The following provisions shall establish the minimum standards
for maintenance of premises and structures that shall be the basis
for housing units as permitted by this chapter.
A.Â
Condition of the premises.
(1)Â
The premises shall be maintained in a clean, safe and sanitary condition,
free from any accumulation of rubbish or garbage.
(2)Â
The premises shall be kept free from infestation by insects, rodents,
vermin, or other pests.
(3)Â
The premises shall be kept free from pools of standing water that
fail to dissipate within 24 hours of a rain event, other than approved
stormwater management facilities.
(4)Â
The premises shall comply in all respects with the Property Maintenance
Chapter of the Town Code of Chesapeake Beach.
B.Â
Exterior structure.
(1)Â
General. The exterior of a structure shall be structurally sound
and maintained in good repair and sanitary condition so as not to
pose a threat to the health, safety, or welfare of the occupants.
(2)Â
Structural members. Supporting structural members of a structure
shall be maintained in a condition that is structurally sound, free
from deterioration, and capable of safely bearing the dead and live
loads imposed upon them.
(3)Â
Exterior surfaces. All foundations, exterior walls, roofs, and other
exterior surfaces shall be maintained in good repair and in a condition
that excludes rain, rodents, vermin and other pests.
(4)Â
Exterior walls. Each exterior wall shall be free of holes, breaks,
loose or rotting boards or timbers, and other conditions that might
admit rain or dampness to the interior portions of the walls or to
the occupied area of the structure. All exterior surface materials,
including siding, shall be maintained weatherproof and shall be properly
surface-coated when required to prevent deterioration.
(5)Â
Roofs and drainage. Roofs shall be maintained in safe and structurally
sound condition and in good repair and shall not have defects that
might admit rain, roof drainage shall be adequate to prevent rainwater
from causing dampness or deterioration of the walls or interior portion
of the structure.
(6)Â
Decorative features. All cornices, entablatures, belt courses, corbels,
terra-cotta trim, wall facings and similar decorative features shall
be maintained in good repair and in safe condition with proper anchorage.
(7)Â
Building attachments. All canopies, marquees, signs, metal awnings,
stairways, fire escapes, standpipes, exhaust ducts, and similar overhang
extensions shall be maintained in safe and structurally sound condition
and in good repair and shall be protected from the elements and against
decay and rust by the periodic application of a weather-coating material
such as paint or other protective treatment.
(8)Â
Chimneys. All chimneys, cooling towers, smokestacks, and similar
appurtenances shall be maintained in safe and structurally sound condition
and in good repair, and 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 other suitable
surface treatment.
(9)Â
Stairs and porches. Each exterior stair, porch, deck, fire escape,
balcony, and all appurtenances attached to them shall be safe to use
for their intended purposes and capable of supporting the loads imposed
in the ordinary course of residential use and shall be maintained
in safe and structurally sound condition and in good repair.
(10)Â
Doors and window openings. Each window door, and frame shall
be maintained so as to exclude rain and rodents, and to substantially
exclude wind from entering the structure. Each window and exterior
door shall be fitted reasonably in its frame and be weathertight.
Each window shall be free of cracks and holes.
(11)Â
Operable windows. Each window required or intended to be used
for ventilation or emergency escape shall be capable of being easily
opened from the inside and shall be held in position by window hardware.
(12)Â
Insect screens. During the period from April 1 to December 1,
every door and window or other outside opening used for ventilation
purposes shall be supplied with tight-pitting insect screens, except
that upon the prior approval of the Code Enforcement Officer, screens
may not be required for exterior doors or other types of openings
for which screens are impractical, such as openings equipped with
air-conditioning units or openings above the fourth floor, alternatives
to screens may be required.
(13)Â
Door hardware. Each exterior door and its hardware shall be
maintained in good and secure condition. Door locks on all interior
and exterior doors entering housing units shall be in good repair
and capable of tightly securing the door.
C.Â
Interior structure.
(1)Â
General. The interior of a structure and its equipment and facilities
shall be maintained in good repair, structurally sound, and in sanitary
condition so as not to pose a threat to the health, safety, or welfare
of the occupants.
