HomeMy WebLinkAboutP&Z Agenda Pkt. 12-13-2018 PLANNING & ZONING BOARD
REGULAR MEETING
CITY HALL COUNCIL CHAMBERS
100 POLK AVENUE, CAPE CANAVERAL, FL 32920
December 13, 2018
6:00 P.M.
CALL TO ORDER:
ROLL CALL:
PUBLIC PARTICIPATION:
The Planning & Zoning Board will allow public comment on any item on the agenda at the time
each agenda item is considered by the Board,with the exception of ministerial items(e.g.,approval
of agenda,minutes,informational items,or ceremonial proclamations),emergency items and other
items for which there is no opportunity to be heard as provided in section 286.0114(3), Florida
Statutes. Quasi-judicial items shall require a public hearing,and public comments will be accepted
at the tirne the hearing is opened. The Planning&Zoning Board ordinarily will not take any official
action under the "Reports and Open Discussion" section of the agenda and, accordingly, public
comment on these items will not ordinarily be accepted. Should any official action be deemed
necessary on an item under"Reports and Open Discussion"or an item added to the agenda during
the meeting, public comment will either be accepted prior to official action being taken or will be
accepted when the item is placed on a future agenda for further consideration. The Board may
limit citizen comments to three (3) minutes if large numbers of citizens are present to comment,
except when additional time is required to afford due process for quasi-judicial items.
OLD BUSINESS:
NEW BUSINESS:
I. Approval of Meeting Minutes: July 25, 2018
2. Interview & Recommendation to City Council Re: Potential Board Member—Rick
Parker
3. Consideration and Recommendation to City Council Re: Ordinance No. 03-2019,to
amend the Future Land Use Map from R-1 to R-3 for a .81-acre parcel located at
225 Holman Road, per City Code of Ordinances, Chapter 58, Peter Scabarozi,
Applicant.
4. Consideration and Recommendation to City Council Re: Ordinance No. 04-2019,to
rezone a .81-acre parcel from R-1 to R-3 for property located at 225 Holman Road,
per City Code of Ordinances, Section 110-35, Peter Scabarozi, Applicant.
December 13, 2018
Planning & Zoning Board Agenda
Page 2 of 2
5. Quasi-Judicial and/or Public Hearing: Consideration and Recommendation to City
Council Re: Ordinance No. 01-2019, to amend the Future Land Use Map from C-1
to R-1 for property located at 8811 Sea Shell Lane, per City Code of Ordinances,
Chapter 58, Dennis Warren, Applicant.
6. Quasi-Judicial and/or Public Hearing: Consideration and Recommendation to City
Council Re: Ordinance No. 02-2019, to rezone a parcel located at 8811 Sea Shell
Lane from C-1 to R-1,per City Code of Ordinances, Section 110-35,Dennis Warren,
Applicant.
7. Quasi-Judicial and/or Public Hearing: Consideration and Recommendation to City
Council Re: Ordinance No. XX-2018, Amending Section 82 of the City Code to
adopt the 2018 International Property Maintenance Code—City of Cape Canaveral,
Applicant.
REPORTS AND OPEN DISCUSSION:
ADJOURNMENT:
Pursuant to Section 286.0105, Florida Statutes, the City hereby advises the public that:
If a person decides to appeal any decision made by the Planning & Zoning Board with
respect to any matter considered at this meeting, that person will need a record of the
proceedings, and for such purpose that person may need to ensure that a verbatim record
of the proceedings is made, which record includes the testimony and evidence upon
which the appeal is to be based. This notice does not constitute consent by the City for
the introduction or admission into evidence of otherwise inadmissible or irrelevant
evidence, nor does it authorize challenges or appeals not otherwise allowed by law.
In accordance with the Americans with Disabilities Act: all interested parties may attend
this Public Meeting. The facility is accessible to the physically handicapped. Persons
with disabilities needing assistance to participate in the proceedings should contact the
Community Development Department (868-1222, ext. 117) 48 hours in advance of the
meeting.
PLANNING &ZONING BOARD
MEETING MINUTES
July 25, 2018
A Meeting of the Planning & Zoning Board was held on July 25, 2018, at City Hall Council
Chambers, 100 Polk Avenue,Cape Canaveral,Florida.Vice Chairperson Lamar Russell called the
meeting to order at 6:00 p.m. The Secretary called the roll..
ROLL CALL:
MEMBERS PRESENT
Lamar Russell Vice Chairperson
Harry Pearson
Ron Friedman
Omar Capellan
Melissa Bass
MEMBERS ABSENT
John Price Chairperson
Dr. John Fredrickson
OTHERS PRESENT
Anthony Garganese Attorney
David Dickey Community Development Director
Patsy Huffman Board Secretary
PUBLIC PARTICIPATION
None
NEW BUSINESS:
1. Approval of Meeting Minutes: June 13,2018.
Motion by Mr. Friedman, seconded by Mr. Capellan to approve the Meeting Minutes of June 13,
2018. Vote on the motion carried brianimously.
2. Interview/Recommendation to City Council Re: Potential Board Member — Pennie
Zuercher.
Mrs. Zuercher described her background and indicated the reason for applying was a wish to
serve the City.
Motion by Mr. Friedman, seconded by Mr. Pearson to recommend approval to City Council.
Vote on the motion carried unanimously.
Planning & Zoning Board
Meeting Minutes
July 25, 2018
3. Quasi-Judicial and/or Public Hearing: Consideration and Recommendation Re: Ordinance
06-2018 to rezone 8550 Astronaut Boulevard (Parcel #24-37-15-00-815) from C-2 to
Planned Development, per City Code of Ordinances, Section 110-742 — Cape Canaveral
Joint Venture, Applicant.
