards The following is a chapter -by- chapter synopsis of the scope and intent of the provisions of the Inter- national Property Maintenance Code: Chapter 2 Scope and Administration. This chapter contains provisions for the application, enforcement and administration of subsequent requirements of the code. In addition to establish- ing the scope of the code, Chapter 1 identifies which buildings and structures come under its pur- view. Chapter 1 is largely concerned with maintaining "due process of law" in enforcing the property maintenance criteria contained in the body of the code. Only through careful observation of the administrative provisions can the building official reasonably expect to demonstrate that "equal protection under the law" has been provided. Chapter 2 Definitions. All terms that are defined in the code are listed alphabetically in Chapter 2. While a defined term may be used in one chapter or another, the meaning provided in Chapter 2 is applicable throughout the code. Where understanding of a term's definition is especially key to or necessary for understanding of a particular code provision, the term is shown in italics wherever it appears in the code. This is true only for those terms that have a meaning that is unique to the code. In other words, the generally understood meaning of a term or phrase might not be sufficient or consistent with the meaning pre- scribed by the code; therefore, it is essential that the code - defined meaning be known. Guidance is provided regarding tense, gender and plurality of defined terms as well as terms not defined in this code. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® ail Chapter 3 General Requirements. Chapter 3, "General Requirements," is broad in scope. It includes a variety of requirements for the exterior property areas as well as the interior and exterior elements of the structure. This chapter provides requirements that are intended to maintain a min- imum level of safety and sanitation for both the general public and the occupants of a structure, and to maintain a building's structural and weather - resistance performance. Chapter 3 provides specific criteria for regulating the installation and maintenance of specific building components; mainte- nance requirements for vacant structures and land; requirements regulating the safety, sanitation and appearance of the interior and exterior of structures and all exterior property areas; accessory structures; vehicle storage regulations and establishes who is responsible for complying with the chapter's provisions. This chapter also contains the requirements for swimming pools, spas and hot tubs and the requirements for protective barriers and gates in these barriers. Chapter 3 establishes the responsible parties for exterminating insects and rodents, and maintaining sanitary conditions in all types of occupancies. Chapter 4 Light, Ventilation and Occupancy Limitations. The purpose of Chapter 4 is to set forth these requirements in the code and to establish the minimum environment for occupiable and habitable buildings, by establishing the minimum criteria for Tight and ventilation and identifies occupancy limitations including minimum room width and area, minimum ceiling height and restric- tions to prevent overcrowding. This chapter also provides for alternative arrangements of windows and other devices to comply with the requirements for light and ventilation and prohibits certain room arrangements and occupancy uses. Chapter 5 Plumbing Facilities and Fixture Requirements. Chapter 5 establishes the mini- mum criteria for the installation, maintenance and location of plumbing systems and facilities, including the water supply system, water heating appliances, sewage disposal system and related plumbing fixtures. Sanitary and clean conditions in occupied buildings are dependent upon certain basic plumbing principles, including providing potable water to a building, providing the basic fixtures to effectively utilize that water and properly removing waste from the building. Chapter 5 establishes the mini- mum criteria to verify that these principles are maintained throughout the life of a building. Chapter 6 Mechanical and Electrical Requirements. The purpose of Chapter 6 is to establish minimum performance requirements for heating, electrical and mechanical facilities and to estab- lish minimum standards for the safety of these facilities. This chapter establishes minimum criteria for the installation and maintenance of the following: heating and air - conditioning equipment, appliances and their supporting systems; water heating equipment, appliances and systems; cooking equipment and appliances; ventilation and exhaust equipment; gas and liquid fuel distribution piping and components; fireplaces and solid fuel- burning appliances; chimneys and vents; electrical services; lighting fixtures; electrical receptacle outlets; electrical distribution system equipment, devices and wiring; and elevators, escalators and dumb- waiters. Chapter 7 Fire Safety Requirements. The purpose of Chapter 7 is to address those fire hazards that arise as the result of a building's occupancy. It also provides minimum requirements for fire safety issues that are most likely to arise in older buildings. This chapter contains requirements for means of egress in existing buildings, including path of travel, required egress width, means of egress doors and emergency escape openings. Chapter 7 establishes the minimum requirements for fire safety facilities and fire protection sys- tems, as these are essential fire safety systems. viii 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® Chapter 8 Referenced Standards. The code contains numerous references to standards that are used to regulate materials and methods of construction. Chapter 8 contains a comprehensive list of all standards that are referenced in the code. The standards are part of the code to the extent of the reference to the standard. Compliance with the referenced standard is necessary for compli- ance with this code. By providing specifically adopted standards, the construction and installation requirements necessary for compliance with the code can be readily determined. The basis for code compliance is, therefore, established and available on an equal basis to the code official, contractor, designer and owner. Chapter 8 is organized in a manner that makes it easy to locate specific standards. It lists all of the referenced standards, alphabetically, by acronym of the promulgating agency of the standard. Each agency's standards are then listed in either alphabetical or numeric order based upon the stan- dard identification. The list also contains the title of the standard; the edition (date) of the standard referenced; any addenda included as part of the ICC adoption; and the section or sections of this code that reference the standard. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® ix LEGISLATION Jurisdictions wishing to adopt the 2015 International Property Maintenance Code as an enforceable regulation governing exist- ing structures and premises should ensure that certain factual information is included in the adopting legislation at the time adop- tion is being considered by the appropriate governmental body. The following sample adoption legislation addresses several key elements, including the information required for insertion into the code text. SAMPLE LEGISLATION FOR ADOPTION OF THE INTERNATIONAL PROPERTY MAINTENANCE CODE ORDINANCE NO. A[N] [ORDINANCE/STATUTE/REGULATION] of the [JURISDICTION] adopting the 2015 edition of the International Property Main- tenance Code, regulating and governing the conditions and maintenance of all property, buildings and structures; by providing the standards for supplied utilities and facilities and other physical things and conditions essential to ensure that structures are safe, sanitary and fit for occupation and use; and the condemnation of buildings and structures unfit for human occupancy and use, and the demolition of such existing structures in the [JURISDICTION]; providing for the issuance of permits and collection of fees therefor; repealing [ORDINANCE/STATUTE/REGULATION] No. of the [JURISDICTION] and all other ordinances or parts of laws in conflict therewith. The [GOVERNING BODY] of the [JURISDICTION] does ordain as follows: Section 1. That a certain document, three (3) copies of which are on file in the office of the [TITLE OF JURISDICTION'S KEEPER OF RECORDS] of [NAME OF JURISDICTION], being marked and designated as the International Property Maintenance Code, 2015 edition, as published by the International Code Council, be and is hereby adopted as the Property Maintenance Code of the [JURISDICTION], in the State of [STATE NAME] for regulating and governing the conditions and maintenance of all property, buildings and structures; by providing the standards for supplied utilities and facilities and other physical things and conditions essential to ensure that structures are safe, sanitary and fit for occupation and use; and the condemnation of buildings and struc- tures unfit for human occupancy and use, and the demolition of such existing structures as herein provided; providing for the issuance of permits and collection of fees therefor; and each and all of the regulations, provisions, penalties, conditions and terms of said Property Maintenance Code on file in the office of the [JURISDICTION] are hereby referred to, adopted, and made a part hereof, as if fully set out in this legislation, with the additions, insertions, deletions and changes, if any, prescribed in Sec- tion 2 of this ordinance. Section 2. The following sections are hereby revised: Section 101.1. Insert: [NAME OF JURISDICTION] Section 103.5. Insert: [APPROPRIATE SCHEDULE] Section 112.4. Insert: [DOLLAR AMOUNT IN TWO LOCATIONS] Section 302.4. Insert: [HEIGHT IN INCHES] Section 304.14. Insert: [DATES IN TWO LOCATIONS] Section 602.3. Insert: [DATES IN TWO LOCATIONS] Section 602.4. Insert: [DATES IN TWO LOCATIONS] Section 3. That [ORDINANCE/STATUTE /REGULATION] No. of [JURISDICTION] entitled [FILL IN HERE THE COMPLETE TITLE OF THE LEGISLATION OR LAWS IN EFFECT AT THE PRESENT TIME SO THAT THEY WILL BE REPEALED BY DEFINITE MEN- TION] and all other ordinances or parts of laws in conflict herewith are hereby repealed. Section 4. That if any section, subsection, sentence, clause or phrase of this legislation is, for any reason, held to be unconstitu- tional, such decision shall not affect the validity of the remaining portions of this ordinance. The [GOVERNING BODY] hereby declares that it would have passed this law, and each section, subsection, clause or phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses and phrases be declared unconstitutional. Section 5. That nothing in this legislation or in the Property Maintenance Code hereby adopted shall be construed to affect any suit or proceeding impending in any court, or any rights acquired, or liability incurred, or any cause or causes of action acquired 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® xi or existing, under any act or ordinance hereby repealed as cited in Section 3 of this law; nor shall any just or legal right or rem- edy of any character be lost, impaired or affected by this legislation. Section 6. That the [JURISDICTION'S KEEPER OF RECORDS] is hereby ordered and directed to cause this legislation to be pub- lished. (An additional provision may be required to direct the number of times the legislation is to be published and to specify that it is to be in a newspaper in general circulation. Posting may also be required.) Section 7. That this law and the rules, regulations, provisions, requirements, orders and matters established and adopted hereby shall take effect and be in full force and effect [TIME PERIOD] from and after the date of its final passage and adoption. xil 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® TABLE OF CONTENTS CHAPTER 1 SCOPE AND ADMINISTRATION ....1 402 Light 17 403 Ventilation 17 PART 1 —SCOPE AND APPLICATION 1 404 Occupancy Limitations 17 Section 101 General 1 CHAPTER 5 PLUMBING FACILITIES AND 102 Applicability 1 FIXTURE REQUIREMENTS 19 Section PART 2— ADMINISTRATION AND 501 General 19 ENFORCEMENT 2 502 Required Facilities 19 Section 503 Toilet Rooms 19 103 Department of Property Maintenance 504 Plumbing Systems and Fixtures 19 Inspection 2 505 Water System 19 104 Duties and Powers of the Code Official 2 506 Sanitary Drainage System 20 105 Approval 2 507 Storm Drainage 20 106 Violations 3 107 Notices and Orders 3 CHAPTER 6 MECHANICAL AND ELECTRICAL 108 Unsafe Structures and Equipment 4 REQUIREMENTS 21 109 Emergency Measures 5 Section 110 Demolition 6 601 General 21 111 Means of Appeal 6 602 Heating Facilities 21 112 Stop Work Order 7 603 Mechanical Equipment 21 604 Electrical Facilities 21 CHAPTER 2 DEFINITIONS 9 605 Electrical Equipment 22 Section 606 Elevators, Escalators and Dumbwaiters 22 201 General 9 607 Duct Systems 23 202 General Definitions 9 CHAPTER 7 FIRE SAFETY REQUIREMENTS ... 25 CHAPTER 3 GENERAL REQUIREMENTS 11 Section Section 701 General 25 301 General 11 702 Means of Egress 25 302 Exterior Property Areas 11 703 Fire- resistance Ratings 25 303 Swimming Pools, Spas and Hot Tubs 11 704 Fire Protection Systems 25 304 Exterior Structure 12 305 Interior Structure 13 CHAPTER 8 REFERENCED STANDARDS 27 306 Component Serviceability 14 307 Handrails and Guardrails 15 APPENDIX A BOARDING STANDARD 29 308 Rubbish and Garbage 15 Section 309 Pest Elimination 15 A101 General 29 A102 Materials 29 CHAPTER 4 LIGHT, VENTILATION AND A103 Installation 29 OCCUPANCY LIMITATIONS 17 A104 Referenced Standard 29 Section 401 General 17 INDEX 31 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® xiii CHAPTER 1 SCOPE AND ADMINISTRATION PART 1 — SCOPE AND APPLICATION SECTION 101 GENERAL [A] 101.1 Title. These regulations shall be known as the International Property Maintenance Code of [NAME OF JURISDICTION], hereinafter referred to as "this code." [A] 101.2 Scope. The provisions of this code shall apply to all existing residential and nonresidential structures and all existing premises and constitute minimum requirements and standards for premises, structures, equipment and facilities for light, ventilation, space, heating, sanitation, protection from the elements, a reasonable level of safety from fire and other hazards, and for a reasonable level of sanitary mainte- nance; the responsibility of owners, an owner's authorized agent, operators and occupants; the occupancy of existing structures and premises, and for administration, enforcement and penalties. [A] 101.3 Intent. This code shall be construed to secure its expressed intent, which is to ensure public health, safety and welfare insofar as they are affected by the continued occu- pancy and maintenance of structures and premises. Existing structures and premises that do not comply with these provi- sions shall be altered or repaired to provide a minimum level of health and safety as required herein. [A] 101.4 Severability. If a section, subsection, sentence, clause or phrase of this code is, for any reason, held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this code. SECTION 102 APPLICABILITY [A] 102.1 General. Where there is a conflict between a gen- eral requirement and a specific requirement, the specific requirement shall govern. Where differences occur between provisions of this code and the referenced standards, the pro- visions of this code shall apply. Where, in a specific case, dif- ferent sections of this code specify different requirements, the most restrictive shall govern. [A] 102.2 Maintenance. Equipment, systems, devices and safeguards required by this code or a previous regulation or code under which the structure or premises was constructed, altered or repaired shall be maintained in good working order. No owner, owner' s authorized agent, operator or occupant shall cause any service, facility, equipment or utility that is required under this section to be removed from, shut off from or discontinued for any occupied dwelling, except for such temporary interruption as necessary while repairs or altera- tions are in progress. The requirements of this code are not intended to provide the basis for removal or abrogation of fire protection and safety systems and devices in existing struc- tures. Except as otherwise specified herein, the owner or the owner's authorized agent shall be responsible for the mainte- nance of buildings, structures and premises. [A] 102.3 Application of other codes. Repairs, additions or alterations to a structure, or changes of occupancy, shall be done in accordance with the procedures and provisions of the International Building Code, International Existing Building Code, International Energy Conservation Code, Interna- tional Fire Code, International Fuel Gas Code, International Mechanical Code, International Residential Code, Interna- tional Plumbing Code and NFPA 70. Nothing in this code shall be construed to cancel, modify or set aside any provi- sion of the International Zoning Code. [A] 102.4 Existing remedies. The provisions in this code shall not be construed to abolish or impair existing remedies of the jurisdiction or its officers or agencies relating to the removal or demolition of any structure that is dangerous, unsafe and insanitary. [A] 102.5 Workmanship. Repairs, maintenance work, alter- ations or installations that are caused directly or indirectly by the enforcement of this code shall be executed and installed in a workmanlike manner and installed in accordance with the manufacturer' s instructions. [A] 102.6 Historic buildings. The provisions of this code shall not be mandatory for existing buildings or structures designated as historic buildings where such buildings or structures are judged by the code official to be safe and in the public interest of health, safety and welfare. [A] 102.7 Referenced codes and standards. The codes and standards referenced in this code shall