HomeMy WebLinkAboutCDN 2019-03-26 Item 2E - Update - Rental Housing ProgramCity of Tukwila
Allan Ekberg, Mayor
INFOR ATIONAL E ORANDU
TO: Community Development and Neighborhoods Committee
FROM: Jack Pack, DCD Director
BY: Nora Gierloff, Deputy DCD Director and Kia Shagena, Code Enforcement
Officer
CC: Mayor Ekberg
DATE: March 26, 2019
SUBJECT: Rental Housing Program Update
ISSUE
TMC 5.06.050 was updated to provide more oversight of Residential Rental Licensing Program
inspections conducted by non -city inspectors.
BACKGROUND
During the November 27, 2018 Community Development and Neighborhoods Committee
meeting staff proposed changes to the Residential Rental Licensing Program which included the
addition of an audit provision to the code which allows code officials to reinspect units when the
inspection report results are in question. On December 10, 2018 City Council approved the
proposed code changes to TMC 5.06. See attachment A.
DISCUSSION
In response to an identified quality assurance issue related to rental inspections conducted by a
non -city inspector, the rental housing staff reached out to property owners whose last inspection
was performed by this inspector to offer a courtesy inspection by our inspection staff. Four
property owners took advantage of the courtesy inspection offer. Seven units were reinspected
by our inspectors. Of the seven units inspected three units did not pass inspection. Our
inspectors found that each of the three failed units were missing one or more smoke alarms and
two of the units contained electrical hazards. Inspectors have been working with property
owners to have the deficiencies corrected.
In an effort to improve inspection quality assurance, rental housing staff have begun
implementation of the program's new audit policy.
Any time before or after a Certificate of Compliance is issued the code official may reexamine
inspection checklists submitted by private inspectors.
Under the following conditions the code official may require rental units to be reinspected by the
City:
1) The City has received one or more life -safety complaints about a specific unit/property.
2) The City has received complaint(s) of substandard housing conditions.
3) The City has received a significant number of incomplete and/or inaccurate inspection
checklists from a specific property/inspector.
4) The City has received a significant number of inspection checklists with perfect scores
from a specific property/inspector.
5) The City has received tenant complaints about inadequate inspections.
6) The City has received two or more separate complaints about a specific inspector.
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INFORMATIONAL MEMO
Page 2
7) The City has received three ormore separate complaints about ospecific property.
0 A| and/or substandard housing condition(s) has been found toexist onthe
property.
QA A specific inspector has been removed from the Citv's approved list.
1[UAspecific inspector, pnopertyovvnar, and/or manager, has been found bvthe City to
have submitted one or more inspection checklists known (or should have known) to be
Ifthe code official determines that a reinspection is required, the code official shall issue a
written Notice of Rental Inspection Audit and reinspeotions must be scheduled within GOdayo of
notice issuance. The code official may request ofull orpartial reinepectiondepending oDthe
number ofunits on the property. Rental units that fail the audited reinspeotion will be required to
bacorrected and reinspected within 30days. AMinspection failure rate ofmore than 4O%will
result inomandatory full property nsinepectionot the owner's expense. See attachment B.
|naddition toimplementing the progran'snew audit policy,staff have updated the
rental inspection checklist. The previous inspection checklist required ` inspectors hoindicate if
code standard was met ornot. The new checklist requires inspectors toindicate ifa code
standard was met or not and for most of the listed code stondardo, if the standard is not met the
inspector is required to indicate the severity level ofthe observed violation. Severity levels are
defined as rninor, rnodermte, or severe. This addition to the inspection checklist was included as
a means tobetter measure the overall condition of the rental units, as well as, capture the
nuances of the different types of housing issues seen by inspectors within Tukwila's rental
housing stock.
k .
In addition to aseverity scale, the checklist was also reformatted to improve usability, namoma
redundancies, and consolidate inspection results.
FINANCIAL IMPACT
The only direct costs would bestaff time required to implement and enforce the audit and
revocation provisions. This includes the staff time for required reinspections.
RECOMMENDATION
Information and discussion only
ATTACHMENTS
A. TIVIC Chaoter5.OG.O5D
B. Notice QfRental Inspection Audit
C. Updated Rental Inspection Checklist
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5.06.0 Inspection Required
A. The property owner i responsible for obtaining an
inspection of each rental unit and submitting the Inspection
Checklist to the code official no later than September 30 of the
year the Certificate of Compliance expires.
B. When a unit changes from owner occupancy to a
rental„ the inspection must occur before the unit is cupied by
the tenant. An inspection is not required the year a Certificate
of Occupancy is issued for a newly -constructed bolding, and
thereafter the building will be inspected according to the
quadrant in which it is located,
C. Owners of complexes with 5 or more units are required
to utilize a non -City inspector. Owners of rental properties with
fewer than 5 units may utilize a City inspector or a non -City
inspector. -City inspectors must meet the qualifications
defined herein, , preapproved by the City, and may not have
a financial interest in the property. The City shall provide the
Inspection Checklist to the owner with the application form.