(2)Â
Structural members. The supporting structural members of a structure
shall be maintained in a condition that is structurally sound, free
of deterioration, and capable of safely carrying the imposed loads.
(3)Â
Interior surfaces, floors, walls (including windows and doors), ceilings,
and other interior surfaces shall be maintained in good repair and
in a clean, safe and sanitary condition.
(4)Â
Bathroom and kitchen floors. The floor surfaces of each bathroom
and kitchen shall be substantially impervious to water and maintained
in a condition that permits the floor to be kept in a clean and sanitary
condition without undue hardship.
(5)Â
Sanitation. The interior of a structure shall be maintained in a
clean and sanitary condition, free from any accumulation of rubbish
or garbage. Rubbish and garbage shall be properly kept inside temporary
storage facilities. Garbage and rubbish may not be allowed to accumulate
or be stored in public halls or stairways.
(6)Â
Insect and rodent harborage. A structure shall be kept free from
infestation of vermin, insects, rodents, or other pests, and where
infestation is found, the area shall be promptly subjected to extermination
processes that are not injurious to human health. After extermination,
proper precautions shall be taken to prevent reinfestation.
(7)Â
Exit doors. Each door available as an exit shall be capable of being
opened easily from the inside.
(8)Â
Exit appurtenances. All interior stairs and railings and other exit
facilities of a structure shall be maintained in sound condition and
good repair. Each interior stair used for exit shall be maintained
so as to be safe to use and capable of supporting the anticipated
loads.
A.Â
General. All areas in a structure shall be provided sufficient light
so as not to endanger health and safety. All areas in a structure
shall be provided with natural light or equipment to accommodate artificial
light of sufficient intensity and distributed so as to permit the
maintenance of sanitary conditions and the safe use of the area and
the appliances, equipment and fixtures. In every habitable room, the
area of all windows and/or glass doors providing natural light to
that room shall equal at least 10% of the floor area of that room.
B.Â
Common halls and stairways. Every common hall and stairway in a structure,
except single-family and two-family structures, shall be adequately
lighted at all times with an illumination equivalent to the footcandles
provided by at least a sixty-watt standard incandescent light bulb
for each 200 square feet of floor area, provided that the spacing
between lights shall not be greater than 30 feet. Every exterior stairway
shall be illuminated.
C.Â
Ventilation. All areas of a structures shall be properly ventilated
so as not to endanger health and safety. When mechanical ventilation
is provided, instead of natural ventilation, the mechanical ventilating
system shall be maintained in operation at all times during the occupancy
of the structure or any portion of it. When part of the air provided
by a mechanical ventilation system is recirculated, the portion of
volume of air recirculated shall not be recirculated to a different
habitable room or area.
A.Â
Required plumbing facilities. Each housing unit shall include its
own plumbing facilities, which shall be maintained in proper operating
condition, can be used in privacy, and are adequate for personal cleanliness
and the disposal of human waste. All plumbing facilities shall be
constructed of nonabsorbent material, shall have received all necessary
and legally required approvals, and shall be maintained in a sanitary
and safe working condition.
B.Â
Minimum plumbing facilities.
(1)Â
Each housing unit shall contain within its walls a water closet,
separate from other habitable areas, that affords privacy.
(2)Â
A lavatory shall be placed in the same room as the water closet or
located in another room in close proximity to the door leading directly
into the room in which the water closet is located. The lavatory shall
be supplied with hot and cold running water.
(3)Â
Each housing unit shall contain a room that is equipped with a bathtub
or shower supplied with hot and cold running water and that affords
privacy to individual users.
(4)Â
Each housing unit shall contain a kitchen sink apart from the required
lavatory, the sink shall be supplied with hot and cold running water.
C.Â
Water supply lines, plumbing fixtures, vents, and drains shall be
properly installed, connected and maintained in working order and
shall be kept free from obstructions, leaks, and defects and shall
be capable of performing the function for which they are designed.
(1)Â
All repairs and installations shall be made in accordance with the
provisions of the applicable building code or plumbing code.