be those that are listed in Chapter 8 and considered part of the requirements of this code to the prescribed extent of each such reference and as further regulated in Sections 102.7.1 and 102.7.2. Exception: Where enforcement of a code provision would violate the conditions of the listing of the equipment or appliance, the conditions of the listing shall apply. [A] 102.7.1 Conflicts. Where conflicts occur between pro- visions of this code and the referenced standards, the pro- visions of this code shall apply. [A] 102.7.2 Provisions in referenced codes and stan- dards. Where the extent of the reference to a referenced code or standard includes subject matter that is within the scope of this code, the provisions of this code, as applica- ble, shall take precedence over the provisions in the refer- enced code or standard. [A] 102.8 Requirements not covered by code. Require- ments necessary for the strength, stability or proper operation of an existing fixture, structure or equipment, or for the pub- 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 1 1 1 1 SCOPE AND ADMINISTRATION lic safety, health and general welfare, not specifically covered by this code, shall be determined by the code official. [A] 102.9 Application of references. References to chapter or section numbers, or to provisions not specifically identi- fied by number, shall be construed to refer to such chapter, section or provision of this code. [A] 102.10 Other laws. The provisions of this code shall not be deemed to nullify any provisions of local, state or federal law. PART 2 — ADMINISTRATION AND ENFORCEMENT SECTION 103 DEPARTMENT OF PROPERTY MAINTENANCE INSPECTION [A] 103.1 General. The department of property maintenance inspection is hereby created and the executive official in charge thereof shall be known as the code official. [A] 103.2 Appointment. The code official shall be appointed by the chief appointing authority of the jurisdiction. [A] 103.3 Deputies. In accordance with the prescribed proce- dures of this jurisdiction and with the concurrence of the appointing authority, the code official shall have the authority to appoint a deputy(s). Such employees shall have powers as delegated by the code official. [A] 103.4 Liability. The code official, member of the board of appeals or employee charged with the enforcement of this code, while acting for the jurisdiction, in good faith and with- out malice in the discharge of the duties required by this code or other pertinent law or ordinance, shall not thereby be ren- dered civilly or criminally liable personally, and is hereby relieved from all personal liability for any damage accruing to persons or property as a result of an act or by reason of an act or omission in the discharge of official duties. [A] 103.4.1 Legal defense. Any suit or criminal complaint instituted against any officer or employee because of an act performed by that officer or employee in the lawful discharge of duties and under the provisions of this code shall be defended by the legal representative of the juris- diction until the final termination of the proceedings. The code official or any subordinate shall not be liable for costs in an action, suit or proceeding that is instituted in pursuance of the provisions of this code. [A] 103.5 Fees. The fees for activities and services performed by the department in carrying out its responsibilities under this code shall be as indicated in the following schedule. [JURISDICTION TO INSERT APPROPRIATE SCHEDULE.] SECTION 104 DUTIES AND POWERS OF THE CODE OFFICIAL [A] 104.1 General. The code official is hereby authorized and directed to enforce the provisions of this code. The code official shall have the authority to render interpretations of this code and to adopt policies and procedures in order to clarify the application of its provisions. Such interpretations, policies and procedures shall be in compliance with the intent and purpose of this code. Such policies and procedures shall not have the effect of waiving requirements specifically pro- vided for in this code. [A] 104.2 Inspections. The code official shall make all of the required inspections, or shall accept reports of inspection by approved agencies or individuals. Reports of such inspections shall be in writing and be certified by a responsible officer of such approved agency or by the responsible individual. The code official is authorized to engage such expert opinion as deemed necessary to report upon unusual technical issues that arise, subject to the approval of the appointing authority. [A] 104.3 Right of entry. Where it is necessary to make an inspection to enforce the provisions of this code, or whenever the code official has reasonable cause to believe that there exists in a structure or upon a premises a condition in viola- tion of this code, the code official is authorized to enter the structure or premises at reasonable times to inspect or per- form the duties imposed by this code, provided that if such structure or premises is occupied the code official shall pres- ent credentials to the occupant and request entry. If such structure or premises is unoccupied, the code official shall first make a reasonable effort to locate the owner, owner's authorized agent or other person having charge or control of the structure or premises and request entry. If entry is refused, the code official shall have recourse to the remedies provided by law to secure entry. [A] 104.4 Identification. The code official shall carry proper identification when inspecting structures or premises in the performance of duties under this code. [A] 104.5 Notices and orders. The code official shall issue all necessary notices or orders to ensure compliance with this code. [A] 104.6 Department records. The code official shall keep official records of all business and activities of the depart- ment specified in the provisions of this code. Such records shall be retained in the official records for the period required for retention of public records. SECTION 105 APPROVAL [A] 105.1 Modifications. Whenever there are practical diffi- culties involved in carrying out the provisions of this code, the code official shall have the authority to grant modifica- tions for individual cases upon application of the owner or owner's authorized agent, provided the code official shall first fmd that special individual reason makes the strict letter of this code impractical, the modification is in compliance with the intent and purpose of this code and that such modifi- cation does not lessen health, life and fire safety require- ments. The details of action granting modifications shall be recorded and entered in the department files. [A] 105.2 Alternative materials, methods and equipment. The provisions of this code are not intended to prevent the installation of any material or to prohibit any method of con- struction not specifically prescribed by this code, provided 2 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® that any such alternative has been approved. An alternative material or method of construction shall be approved where the code official finds that the proposed design is satisfactory and complies with the intent of the provisions of this code, and that the material, method or work offered is, for the pur- pose intended, at least the equivalent of that prescribed in this code in quality, strength, effectiveness, fire resistance, dura- bility and safety. Where the alternative material, design or method of construction is not approved, the code official shall respond in writing, stating the reasons the alternative was not approved. [A] 105.3 Required testing. Whenever there is insufficient evidence of compliance with the provisions of this code or evidence that a material or method does not conform to the requirements of this code, or in order to substantiate claims for alternative materials or methods, the code official shall have the authority to require tests to be made as evidence of compliance at no expense to the jurisdiction. [A] 105.3.1 Test methods. Test methods shall be as speci- fied in this code or by other recognized test standards. In the absence of recognized and accepted test methods, the code official shall be permitted to approve appropriate testing procedures performed by an approved agency. [A] 105.3.2 Test reports. Reports of tests shall be retained by the code official for the period required for retention of public records. [A] 105.4 Used material and equipment. The use of used materials that meet the requirements of this code for new materials is permitted. Materials, equipment and devices shall not be reused unless such elements are in good repair or have been reconditioned and tested where necessary, placed in good and proper working condition and approved by the code official. [A] 105.5 Approved materials and equipment. Materials, equipment and devices approved by the code official shall be constructed and installed in accordance with such approval. [A] 105.6 Research reports. Supporting data, where neces- sary to assist in the approval of materials or assemblies not specifically provided for in this code, shall consist of valid research reports from approved sources. SECTION 106 VIOLATIONS [A] 106.1 Unlawful acts. It shall be unlawful for a person, firm or corporation to be in conflict with or in violation of any of the provisions of this code. [A] 106.2 Notice of violation. The code official shall serve a notice of violation or order in accordance with Section 107. [A] 106.3 Prosecution of violation. Any person failing to comply with a notice of violation or order served in accor- dance with Section 107 shall be deemed guilty of a misde- meanor or civil infraction as determined by the local municipality, and the violation shall be deemed a strict liabil- ity offense. If the notice of violation is not complied with, the code official shall institute the appropriate proceeding at law or in equity to restrain, correct or abate such violation, or to SCOPE AND ADMINISTRATION require the removal or termination of the unlawful occupancy of the structure in violation of the provisions of this code or of the order or direction made pursuant thereto. Any action taken by the authority having jurisdiction on such premises shall be charged against the real estate upon which the struc- ture is located and shall be a lien upon such real estate. [A] 106.4 Violation penalties. Any person who shall violate a provision of this code, or fail to comply therewith, or with any of the requirements thereof, shall be prosecuted within the limits provided by state or local laws. Each day that a vio- lation continues after due notice has been served shall be deemed a separate offense. [A] 106.5 Abatement of violation. The imposition of the penalties herein prescribed shall not preclude the legal officer of the jurisdiction from instituting appropriate action to restrain, correct or abate a violation, or to prevent illegal occupancy of a building, structure or premises, or to stop an illegal act, conduct, business or utilization of the building, structure or premises. SECTION 107 NOTICES AND ORDERS [A] 107.1 Notice to person responsible. Whenever the code official determines that there has been a violation of this code or has grounds to believe that a violation has occurred, notice shall be given in the manner prescribed in Sections 107.2 and 107.3 to the person responsible for the violation as specified in this code. Notices for condemnation procedures shall also comply with Section 108.3. [A] 107.2 Form. Such notice prescribed in Section 107.1 shall be in accordance with all of the following: 1. Be in writing. 2. Include a description of the real estate sufficient for identification. 3. Include a statement of the violation or violations and why the notice is being issued. 4. Include a correction order allowing a reasonable time to make the repairs and improvements required to bring the dwelling unit or structure into compliance with the provisions of this code. 5. Inform the property owner or owner' s authorized agent of the right to appeal. 6. Include a statement of the right to file a lien in accor- dance with Section 106.3. [A] 107.3 Method of service. Such notice shall be deemed to be properly served if a copy thereof is: 1. Delivered personally; 2. Sent by certified or first -class mail addressed to the last known address; or 3. If the notice is returned showing that the letter was not delivered, a copy thereof shall be posted in a conspicu- ous place in or about the structure affected by such notice. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 3 1 SCOPE AND ADMINISTRATION [A] 107.4 Unauthorized tampering. Signs, tags or seals posted or affixed by the code official shall not be mutilated, destroyed or tampered with, or removed without authoriza- tion from the code official. [A] 107.5 Penalties. Penalties for noncompliance with orders and notices shall be as set forth in Section 106.4. [A] 107.6 Transfer of ownership. It shall be unlawful for the owner of any dwelling unit or structure who has received a compliance order or upon whom a notice of violation has been served to sell, transfer, mortgage, lease or otherwise dis- pose of such dwelling unit or structure to another until the provisions of the compliance order or notice of violation have been complied with, or until such owner or the owner's authorized agent shall first furnish the grantee, transferee, mortgagee or lessee a true copy of any compliance order or notice of violation issued by the code official and shall fur- nish to the code official a signed and notarized statement from the grantee, transferee, mortgagee or lessee, acknowl- edging the receipt of such compliance order or notice of vio- lation and fully accepting the responsibility without condition for making the corrections or repairs required by such com- pliance order or notice of violation. SECTION 108 UNSAFE STRUCTURES AND EQUIPMENT [A] 108.1 General. When a structure or equipment is found by the code official to be unsafe, or when a structure is found unfit for human occupancy, or is found unlawful, such struc- ture shall be condemned pursuant to the provisions of this code. [A] 108.1.1 Unsafe structures. An unsafe structure is one that is found to be dangerous to the life, health, property or safety of the public or the occupants of the structure by not providing minimum safeguards to protect or warn occu- pants in the event of fire, or because such structure con- tains unsafe equipment or is so damaged, decayed, dilapidated, structurally unsafe or of such faulty construc- tion or unstable foundation, that partial or complete col- lapse is possible. [A] 108.1.2 Unsafe equipment. Unsafe equipment includes any boiler, heating equipment, elevator, moving stairway, electrical wiring or device, flammable liquid containers or other equipment on the premises or within the structure which is in such disrepair or condition that such equipment is a hazard to life, health, property or safety of the public or occupants of the premises or struc- ture. [A] 108.1.3 Structure unfit for human occupancy. A structure is unfit for human occupancy whenever the code official finds that such structure is unsafe, unlawful or, because of the degree to which the structure is in disrepair or lacks maintenance, is insanitary, vermin or rat infested, contains filth and contamination, or lacks ventilation, illu- mination, sanitary or heating facilities or other essential equipment required by this code, or because the location of the structure constitutes a hazard to the occupants of the structure or to the public. [A] 108.1.4 Unlawful structure. An unlawful structure is one found in whole or in part to be occupied by more per- sons than permitted under this code, or was erected, altered or occupied contrary to law. [A] 108.1.5 Dangerous structure or premises. For the purpose of this code, any structure or premises that has any or all of the conditions or defects described below shall be considered dangerous: 1. Any door, aisle, passageway, stairway, exit or other means of egress that does not conform to the approved building or fire code of the jurisdiction as related to the requirements for existing build- ings. 2. The walking surface of any aisle, passageway, stairway, exit or other means of egress is so warped, worn loose, torn or otherwise unsafe as to not provide safe and adequate means of egress. 3. Any portion of a building, structure or appurte- nance that has been damaged by fire, earthquake, wind, flood, deterioration, neglect, abandonment, vandalism or by any other cause to such an extent that it is likely to partially or completely collapse, or to become detached or dislodged. 4. Any portion of a building, or any member, appur- tenance or ornamentation on the exterior thereof that is not of sufficient strength or stability, or is not so anchored, attached or fastened in place so as to be capable of resisting natural or artificial loads of one and one -half the original designed value. 5. The building or structure, or part of the building or structure, because of dilapidation, deterioration, decay, faulty construction, the removal or move- ment of some portion of the ground necessary for the support, or for any other reason, is likely to partially or completely collapse, or some portion of the foundation or underpinning of the building or structure is likely to fail or give way. 6. The building or structure, or any portion thereof, is clearly unsafe for its use and occupancy. 7. The building or structure is neglected, damaged, dilapidated, unsecured or abandoned so as to become an attractive nuisance to children who might play in the building or structure to their dan- ger, becomes a harbor for vagrants, criminals or immoral persons, or enables persons to resort to the building or structure for committing a nuisance or an unlawful act. 8. Any building or structure has been constructed, exists or is maintained in violation of any specific requirement or prohibition applicable to such building or structure provided by the approved building or fire code of the jurisdiction, or of any law or ordinance to such an extent as to present either a substantial risk of fire, building collapse or any other threat to life and safety. 