[HISTORY: Adopted by the Board of Trustees of the Village of Spring Valley 12-7-1970 as Ch. 9, Art. VII, of the 1970 Code. Amendments noted where applicable.]
Article I General Provisions
Article II Superintendents and Maintenance Men for Multifamily Dwellings
Residential premises shall be maintained in conformity with the provisions of this Article so as to assure the desirable residential character of the property.
Drainage of surface and subsurface water. Surface and subsurface water shall be appropriately drained to protect buildings and structures and to prevent development of stagnant ponds. Gutters, culverts, catch basins, drain inlets, stormwater sewers, approved combined storm and sanitary sewers or other satisfactory drainage systems shall be utilized where deemed necessary.
Fences and other minor constructions. Fences and other minor constructions shall be maintained in safe and substantial condition.
Steps, walks and driveways. Steps, walks, driveways, parking spaces and similar paved areas shall be maintained so as to afford safe passage under normal use and weather conditions.
Yards and courts. Yards and courts shall be kept clean and free of physical hazards.
Elimination of undergrowths. Heavy undergrowths and accumulations of plant growth which are noxious or detrimental to health shall be eliminated in accordance with the removal procedures of Chapter 79, Brush, Hedges, Weeds and Trees.
[Amended 4-11-1995 by L.L. No. 1-1995]
Lawns and other unpaved areas. No motor vehicle may park on the lawn or other unpaved portions of any private property within the Village of Spring Valley.
[Added 1-13-2004 by L.L. No. 3-2004]
Exterior wood surfaces. Exterior wood surfaces of buildings and structures that are not inherently resistant to deterioration shall be periodically treated with a protective coating of paint or other suitable preservative.
Floors, walls and ceilings. Floors, walls, ceilings, furnishings and fixtures of residential buildings shall be maintained in a clean and sanitary condition.
Accessory structures. Accessory structures shall be maintained so as to be free of conditions detrimental to safety or health.
Interior surfaces of multifamily dwellings. The interior surfaces of walls throughout every part of every multifamily dwelling, whether in public or in tenant-occupied parts, shall be painted, prepared or paneled and the ceilings kalsomined or painted at the owner's expense. The walls and ceilings shall be repainted or repapered by the owner whenever necessary to keep said surfaces in a sanitary condition, in the opinion of the Building Inspector and inspectors and/or assistants, but in a case of surfaces which are to be renovated by painting or by a similar technique, such renovation shall be performed at least once during any three-year period, unless sooner required by the Building Department in the manner set forth hereinabove. No wallpaper or similar wall covering shall be placed upon such a wall or ceiling surface unless all existing wallpaper or wall covering shall be first removed therefrom and such wall or ceiling thoroughly cleaned and repaired.
[Amended 9-22-1971; 4-11-1995 by L.L. No. 1-1995]
Grounds, buildings and structures shall be maintained free of insect, vermin and rodent harborage and infestation. Methods used for exterminating insects, vermin and rodents shall conform with generally accepted practice.
Where the potential for rodent or vermin infestation exists, windows and other openings in basements and cellars shall be appropriately screened with wire mesh or other suitable material.
From May 1 to October 1, entrances to residential buildings shall be provided with self-closing-type devices or screens, and windows and other openings used for ventilation shall be appropriately screened. Screens shall not be required in rooms located sufficiently high in the upper stories of multifamily dwellings as to be free of mosquitoes, flies and other flying insects.
Collection, storage, handling and disposal. Adequate sanitary facilities and methods shall be used for the collection, storage, handling and disposal of garbage and refuse.
Accumulation. In multifamily dwellings, it shall be prohibited to store or accumulate garbage or refuse in public halls and stairways.
[Added 4-11-1995 by L.L. No. 1-1995]
Any person entering in or upon a premises or part thereof who shall deposit litter or dump upon said premises or deface any part or parts thereof shall be guilty of an offense and punishable under this Article in a court of competent jurisdiction pursuant to a summons issued by the Building Inspector or his authorized agent or by a police officer or upon an information filed by any person in control of such area, in whole or in part.
Domestic animals and pets shall be kept in an appropriate manner and shall not be permitted to run at large.
[Added 4-11-1995 by L.L. No. 1-1995]
Any owner, agent, occupant or lessee who shall violate any provision of this chapter shall be guilty of a violation punishable by a fine not to exceed $5,000 or imprisonment for a period not exceeding 15 days, or both. Violations of the New York State Uniform Fire Prevention and Building Code provisions shall be punishable by a fine not to exceed $1,000 or imprisonment not exceeding one year, or both. The continuance of such offense against the provisions of this chapter shall constitute, for each and every day or part thereof the same is continued, a separate and distinct violation hereunder.
The Multiple Residence Law of the State of New York provides for the furnishing of a janitor, housekeeper or other person in charge, with respect to multifamily dwellings in which the owner of record does not reside. It is hereby declared that said provision of the Multiple Residence Law requires further clarification and definition, as there exists a need for adequate services in order to maintain the premises of a multifamily dwelling properly and every part of the same clean and free from vermin, dirt, filth, garbage or other thing or matter dangerous to life or health. Experience has demonstrated that, where adequate provision is not made for the furnishing of proper supervision and janitorial services with respect to such multifamily dwellings, conditions often arise therein which endanger the health, safety and welfare of the occupants thereof and the general public. Often, poor maintenance results in cumulative conditions to the degree that such properties may be reduced to an advanced state of deterioration, thus constituting a menace to the health, safety and welfare of the occupants and the general public.
This article shall apply to any and all multifamily dwellings excepting any building owned and operated by any public corporation, housing authority or any other public agency.
Nothing contained herein shall be construed to relieve any owner of a multifamily dwelling of any duty or responsibility imposed on such owner with respect to such dwelling by the Multiple Residence Law of the State of New York, the Code of the Village of Spring Valley or any other provision, law, rule or regulation, including any duty or responsibility, so imposed, to provide janitorial service for such dwelling.
The following definitions shall apply in the interpretation and enforcement of this Article:
- MAINTENANCE MAN
- A person who performs or aids in the performance of the work required for the furnishing of a janitorial service with respect to a structure.
- MULTIFAMILY DWELLING
- A building which is designed, used or occupied for residential purposes
for more than two dwelling units.[Amended 4-11-1995 by L.L. No. 1-1995]
- PRINCIPAL OCCUPATION
- The devoting of not less than 40 hours per week.
- Living in the subject premises or no more than 200 feet away.
- A person who performs or causes to be performed the work required for the furnishing of a janitorial service with respect to a structure.
The superintendent shall devote his full and undivided attention to providing the janitorial services herein required. This shall be his principal occupation.
There shall be provided for multifamily dwellings one resident, full-time superintendent per building for every multifamily dwelling consisting of more than 24 dwelling units, and additional maintenance men as follows:
More than 50 dwelling units, but less than 100 dwelling units: one maintenance man in addition to one full-time resident superintendent.
One hundred or more dwelling units, but less than 150 dwelling units: two maintenance men in addition to one full-time superintendent.
One hundred fifty or more dwelling units, but less than 200 dwelling units: three maintenance men in addition to one full-time superintendent.
Two hundred or more dwelling units, but less than 250 dwelling units: four maintenance men in addition to one full-time superintendent.
Two hundred fifty or more dwelling units: one additional maintenance man for each 50 dwelling units or multiple thereof.