(2)Â
All plumbing fixtures shall be maintained in a clean and sanitary
condition that is not conducive to the breeding of insects and rodents,
or that does not produce dangerous or offensive gases or odors.
(3)Â
Plumbing fixtures shall be installed to permit easy access for cleaning
both the fixture and the area around it.
D.Â
Water system.
(1)Â
Each sink, lavatory, bathtub or shower, drinking fountain, water
closet, or other plumbing facility shall be properly connected to
either a public water system or to a private water system that has
received all necessary and legally required approvals.
(2)Â
The water supply shall be maintained free from contamination. All
water inlets for plumbing fixtures shall be located above the overflow
rim of the fixture.
(3)Â
The water supply system shall be installed and maintained to provide
at all times a supply of water to plumbing facilities, fixtures, devices,
and appurtenances in sufficient volume and at pressures adequate to
enable them to functions satisfactorily.
(4)Â
The installation of water heating equipment and facilities shall
be subject to all necessary and legally required approvals and permits,
properly maintained, and properly connected with hot water lines to
the fixtures required to be supplied with the hot water.
(5)Â
Water heating equipment and facilities shall be capable of heating
water to such a temperature so as to permit an adequate amount of
water to be drawn at every kitchen sink, lavatory basin, bathtub,
shower and laundry facility, or other similar facilities, at a temperature
of not less than 110° F.
E.Â
Sewage system.
(1)Â
Each sink, lavatory, bathtub or shower, drinking fountain, water
closet or other plumbing facility shall be properly connected to either
a public sewer system or private sewage disposal system that has received
all necessary and legally required approvals.
(2)Â
Each plumbing stack and waste and sewer line shall be installed and
maintained so as to function properly and shall be kept free from
obstructions, leaks, and defects to prevent structural deterioration,
obstruction of outflow, or other health hazards.
(3)Â
All repairs and installations shall be made in accordance with the
provisions of the applicable building or plumbing code.
A.Â
Heating and cooking facilities and equipment. Each housing unit shall
be supplied with sufficient heat or heating equipment capable of supplying
sufficient heat during the period from October 1 to May 15 to maintain
a room temperature of not less than 65° F. in all habitable areas
during the hours between 6:30 a.m. and 10:30 p.m. each day and maintain
a temperature of not less than 60° F. during other hours, except
that, when the exterior temperature falls below 0° F., and the
heating system is operating at is full capacity, the equipment shall
be capable of supplying sufficient heat to maintain a minimum room
temperature of 60° F. The interior temperature shall be measured
at a point three feet above the floor and three feet from exterior
walls.
B.Â
Heating, climate control, and cooking facilities and equipment.
(1)Â
All cooking and heating equipment, and all components of and accessories
to heating, cooking, and water heating devices, shall be maintained
free from leaks and water flow obstructions and kept functioning properly
so as to be free from fire, health, and safety hazards.
(2)Â
All installations and repairs shall be made in accordance with the
provisions of the applicable building code, or other applicable laws
or ordinances thereto.
(3)Â
A landlord may not provide portable cooking equipment to a tenant
to be used inside the premises. A tenant may not use portable cooking
equipment inside the premises except food trays or salvers that are
certified for sale to consumers as required by state and federal product
safety laws and are operating as intended by the manufacturer.
(4)Â
All mechanical equipment used for heating and cooking shall be properly
installed and safely maintained in good working condition.
(5)Â
All fuel-burning equipment shall be connected to a chimney, flue,
or vent in accordance with applicable Town or state codes or according
to the manufacturer's instructions in cases where no Town or
state codes apply.
(6)Â
All necessary and legally required clearances to combustible materials
shall be maintained.
(7)Â
All safety controls for fuel-burning equipment shall be maintained
in effective operation in accordance with applicable Town or state
codes or according to the manufacturer's instructions in cases
where no Town or state codes apply.
(8)Â
A supply of air for complete combustion of the fuel and for ventilation
of the space adequate to ensure human health shall be provided for
the fuel-burning equipment.
(9)Â
Devices purporting to reduce gas consumption by attachment to a gas
appliance, the gas supply line, or the vent outlet or vent piping
may not be used unless labeled for that use and unless the installation
has received all necessary and legally required approvals.