4 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 0 1 9. A building or structure, used or intended to be used for dwelling purposes, because of inadequate maintenance, dilapidation, decay, damage, faulty construction or arrangement, inadequate light, ventilation, mechanical or plumbing system, or otherwise, is determined by the code official to be unsanitary, unfit for human habitation or in such a condition that is likely to cause sickness or dis- ease. 10. Any building or structure, because of a lack of suf- ficient or proper fire- resistance -rated construction, fire protection systems, electrical system, fuel con- nections, mechanical system, plumbing system or other cause, is determined by the code official to be a threat to life or health. 11. Any portion of a building remains on a site after the demolition or destruction of the building or structure or whenever any building or structure is abandoned so as to constitute such building or por- tion thereof as an attractive nuisance or hazard to the public. [A] 108.2 Closing of vacant structures. If the structure is vacant and unfit for human habitation and occupancy, and is not in danger of structural collapse, the code official is autho- rized to post a placard of condemnation on the premises and order the structure closed up so as not to be an attractive nui- sance. Upon failure of the owner or owner's authorized agent to close up the premises within the time specified in the order, the code official shall cause the premises to be closed and secured through any available public agency or by contract or arrangement by private persons and the cost thereof shall be charged against the real estate upon which the structure is located and shall be a lien upon such real estate and shall be collected by any other legal resource. [A] 108.2.1 Authority to disconnect service utilities. The code official shall have the authority to authorize dis- connection of utility service to the building, structure or system regulated by this code and the referenced codes and standards set forth in Section 102.7 in case of emer- gency where necessary to eliminate an immediate hazard to life or property or where such utility connection has been made without approval. The code official shall notify the serving utility and, whenever possible, the owner or owner's authorized agent and occupant of the building, structure or service system of the decision to disconnect prior to taking such action. If not notified prior to discon- nection the owner, owner's authorized agent or occupant of the building structure or service system shall be notified in writing as soon as practical thereafter. [A] 108.3 Notice. Whenever the code official has condemned a structure or equipment under the provisions of this section, notice shall be posted in a conspicuous place in or about the structure affected by such notice and served on the owner, owner's authorized agent or the person or persons responsible for the structure or equipment in accordance with Section 107.3. If the notice pertains to equipment, it shall be placed on the condemned equipment. The notice shall be in the form prescribed in Section 107.2. SCOPE AND ADMINISTRATION [A] 108.4 Placarding. Upon failure of the owner, owner's authorized agent or person responsible to comply with the notice provisions within the time given, the code official shall post on the premises or on defective equipment a placard bearing the word "Condemned" and a statement of the penal- ties provided for occupying the premises, operating the equipment or removing the placard. [A] 108.4.1 Placard removal. The code official shall remove the condemnation placard whenever the defect or defects upon which the condemnation and placarding action were based have been eliminated. Any person who defaces or removes a condemnation placard without the approval of the code official shall be subject to the penal- ties provided by this code. [A] 108.5 Prohibited occupancy. Any occupied structure condemned and placarded by the code official shall be vacated as ordered by the code official. Any person who shall occupy a placarded premises or shall operate placarded equipment, and any owner, owner's authorized agent or per- son responsible for the premises who shall let anyone occupy a placarded premises or operate placarded equipment shall be liable for the penalties provided by this code. [A] 108.6 Abatement methods. The owner, owner' s autho- rized agent, operator or occupant of a building, premises or equipment deemed unsafe by the code official shall abate or cause to be abated or corrected such unsafe conditions either by repair, rehabilitation, demolition or other approved correc- tive action. [A] 108.7 Record. The code official shall cause a report to be filed on an unsafe condition. The report shall state the occu- pancy of the structure and the nature of the unsafe condition. SECTION 109 EMERGENCY MEASURES [A] 109.1 Imminent danger. When, in the opinion of the code official, there is imminent danger of failure or collapse of a building or structure that endangers life, or when any structure or part of a structure has fallen and life is endan- gered by the occupation of the structure, or when there is actual or potential danger to the building occupants or those in the proximity of any structure because of explosives, explosive fumes or vapors or the presence of toxic fumes, gases or materials, or operation of defective or dangerous equipment, the code official is hereby authorized and empow- ered to order and require the occupants to vacate the premises forthwith. The code official shall cause to be posted at each entrance to such structure a notice reading as follows: "This Structure Is Unsafe and Its Occupancy Has Been Prohibited by the Code Official." It shall be unlawful for any person to enter such structure except for the purpose of securing the structure, making the required repairs, removing the hazard- ous condition or of demolishing the same. [A] 109.2 Temporary safeguards. Notwithstanding other provisions of this code, whenever, in the opinion of the code official, there is imminent danger due to an unsafe condition, the code official shall order the necessary work to be done, 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 5 0 1 0 1 SCOPE AND ADMINISTRATION including the boarding up of openings, to render such struc- ture temporarily safe whether or not the legal procedure herein described has been instituted; and shall cause such other action to be taken as the code official deems necessary to meet such emergency. [A] 109.3 Closing streets. When necessary for public safety, the code official shall temporarily close structures and close, or order the authority having jurisdiction to close, sidewalks, streets, public ways and places adjacent to unsafe structures, and prohibit the same from being utilized. [A] 109.4 Emergency repairs. For the purposes of this sec- tion, the code official shall employ the necessary labor and materials to perform the required work as expeditiously as possible. [A] 109.5 Costs of emergency repairs. Costs incurred in the performance of emergency work shall be paid by the jurisdic- tion. The legal counsel of the jurisdiction shall institute appropriate action against the owner of the premises or owner's authorized agent where the unsafe structure is or was located for the recovery of such costs. [A] 109.6 Hearing. Any person ordered to take emergency measures shall comply with such order forthwith. Any affected person shall thereafter, upon petition directed to the appeals board, be afforded a hearing as described in this code. SECTION 110 DEMOLITION [A] 110.1 General. The code official shall order the owner or owner's authorized agent of any premises upon which is located any structure, which in the code official's or owner's authorized agent judgment after review is so deteriorated or dilapidated or has become so out of repair as to be dangerous, unsafe, insanitary or otherwise unfit for human habitation or occupancy, and such that it is unreasonable to repair the structure, to demolish and remove such structure; or if such structure is capable of being made safe by repairs, to repair and make safe and sanitary, or to board up and hold for future repair or to demolish and remove at the owner's option; or where there has been a cessation of normal construction of any structure for a period of more than two years, the code official shall order the owner or owner's authorized agent to demolish and remove such structure, or board up until future repair. Boarding the building up for future repair shall not extend beyond one year, unless approved by the building official. [A] 110.2 Notices and orders. Notices and orders shall com- ply with Section 107. [A] 110.3 Failure to comply. If the owner of a premises or owner's authorized agent fails to comply with a demolition order within the time prescribed, the code official shall cause the structure to be demolished and removed, either through an available public agency or by contract or arrangement with private persons, and the cost of such demolition and removal shall be charged against the real estate upon which the struc- ture is located and shall be a lien upon such real estate. [A] 110.4 Salvage materials. When any structure has been ordered demolished and removed, the governing body or other designated officer under said contract or arrangement aforesaid shall have the right to sell the salvage and valuable materials. The net proceeds of such sale, after deducting the expenses of such demolition and removal, shall be promptly remitted with a report of such sale or transaction, including the items of expense and the amounts deducted, for the per- son who is entitled thereto, subject to any order of a court. If such a surplus does not remain to be turned over, the report shall so state. SECTION 111 MEANS OF APPEAL [A] 111.1 Application for appeal. Any person directly affected by a decision of the code official or a notice or order issued under this code shall have the right to appeal to the board of appeals, provided that a written application for appeal is filed within 20 days after the day the decision, notice or order was served. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or the require- ments of this code are adequately satisfied by other means. [A] 111.2 Membership of board. The board of appeals shall consist of not less than three members who are qualified by experience and training to pass on matters pertaining to prop- erty maintenance and who are not employees of the jurisdic- tion. The code official shall be an ex- officio member but shall have no vote on any matter before the board. The board shall be appointed by the chief appointing authority, and shall serve staggered and overlapping terms. [A] 111.2.1 Alternate members. The chief appointing authority shall appoint not less than two alternate members who shall be called by the board chairman to hear appeals during the absence or disqualification of a member. Alter- nate members shall possess the qualifications required for board membership. [A] 111.2.2 Chairman. The board shall annually select one of its members to serve as chairman. [A] 111.2.3 Disqualification of member. A member shall not hear an appeal in which that member has a personal, professional or financial interest. [A] 111.2.4 Secretary. The chief administrative officer shall designate a qualified person to serve as secretary to the board. The secretary shall file a detailed record of all proceedings in the office of the chief administrative offi- cer. [A] 111.2.5 Compensation of members. Compensation of members shall be determined by law. [A] 111.3 Notice of meeting. The board shall meet upon notice from the chairman, within 20 days of the filing of an appeal, or at stated periodic meetings. [A] 111.4 Open hearing. Hearings before the board shall be open to the public. The appellant, the appellant's representa- 6 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® SCOPE AND ADMINISTRATION tive, the code official and any person whose interests are remove a violation or unsafe condition, shall be liable to a affected shall be given an opportunity to be heard. A quorum fine of not less than [AMOUNT] dollars or more than [AMOUNT] shall consist of a minumum of two- thirds of the board mem- dollars. bership. [A] 111.4.1 Procedure. The board shall adopt and make available to the public through the secretary procedures under which a hearing will be conducted. The procedures shall not require compliance with strict rules of evidence, but shall mandate that only relevant information be received. [A] 111.5 Postponed hearing. When the full board is not present to hear an appeal, either the appellant or the appel- lant's representative shall have the right to request a post- ponement of the hearing. [A] 111.6 Board decision. The board shall modify or reverse the decision of the code official only by a concurring vote of a majority of the total number of appointed board members. [A] 111.6.1 Records and copies. The decision of the board shall be recorded. Copies shall be furnished to the appellant and to the code official. [A] 111.6.2 Administration. The code official shall take immediate action in accordance with the decision of the board. [A] 111.7 Court review. Any person, whether or not a previ- ous party of the appeal, shall have the right to apply to the appropriate court for a writ of certiorari to correct errors of law. Application for review shall be made in the manner and time required by law following the filing of the decision in the office of the chief administrative officer. [A] 111.8 Stays of enforcement. Appeals of notice and orders (other than Imminent Danger notices) shall stay the enforcement of the notice and order until the appeal is heard by the appeals board. SECTION 112 STOP WORK ORDER [A] 112.1 Authority. Whenever the code official finds any work regulated by this code being performed in a manner contrary to the provisions of this code or in a dangerous or unsafe manner, the code official is authorized to issue a stop work order. [A] 112.2 Issuance. A stop work order shall be in writing and shall be given to the owner of the property, to the owner's authorized agent, or to the person doing the work. Upon issu- ance of a stop work order, the cited work shall immediately cease. The stop work order shall state the reason for the order and the conditions under which the cited work is authorized to resume. [A] 112.3 Emergencies. Where an emergency exists, the code official shall not be required to give a written notice prior to stopping the work. [A] 112.4 Failure to comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 7 i CHAPTER 2 DEFINITIONS SECTION 201 GENERAL 201.1 Scope. Unless otherwise expressly stated, the follow- ing terms shall, for the purposes of this code, have the mean- ings shown in this chapter. 201.2 Interchangeability. Words stated in the present tense include the future; words stated in the masculine gender include the feminine and neuter; the singular number includes the plural and the plural, the singular. 201.3 Terms defined in other codes. Where terms are not defined in this code and are defined in the International Building Code, International Existing Building Code, Inter- national Fire Code, International Fuel Gas Code, Interna- tional Mechanical Code, International Plumbing Code, International Residential Code, International Zoning Code or NFPA 70, such terms shall have the meanings ascribed to them as stated in those codes. 201.4 Terms not defined. Where terms are not defined through the methods authorized by this section, such terms shall have ordinarily accepted meanings such as the context implies. 201.5 Parts. Whenever the words "dwelling unit," "dwell- ing," "premises," "building," "rooming house," "rooming unit," "housekeeping unit" or "story" are stated in this code, they shall be construed as though they were followed by the words "or any part thereof." SECTION 202 GENERAL DEFINITIONS ANCHORED. Secured in a manner that provides positive connection. [A] APPROVED. Acceptable to the code official. BASEMENT. That portion of a building which is partly or completely below grade. BATHROOM. A room containing plumbing fixtures includ- ing a bathtub or shower. BEDROOM. Any room or space used or intended to be used for sleeping purposes in either a dwelling or sleeping unit. [A] CODE OFFICIAL. The official who is charged with the administration and enforcement of this code, or any duly authorized representative. CONDEMN. To adjudge unfit for occupancy. COST OF SUCH DEMOLITION OR EMERGENCY REPAIRS. The costs shall include the actual costs of the demolition or repair of the structure less revenues obtained if salvage was conducted prior to demolition or repair. Costs shall include, but not be limited to, expenses incurred or necessitated related to demolition or emergency repairs, such as asbestos survey and abatement if necessary; costs of inspectors, testing agencies or experts retained relative to the demolition or emergency repairs; costs of testing; surveys for other materials that are controlled or regulated from being dumped in a landfill; title searches; mailing(s); postings; recording; and attorney fees expended for recovering of the cost of emergency repairs or to obtain or enforce an order of demolition made by a code official, the governing body or board of appeals. DETACHED. When a structural element is physically dis- connected from another and that connection is necessary to provide a positive connection. DETERIORATION. To weaken, disintegrate, corrode, rust or decay and lose effectiveness. [BG] DWELLING UNIT. A single unit providing complete, independent living facilities for one or more persons, includ- ing permanent provisions for living, sleeping, eating, cooking and sanitation. [Z] EASEMENT. That portion of land or property reserved for present or future use by a person or agency other than the legal fee owner(s) of the property. The easement shall be per- mitted to be for use under, on or above a said lot or lots. EQUIPMENT SUPPORT. Those structural members or assemblies of members or manufactured elements, including braces, frames, lugs, snuggers, hangers or saddles, that trans- mit gravity load, lateral load and operating load between the equipment and the structure. EXTERIOR PROPERTY. The open space on the premises and on adjoining property under the control of owners or operators of such premises. GARBAGE. The animal or vegetable waste resulting from the handling, preparation, cooking and consumption of food. [BE] GUARD. A building component or a system of build- ing components located at or near the open sides of elevated walking surfaces that minimizes the possibility of a fall from the walking surface to a lower level. [BG] HABITABLE SPACE. Space in a structure for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, halls, storage or utility spaces, and similar areas are not con- sidered habitable spaces. HISTORIC BUILDING. Any building or structure that is one or more of the following: 1. Listed or certified as eligible for listing, by the State Historic Preservation Officer or the Keeper of the National Register of Historic Places, in the National Register of Historic Places. 