City of Lake Waukomis, MO
Platte County
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Table of Contents
Table of Contents
[Ord. No. 402 §1, 12-8-2010]
A. 
The purpose of this Chapter is to protect the public health, safety and general welfare of the people in the City in non-owner occupied dwellings, including:
1. 
To protect the character and stability of residential areas;
2. 
To correct and prevent housing conditions that adversely affect or are likely to adversely affect the life safety, general welfare and health, including the physical, mental and social well-being of persons occupying dwellings;
3. 
To provide minimum standards for cooking, heating, and sanitary equipment necessary to health and safety;
4. 
To provide minimum standards for light and ventilation, necessary to health and safety;
5. 
To provide minimum standards for the maintenance of existing residential buildings and to thus prevent slums and blight;
6. 
To preserve the value of land and buildings throughout the City.
With respect to the rental disputes, except as otherwise specifically provided by this Chapter, it is not the intention of the City of Lake Waukomis to intrude upon contractual relationships between tenant and landlord. The City of Lake Waukomis does not intend to intervene as an advocate of either party, nor to act as an arbiter, nor to be receptive to complaints from tenant or landlord, which is not specifically and clearly relevant to the provisions of this Chapter. In the absence of such relevancy with regard to rental disputes, it is intended that the contracting parties exercise such legal sanctions as are available to them without intervention of City Government.
[Ord. No. 517, 7-11-2018]
A. 
Short-term rental means a rental of any single-family home, or a portion of such a legally permitted dwelling unit for a period of less than thirty (30) consecutive calendar days.
B. 
Transient guest means any person, other than the owner who occupies any single-family home, or a portion of such a legally permitted dwelling unit for a period of less than thirty (30) continuous days.
C. 
Short-term rentals shall be prohibited within the City of Lake Waukomis. The owner and/or transient guest may be jointly and severally liable for violations of this Section. Pursuant to Section 100.220 of this Code, each and every day during any portion of which a violation of this Section is committed, continued or permitted, shall be a separate offense,
[Ord. No. 402 §2, 12-8-2010; Ord. No. 518, 7-11-2018]
In addition to the prohibition set forth in Section 520.015, it shall be unlawful for any person, firm or corporation to conduct or operate or cause to be rented either as owner, lessee, lessor, agent or manager within the City any dwelling used for human habitation for a period of time in excess of thirty (30) days without having first obtained a permit to do so as provided in this Chapter.
[Ord. No. 402 §3, 12-8-2010]
Effective January 1, 2011, the owner of each rental dwelling existing on the effective date shall make written application to the Building Inspector for a permit for such use on a form to be supplied by the City and containing such information as necessary to administer and enforce the provisions of, and to insure compliance with, the provisions of this Chapter, and the Housing Code in its entirety. In addition, the legal owner of record of each rental dwelling, as hereinbefore stated, constructed or put into rental service after the effective date of this Chapter shall make written application to the Building Inspector for a permit as herein provided and receive a satisfactory rating for the property prior to any initial occupancy.
[Ord. No. 402 §4, 12-8-2010]
A. 
Upon completion of the inspection of the building or buildings, if the Inspector finds the requirements of the City Codes and Zoning Ordinance have been met, a permit certifying such facts shall be issued. If the Inspector finds that the requirements of the City Code and/or Zoning Ordinance have not been met, a written denial specifying the defects shall be transmitted to the applicant.
B. 
All City real estate taxes must be current to obtain a permit.
C. 
When a permit has been denied, expired, suspended, or revoked, no further rental and occupancy of a dwelling then vacant or which may become vacant shall be permitted until a permit has been issued.
[Ord. No. 402 §5, 12-8-2010]
After the initial inspection, a permit shall be renewed every year on January first (1st) commencing with January 1, 2011 or any change of ownership. So that the privacy of occupants is honored, notification of inspection of occupied dwellings shall be given at least seven (7) days prior to the date on which inspection is to be performed. This notification shall be deemed served by either hand delivery or posted upon the property to be inspected.