D. The code official shall issue a Certificate of
Compliar for rental units that comply with applicable laws
based on a submitted Inspection Checklist. If using a non -City
inspector, the owner shall be responsible for making the
inspection arrangement with the non -City inspector.
E. The code official shall audit Inspection Checklists
submitted by private inspectors and based on audit results may
reinspct-units, on that property or inspected by that inspector.,
F. Submittali of an 'Inspection Checklist that the owner
knows or should have known is false may result in revocation of
the residential rental business license and penalties defined in
TMC Sect 5.06.200.
C. An impactor may be removed from the City's approved
list for reasons including„ but not limited to:.
1. Submittal of an Insp t' Checklist that the
inspector knows or should have known is false.
2. Conviction for any crime that occurs in connection
with an inspection.
3. Failure to hold a valid Tukwila business license..
(Ord, 260 § , 2018; Ord. 2519 § , 2016::
Ord. 2459 §2. 2014; ; Ord. 2281 §1(part), 2010)
67
68
City of Tukwila
Code Enforcement
NOTICE OF RENTAL INSPECTION AUDIT TMC § 5.06 050(Ej
DATE
PROPERTY OWNER/MANAGER
ADDRESS
CITY, STATE, ZIP
Rental License #: RENT##-####
Rental Location: ADDRESS
Parcel #:
##########
REINSPECTION(S) REQUIRED
RESIDENTIAL RENTAL BUSINESS LICENSE INSPECTION REQUIREMENTS
Code Reference: TMC 5.06.050 Inspection Required
A. The property owner is responsible for obtaining an inspection of each rental unit
Determination:
E. The code official shall audit Inspection Checklists submitted by private inspectors
and based on audit results may reinspect units on that property or inspected by
that inspector....
Reinspection of a random sample of rental units is required within 60 days of this notice.
Inspections shall be completed by a City Inspector. City Inspector(s) shall select the
specific units to be inspected day of inspection.
The landlord must provide ALL tenants written notice at least 48 hours prior to inspection.
See enclosure.
Rental units that fail this City inspection will be required to be corrected and reinspected
within 30 days.
From the sample of units that are chosen by the inspector(s) for inspection, an inspection
failure rate of more than 40% will result in a mandatory full property reinspection at
owner's expense.
Contact the City's Rental Housing Program at (206)431-1674 to schedule inspections.
INSPECTION MUST OCCUR WITHIN 60 DAYS OF THIS NOTICE
Reasons for A Rental Inspection is required as a condition of a residential rental business license per
Determination: TMC 5.06.050. City records indicate that the last rental inspections submitted for this
property were completed on May 16, 2017 by a private (non -city) inspector. Per provision
E of TMC 5.06.050 an audit of the submitted inspection results was conducted on February
6, 2019.
After review of the 2017 inspection results it was found that all 56 units inspected received
a perfect score on their Inspection Checklist. This is an unusual and significant number of
inspection checklists with a perfect score. It was also found that the inspections were
conducted by a private inspector that has since been removed from the City's list of
approved inspectors for having submitted a series of false, insufficient and/or incomplete
inspection reports. To verify the conditions and habitability of the rental units at this
property partial reinspection is required.
Auditor: Kia M Shagena
Determination Date: DATE
CITY OF TUKWILA CODE ENFORCEMENT • 6300 SOUTHCENTER BLVD, SUITE 100, TUKWILA, WA 98188 • (206)431-3671
69
Failure to comply with inspection requirements may result in the non -issuance or revocation of a property's
Residential Rental Business License and result in the inability to rent the unit(s). Relocation Assistance pursuant
toTK000.46may apply.
Code Enforcement Officer: 0aMShaXena
Telephone: (206)431,2164
Email: Kia.ShaOenaKptukwi|amm.Xov
ENCL0SURE(S): Requirements for Nntice(s)toTenants
Inspection Checklist
[C:
PROPERTY MANAGER
ADDRESS
SUITE#
70
Property Owner:
Rental Address:
Property Name:
CITY OF
TUKWILA
Unit #:
Rental Housing Program - Inspection Report and Checklist
UNIT DOES NOT PASS IF INSPECTION RESULTS EQUAL 25 POINTS OR MORE
owe||incType
Eonule-family E;puu,puu
Ecunuomm/um E Apartment w/ +"nxs
Eoun/ex EAccessory Dwelling Unit
En/v/ex Eaumo/eff ic/eocvunit
FILE #
Inspection Results
Final Inspection Score
CITY OfTUKWILAOFFICIAL RENTAL INSPECTION REPORT
DATE npINSPECTION:
INSPECTOR NAME (PmmTEn): INSPECTOR osm^mRE.
RE/mSpECrmwnEQw/nmr x / IN nowSPsomwDUE DATE:
POST INSPECTION COMMENTS /REQUIRED CORRECTIVE ACTIONS
HAoAnmS-[heck all hazards that apply.