2. Designated as historic under an applicable state or local law. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 9 1 DEFINITIONS 3. Certified as a contributing resource within a National Register or state or locally designated historic district. HOUSEKEEPING UNIT. A room or group of rooms form- ing a single habitable space equipped and intended to be used for living, sleeping, cooking and eating which does not con- tain, within such a unit, a toilet, lavatory and bathtub or shower. LMM1NENT DANGER. A condition which could cause serious or life - threatening injury or death at any time. INFESTATION. The presence, within or contiguous to, a structure or premises of insects, rodents, vermin or other pests. INOPERABLE MOTOR VEHICLE. A vehicle which can- not be driven upon the public streets for reason including but not limited to being unlicensed, wrecked, abandoned, in a state of disrepair, or incapable of being moved under its own power. [A] LABELED. Equipment, materials or products to which have been affixed a label, seal, symbol or other identifying mark of a nationally recognized testing laboratory, inspection agency or other organization concerned with product evalua- tion that maintains periodic inspection of the production of the above - labeled items and whose labeling indicates either that the equipment, material or product meets identified stan- dards or has been tested and found suitable for a specified purpose. LET FOR OCCUPANCY or LET. To permit, provide or offer possession or occupancy of a dwelling, dwelling unit, rooming unit, building, premise or structure by a person who is or is not the legal owner of record thereof, pursuant to a written or unwritten lease, agreement or license, or pursuant to a recorded or unrecorded agreement of contract for the sale of land. NEGLECT. The lack of proper maintenance for a building or structure. [A] OCCUPANCY. The purpose for which a building or portion thereof is utilized or occupied. OCCUPANT. Any individual living or sleeping in a build- ing, or having possession of a space within a building. OPENABLE AREA. That part of a window, skylight or door which is available for unobstructed ventilation and which opens directly to the outdoors. OPERATOR. Any person who has charge, care or control of a structure or premises which is let or offered for occupancy. [A] OWNER. Any person, agent, operator, firm or corpora- tion having legal or equitable interest in the property; or recorded in the official records of the state, county or munici- pality as holding title to the property; or otherwise having control of the property, including the guardian of the estate of any such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court. PERSON. An individual, corporation, partnership or any other group acting as a unit. PEST ELIMINATION. The control and elimination of insects, rodents or other pests by eliminating their harborage places; by removing or making inaccessible materials that serve as their food or water; by other approved pest elimina- tion methods. [A] PREMISES. A lot, plot or parcel of land, easement or public way, including any structures thereon. [A] PUBLIC WAY. Any street, alley or similar parcel of land essentially unobstructed from the ground to the sky, which is deeded, dedicated or otherwise permanently appro- priated to the public for public use. ROOMING HOUSE. A building arranged or occupied for lodging, with or without meals, for compensation and not occupied as a one- or two - family dwelling. ROOMING UNIT. Any room or group of rooms forming a single habitable unit occupied or intended to be occupied for sleeping or living, but not for cooking purposes. RUBBISH. Combustible and noncombustible waste materi- als, except garbage; the term shall include the residue from the burning of wood, coal, coke,and other combustible mate- rials, paper, rags, cartons, boxes, wood, excelsior, rubber, leather, tree branches, yard trimmings, tin cans, metals, min- eral matter, glass, crockery and dust and other similar materi- als. [BG] SLEEPING UNIT. A room or space in which people sleep, which can also include permanent provisions for liv- ing, eating and either sanitation or kitchen facilities, but not both. Such rooms and spaces that are also part of a dwelling unit are not sleeping units. STRICT LIABILITY OFFENSE. An offense in which the prosecution in a legal proceeding is not required to prove criminal intent as a part of its case. It is enough to prove that the defendant either did an act which was prohibited, or failed to do an act which the defendant was legally required to do. [A] STRUCTURE. That which is built or constructed or a portion thereof. TENANT. A person, corporation, partnership or group, whether or not the legal owner of record, occupying a build- ing or portion thereof as a unit. TOILET ROOM. A room containing a water closet or urinal but not a bathtub or shower. ULTIMATE DEFORMATION. The deformation at which failure occurs and which shall be deemed to occur if the sus- tainable load reduces to 80 percent or less of the maximum strength. [M] VENTILATION. The natural or mechanical process of supplying conditioned or unconditioned air to, or removing such air from, any space. WORKMANLIKE. Executed in a skilled manner; e.g., gen- erally plumb, level, square, in line, undamaged and without marring adjacent work. [Z] YARD. An open space on the same lot with a structure. 10 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® CHAPTER 3 GENERAL REQUIREMENTS SECTION 301 GENERAL 301.1 Scope. The provisions of this chapter shall govern the minimum conditions and the responsibilities of persons for maintenance of structures, equipment and exterior property. 301.2 Responsibility. The owner of the premises shall main- tain the structures and exterior property in compliance with these requirements, except as otherwise provided for in this code. A person shall not occupy as owner - occupant or permit another person to occupy premises that are not in a sanitary and safe condition and that do not comply with the require- ments of this chapter. Occupants of a dwelling unit, rooming unit or housekeeping unit are responsible for keeping in a clean, sanitary and safe condition that part of the dwelling unit, rooming unit, housekeeping unit or premises which they occupy and control. 301.3 Vacant structures and land. Vacant structures and premises thereof or vacant land shall be maintained in a clean, safe, secure and sanitary condition as provided herein so as not to cause a blighting problem or adversely affect the public health or safety. SECTION 302 EXTERIOR PROPERTY AREAS 302.1 Sanitation. Exterior property and premises shall be maintained in a clean, safe and sanitary condition. The occu- pant shall keep that part of the exterior property that such occupant occupies or controls in a clean and sanitary condi- tion. 302.2 Grading and drainage. Premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any struc- ture located thereon. Exception: Approved retention areas and reservoirs. 302.3 Sidewalks and driveways. Sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair, and maintained free from haz- ardous conditions. 302.4 Weeds. Premises and exterior property shall be main- tained free from weeds or plant growth in excess of [JURIS- DICTION TO INSERT HEIGHT IN INCHES]. Noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated flowers and gardens. Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice of violation, they shall be subject to prosecution in accordance with Section 106.3 and as prescribed by the authority having jurisdiction. Upon failure to comply with the notice of viola- tion, any duly authorized employee of the jurisdiction or con- tractor hired by the jurisdiction shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property. 302.5 Rodent harborage. Structures and exterior property shall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly extermi- nated by approved processes that will not be injurious to human health. After pest elimination, proper precautions shall be taken to eliminate rodent harborage and prevent rein - festation. 302.6 Exhaust vents. Pipes, ducts, conductors, fans or blow- ers 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. 302.7 Accessory structures. Accessory structures, including detached garages, fences and walls, shall be maintained structurally sound and in good repair. 302.8 Motor vehicles. Except as provided for in other regula- tions, no inoperative or unlicensed motor vehicle shall be parked, kept or stored on any premises, and no vehicle shall at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehi- cles is prohibited unless conducted inside an approved spray booth. Exception: A vehicle of any type is permitted to undergo major overhaul, including body work, provided that such work is performed inside a structure or similarly enclosed area designed and approved for such purposes. 302.9 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. SECTION 303 SWIMMING POOLS, SPAS AND HOT TUBS 303.1 Swimming pools. Swimming pools shall be main- tained in a clean and sanitary condition, and in good repair. 303.2 Enclosures. Private swimming pools, hot tubs and spas, containing water more than 24 inches (610 mm) in depth shall be completely surrounded by a fence or barrier not less than 48 inches (1219 mm) in height above the fin- ished ground level measured on the side of the barrier away from the pool. Gates and doors in such barriers shall be self - closing and self - latching. Where the self - latching device is not less than 54 inches (1372 mm) above the bottom of the 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 11 GENERAL REQUIREMENTS gate, the release mechanism shall be located on the pool side of the gate. Self - closing and self - latching gates shall be main- tained such that the gate will positively close and latch when released from an open position of 6 inches (152 mm) from the gatepost. No existing pool enclosure shall be removed, replaced or changed in a manner that reduces its effectiveness as a safety barrier. Exception: Spas or hot tubs with a safety cover that com- plies with ASTM F 1346 shall be exempt from the provi- sions of this section. SECTION 304 EXTERIOR STRUCTURE 304.1 General. The exterior of a structure shall be main- tained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare. 304.1.1 Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Existing Building Code as required for existing buildings: 1. The nominal strength of any structural member is exceeded by nominal loads, the load effects or the required strength; 2. The anchorage of the floor or roof to walls or col- umns, and of walls and columns to foundations is not capable of resisting all nominal loads or load effects; 3. Structures or components thereof that have reached their limit state; 4. Siding and masonry joints including joints between the building envelope and the perimeter of windows, doors and skylights are not main- tained, weather resistant or water tight; 5. Structural members that have evidence of deterio- ration or that are not capable of safely supporting all nominal loads and load effects; 6. 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; 7. 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 resist- ing all load effects; 8. 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; 9. 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; 10. Veneer, cornices, belt courses, corbels, trim, wall facings and similar decorative features not prop- erly anchored or that are anchored with connec- tions not capable of supporting all nominal loads and resisting all load effects; 11. Overhang extensions or projections including, but not limited to, trash chutes, canopies, marquees, signs, awnings, fire escapes, standpipes and exhaust ducts not properly anchored or that are anchored with connections not capable of support- ing all nominal loads and resisting all load effects; 12. Exterior stairs, decks, porches, balconies and all similar appurtenances attached thereto, including guards and handrails, are not structurally sound, not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects; or 13. Chimneys, cooling towers, smokestacks and simi- lar appurtenances not structurally sound or not properly anchored, or that are anchored with con- nections not capable of supporting all nominal loads and resisting all load effects. Exceptions: 1. Where substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be per- mitted where approved by the code official. 304.2 Protective treatment. Exterior surfaces, including but not limited to, doors, door and window frames, cornices, porches, trim, balconies, decks and fences, shall be main- tained 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 treat- ment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted. 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 water tight. Metal surfaces subject to rust or cor- rosion shall be coated to inhibit such rust and corrosion, and 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 stabili- zation by oxidation are exempt from this requirement. [F] 304.3 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 prop- erty. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet let- ters. Numbers shall be not less than 4 inches (102 mm) in height with a minimum stroke width of 0.5 inch (12.7 mm). 12 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE. 304.4 Structural members. Structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads. 304.5 Foundation walls. Foundation walls shall be main- tained 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. 304.6 Exterior walls. Exterior walls shall be free from holes, breaks, and loose or rotting materials; and maintained weath- erproof and properly surface coated where required to pre- vent deterioration. 304.7 Roofs and drainage. The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drain- age shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gut- ters 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. 304.8 Decorative features. 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. 304.9 Overhang extensions. 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 be properly anchored so as to be kept in a sound condition. Where required, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather -coat- ing materials, such as paint or similar surface treatment. 304.10 Stairways, decks, porches and balconies. Every exterior stairway, deck, porch and balcony, and all appurte- nances attached thereto, shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads. 304.11 Chhnneys and towers. Chimneys, cooling towers, smoke stacks, and similar appurtenances shall be maintained structurally safe and sound, and in good repair. Exposed sur- faces 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. 304.12 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. 304.13 Window, skylight and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. 304.13.1 Glazing. Glazing materials shall be maintained free from cracks and holes. 304.13.2 Openable windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware. 304.14 Insect screens. During the period from [DATE] to [DATE], 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 GENERAL REQUIREMENTS included or utilized in food for human consumption are pro- cessed, manufactured, packaged or stored shall be supplied with approved tightly fitting screens of minimum 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall have a self - closing device in good work- ing condition. Exception: Screens shall not be required where other approved means, such as air curtains or insect repellent fans, are employed. 304.15 Doors. Exterior doors, door assemblies, operator sys- tems if provided, and hardware shall be maintained in good condition. Locks at all entrances to dwelling units and sleep- ing units shall tightly secure the door. Locks on means of egress doors shall be in accordance with Section 702.3. 304.16 Basement hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water. 304.17 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. 304.18 Building security. Doors, windows or hatchways for dwelling units, room units or housekeeping units shall be pro- vided with devices designed to provide security for the occu- pants and property within. 