(10)Â
Fireplaces, and other construction and devices intended for
use similar to a fireplace, shall be stable and structurally safe
and connected to chimneys that have received all necessary and legally
required approvals.
(11)Â
When facilities for interior climate control (heating, cooling,
and humidity) are integral functions of housing units, these facilities
shall be maintained and operated in accordance with the designed capacity.
C.Â
Electrical facilities. The following electrical standards shall apply:
(1)Â
Provided that there is usable electric service available from a power
line not more than 300 feet away, a structure shall be adequately
and safely provided with an electrical system in compliance with the
requirements of this section.
(2)Â
Each habitable area in a housing unit shall contain at least one
receptacle outlet. Each laundry area and bathroom shall contain at
least one grounded-type receptacle. Each kitchen shall contain at
least two grounded receptacles.
(3)Â
Each public hall, interior stairway, water closet compartment, bathroom,
laundry room, and furnace room shall contain at least one electric
lighting fixture.
(4)Â
When the electrical system requires modification to correct a violation
of this section, the service shall be corrected to a minimum of 100-ampere,
three-wire service.
A.Â
A structure shall be constructed and maintained to prevent and avoid
fire hazards and in a manner conducive to firesafety.
B.Â
Means of egress.
(1)Â
A safe, continuous, and unobstructed means of egress shall be provided
from the interior of a structure to the exterior at grade with ready
access to a street, yard, court, or passageway leading to a public
open area.
(2)Â
Each housing unit shall have access directly to the outside or to
a common area that leads directly to the outside.
(3)Â
Each door providing the required means of egress shall be easily
opened from the inside.
(4)Â
Each fire escape shall be maintained in safe and working condition
and shall be structurally sound.
(5)Â
Each exit sign shall be illuminated and visible.
(6)Â
Each sleeping room, including in a basement, shall have at least
one operable window or exterior door for emergency egress or rescue
that has received all necessary and legally required approvals.
C.Â
Accumulations and storage.
(1)Â
Garbage or rubbish may not be allowed to accumulate in stairways,
passageways, doors, windows, fire escapes, or other means of egress.
(2)Â
Highly flammable or explosive matter, such as paints, volatile oils,
and cleaning fluids, or combustible rubbish, such as wastepaper, boxes,
and rags, may not be accumulated or stored on premises except in reasonable
quantities consistent with normal usage.
(3)Â
A housing unit may not be located within a structure containing an
establishment handling, dispensing, or storing flammable liquids with
a flash point of 100° F. or lower.
D.Â
Fire resistance ratings. Floors, walls, ceilings, and other elements
and components that are required by the applicable fire code to comply
with a fire resistance rating shall be maintained so that the respective
fire resistance rating of the enclosure, separation, or construction
is preserved.
E.Â
Fire protection systems.
(1)Â
Fire protection systems and equipment shall be maintained in proper
operating condition at all times.
(2)Â
All housing units shall be provided with at least one approved smoke
detector in each sleeping area installed in accordance with state
fire laws, Annotated Code of Maryland, Article 38A, § 12A,
Smoke Detection Systems.[1] When actuated, the smoke detector shall provide an alarm
suitable to warn the occupants.
[1]
Editor's Note: Former Article 38A, § 12A, was
repealed by Acts 2003, c. 5, § 1, effective 10-1-2003. See
now Annotated Code of Maryland, Public Safety Article, § 9-101
et seq.
(3)Â
Fire suppression systems in housing units so equipped shall be maintained
in good condition and free from mechanical defect. Sprinkler heads
shall be kept clean and free of corrosion and paint and may not be
bent or damaged.
(4)Â
Each portable fire extinguisher in a housing unit so equipped shall
be visible and accessible and maintained in an efficient and safe
operating condition.
(5)Â
Fire doors. All necessary and legally required fire-resistance-rated
doors or smoke barriers shall be maintained in good working order,
including all hardware for the proper operation thereof. The use of
door stops, wedges, and other hold-open devices that have not received
all necessary and legal approvals, or that have been denied approval,
is prohibited.