The exterior of a structure shall be maintained in good repair,
structurally sound and sanitary so as not to pose a threat to the
public health, safety, or welfare.
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 columns, 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 maintained,
weather resistant or water tight;
5. Structural
members that have evidence of deterioration 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 resisting
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 properly anchored or that are anchored with
connections 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 supporting 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 similar appurtenances
not structurally sound or not properly anchored,
or that are anchored with connections not capable
of supporting all nominal loads and resisting all load effects.
Exceptions:
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1.
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Where substantiated otherwise by an approved method.
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2.
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Demolition of unsafe conditions shall be permitted where approved by the code official.
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Exterior surfaces, including but not limited to, doors, door
and window frames, cornices, porches, trim, balconies, decks, and
fences, shall be maintained in good condition. Exterior wood surfaces,
other than decay-resistant woods, shall be protected from the elements
and decay by painting or other protective covering or treatment. Peeling,
flaking and chipped paint shall be eliminated, and surfaces repainted.
Siding and masonry joints, as well as those between the building envelope
and the perimeter of windows, doors and skylights, shall be maintained
weather resistant and watertight. Metal surfaces subject to rust or
corrosion 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 stabilization by oxidation
are exempt from this requirement.
Buildings shall have approved address numbers
placed in a position to be plainly legible and visible from the street
or road fronting the property. These numbers shall contrast with their
background.
Residential Structures - The number(s)
shall be at least 2-3/4 inches in height and shall be placed at least
18 inches above finished grade. Numbers displayed on the main front
door or overhead doors are not permanent in nature and do not count
towards the required premise identification.
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Nonresidential Structures - The numbers(s)
shall be at least 6 inches in height with a minimum stroke of at least
1/2 inch and shall be placed as directed by the code official. Numbers installed on glass are to be white in color.
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Each tenant in a multi-tenant commercial structure shall display
numbers at both the front and all rear entrances to the unit.
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Structural members shall be maintained free from deterioration and shall be capable of safely supporting the imposed dead and live
loads.
Foundation walls shall be maintained plumb and free from open
cracks and breaks and shall be kept in such condition to prevent the
entry of rodents and other pests.
Exterior walls shall be free from holes, breaks, and loose or
rotting materials; and maintained weatherproof and properly surface
coated where required to prevent deterioration.
The roof and flashing shall be sound, tight, and not have defects
that admit rain. Roof drainage shall be adequate to prevent dampness
or deterioration in the walls or interior portion
of the structure. Roof drains, gutters and downspouts shall be maintained
in good repair and free from obstructions. The controlled method of
water disposal from roofs shall terminate at least 5 feet from the
exterior foundation wall and discharge in a manner that does not create
a nuisance on the adjacent property(s) and shall terminate no closer
than 10 feet from the street right-of-way.
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.
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-coating materials,
such as paint or similar surface treatment.
Every exterior stairway, deck, porch and balcony, and all appurtenances
attached thereto, shall be maintained structurally sound, in good
repair, with proper anchorage and capable of supporting the imposed
loads.
Chimneys, cooling towers, smokestacks, and similar appurtenances
shall be maintained structurally safe and sound, and in good repair.
Exposed surfaces of metal or wood shall be protected from the elements
and against decay or rust by periodic application of weather-coating
materials, such as paint or similar surface treatment.
Every handrail and guard shall be firmly fastened
and capable of supporting normally imposed loads and shall be maintained
in good condition. Guards which are deteriorated
and deemed unsafe by the Director of Code Compliance, or the code official shall be repaired and shall comply with the
currently adopted guardrail provisions found in the International
Residential Code or International Building Code.
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.
During the period from April 15 to October 1, every door, window
and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas or
any areas where products to be included or utilized in food for human
consumption are processed, manufactured, packaged or stored shall
be supplied with approved tightly fitting screens
of minimum 16 mesh per inch, and every screen door used for insect
control shall have a self- closing device in good working condition.
Exception: Screens shall not be required where
other approved means, such as air curtains or insect
repellent fans, are employed.
304.14.1 Insect screens in food preparation areas.
In commercial structures, every door, operable window and other
outside opening serving any congregate food preparation areas, congregate
food service areas or any areas where products to be included or utilized
in food for human consumption are processed, manufactured, packaged
or stored shall be supplied with approved tightly
fitting screens of not less than 16 mesh per inch, and every screen
door shall have a self-closing device in good working condition. Screens
shall not be torn or damaged in a way that may allow insect infestation into the structure.
Exterior doors, door assemblies, operator systems if provided,
and hardware shall be maintained in good condition. Locks at all entrances
to dwelling units and sleeping units shall tightly secure the door. Locks on means of egress doors shall
be in accordance with Section 702.3.
Every basement hatchway shall be maintained
to prevent the entrance of rodents, rain, and surface drainage water.
Every basement window that is openable shall
be supplied with rodent shields, storm windows or other approved protection against the entry of rodents.
Doors, windows or hatchways for dwelling units, room units or housekeeping units shall be provided
with devices designed to provide security for the occupants 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 maintained in good working order.
For the purpose of this section, 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 housekeeping unit that is
rented, leased, or let shall be equipped with devices that secure
the units from unauthorized entry.
Exterior gates, gate assemblies, operator systems if provided,
and hardware shall be maintained in good condition. Latches at all
entrances shall tightly secure the gates.