304.18.1 Doors. Doors providing access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a deadbolt 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 1 inch (25 mm). Such deadbolt locks shall be installed according to the manufacturer's specifications and main- tained in good working order. For the purpose of this sec- tion, a sliding bolt shall not be considered an acceptable deadbolt lock. 304.18.2 Windows. Operable windows located in whole or in part within 6 feet (1828 mm) 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. 304.18.3 Basement hatchways. Basement hatchways that provide access to a dwelling unit, rooming unit or house- keeping unit that is rented, leased or let shall be equipped with devices that secure the units from unauthorized entry. 304.19 Gates. Exterior gates, gate assemblies, operator sys- tems if provided, and hardware shall be maintained in good condition. Latches at all entrances shall tightly secure the gates. SECTION 305 INTERIOR STRUCTURE 305.1 General. The interior of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition. Occupants shall keep that part of 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 13 GENERAL REQUIREMENTS the structure that they occupy or control in a clean and sani- tary condition. Every owner of a structure containing a room- ing house, housekeeping units, a hotel, a dormitory, two or more dwelling units or two or more nonresidential occupan- cies, shall maintain, in a clean and sanitary condition, the shared or public areas of the structure and exterior property. 305.1.1 Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Existing Building Code as required for existing buildings: 1. The nominal strength of any structural member is exceeded by nominal loads, the load effects or the required strength; 2. The anchorage of the floor or roof to walls or col- umns, and of walls and columns to foundations is not capable of resisting all nominal loads or load effects; 3. Structures or components thereof that have reached their limit state; 4. Structural members are incapable of supporting nominal loads and load effects; 5. Stairs, landings, balconies and all similar walking surfaces, including guards and handrails, are not structurally sound, not properly anchored or are anchored with connections not capable of support- ing all nominal loads and resisting all load effects; 6. 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. Exceptions: 1. Where substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be per- mitted when approved by the code official. 305.2 Structural members. Structural members shall be maintained structurally sound, and be capable of supporting the imposed loads. 305.3 Interior surfaces. Interior surfaces, including win- dows and doors, shall be maintained in good, clean and sani- tary condition. Peeling, chipping, flaking or abraded paint shall be repaired, removed or covered. Cracked or loose plas- ter, decayed wood and other defective surface conditions shall be corrected. 305.4 Stairs and walking surfaces. Every stair, ramp, land- ing, balcony, porch, deck or other walking surface shall be maintained in sound condition and good repair. 305.5 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. 305.6 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. SECTION 306 COMPONENT SERVICEABILITY 306.1 General. The components of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition. 306.1.1 Unsafe conditions. Where any of the following conditions cause the component or system to be beyond its limit state, the component or system shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Exist- ing Building Code as required for existing buildings: 1. Soils that have been subjected to any of the follow- ing conditions: 1.1. Collapse of footing or foundation system; 1.2. Damage to footing, foundation, concrete or other structural element due to soil expan- sion; 1.3. Adverse effects to the design strength of foot- ing, foundation, concrete or other structural element due to a chemical reaction from the soil; 1.4. Inadequate soil as determined by a geotechni- cal investigation; 1.5. Where the allowable bearing capacity of the soil is in doubt; or 1.6. Adverse effects to the footing, foundation, concrete or other structural element due to the ground water table. 2. Concrete that has been subjected to any of the fol- lowing conditions: 2.1. Deterioration; 2.2. Ultimate deformation; 2.3. Fractures; 2.4. Fissures; 2.5. Spalling; 2.6. Exposed reinforcement; or 2.7. Detached, dislodged or failing connections. 3. Aluminum that has been subjected to any of the fol- lowing conditions: 3.1. Deterioration; 3.2. Corrosion; 3.3. Elastic deformation; 3.4. Ultimate deformation; 3.5. Stress or strain cracks; 3.6. Joint fatigue; or 3.7. Detached, dislodged or failing connections. 14 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 4. Masonry that has been subjected to any of the fol- lowing conditions: 4.1. Deterioration; 4.2. Ultimate deformation; 4.3. Fractures in masonry or mortar joints; 4.4. Fissures in masonry or mortar joints; 4.5. Spalling; 4.6. Exposed reinforcement; or 4.7. Detached, dislodged or failing connections. 5. Steel that has been subjected to any of the following conditions: 5.1. Deterioration; 5.2. Elastic deformation; 5.3. Ultimate deformation; 5.4. Metal fatigue; or 5.5. Detached, dislodged or failing connections. 6. Wood that has been subjected to any of the follow- ing conditions: 6.1. Ultimate deformation; 6.2. Deterioration; 6.3. Damage from insects, rodents and other ver- min; 6.4. Fire damage beyond charring; 6.5. Significant splits and checks; 6.6. Horizontal shear cracks; 6.7. Vertical shear cracks; 6.8. Inadequate support; 6.9. Detached, dislodged or failing connections; or 6.10. Excessive cutting and notching. Exceptions: 1. Where substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be per- mitted where approved by the code official. SECTION 307 HANDRAILS AND GUARDRAILS 307.1 General. Every exterior and interior flight of stairs having more than four risers shall have a handrail on one side of the stair and every open portion of a stair, landing, bal- cony, porch, deck, ramp or other walking surface that is more than 30 inches (762 mm) above the floor or grade below shall have guards. Handrails shall be not less than 30 inches (762 mm) in height or more than 42 inches (1067 mm) in height measured vertically above the nosing of the tread or above the finished floor of the landing or walking surfaces. Guards shall be not less than 30 inches (762 mm) in height above the GENERAL REQUIREMENTS floor of the landing, balcony, porch, deck, or ramp or other walking surface. Exception: Guards shall not be required where exempted by the adopted building code. SECTION 308 RUBBISH AND GARBAGE 308.1 Accumulation of rubbish or garbage. Exterior prop- erty and premises, and the interior of every structure, shall be free from any accumulation of rubbish or garbage. 308.2 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. 308.2.1 Rubbish storage facilities. The owner of every occupied premises shall supply approved covered contain- ers for rubbish, and the owner of the premises shall be responsible for the removal of rubbish. 308.2.2 Refrigerators. Refrigerators and similar equip- ment not in operation shall not be discarded, abandoned or stored on premises without first removing the doors. 308.3 Disposal of garbage. Every occupant of a structure shall dispose of garbage in a clean and sanitary manner by placing such garbage in an approved garbage disposal facility or approved garbage containers. 308.3.1 Garbage facilities. The owner of every dwelling shall supply one of the following: an approved mechanical food waste grinder in each dwelling unit; an approved incinerator unit in the structure available to the occupants in each dwelling unit; or an approved leakproof, covered, outside garbage container. 308.3.2 Containers. The operator of every establishment producing garbage shall provide, and at all times cause to be utilized, approved leakproof containers provided with close - fitting covers for the storage of such materials until removed from the premises for disposal. SECTION 309 PEST ELIMINATION 309.1 Infestation. Structures shall be kept free from insect and rodent infestation. Structures in which insects or rodents are found shall be promptly exterminated by approved pro- cesses that will not be injurious to human health. After pest elimination, proper precautions shall be taken to prevent rein - festation. 309.2 Owner. The owner of any structure shall be responsi- ble for pest elimination within the structure prior to renting or leasing the structure. 309.3 Single occupant. The occupant of a one - family dwell- ing or of a single- tenant nonresidential structure shall be responsible for pest elimination on the premises. 309.4 Multiple occupancy. The owner of a structure contain- ing two or more dwelling units, a multiple occupancy, a 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE. 15 GENERAL REQUIREMENTS rooming house or a nonresidential structure shall be responsi- ble for pest elimination in the public or shared areas of the structure and exterior property. If infestation is caused by failure of an occupant to prevent such infestation in the area occupied, the occupant and owner shall be responsible for pest elimination. 309.5 Occupant. The occupant of any structure shall be responsible for the continued rodent and pest -free condition of the structure. Exception: Where the infestations are caused by defects in the structure, the owner shall be responsible for pest elimination. 16 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® CHAPTER 4 LIGHT, VENTILATION AND OCCUPANCY LIMITATIONS SECTION 401 GENERAL 401.1 Scope. The provisions of this chapter shall govern the minimum conditions and standards for light, ventilation and space for occupying a structure. 401.2 Responsibility. The owner of the structure shall pro- vide and maintain light, ventilation and space conditions in compliance with these requirements. A person shall not occupy as owner - occupant, or permit another person to occupy, any premises that do not comply with the require- ments of this chapter. 401.3 Alternative devices. In lieu of the means for natural light and ventilation herein prescribed, artificial light or mechanical ventilation complying with the International Building Code shall be permitted. SECTION 402 LIGHT 402.1 Habitable spaces. Every habitable space shall have not less than one window of approved size facing directly to the outdoors or to a court. The minimum total glazed area for every habitable space shall be 8 percent of the floor area of such room. Wherever walls or other portions of a structure face a window of any room and such obstructions are located less than 3 feet (914 mm) from the window and extend to a level above that of the ceiling of the room, such window shall not be deemed to face directly to the outdoors nor to a court and shall not be included as contributing to the required mini- mum total window area for the room. Exception: Where natural light for rooms or spaces with- out exterior glazing areas is provided through an adjoining room, the unobstructed opening to the adjoining room shall be not less than 8 percent of the floor area of the inte- rior room or space, but a minimum of 25 square feet (2.33 m2). The exterior glazing area shall be based on the total floor area being served. 402.2 Common halls and stairways. Every common hall and stairway in residential occupancies, other than in one- and two - family dwellings, shall be lighted at all times with not less than a 60 -watt standard incandescent light bulb for each 200 square feet (19 m2) of floor area or equivalent illu- mination, provided that the spacing between lights shall not be greater than 30 feet (9144 mm). In other than residential occupancies, means of egress, including exterior means of egress, stairways shall be illuminated at all times the building space served by the means of egress is occupied with not less than 1 footcandle (11 lux) at floors, landings and treads. 402.3 Other spaces. All other spaces shall be provided with natural or artificial light sufficient to permit the maintenance of sanitary conditions, and the safe occupancy of the space and utilization of the appliances, equipment and fixtures. SECTION 403 VENTILATION 403.1 Habitable spaces. Every habitable space shall have not less than one openable window. The total openable area of the window in every room shall be equal to not less than 45 percent of the minimum glazed area required in Section 402.1. Exception: Where rooms and spaces without openings to the outdoors are ventilated through an adjoining room, the unobstructed opening to the adjoining room shall be not less than 8 percent of the floor area of the interior room or space, but not less than 25 square feet (2.33 m2). The venti- lation openings to the outdoors shall be based on a total floor area being ventilated. 403.2 Bathrooms and toilet rooms. Every bathroom and toi- let room shall comply with the ventilation requirements for habitable spaces as required by Section 403.1, except that a window shall not be required in such spaces equipped with a mechanical ventilation system. Air exhausted by a mechani- cal ventilation system from a bathroom or toilet room shall discharge to the outdoors and shall not be recirculated. 403.3 Cooking facilities. Unless approved through the certif- icate of occupancy, cooking shall not be permitted in any rooming unit or dormitory unit, and a cooking facility or appliance shall not be permitted to be present in the rooming unit or dormitory unit. Exceptions: 1. Where specifically approved in writing by the code official. 2. Devices such as coffee pots and microwave ovens shall not be considered cooking appliances. 403.4 Process ventilation. Where injurious, toxic, irritating or noxious fumes, gases, dusts or mists are generated, a local exhaust ventilation system shall be provided to remove the contaminating agent at the source. Air shall be exhausted to the exterior and not be recirculated to any space. 403.5 Clothes dryer exhaust. Clothes dryer exhaust systems shall be independent of all other systems and shall be exhausted outside the structure in accordance with the manu- facturer' s instructions. Exception: Listed and labeled condensing (ductless) clothes dryers. SECTION 404 OCCUPANCY LIMITATIONS 404.1 Privacy. Dwelling units, hotel units, housekeeping units, rooming units and dormitory units shall be arranged to provide privacy and be separate from other adjoining spaces. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 17 LIGHT, VENTILATION AND OCCUPANCY LIMITATIONS 404.2 Minimum room widths. A habitable room, other than a kitchen, shall be not less than 7 feet (2134 mm) in any plan dimension. Kitchens shall have a minimum clear passageway of 3 feet (914 mm) between counterfronts and appliances or counterfronts and walls. 404.3 Minimum ceiling heights. Habitable spaces, hall- ways, corridors, laundry areas, bathrooms, toilet rooms and habitable basement areas shall have a minimum clear ceiling height of 7 feet (2134 min). Exceptions: 1. In one- and two - family dwellings, beams or girders spaced not less than 4 feet (1219 mm) on center and projecting a maximum of 6 inches (152 mm) below the required ceiling height. 2. Basement rooms in one- and two - family dwellings occupied exclusively for laundry, study or recreation purposes, having a minimum ceiling height of 6 feet 8 inches (2033 mm) with a minimum clear height of 6 feet 4 inches (1932 min) under beams, girders, ducts and similar obstructions. 3. Rooms occupied exclusively for sleeping, study or similar purposes and having a sloped ceiling over all or part of the room, with a minimum clear ceiling height of 7 feet (2134 mm) over not less than one- third of the required minimum floor area. In calcu- lating the floor area of such rooms, only those por- tions of the floor area with a minimum clear ceiling height of 5 feet (1524 mm) shall be included. 404.4 Bedroom and living room requirements. Every bed- room and living room shall comply with the requirements of Sections 404.4.1 through 404.4.5. 404.4.1 Room area. Every living room shall contain not less than 120 square feet (11.2 m2) and every bedroom shall contain not less than 70 square feet (6.5 m2) and every bedroom occupied by more than one person shall contain not less than 50 square feet (4.6 m2) of floor area for each occupant thereof. 404.4.2 Access from bedrooms. Bedrooms shall not con- stitute the only means of access to other bedrooms or hab- itable spaces and shall not serve as the only means of egress from other habitable spaces. Exception: Units that contain fewer than two bed- rooms. 404.4.3 Water closet accessibility. Every bedroom shall have access to not less than one water closet and one lava- tory without passing through another bedroom. Every bed- room in a dwelling unit shall have access to not less than one water closet and lavatory located in the same story as the bedroom or an adjacent story. 404.4.4 Prohibited occupancy. Kitchens and nonhabit- able spaces shall not be used for sleeping purposes. 404.4.5 Other requirements. Bedrooms shall comply with the applicable provisions of this code including, but not limited to, the light, ventilation, room area, ceiling height and room width requirements of this chapter; the plumbing facilities and water- heating facilities require- ments of Chapter 5; the heating facilities and electrical receptacle requirements of Chapter 6; and the smoke detector and emergency escape requirements of Chapter 7. 404.5 Overcrowding. Dwelling units shall not be occupied by more occupants than permitted by the minimum area requirements of Table 404.5. TABLE 404.5 MINIMUM AREA REQUIREMENTS SPACE MINIMUM AREA IN SQUARE FEET 1 -2 occupants 3-5 occupants 6 or-more occupants Living room°' b 120 120 150 Dining room'. b No requirement 80 100 Bedrooms Shall comply with Section 404.4.1 For SI: 1 square foot = 0.0929 m2. a. See Section 404.5.2 for combined living room/dining room spaces. b. See Section 404.5.1 for limitations on determining the minimum occupancy area for sleeping purposes. 