[Ord. No. 402 §6, 12-8-2010]
A permit may be suspended upon a finding by the Inspector that one (1) or more of the requirements of the housing code have been violated. The Inspector shall give written notice to the permit holder of the violations of the housing code. Upon failure of the permit holder to correct the violations as stated in the notices of violation, the permit may be revoked in the manner provided by ordinance for the revocation of permits. The suspended permit may be reinstated upon meeting the requirements of the code.
[Ord. No. 402 §7, 12-8-2010]
Permits issued under this Section shall be produced on the request of a tenant or prospective tenant, and shall be available at reasonable times for inspection by an authorized Building Inspector.
[Ord. No. 402 §8, 12-8-2010; Ord. No. 498, 12-14-2016; Ord. No. 533, 12-21-2018]
A. 
At the time of application for the permit or for permit renewal as required by this Section, the City Clerk shall collect the appropriate permit fee and inspection fee as set forth in a Schedule approved by the Board of Aldermen, as amended from time to time.
B. 
All current rental units on file with the City of Lake Waukomis as of January 1, 2011, will have the initial inspection waived. Any residences registered after January 1, 2011, will require the annual permit and inspection fees as set forth in a Schedule approved by the Board of Aldermen, as amended from time to time.
C. 
The above permit fee shall be tendered with application for first (1st) issuance of permit and thereafter on an annual basis or a change of ownership. If a permit is denied or suspended, the permit and inspection fee is non-refundable. A re-inspection fee as set forth in a Schedule approved by the Board of Aldermen, as amended from time to time, will be required when dwelling becomes vacant and prior to occupancy of new tenant.
[Ord. No. 402 §9, 12-8-2010]
The Building Inspector shall report to the Board of Aldermen on the results of this program annually.
[Ord. No. 402 §10, 12-8-2010]
Any person convicted of violating any provisions of this Chapter shall be fined not less than one hundred fifty dollars ($150.00) nor more than five hundred dollars ($500.00), confinement in jail for not more than ninety (90) days, or both such fine and confinement.
[Ord. No. 402 §11, 12-8-2010]
Every building and its premises used in a rented home or rented residence for a single person or family shall conform to the requirements of this Chapter, irrespective of when such building may have been constructed, altered, or repaired.
[Ord. No. 402 §12, 12-8-2010]
As used in this Chapter, the following terms shall have the following meanings, unless the context clearly indicates that a different meaning is intended:
APPROVED
Complying with all applicable City ordinances and City Code.
BUILDING
A roofed and walled structure built for use as a dwelling.
BUILDING INSPECTOR
Where mentioned, shall include the Building Inspector or any person authorized by him.
CITY
The City of Lake Waukomis, Missouri.
DEFECT
An imperfection that causes inadequacy or failure; a shortcoming.
DWELLING
A single residential dwelling which is arranged, designed, used or, if vacant, intended for use exclusively as a domicile for one (1) person or one (1) family unit. Single residential definition applies to the structure. Dwelling will not have separate entrances for separate occupants, nor shall the structure be divided into separate interior units by solid walls. Only one (1) meter per utility will be allowed.
FLUSH WATER CLOSET
A toilet bowl flushed with water with a water-sealed trap.
GARBAGE
Putrescible animal and vegetable wastes resulting from the handling, preparation, cooking, and consumption of food.
HABITABLE BUILDING
Any building that meets minimum standards for use as a home or place of abode by one (1) or more persons.
HEATED WATER
Water heated to a temperature of not less than one hundred twenty degrees Fahrenheit (120°F) measured at faucet outlet.
INSPECTOR
The inspector(s) of the City includes Building Inspector, Fire, Police or any other person as authorized by the Building Inspector.
KITCHEN
A space which contains a sink with counter working space, adequate space for installing cooking and refrigeration equipment, and adequate space for the storage of cooking utensils.