Plumbing system hazards fomndIPMCS04.3
Mechanical equipment improperly installed and maintained /nwcwa/
Combustion air supply is inadequate for fuel burning equipment - IPMC 603.5
Unit does NOT have electrical service provided byutility- /nwcw4./
Electrical system hazards found nwcm^
Other hazards found /,wc/w
Describe hazard:
Fire doors are blocked, obstructed, nrinoperable '/,mcr03.2
Inadequate emergency egress from one ormore habitable spaces /,Mcwz^
Doors, bars, grilles, grates over emergency escape openings are NOT readily operable from inside, without keys or
special knowledge /,wcnu.3mno.*
Missing/inoperable Smoke detector(s): Detectors required for each story; each bedroom; immediately outside
each sleeping area /,wc/04
Missing orinoperable Carbon monoxidedetectur(s): Detectors required for each story; immediately outside each
sleeping area ^mv19.27s30
One ormore bedroom under 7Osqft/,wC404.+1
as
as
2s
as
as
as
25
For each hazard present add 25 points to Final Inspection Score
COMMENTS
4 ENTAL HOUSING INSPECTION CHECKLIST
DIRECTIONS: If code standard is not met the inspector will mark the applicable section with the appropriate point value based on the severity of the violation. Severity levels are defined as
minor, moderate, or severe (except where only a single score option is provided). The inspector will mark NA if not applicable and will add inspection notes to support ratings.
Sections left blank indicate compliance with the referenced standards. Total score shall be calculated based on assigned non-compliance point values assigned to each violation
and severity level. An inspection does not pass if there is a total of 25 or more non-compliance points (NC-PTS).
INTERNATIONAL PROPERTY MAINTENANCE CODE (IPMC) STANDARD
Windows and frames in good repair- IPMC 305.3
Floor surface in good repair-IPMc305.4
Wall surface in good repair - IPMc305.3
No visible mold, mildew, or signs of moisure of leaks-iPMcso4.1
Adequate source of heat - IPMC 602.3&602.5
No evidence of insect or rodent infestation/harborage - IPMC 302.5 & 309
Functional lighting fixtures- IPMC 402.2 & 402.3
Two separate & remote electrical outlets per room-IPMc605.2
Minimum of 1 openable, approved -size window facing directly to the outdoors-iPMc
402.1 & 403.1
Stove vent properly connected and functional- IPMC 302.6&403.4
Has a clear path of not less than 3' clearance between counterfronts and appliances
or walls- IPMc404.2
Has kitchen sink, cooking stove, refrigerator, and counter space- IPMC 404.7&502.1
1 grounded -type receptable or GFCI: laundry, kitchen, garage, basement- IPMC 605.2
Hot and cold water to all plumbed fixtures- IPMC 505.1
Clothes dryer exhaust vented properly to exterior- IPMC 403.5
Water heater correctly installed-IPMcso5.4
Door for privacy, in good repair, securely attached-IPMC503.1
Separate bathroom with toilet, sink, & tub/shower- IPMC 404.4.3
Bathroom/toilet room properly ventilated (openable screened window or functiona
mechanical fan)-IPMc403.2
Has at least one electrical receptacle-IPMc605.2
INSPECTION NOTES:
EXTERIOR STRUCTURE / EXTERIOR PROPERTY
INTERNATIONAL PROPERTY MAINTENANCE CODE (IPMC) STANDARD
Surfaces in good repair- IPMC 304.2
Address numbers 4" tall & visible from the street- IPMC 304.3
Strutural members in good repair, IPMC 304.4
Foundation walls in good repair- IPMC 304.5
Exterior walls in good repair- IPMC 304.6
Roof and drainage in good repair- IPMC 304.7
Decorative features in good repair- IPMC 304.8
Overhang extensions in good repair- IPMC 304.9
Stairways, decks, porches, balconies in good repair- IPMC 304,10
Handrails and guardrails firmly fastened-IPMC304.12
Chimneys and towers in good repair- IPMC 304.11
Exterior doors in good repair; deadbolt locks operable by knob; deadbolt throw not less than 1 inch- IPMC 304.15
Clean, safe & sanitary/no uncontained debris- IPMC 302.1
Approved waste containers w/tight fitting lids- IPMC 308
Sidewalks/driveways free of hazards- IPMC 302.3
No weeds in excess of 12 inches- IPMC 302.4
No evidence of insect or rodent infestation/harborage- IPMC 302.5 & 309
Accessory structures in good repair- IPMC 302.7
No junk vehicles/repair outside garage- IPMC 302.8
Free from graffiti - IPMC 302.9
No standing water or erosion-IPMC302.2
Swimming Pools, Spas & Hot Tubs - Clean, sanitary, in good repair- IPMC 303.1
Swimming Pools, Spas & Hot Tubs - Enclosure 60" high, w/self-closing latch- IPMC 303.2
INSPECTION NOTES
5
0
space for additional inspection notes on back
ADDITIONAL INSPECTION NOTES
v
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