404.5.1 Sleeping area. The minimum occupancy area required by Table 404.5 shall not be included as a sleeping area in determining the minimum occupancy area for sleeping purposes. Sleeping areas shall comply with Sec- tion 404.4. 404.5.2 Combined spaces. Combined living room and dining room spaces shall comply with the requirements of Table 404.5 if the total area is equal to that required for separate rooms and if the space is located so as to function as a combination living room/dining room. 404.6 Efficiency unit. Nothing in this section shall prohibit an efficiency living unit from meeting the following require- ments: 1. A unit occupied by not more than one occupant shall have a minimum clear floor area of 120 square feet (11.2 m2). A unit occupied by not more than two occu- pants shall have a minimum clear floor area of 220 square feet (20.4 m2). A unit occupied by three occu- pants shall have a minimum clear floor area of 320 square feet (29.7 m2). These required areas shall be exclusive of the areas required by Items 2 and 3. 2. The unit shall be provided with a kitchen sink, cooking appliance and refrigeration facilities, each having a minimum clear working space of 30 inches (762 mm) in front. Light and ventilation conforming to this code shall be provided. 3. The unit shall be provided with a separate bathroom containing a water closet, lavatory and bathtub or shower. 4. The maximum number of occupants shall be three. 404.7 Food preparation. All spaces to be occupied for food preparation purposes shall contain suitable space and equip- ment to store, prepare and serve foods in a sanitary manner. There shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage. 18 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® CHAPTER 5 PLUMBING FACILITIES AND FIXTURE REQUIREMENTS SECTION 501 GENERAL 501.1 Scope. The provisions of this chapter shall govern the minimum plumbing systems, facilities and plumbing fixtures to be provided. 501.2 Responsibility. The owner of the structure shall pro- vide and maintain such plumbing facilities and plumbing fix- tures in compliance with these requirements. A person shall not occupy as owner - occupant or permit another person to occupy any structure or premises that does not comply with the requirements of this chapter. SECTION 502 REQUIRED FACILITIES [P] 502.1 Dwelling units. Every dwelling unit shall contain its own bathtub or shower, lavatory, water closet and kitchen sink that shall be maintained in a sanitary, safe working con- dition. The lavatory shall be placed in the same room as the water closet or located in close proximity to the door leading directly into the room in which such water closet is located. A kitchen sink shall not be used as a substitute for the required lavatory. [P] 502.2 Rooming houses. Not less than one water closet, lavatory and bathtub or shower shall be supplied for each four rooming units. [P] 502.3 Hotels. Where private water closets, lavatories and baths are not provided, one water closet, one lavatory and one bathtub or shower having access from a public hallway shall be provided for each 10 occupants. [P] 502.4 Employees' facilities. Not less than one water closet, one lavatory and one drinking facility shall be avail- able to employees. [P] 502.4.1 Drinking facilities. Drinking facilities shall be a drinking fountain, water cooler, bottled water cooler or disposable cups next to a sink or water dispenser. Drinking facilities shall not be located in toilet rooms or bathrooms. [P] 502.5 Public toilet facilities. Public toilet facilities shall be maintained in a safe, sanitary and working condition in accordance with the International Plumbing Code. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occu- pancy of the premises. SECTION 503 TOILET ROOMS [P] 503.1 Privacy. Toilet rooms and bathrooms shall provide privacy and shall not constitute the only passageway to a hall or other space, or to the exterior. A door and interior locking device shall be provided for all common or shared bathrooms and toilet rooms in a multiple dwelling. [P] 503.2 Location. Toilet rooms and bathrooms serving hotel units, rooming units or dormitory units or housekeeping units, shall have access by traversing not more than one flight of stairs and shall have access from a common hall or pas- sageway. [P] 503.3 Location of employee toilet facilities. Toilet facil- ities shall have access from within the employees' working area. The required toilet facilities shall be located not more than one story above or below the employees' working area and the path of travel to such facilities shall not exceed a dis- tance of 500 feet (152 m). Employee facilities shall either be separate facilities or combined employee and public facilities. Exception: Facilities that are required for employees in storage structures or kiosks, which are located in adjacent structures under the same ownership, lease or control, shall not exceed a travel distance of 500 feet (152 m) from the employees' regular working area to the facilities. [P] 503.4 Floor surface. hi other than dwelling units, every toilet room floor shall be maintained to be a smooth, hard, nonabsorbent surface to permit such floor to be easily kept in a clean and sanitary condition. SECTION 504 PLUMBING SYSTEMS AND FIXTURES [P] 504.1 General. Plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. Plumbing fixtures shall be maintained in a safe, sanitary and functional condition. [P] 504.2 Fixture clearances. Plumbing fixtures shall have adequate clearances for usage and cleaning. [P] 504.3 Plumbing system hazards. Where it is found that a plumbing system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, inadequate venting, cross connection, backsiphonage, improper installation, deterioration or damage or for similar reasons, the code official shall require the defects to be cor- rected to eliminate the hazard. SECTION 505 WATER SYSTEM 505.1 General. Every sink, lavatory, bathtub or shower, drinking fountain, water closet or other plumbing fixture shall be properly connected to either a public water system or to an approved private water system. Kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 19 PLUMBING FACILITIES AND FIXTURE REQUIREMENTS with hot or tempered and cold running water in accordance with the International Plumbing Code. [P] 505.2 Contamination. The water supply shall be main- tained free from contamination, and all water inlets for plumbing fixtures shall be located above the flood -level rim of the fixture. Shampoo basin faucets, janitor sink faucets and other hose bibs or faucets to which hoses are attached and left in place, shall be protected by an approved atmospheric -type vacuum breaker or an approved permanently attached hose connection vacuum breaker. 505.3 Supply. The water supply system shall be installed and maintained to provide a supply of water to plumbing fixtures, devices and appurtenances in sufficient volume and at pres- sures adequate to enable the fixtures to function properly, safely, and free from defects and leaks. 505.4 Water heating facilities. Water heating facilities shall be properly installed, maintained and capable of providing an adequate amount of water to be drawn at every required sink, lavatory, bathtub, shower and laundry facility at a minimum temperature of 110 °F (43 "C). A gas - burning water heater shall not be located in any bathroom, toilet room, bedroom or other occupied room normally kept closed, unless adequate combustion air is provided. An approved combination tem- perature and pressure- relief valve and relief valve discharge pipe shall be properly installed and maintained on water heat- ers. SECTION 506 SANITARY DRAINAGE SYSTEM [P] 506.1 General. Plumbing fixtures shall be properly con- nected to either a public sewer system or to an approved pri- vate sewage disposal system. [P] 506.2 Maintenance. Every plumbing stack, vent, waste and sewer line shall function properly and be kept free from obstructions, leaks and defects. [P] 506.3 Grease interceptors. Grease interceptors and auto- matic grease removal devices shall be maintained in accor- dance with this code and the manufacturer's installation instructions. Grease interceptors and automatic grease removal devices shall be regularly serviced and cleaned to prevent the discharge of oil, grease, and other substances harmful or hazardous to the building drainage system, the public sewer, the private sewage disposal system or the sew- age treatment plant or processes. Records of maintenance, cleaning and repairs shall be available for inspection by the code official. SECTION 507 STORM DRAINAGE [P] 507.1 General. Drainage of roofs and paved areas, yards and courts, and other open areas on the premises shall not be discharged in a manner that creates a public nuisance. 20 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® CHAPTER 6 MECHANICAL AND ELECTRICAL REQUIREMENTS SECTION 601 GENERAL 601.1 Scope. The provisions of this chapter shall govern the minimum mechanical and electrical facilities and equipment to be provided. 601.2 Responsibility. The owner of the structure shall pro- vide and maintain mechanical and electrical facilities and equipment in compliance with these requirements. A person shall not occupy as owner - occupant or permit another person to occupy any premises that does not comply with the requirements of this chapter. SECTION 602 HEATING FACILITIES 602.1 Facilities required. Heating facilities shall be pro- vided in structures as required by this section. 602.2 Residential occupancies. Dwellings shall be provided with heating facilities capable of maintaining a room temper- ature of 68 °F (20 °C) in all habitable rooms, bathrooms and toilet rooms based on the winter outdoor design temperature for the locality indicated in Appendix D of the International Plumbing Code. Cooking appliances shall not be used, nor shall portable unvented fuel- burning space heaters be used, as a means to provide required heating. Exception: In areas where the average monthly tempera- ture is above 30 °F ( -1 °C), a minimum temperature of 65 °F (18 °C) shall be maintained. 602.3 Heat supply. Every owner and operator of any build- ing who rents, leases or lets one or more dwelling units or sleeping units on terms, either expressed or implied, to fur- nish heat to the occupants thereof shall supply heat during the period from [DATE] to [DATE] to maintain a minimum temper- ature of 68 °F (20 °C) in all habitable rooms, bathrooms and toilet rooms. Exceptions: 1. When the outdoor temperature is below the winter outdoor design temperature for the locality, mainte- nance of the minimum room temperature shall not be required provided that the heating system is operating at its full design capacity. The winter out- door design temperature for the locality shall be as indicated in Appendix D of the International Plumbing Code. 2. In areas where the average monthly temperature is above 30 °F ( -1 °C), a minimum temperature of 65 °F (18 °C) shall be maintained. 602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied with heat during the period from [DATE] to [DATE] to maintain a minimum temperature of 65 °F (18 °C) during the period the spaces are occupied. Exceptions: 1. Processing, storage and operation areas that require cooling or special temperature conditions. 2. Areas in which persons are primarily engaged in vigorous physical activities. 602.5 Room temperature measurement. The required room temperatures shall be measured 3 feet (914 min) above the floor near the center of the room and 2 feet (610 mm) inward from the center of each exterior wall. SECTION 603 MECHANICAL EQUIPMENT 603.1 Mechanical appliances. Mechanical appliances, fire- places, solid fuel- burning appliances, cooking appliances and water heating appliances shall be properly installed and main- tained in a safe working condition, and shall be capable of performing the intended function. 603.2 Removal of combustion products. Fuel - buming equipment and appliances shall be connected to an approved chimney or vent. Exception: Fuel- burning equipment and appliances that are labeled for unvented operation. 603.3 Clearances. Required clearances to combustible mate- rials shall be maintained. 603.4 Safety controls. Safety controls for fuel- burning equipment shall be maintained in effective operation. 603.5 Combustion air. A supply of air for complete combus- tion of the fuel and for ventilation of the space containing the fuel- burning equipment shall be provided for the fuel- burning equipment. 603.6 Energy conservation devices. Devices intended to reduce fuel consumption by attachment to a fuel - burning appliance, to the fuel supply line thereto, or to the vent outlet or vent piping therefrom, shall not be installed unless labeled for such purpose and the installation is specifically approved. SECTION 604 ELECTRICAL FACILITIES 604.1 Facilities required. Every occupied building shall be provided with an electrical system in compliance with the requirements of this section and Section 605. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 21 MECHANICAL AND ELECTRICAL REQUIREMENTS 604.2 Service. The size and usage of appliances and equip- ment shall serve as a basis for determining the need for addi- tional facilities in accordance with NFPA 70. Dwelling units shall be served by a three -wire, 120/240 volt, single -phase electrical service having a minimum rating of 60 amperes. 604.3 Electrical system hazards. Where it is found that the electrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, improper fusing, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration or damage, or for similar reasons, the code official shall require the defects to be corrected to eliminate the hazard. 604.3.1 Abatement of electrical hazards associated with water exposure. The provisions of this section shall gov- ern the repair and replacement of electrical systems and equipment that have been exposed to water. 604.3.1.1 Electrical equipment. Electrical distribu- tion equipment, motor circuits, power equipment, trans- formers, wire, cable, flexible cords, wiring devices, ground fault circuit interrupters, surge protectors, molded case circuit breakers, low - voltage fuses, lumi- naires, ballasts, motors and electronic control, signaling and communication equipment that have been exposed to water shall be replaced in accordance with the provi- sions of the International Building Code. Exception: The following equipment shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved man- ufacturer's representative indicates that the equip- ment has not sustained damage that requires replacement: 1. Enclosed switches, rated a maximum of 600 volts or less; 2. Busway, rated a maximum of 600 volts; 3. Panelboards, rated a maximum of 600 volts; 4. Switchboards, rated a maximum of 600 volts; 5. Fire pump controllers, rated a maximum of 600 volts; 6. Manual and magnetic motor controllers; 7. Motor control centers; 8. Alternating current high - voltage circuit breakers; 9. Low- voltage power circuit breakers; 10. Protective relays, meters and current trans- formers; 11. Low- and medium - voltage switchgear; 12. Liquid - filled transformers; 13. Cast -resin transformers; 14. Wire or cable that is suitable for wet loca- tions and whose ends have not been exposed to water; 22 15. Wire or cable, not containing fillers, that is suitable for wet locations and whose ends have not been exposed to water; 16. Luminaires that are listed as submersible; 17. Motors; 18. Electronic control, signaling and communi- cation equipment. 604.3.2 Abatement of electrical hazards associated with fire exposure. The provisions of this section shall govern the repair and replacement of electrical systems and equip- ment that have been exposed to fire. 6043.2.1 Electrical equipment. Electrical switches, receptacles and fixtures, including furnace, water heat- ing, security system and power distribution circuits, that have been exposed to fire, shall be replaced in accordance with the provisions of the International Building Code. Exception: Electrical switches, receptacles and fix- tures that shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved manufacturer's representative indicates that the equipment has not sustained damage that requires replacement. SECTION 605 ELECTRICAL EQUIPMENT 605.1 Installation. Electrical equipment, wiring and appli- ances shall be properly installed and maintained in a safe and approved manner. 605.2 Receptacles. Every habitable space in a dwelling shall contain not less than two separate and remote receptacle out- lets. Every laundry area shall contain not less than one grounding -type receptacle or a receptacle with a ground fault circuit interrupter. Every bathroom shall contain not less than one receptacle. Any new bathroom receptacle outlet shall have ground fault circuit interrupter protection. All receptacle outlets shall have the appropriate faceplate cover for the loca- tion. 605.3 Luminaires. Every public hall, interior stairway, toilet room, kitchen, bathroom, laundry room, boiler room and fur- nace room shall contain not less than one electric luminaire. Pool and spa luminaires over 15 V shall have ground fault circuit interrupter protection. 605.4 Wiring. Flexible cords shall not be used for permanent wiring, or for running through doors, windows, or cabinets, or concealed within walls, floors, or ceilings. SECTION 606 ELEVATORS, ESCALATORS AND DUMBWAITERS 606.1 General. Elevators, dumbwaiters and escalators shall be maintained in compliance with ASME A17.1. The most current certificate of inspection shall be on display at all times within the elevator or attached to the escalator or dumb- 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® MECHANICAL AND ELECTRICAL REQUIREMENTS waiter, be available for public inspection in the office of the building operator or be posted in a publicly conspicuous location approved by the code official. The inspection and tests shall be performed at not less than the periodic intervals listed in ASME A17.1, Appendix N, except where otherwise specified by the authority having jurisdiction. 