OCCUPANT
Any person including owner or operator living, sleeping, cooking and eating in a dwelling.
OPERATOR
The owner or his agent who has charge, care, control, or management of a dwelling.
OWNER
Any person, partnership, firm, or corporation who, alone, jointly, or severally with others, shall be in actual possession of, or have charge, care or control of, any dwelling within the City as owner, employee or agent of the owner, or as trustee or guardian of the estate or person of the title holder. Any such person representing the actual owner shall be bound to comply with the provisions of this Chapter to the same extent as the owner.
PERSON
An individual, firm, partnership, association, limited liability corporation, limited liability company, corporation or joint venture or organization of any kind.
PLUMBING
All of the following supplied facilities and equipment in a dwelling: gas pipes, gas- burning equipment, water pipes, steam pipes, garbage disposal units, waste pipes, water closet, sinks, installed dishwashers, lavatories, bathtubs, shower baths, installed clothes washing machines, catch basins, drains, vents, and any other similar fixtures and the installation thereof, together with all connections to water, sewer, and gas lines.
PREMISES
A platted lot or part thereof or unplatted parcel of land, either occupied or unoccupied by any dwelling or non-dwelling structure, including such building, accessory structure or other structure thereon.
RUBBISH
Non-putrescible solid waste consisting of both combustible and non-combustible wastes, such as paper, cardboard, tin cans, grass and shrubbery clippings, wood, glass, brick, plaster, bedding, crockery, and similar materials.
SAFETY
The condition of being reasonably free from danger and hazards which may cause accidents or disease.
SUBSTANDARD DWELLING
Any dwelling which does not conform to the minimum standards established by the City Code.
SUPPLIED
Paid for, furnished by, provided by or under the control of the owner, operator, or agent of a dwelling.
Meaning of certain words — whenever the words "dwelling", or "premises", or "structure" are used in this Section, they shall be construed as though they were followed by the words "or any part thereof.
[Ord. No. 402 §13, 12-8-2010; Ord. No. 533, 12-21-2018]
A. 
The following requirements shall apply to permits:
1. 
No person shall rent any dwelling to any person for dwelling purposes without obtaining a permit and paying the fee required by this Section. A permit must be renewed every year, and when there is a change in tenant(s).
2. 
Applications shall be made to the Building Inspector. Each applicant shall provide the name and address of the applicant. If the applicant is a corporation, the application shall name the principal officers. The applicant shall provide the address and apartment number, if any.
3. 
The fee for such permit is as set forth in a Schedule approved by the Board of Aldermen, as amended from time to time. The Inspector shall inspect each dwelling before a permit is issued.
4. 
If the required permit fee has been paid, and the dwelling to be covered by the permit has been inspected and it does not appear that any violation of this Chapter or of any other applicable State Law or City ordinance exists, the Inspector shall issue the permit.
[Ord. No. 402 §14, 12-8-2010]
A. 
No owner or other person shall occupy or let another person inhabit any dwelling unless it and the premises are clean, sanitary, fit for human occupancy, and comply with all applicable legal requirements of the State and the City, including the following requirements:
1. 
Maintenance of shared or public areas. Every owner and the occupant(s) of a dwelling shall maintain in a clean and sanitary condition the dwelling and premises thereof.
2. 
Pest extermination. Every owner of a dwelling or dwellings shall be responsible for the extermination of vermin and rodents on the premises. No occupant of a dwelling shall accumulate fire wood, rubbish, boxes, lumber, scrap metal, or any other materials in such manner that may provide a rodent harborage in or about any dwelling. Stored materials shall be stacked neatly and safely.
3. 
Sanitary fixtures and appliances. Every occupant of a dwelling shall keep all supplied fixtures and facilities therein in a clean and sanitary condition and shall be responsible for the exercise of reasonable care in the proper use and operation thereof.
4. 