606.2 Elevators. In buildings equipped with passenger eleva- tors, not less than one elevator shall be maintained in opera- tion at all times when the building is occupied. Exception: Buildings equipped with only one elevator shall be permitted to have the elevator temporarily out of service for testing or servicing. SECTION 607 DUCT SYSTEMS 607.1 General. Duct systems shall be maintained free of obstructions and shall be capable of performing the required function. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE. 23 CHAPTER 7 FIRE SAFETY REQUIREMENTS SECTION 701 GENERAL 701.1 Scope. The provisions of this chapter shall govern the minimum conditions and standards for fire safety relating to structures and exterior premises, including fire safety facili- ties and equipment to be provided. 701.2 Responsibility. The owner of the premises shall pro- vide and maintain such fire safety facilities and equipment in compliance with these requirements. A person shall not occupy as owner- occupant or permit another person to occupy any premises that do not comply with the require- ments of this chapter. SECTION 702 MEANS OF EGRESS [F] 702.1 General. A safe, continuous and unobstructed path of travel shall be provided from any point in a building or structure to the public way. Means of egress shall comply with the International Fire Code. [F] 702.2 Aisles. The required width of aisles in accordance with the International Fire Code shall be unobstructed. [F] 702.3 Locked doors. Means of egress doors shall be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort, except where the door hardware conforms to that permitted by the International Building Code. [F] 702.4 Emergency escape openings. Required emergency escape openings shall be maintained in accordance with the code in effect at the time of construction, and the following. Required emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars, grilles, grates or similar devices are per- mitted to be placed over emergency escape and rescue open- ings provided the minimum net clear opening size complies with the code that was in effect at the time of construction and such devices shall be releasable or removable from the inside without the use of a key, tool or force greater than that which is required for normal operation of the escape and res- cue opening. SECTION 703 FIRE - RESISTANCE RATINGS [F] 703.1 Fire - resistance -rated assemblies. The required fire- resistance rating of fire- resistance -rated walls, fire stops, shaft enclosures, partitions and floors shall be maintained. [F] 703.2 Opening protectives. Required opening protec- tives shall be maintained in an operative condition. Fire and smokestop doors shall be maintained in operable condition. Fire doors and smoke barrier doors shall not be blocked or obstructed or otherwise made inoperable. SECTION 704 FIRE PROTECTION SYSTEMS [F] 704.1 General. Systems, devices and equipment to detect a fire, actuate an alarm, or suppress or control a fire or any combination thereof shall be maintained in an operable con- dition at all times in accordance with the International Fire Code. [F] 704.1.1 Automatic sprinkler systems. Inspection, testing and maintenance of automatic sprinkler systems shall be in accordance with NFPA 25. [F] 704.1.2 Fire department connection. Where the fire department connection is not visible to approaching fire apparatus, the fire department connection shall be indi- cated by an approved sign mounted on the street front or on the side of the building. Such sign shall have the letters "FDC" not less than 6 inches (152 mm) high and words in letters not less than 2 inches (51 mm) high or an arrow to indicate the location. Such signs shall be subject to the approval of the fire code official. [F] 704.2 Single - and multiple- station smoke alarms. Sin- gle- and multiple- station smoke alarms shall be installed in existing Group I -1 and R occupancies in accordance with Sections 704.2.1 through 704.2.3. [F] 704.2.1 Where required. Existing Group I -1 and R occupancies shall be provided with single- station smoke alarms in accordance with Sections 704.2.1.1 through 704.2.1.4. Interconnection and power sources shall be in accordance with Sections 704.2.2 and 704.2.3. Exceptions: 1. Where the code that was in effect at the time of construction required smoke alarms and smoke alarms complying with those requirements are already provided. 2. Where smoke alarms have been installed in occu- pancies and dwellings that were not required to have them at the time of construction, additional smoke alarms shall not be required provided that the existing smoke alarms comply with require- ments that were in effect at the time of installa- tion. 3. Where smoke detectors connected to a fire alarm system have been installed as a substitute for smoke alarms. [F] 704.2.1.1 Group R -1. Single- or multiple- station smoke alarms shall be installed in all of the following locations in Group R -1: 1. In sleeping areas. 2. In every room in the path of the means of egress from the sleeping area to the door leading from the sleeping unit. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 25 FIRE SAFETY REQUIREMENTS 3. In each story within the sleeping unit, including basements. For sleeping units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. [F] 704.2.1.2 Groups R -2, R -3, R -4 and I -1. Single - or multiple- station smoke alarms shall be installed and maintained in Groups R -2, R -3, R -4 and I -1 regardless of occupant load at all of the following locations: 1. On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bed- rooms. 2. In each room used for sleeping purposes. 3. In each story within a dwelling unit, including basements but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. [F] 704.2.1.3 Installation near cooking appliances. Smoke alarms shall not be installed in the following locations unless this would prevent placement of a smoke alarm in a location required by Section 704.2.1.1 or 704.2.1.2. 1. Ionization smoke alarms shall not be installed less than 20 feet (6096 m) horizontally from a permanently installed cooking appliance. 2. Ionization smoke alarms with an alarm- silencing switch shall not be installed less than 10 feet (3048 mm) horizontally from a permanently installed cooking appliance. 3. Photoelectric smoke alarms shall not be installed less than 6 feet (1829 mm) horizontally from a permanently installed cooking appliance. [F] 704.2.1.4 Installation near bathrooms. Smoke alarms shall be installed not less than 3 feet (914 mm) horizontally from the door or opening of a bathroom that contains a bathtub or shower unless this would pre- vent placement of a smoke alarm required by Section 704.2.1.1 or 704.2.1.2. [F] 704.2.2 Interconnection. Where more than one smoke alarm is required to be installed within an individual dwelling or sleeping unit, the smoke alarms shall be inter- connected in such a manner that the activation of one alarm will activate all of the alarms in the individual unit. Physical interconnection of smoke alarms shall not be required where listed wireless alarms are installed and all alarms sound upon activation of one alarm. The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed. Exceptions: 1. Interconnection is not required in buildings that are not undergoing alterations, repairs or con- struction of any kind. 26 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE' 2. Smoke alarms in existing areas are not required to be interconnected where alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement avail- able that could provide access for interconnection without the removal of interior finishes. [F] 704.2.3 Power source. Single- station smoke alarms shall receive their primary power from the building wiring provided that such wiring is served from a commercial source and shall be equipped with a battery backup. Smoke alarms with integral strobes that are not equipped with battery backup shall be connected to an emergency electrical system. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and with- out a disconnecting switch other than as required for over - current protection. Exceptions: 1. Smoke alarms are permitted to be solely battery operated in existing buildings where no construc- tion is taking place. 2. Smoke alarms are permitted to be solely battery operated in buildings that are not served from a commercial power source. 3. Smoke alarms are permitted to be solely battery operated in existing areas of buildings undergo- ing alterations or repairs that do not result in the removal of interior walls or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available that could pro- vide access for building wiring without the removal of interior finishes. [F] 704.2.4 Smoke detection system. Smoke detectors listed in accordance with UL 268 and provided as part of the building's fire alarm system shall be an acceptable alternative to single- and multiple- station smoke alarms and shall comply with the following: 1. The fire alarm system shall comply with all applica- ble requirements in Section 907 of the International Fire Code. 2. Activation of a smoke detector in a dwelling or sleeping unit shall initiate alarm notification in the dwelling or sleeping unit in accordance with Section 907.5.2 of the International Fire Code. 3. Activation of a smoke detector in a dwelling or sleeping unit shall not activate alarm notification appliances outside of the dwelling or sleeping unit, provided that a supervisory signal is generated and monitored in accordance with Section 907.6.5 of the International Fire Code. CHAPTER 8 REFERENCED STANDARDS This chapter lists the standards that are referenced in various sections of this document. The standards are listed herein by the promulgating agency of the standard, the standard identification, the effective date and title and the section or sections of this document that reference the standard. The application of the referenced standards shall be as specified in Section 102.7. ASME American Society of Mechanical Engineers Three Park Avenue New York, NY 10016 -5990 Standard reference number Title Referenced in code section number ASME A17.1 /CSA B44 -2013 Safety Code for Elevators and Escalators 606.1 ASTM ASTM International 100 Barr Harbor Drive West Conshohocken, PA 19428 -2959 Standard reference number Title Referenced in code section number F 1346 -91 (2010) Performance Specifications for Safety Covers and Labeling Requirements for All Covers for Swimming Pools, Spas and Hot Tubs 303.2 ICC International Code Council 500 New Jersey Avenue, NW 6th Floor Washington, DC 20001 Standard Referenced reference in code number Title section number IBC -15 International Building Code® 102.3, 201.3, 401.3, 702.3 IEBC -15 International Existing Building Code® 305.1.1, 306.1.1 IFC -15 International Fire Code® 201.3, 604.3.1.1, 604.3.2.1, 702.1, 702.2, 704.1, 704.2 IFGC -15 International Fuel Gas Code® 102.3 MC-15 International Mechanical Code® 102.3, 201.3 IPC -15 International Plumbing Code® 201.3, 505.1, 602.2, 602.3 IRC -15 International Residential Code® 201.3 IZC -15 International Zoning Code® 102.3, 201.3 NFPA National Fire Protection Association 1 Batterymarch Park Quincy, MA 02269 Standard Referenced reference in code number Title section number 25 -14 Standard for the Inspection, Testing and Maintenance of Water -Based Fire Protection Systems 704.1.1 70-14 National Electrical Code 102.4, 201.3, 604.2 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 27 APPENDIX A BOARDING STANDARD The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance. A101 GENERAL A101.1 General. Windows and doors shall be boarded in an approved manner to prevent entry by unauthorized persons and shall be painted to correspond to the color of the existing structure. A102 MATERIALS A102.1 Boarding sheet material. Boarding sheet material shall be minimum 1/finch-thick (12.7 mm) wood structural panels complying with the International Building Code. A102.2 Boarding framing material. Boarding framing material shall be minimum nominal 2 -inch by 4 -inch (51 mm by 102 mm) solid sawn lumber complying with the Interna- tional Building Code. A102.3 Boarding fasteners. Boarding fasteners shall be minimum 3/8-inch-diameter (9.5 mm) carriage bolts of such a length as required to penetrate the assembly and as required to adequately attach the washers and nuts. Washers and nuts shall comply with the International Building Code. A103 INSTALLATION A103.1 Boarding installation. The boarding installation shall be in accordance with Figures A103.1(1) and A103.1(2) and Sections A103.2 through A103.5. A103.2 Boarding sheet material. The boarding sheet mate- rial shall be cut to fit the door or window opening neatly or shall be cut to provide an equal overlap at the perimeter of the door or window. A103.3 Windows. The window shall be opened to allow the carriage bolt to pass through or the window sash shall be removed and stored. The 2 -inch by 4 -inch (51 mm by 102 mm) strong back framing material shall be cut minimum 2 inches (51 mm) wider than the window opening and shall be placed on the inside of the window opening 6 inches (152 mm) minimum above the bottom and below the top of the window opening. The framing and boarding shall be pre - drilled. The assembly shall be aligned and the bolts, washers and nuts shall be installed and secured. A103.4 Door walls. The door opening shall be framed with minimum 2 -inch by 4 -inch (51 mm by 102 mm) framing material secured at the entire perimeter and vertical members at a maximum of 24 inches (610 mm) on center. Blocking shall also be secured at a maximum of 48 inches (1219 mrn) on center vertically. Boarding sheet material shall be secured with screws and nails alternating every 6 inches (152 mm) on center. A103.5 Doors. Doors shall be secured by the same method as for windows or door openings. One door to the structure shall be available for authorized entry and shall be secured and locked in an approved manner. A104 REFERENCED STANDARD IBC -12 International Building Code A102.1, A102.2, A102.3 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 29 APPENDIX A 30 6" 3/a" carriage bolts. Bolts shall be long enough to extend from the exterior plywood through the interior plywood and strong backs and fastened from the interior with a nut. 1/2" CDX plywood or performance -rated OSB. 2" x 4" strong backs Window frame 2" x 4" strong backs 3 /8" carriage bolts. Bolts shall be long enough to extend from the exterior plywood through the interior plywood and strong backs and fastened from the interior with a nut. FIGURE A103.1(1) BOARDING OF DOOR OR WINDOW "I CDX plywood or performance-rated OBS shall be secured to header, base plate, studs, sobs, end edge blocking using alternate screws and nails at a ma imum 0t 6 inch OC 2" x 4" header 2' x 4' edge blocking either horizornally cr vertically along edge of each sheet of plywood or OSB FIGURE A103.1(2) BOARDING OF DOOR WALL 2"x4 "studs Spaced 24" on center f2"x4'stile /Door wail frame x 4" base plate 2015 INTERNATIONAL PROPERTY MAINTENANCE CODEe INDEX A ACCESS Emergency egress 702 From bedrooms 404.4.2 Plumbing fixtures, access for cleaning 504.2 To public way 702.1 Toilet room as passageway 503.1 Water closet 404.4.3 ADJACENT Privacy (hotel units, rooming units) 404.1 ADMINISTRATION Scope 101.2 AGENT (See also OPERATOR, OWNER) Definition 202 AIR Combustion air 603.5 AISLES Minimum width 702.2 ALTERATION Applicability of other codes 102.3 Inspection 104.2 Prosecution 106.3 Unlawful acts 106.1 ANCHOR Anchored, definition 202 Architectural trim 304.8 Signs, marquees and awnings 304.9 Unsafe conditions 304.1.1 APPEAL Application 111.1 Board decision 111.6 Board of appeals 111.2 Court review 111.7 Disqualification 111.2.3 Financial interest 111.2.3 Hearing, emergency orders 109.6 Membership 111.2 Notice of appeal 111.1 Postponed hearing 111.5 Records 104.6 Right to appeal 111.1 Vote 111.6 APPLIANCE Cooking 403.3, 602.2 Mechanical 603.1 APPLICABILITY Application of references 102.9 General 102.1 Other laws 102.10 Referenced codes and standards 102.7 APPROVAL Alternatives 105.2 Authority 104.1, 105.2 Modifications 105.1 Research reports 105.6 Used material and equipment 105.4 APPROVED Alternative materials, methods and equipment 105.2 Definition 202 Energy conservation devices 603.6 Garbage storage facilities 308.3.1 Modifications 105.1 Used materials and equipment 105.4 ARTIFICIAL Lighting of habitable rooms 401.3 Lighting of other spaces 402.3 AUTOMOBILE Motor vehicles 302.8 AWNING Signs, marquees and awnings 304.9 B BALCONY Handrails and guardrails 304.12 BASEMENT Definition 202 Hatchways 304.16 Windows 304.17 BATHROOM Common bathrooms 502.3, 503.1 Hotels 502.3 Lighting 605.3 Locks 503.1 Outlets required 605.2 Privacy 503.1 Ventilation 403.2 BATHTUB Dwelling units 502.1 Rooming houses 502.2 Sewage system 506.1 Water- heating facilities 505.4 Water system 505.1 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 31 INDEX BOARDING Boarding standard Appendix A BOILER Unsafe equipment 108.1.2 C CAPACITY Heating facilities 602.2, 602.3, 602.4 CAR (See AUTOMOBILE) CEILING Basement rooms 404.3 Fire - resistance ratings 703.1 Interior surfaces 305.3 Minimum height 404.3 Sleeping rooms 404.3 CHANGE, MODIFY Application of other codes 102.3 CHIMNEY Exterior structure 304.11 Flue 603.2, 603.3 CLEANING Access for cleaning 504.2 Disposal of garbage 308.3 Disposal of rubbish 308.2 Interior and exterior sanitation 308.1 Interior surfaces 305.3 Plumbing facilities, maintained 504.1 Required plumbing facilities 502 Responsibility of persons 305.1 Trash containers 308.3.2 Vacant structures and land 301.3 CLEARANCE Heating facilities 603.3 Plumbing fixtures 504.2 CLOSING Streets 109.3 Vacant structures 108.2 CLOTHES DRYER Exhaust 403.5 CODE OFFICIAL Condemnation 108.1 Demolition 110 Duties 104 Emergency order 109 Enforcement authority 104.1 Failure to comply with demolition order 110.3 Identification 104.3 Inspections 104.2 Liability, relief of personal 103.4 Membership of board of appeals 111.2 Notice of violation 104.5, 107 Notices and orders 107 Official records 104.6 Personal liability 103.4 Placarding 108.4 Prosecution 106.3 Removal of placard 108.4.1 Right of entry 104.3 Transfer of ownership 107.6 Vacant structures 108.2 Voting of appeals board 111.2, 111.6 COMBUSTION Combustion air 603.5 COMPONENT SERVICEABILITY Unsafe conditions 306.1.1 CONDEMNATION Closing of vacant structures 108.2 Failure to comply 110.3 General 108.1 Notices and orders 108.2, 108.3 Placarding 108.4 Removal of placard 108.4.1 CONFLICT Conflict of interest 111.2.3 Violations 106.1 CONNECTION Sewage system 506.1 Water heating 505.4 Water system 505.1 CONSTRUCTION Existing structures 101.2 CONTAINER Garbage 308.3.2 Rubbish storage 308.2.1 CONTINUOUS Unobstructed egress 702.1 CONTROL Rodent control 302.5, 304.5 Safety controls 603.4 Weed 302.4 COOLING Cooling towers 304.11 CORRIDOR Accumulation of rubbish 308.1 Light 402.2 Lighting fixtures 605.3 Obstructions 702.1, 702.2 Ratings maintained 703 D DAMP, DAMPNESS Roofs 304.7 32 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® Window, door frames 304.13 DANGEROUS, HAZARDOUS Condemnation 108.1 Demolition 110 Electrical hazards 604.3, 604.3.1 Existing remedies 102.4 Imminent danger 202 Unsafe equipment 108.1.2 Unsafe structures or premises 108.1.5 DECKS Handrails and guardrails 304.12 Maintenance 304.2, 304.10 DEMOLITION Existing remedies 102.4 Failure to comply 110.3 General 110 Order 110.2 Salvage materials 110.4 DETECTORS Smoke 704 DETERIORATION Components of systems 306.1.1 Definition 202 Exterior structure 304.1.1 Exterior walls 304.6 DIRECT Egress 702.1 DISPOSAL Disposal of garbage 308.3 Disposal of rubbish 308.2 DOOR Exit doors 702.3 Fire 703.2 Hardware 304.15 Insect screens 304.14 Interior surfaces 305.3 Locks 304.15, 702.3 Maintenance 304.13, 304.15 Weather tight 304.13 Window and door frames 304.13 DORMITORY (ROOMING HOUSE, HOTEL, MOTEL) Locked doors 702.3 Privacy 503.1, 503.2 DRAIN, DRAINAGE Basement hatchways 304.16 Plumbing connections 506 Storm drainage 507 DUCT Exhaust duct 304.9 Duct systems 607 INDEX DUST Process ventilation 403.4 DWELLING Cleanliness 305.1, 308.1 Definition 202 Electrical 604.1 Heating facilities 602 Required facilities 502 E EGRESS Aisles 702.2 Emergency escape 702.4 General 702.1 Lighting 402.2 Locked doors 702.3 Obstructions prohibited 702.1 Stairs, porches and railings 304.10, 305.4, 3055, 307.1 ELECTRIC, ELECTRICAL EQUIPMENT Abatement of hazards, fire exposure 604.3.2 Abatement of hazards, water exposure 604.3.1 Condemnation 108.1 Electrical equipment 604.3.1.1 Facilities required 604.1 Hazards 604.3 Installation 605.1 Lighting fixtures 605.3 Receptacles 604.3, 605.2 Responsibility 601.2 Service 604.2 ELEVATOR, ESCALATORS, DUMBWAITERS Condemnation 108.1 General 606.1 Maintenance 606.1, 606.2 EMERGENCY Emergency escape openings 702.4 Emergency measures 109 Emergency orders 109.1 ENFORCEMENT Duties and powers 104 Scope 101.2 EQUIPMENT Alternative 105.2 Combustion air 603.5 Condemnation 108.1.2, 108.3 Electrical installation 605.1 Emergency order 109.1 Energy conservation devices 603.6 Installation 603.1 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 33 INDEX Interior structure 305.1 Placarding 108.4, 108.5 Prohibited use 108.5 Responsibility 601.2 Safety controls 603.4 Scope 101.2 Scope, mechanical and electrical 601.1 Support, definition 202 Unsafe 108.1.2 Used 105.4 EXHAUST Clothes dryer 403.5 Exhaust ducts 304.9 Process ventilation 403.4 EXISTING Remedies 102.4 Scope 101.2 Structural members 304.1.1, 304.4 Structures 101.3 EXTERIOR Decorative features 304.8 Exterior structure 304 Exterior walls 304.6 Painting 304.2, 304.6 Rodent harborage 302.5, 304.5 Sanitation 304.1 Scope 301.1 Stair 304.10 Street numbers 304.3 Unsafe conditions 304.1.1 Weather tight 304.13 F FAN Exhaust vents 302.6 FEES, EXPENSES, COST Closing vacant structures 108.2 Demolition 110.1, 110.3, 110.4 Extermination 309.2, 309.3, 309.4, 309.5 General 103.5 Relief from personal liability 103.4 FENCE Accessory 302.7 Maintenance 304.2 FIRE Automatic sprinkler systems 704.1.1 Fire - resistance -rated assemblies 703.1 Fire department connection 704.1.2 Fire protection systems 704 Responsibility, fire safety 701.2 Scope 101.2 Scope, fire safety 701.1 Smoke alarms 704.2 FLAMMABLE LIQUID Containers 108.1.2 FLOOR, FLOORING Area for sleeping purposes 404.4.1 Fire - resistance ratings 703.1 Interior surfaces 305.1, 305.3 Space requirements 404.4.1, 404.6 FOOD PREPARATION Cooking equipment 403.3 Sanitary condition 305.1, 404.7 Ventilation 403.4 FOUNDATION Condemnation 108.1.1 Foundation walls 304.5 Unsafe conditions 304.1.1, 305.1.1 FRAME Window and door frames 304.13 G GAS Energy conservation devices 603.6 Exhaust vents 302.6 GLAZING Materials 304.13.1 GRADE Drainage 302.2, 507 GUARD Anchorage and maintenance 304.12 Basement windows 304.18.2 Definition 202 H HABITABLE Definition 202 Light 402 Minimum ceiling height 404.3 Minimum room width 404.2 Required plumbing facilities 502 Residential heating facilities 602.2, 602.3 Space requirements 404.4.1 Ventilation 403 HANDRAILS AND GUARDRAILS Handrails 304.12, 305.5, 307.1 Stairs and porches 304.10 HARDWARE Door hardware 304.15, 702.3 Openable windows 304.13.2 34 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® HAZARDOUS (See DANGEROUS, HAZARDOUS) HEAT, HEATING Energy conservation devices 603.6 Fireplaces 603.1 Heating 603.1 Mechanical equipment 603.1 Required capabilities 602 Residential heating 602.2, 602.3 Supply 602.3 Water heating facilities 505.4 Water system 505 HEIGHT Minimum ceiling height 404.3 HOT (See HEAT, HEATING) HOTELS, ROOMING HOUSES AND DORMITORY UNITS, MOTELS Definition 202 Locked doors 702.3 Required facilities 502 Toilet rooms 503 HOUSEKEEPING UNIT Definition 202 IDENTIFICATION Code official 104.4 INFESTATION Condemnation 108.1.3 Definition 202 Insect and rodent 302.5, 304.14, 309.1 INSECTS Infestation 309.1 Insect screens 304.14 Pest elimination 309 INSPECTIONS General 104.2 Right of entry 104.3 INSPECTOR Identification 104.4 Inspections 104.2 Records 104.6 INTENT Code 101.3 INTERIOR Interior structure 305 Interior surfaces 305.3 Means of egress 702 Sanitation 305.1 Unsafe conditions 305.1.1 INDEX J JURISDICTION Title 101.1 K KITCHEN Electrical outlets required 605.2 Minimum width 404.2 Prohibited use 404.4.4 Room lighting 605.3 Water heating facilities 505.4 L LANDING Handrails and guards 304.12, 3055, 306.1 Maintenance 304.10, 305.4 LAUNDRY Room lighting 605.3 Water- heating facilities 505.4 LAVATORY Hotels 502.3 Required facilities 502 Rooming houses 502.2 Sanitary drainage system 506 Water- heating facilities 505.4 Water system 505 LEASE (SELL, RENT) Heat supplied 602.3 Salvage materials 110.4 Transfer of ownership 107.6 LIEN Closing of vacant structures 108.2 Demolition 110.3 Failure to comply 110.3 LIGHT, LIGHTING Common halls and stairways 402.2, 605.3 General 402 Habitable rooms 402.1 Kitchen 605.3 Laundry rooms 605.3 Luminaires 605.3 Other spaces 402.3 Responsibility 401.2 Scope 101.2 Toilet rooms 605.3 LIVING ROOM Room area 404.4.1 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 35 INDEX LOAD, LOADING Elevators, escalators and dumbwaiters 606.1 Handrails and guardrails 304.12, 305.5 Live load 304.4, 305.2 Stairs and porches 304.10, 305.2 Structural members 304.4, 305.2 M MAINTENANCE Required MATERIAL Alternative Salvage Used MEANS OF EGRESS (See EGRESS) MECHANICAL Installation Responsibility Scope Ventilation, general Ventilation, toilet rooms MINIMUM Ceiling height Room area Room width MODIFICATION Approval MOTEL (See HOTELS) MOTOR VEHICLES Inoperative Painting 102.2 105.2 110.4 105.4 603.1 601.2 601.1 403 403.2 404.3 404.4.1 404.2 105.1 302.8 302.8 401.3, 402 401.3, 403 111.1 107.2 107.3 107 107.1 107.5 108.4 107.6 107.4 108.2 403.4 302.4 N NATURAL Lighting Ventilation NOTICES AND ORDERS Appeal Form Method of service Orders Owner, responsible person Penalties Placarding of structure Transfer of ownership Unauthorized tampering Vacating structure NOXIOUS Process ventilation Weeds NUISANCE Closing of vacant structures 108.2 0 OBSTRUCTION Light 402.1 Right of entry 104.3 OCCUPANCY (See USE) OPENABLE Locked doors 702.3 Windows 304.13.2, 403.1 OPERATOR Definition 202 ORDER (See NOTICE) ORDINANCE, RULE Applicability 102 Application for appeal 111.1 OUTLET Electrical 605.2 OWNER Closing of vacant structures 108.2 Definition 202 Demolition 110 Failure to comply 110.3 Insect and rat control 302.5, 309.2, 309.4 Notice 107.1, 108.3 Pest elimination 309.2 Placarding of structure 108.4 Responsibility 301.2 Responsibility, fire safety 701.2 Responsibility, light, ventilation 401.2 Responsibility, mechanical and electrical 601.2 Responsibility, plumbing facilities 501.2 Right of entry 104.3 Rubbish storage 308.2.1 Scope 101.2 Transfer of ownership 107.6 P PASSAGEWAY Common hall and stairway 402.2 Interior surfaces 305.3 Toilet rooms, direct access 503.1 PENALTY Notices and orders 107.5 Placarding of structure 108.4 Prohibited occupancy 108.5 Removal of placard 108.4.1 Scope 101.2 Violations 106.4 36 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® PEST ELIMINATION Condemnation 108.1 Definition 202 Insect and rodent control 302.5, 304.5, 304.14, 309.1 Pest elimination 309.1 Responsibility of owner 301.2, 309.2 Responsibility of tenant- occupant.309.3, 309.4, 309.5 PLACARD, POST Closing 108.2 Condemnation 108.1 Demolition 110 Emergency, notice 109.1 Notice to owner 107.1, 108.3 Placarding of structure 108.4 Prohibited use 108.5 Removal 108.4.1 PLUMBING Clean and sanitary 504.1 Clearance 504.2 Connections 505.1 Contamination 505.2 Employee's facilities 503.3 Fixtures 504.1 Required facilities 502 Responsibility 501.2 Sanitary drainage system 506 Scope 501.1 Storm drainage 507 Supply 505.3 Water heating facilities 505.4 PORCH Handrails 304.12 Structurally sound 304.10 PORTABLE (TEMPORARY) Cooking equipment 603.1 PRESSURE Water supply 505.3 PRIVATE, PRIVACY Bathtub or shower 503.1 Occupancy limitations 404.1 Required plumbing facilities 502 Sewage system 506.1 Water closet and lavatory 503.1 Water system 505.1 PROPERTY, PREMISES Cleanliness 304.1, 308.1 Condemnation 108 Definition 202 Demolition 110 Emergency measures 109 Exterior areas 302 INDEX Failure to comply 110.3 Grading and drainage 302.2 Pest elimination, multiple occupancy . 302.5, 309.4 Pest elimination, single occupancy 302.5, 309.3 Responsibility 301.2 Scope 301.1 Storm drainage 507 Vacant structures and land 301.3 PROTECTION Basement windows 304.17 Fire protection systems 704 Signs, marquees and awnings 304.9 PUBLIC Cleanliness 304.1, 305.1 Egress 702.1 Hallway 502.3 Sewage system 506.1 Toilet facilities 502.5, 503 Vacant structures and land 301.3 Water system 505 PUBLIC WAY Definition 202 R RAIN (PREVENTION OF ENTRY INTO BUILDING EXTERIOR ENVELOPE) Basement hatchways 304.16 Exterior walls 304.6 Grading and drainage 302.2 Roofs 304.7 Window and door frames 304.13 RECORD Official records 104.6 REPAIR Application of other codes 102.3 Chimneys 304.11 Demolition 110.1 Exterior surfaces 304.1 Intent 101.3 Maintenance 102.2 Signs, marquees and awnings 304.9 Stairs and porches 304.10 Weather tight 304.13 Workmanship 102.5 REPORTS Test reports 105.3.2 RESIDENTIAL Pest elimination 309 Residential heating 602.2 Scope 101.2 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 37 INDEX RESPONSIBILITY Pest elimination 309 Fire safety 701.2 Garbage disposal 308.3 General 301.2 Mechanical and electrical 601.2 Persons 301.1 Placarding of structure 108.4 Plumbing facilities 501.2 Rubbish storage 308.2.1 Scope 101.2, 301.1 REVOKE, REMOVE Demolition 110 Existing remedies 102.4 Removal of placard 108.4.1 Rubbish removal 308.2.1 RIGHT OF ENTRY Duties and powers of code official 104.3 Inspections 104.2 RODENTS Basement hatchways 304.16 Condemnation 108 Foundations 304.5 Guards for basement windows 304.17 Harborage 302.5 Insect and rodent control 309.1 Pest elimination 302.5, 309 ROOF Exterior structure 304.1 Roofs 304.7 Storm drainage 507 ROOM Bedroom and living room 404.4 Cooking facilities 403.3 Direct access 503.2 Habitable 402.1 Heating facilities 602 Light 402 Minimum ceiling heights 404.3 Minimum width 404.2 Overcrowding 404.5 Prohibited use 404.4.4 Temperature 602.5 Toilet 503 Ventilation 403 ROOMING HOUSES (See DORMITORY) RUBBISH Accumulation 308.1 Definition 202 38 Disposal 308.2 Garbage facilities 308.3.1 Rubbish storage 308.2.1 S SAFETY, SAFE Fire safety requirements 701, 702, 703, 704 Safety controls 603.4 SANITARY Cleanliness 304.1, 305.1 Disposal of garbage 308.3 Disposal of rubbish 308.2 Exterior property areas 302.1 Exterior structure 304.1 Food preparation 404.7 Furnished by occupant 302.1 Grease interceptors 506.3 Interior surfaces 305.3 Plumbing fixtures 504.1 Required plumbing facilities 502 Scope 101.2 SCREENS Insect screens 304.14 SECURITY Basement hatchways 304.18.3 Building 304.18 Doors 304.18.1 Vacant structures and land 301.3 Windows 304.18.2 SELF - CLOSING SCREEN DOORS Insect screens 304.14 SEPARATION Fire - resistance ratings 703 Privacy 404.1 Separation of units 404.1 SERVICE Electrical 604.2 Method 107.3 Notices and orders 107.1, 108.3 Service on occupant 108.3 SEWER General 506.1 Maintenance 506.2 SHOWER Bathtub or shower 502.1 Rooming houses 502.2 Water - heating facilities 505.4 Water system 505 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE SIGN Signs, marquees and awnings 304.9 Unauthorized tampering 107.4 SINGLE - FAMILY DWELLING Extermination 309 SINK Kitchen sink 502.1 Sewage system 506 Water supply 505.3 SIZE Efficiency unit 404.6 Habitable room, light 402 Habitable room, ventilation 403 Room area 404.4.1 SMOKE ALARMS Alarms 704.2 Installation near bathrooms 704.2.2 Installation near cooking appliances 704.2.1 Interconnection 704.4 Power source 704.3 SPACE General, light 402 General, ventilation 403 Occupancy limitations 404 Privacy 404.1 Scope 401.1 STACK Smoke 304.11 STAIRS Common halls and stairways, light 402.2 Exit facilities 305.4 Exterior property areas 302.3 Handrails 304.12, 305.5 Lighting 605.3 Stairs and porches 304.10 STANDARD Referenced 102.7 STOP WORK ORDER Authority 112.1 Emergencies 112.3 Failure to comply 112.4 Issuance 112.2 STORAGE Food preparation 404.7 Garbage storage facilities 308.3 Rubbish storage facilities 308.2.1 Sanitation 308.1 STRUCTURE Accessory structures 302.7 Closing of vacant structures 108.2 Definition 202 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® INDEX Emergency measures 109 General, condemnation 110 General, exterior 304.1 General, interior structure 305.1 Placarding of structure 108.4 Scope 301.1 Structural members 304.4, 305.2 Vacant structures and land 301.3 SUPPLY Combustion air 603.5 Public water system 505.1 Water- heating facilities 505.4 Water supply 505.3 Water system 505 SURFACE Exterior surfaces 304.2, 304.6 Interior surfaces 305.3 SWIMMING Enclosure 303.2 Safety covers 303.2 Swimming pools 303.1 T TEMPERATURE Nonresidential structures 602.4 Residential buildings 602.2 Water- heating facilities 505.4 TENANT Scope 101.2 TEST, TESTING Agency 105.3.1 Methods 105.3.1 Reports 105.3.2 Required 105.3 TOXIC Process ventilation 403.4 TRASH Rubbish and garbage 308 U UNOBSTRUCTED Access to public way 702.1 General, egress 702.1 UNSAFE STRUCTURES AND EQUIPMENT Abatement methods 108.6 Dangerous structure or premises 108.1.5 Equipment 108.1.2 Existing remedies 102.4 General, condemnation 108, 110 General, demolition 110 39 INDEX Notices and orders 107, 108.3 Record 108.7 Structures 108.1.1 USE Application of other codes 102.3 General, demolition 110 UTILITIES Authority to disconnect 108.2.1 V VACANT Abatement methods 108.6 Authority to disconnect service utilities 108.2.1 Closing of vacant structures 108.2 Emergency measure 109 Method of service 107.3, 108.3 Notice to owner or to person responsible 107, 108.3 Placarding of structure 108.4 Record 108.7 Vacant structures and land 301.3 VAPOR Exhaust vents 302.6 VEHICLES Inoperative 302.8 Painting 302.8 VENT Plumbing hazard 504.3 Exhaust vents 302.6 Flue 603.2 VENTILATION Clothes dryer exhaust 403.5 Combustion air 603.5 Definition 202 General, ventilation 403 Habitable rooms 403.1 Process ventilation 403.4 Recirculation 403.2, 403.4 Toilet rooms 403.2 VERMIN Condemnation 108 Insect and rodent control 302.5, 309 VIOLATION Condemnation 108 Enforcement 106.2 General 106 Notice 107, 108.3 Separate offenses 106.4 Placarding of structure 108.4 Prosecution 106.3 Strict liability offense 106.3, 202 Transfer of ownership 107.6 W WALK Sidewalks 302.3 WALL Accessory structures 302.7 Exterior surfaces 304.2, 304.6 Exterior walls 304.6 Foundation walls 304.5 General, fire - resistance rating 703.1 Interior surfaces 305.3 Outlets required 605.2 Temperature measurement 602.5 WASTE Disposal of garbage 308.3 Disposal of rubbish 308.2 Garbage storage facilities 308.3.1 WATER Basement hatchways 304.16 Connections 506.1 Contamination 505.2 General, sewage 506 General, storm drainage 507 General, water system 505 Heating 505.4 Hotels 502.3 Kitchen sink 502.1 Required facilities 502 Rooming houses 502.2 Supply 505.3 System 505 Toilet rooms 503 Water- heating facilities 505.4 WEATHER, CLIMATE Heating facilities 602 WEEDS Noxious weeds 302.4 WIDTH Minimum room width 404.2 WINDOW Emergency escape 702.4 Glazing 304.13.1 Guards for basement windows 304.17 Habitable rooms 402.1 Insect screens 304.14 Interior surface 305.3 40 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® INDEX Light 402 Openable windows 304.13.2 Toilet rooms 403.2 Ventilation 403 Weather tight 304.13 Window and door frames 304.13 WORKMANSHIP General 102.5 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 41 EDITORIAL CHANGES — SECOND PRINTING Page 10, definition INFESTATION now reads ...INFESTATION. The presence, within or contiguous to, a structure or prem- ises of insects, rodents, vermin or other pests. 2015 INTERNATIONAL PROPERTY MAINTENANCE CODE® 43