Minimum standards for basic equipment and facilities. No person shall occupy as owner, occupant or let to another for occupancy any dwelling for the purpose of living, sleeping, cooking, or eating therein, which does not comply with the following requirements:
a. 
Every dwelling shall have a space in which food may be prepared and cooked, which shall have adequate circulation area and which shall be equipped with the following:
b. 
A kitchen sink in good working condition, connected to an approved water supply including hot and cold water and also connected to an approved sewer system.
c. 
Cabinets or shelves for the storage of eating, drinking and cooking equipment and utensils.
d. 
Adequate space and hookups shall be provided for a stove, or similar device for cooking food and a refrigerator, or similar device.
e. 
Smoke detectors on each level of home and near each bedroom entrance and in each bedroom are required.
[Ord. No. 460 §§I — III, 11-12-2014]
f. 
Rental inspection to be done before water utility is turned on in tenant's name.
[Ord. No. 460 §§I — III, 11-12-2014]
g. 
Rental to comply with ordinance pertaining to drainage of gutter (Section 400.170).
[Ord. No. 460 §§I — III, 11-12-2014]
h. 
No room to be used as bedroom that was not intended to be a bedroom.
[Ord. No. 460 §§I — III, 11-12-2014]
5. 
Facilities to function. Every supplied facility and every piece of equipment or utility and every chimney and flue shall be installed and shall be maintained so that it works effectively and safely.
[Ord. No. 402 §15, 12-8-2010]
A. 
The Inspector, as defined, shall enforce the provisions of this Chapter and is thereby authorized to make inspections on a scheduled basis or when reason exists to believe that violation of this Chapter has been or is being committed.
B. 
Inspection Access. If any owner, occupant or other person in charge of a dwelling falls or refuses to permit free access and entry to the structure or premises under his control for any inspection pursuant to this Chapter, the Inspector may seek a search warrant or other appropriate court order authorizing such inspections.
[Ord. No. 402 §16, 12-8-2010]
A. 
Whenever the Inspector determines that any dwelling, or the premises surrounding any dwelling, fails to meet the requirements set forth in this Chapter, he shall issue a notice setting forth the alleged failure and advising the owner, operator, or agent that such failure must be corrected. This notice shall:
1. 
Be in writing;
2. 
Set forth the alleged violations of this Chapter;
3. 
Describe the dwelling, or other premises where the violations are alleged to exist or to have been committed;
4. 
Provide a reasonable time, not to exceed sixty (60) days, for the correction of any alleged violations;
5. 
Be served on the owner, occupant, operator and/or agent of the dwelling, personally, or by certified mail, addressed to the last known place of residence of the owner, operator, or agent. If, upon a diligent effort to locate the owner, occupant, operator or agent, none can be found, notice may be posted on or near the dwelling or premises described in the notice.
B. 
Repairs And Corrective Action. Whenever an owner, operator, agent of a dwelling neglects or refuses to make repairs or take other corrective action called for by order or notice of violation issued by a compliance official, the City may undertake such repairs or action, when in its judgment the failure to do so will substantially endanger the public health, safety, or welfare. The cost of such repairs and actions shall be charged to the person or persons required to make such repairs.
[Ord. No. 402 §17, 12-8-2010]
The owner, operator, or agent of a dwelling, which has been declared unfit for human habitation or which is otherwise vacant for a period of thirty (30) days or more, shall make it safe and secure so that it is not hazardous to the health, safety, or welfare of the public and does not constitute a public nuisance. Any vacant dwelling with open and unguarded doors or windows shall be deemed to be a hazard to the health, safety or welfare of the public and a public nuisance within the meaning of this Section.
[Ord. No. 402 §18, 12-8-2010]
Any violation of this Chapter is hereby declared to be a nuisance. In addition to any other relief provided by this Chapter, the City Attorney may apply to a court of competent jurisdiction for an injunction to prohibit the continuation of any violation of this Chapter. Such application for relieve may include seeking a temporary restraining order, temporary injunction or permanent injunction.