Staff presented report/photos to include location, surrounding uses, access points, southern
80,000 square feet will be used as interior air conditioned self-storage, northern area maintained
as C2 and land use plan showed two (2) one (1) acre out parcels.
Mr. Oliver represented the Applicant. He gave the history surrounding the property/building
and explained the following: built in 1988-89, shut down of shuttle program caused the previous
business to cease operation, marketing the building to aerospace companies has proved futile,
currently trying to re-zone to allow climate controlled indoor storage.
Discussion ensued to include parking;landscaping; property lines; compatibility; alternate uses;
allowed uses for proposed Planned Development and adding narrative to the land use plan.
Motion by Mr. Friedman, seconded by Mr. Russell to recommend approval with the following
conditions:
1. Proposed .5 acre retention area between Astronaut Boulevard and commercial retail
buildings shall be landscaped.
2. Trees and/or additional landscaping added within the bounds of existing parking area.
The motion carried 3-2 with Mr. Capellan and Mrs. Bass voting against.
REPORTS AND OPEN DISCUSSION:
None
ADJOURNMENT:
Mr. Russell adjourned the meeting at 7:53 p.m.
Approved on this day of , 2018.
Lamar Russell, Vice Chairperson
Patsy Huffman, Board Secretary
2
y
CITY OF CAPE CANAVERAL
APPLICATION FOR APPOINTMENT TO CITY ADVISORY BOARD OR COMMITTEE
Pursuant to Section 2-171,Cape Canaveral Code
City Code requires prospective and existing board members to fill out an application. City Code also
prohibits a person from serving on a City Board or Committee if that person has been convicted of a
felony, unless their civil rights have been restored.
Please complete the following in the space provided:
A. GENERAL
I`
1. Applicant Name:
2. Home Address: 7U9 I.CV T L W6
3. Home an Ce lular leph ne: 3 (D 3
4. Occupation: VQ r � � CNws
'bed-
5. Business Telephone:
6. Business Address:
7. E-Mail: ��C� ZU WqA
B. ELIGIBILITY
The information provided in this section is for purposes of determining whether you are eligible to serve
on a City advisory board or committee.
1. Are you duly registered to vote in Brevard County? (Y) (N)
2. Have you been a resident of the City of Cape
Canaveral for 12 months or longer? (Y) ✓ (N)
3a. Are you a Business owner: (Y) (N)
3b. If yes to 3a, please list the name:
4a. Have you ever been convicted or found guilty, regardless
of adjudication, or a felony in any jurisdiction?Any plea
of nolo contendere (no contest)shall be considered a ✓
conviction for purposes of this question. (Y) (N)
4b. If yes to 4a, have your civil rights been restored? (Y) (N) Yak
5a. Do you presently serve on any other City of Cape
Canaveral advisory board or committee? (Y) (N) ✓
5b. If yes to 5a, please list each:
Page 1 of 3
6. City ordinance requires that all persons applying for a
City advisory board or committee must voluntarily consent
to a standard criminal background check before being T-
appointed to a board or committee. Do you voluntarily initials
consent to having a standard background check
performed on you by the City of Cape Canaveral? (Y) ✓ (N)
7a. Are you related to a City of Cape Canaveral Council
member by blood, adoption, or marriage? (Y) (N)
7b. If yes to 7a, please provide name(s)of person(s)and relationship to you: 1n
C. INTERESTS/EXPERIENCE
1. Briefly state your interest in serving o a City advisory board gr committee:
♦ L 1!►Vl �� d�t1i+1 k�1W%&
Z. S W Ok QVc t `HIIE'�1r
!!L�Iquen"ce -,most ' 1 \
2. n erest ) leasqra iso mi
on which you wish to serve: � Q
a. Board of Adjustment'
b. Business and Economic Development Board
C. Code Enforcement Board*
d. Community Appearance Board
e. Construction Board of Adjustment and Appeals*
f. Culture and Leisure Services Board
g. Library Board
h. X _ Planning and Zoning Board*
i. Other.
*Members of these boards are required to complete and file with the supervisor of Elections a Financial
Disclosure Form upon appointment to said board and prior to July 9 of each year following the initial
appointment while still a member of said board.
3. B 'efly state arif prior experien es in ser ingn an gover rTntal oard or o i ee:
helm � � t
ra .
4. Please list any specialized skills and training (e.g., architect, engineer, general contractor, etc.)
that you feel help to qualify you for membership on the desired board or committee,
D. STATE REPORTING REQUIREMENTS
Section 760.80, Florida Statutes,requires that the City annually submit a report to the Secretary of State
disclosing race, gender, and physical disabilities of board and committee members. Please check the
appropriate boxes.
Page 2 of 3
RACE GENDER
African-American ✓" Male
Asian-American Female
Hispanic-American Not Known
Native-American
^� Caucasian DISABILITY
Not Known Physically disabled
YOU HEREBY REPRESENT TO THE CITY OF CAPE CANAVERAL, UNDER PENALTY OF
PERJURY, THAT THE INFORMATION PROVIDED HEREIN IS TRUE AND ACCURATE TO THE
BEST OF YOUR KNOWLEDGE,AND THE CITY OF CAPE CANAVERAL HAS THE RIGHT TO RELY
ON THAT INFORMATION.
YOU HEREBY ACKNOWLEDGE THE EXISTENCE OF THE CODE OF FTHICS FOR PUBLIC
OFFICERS [SECTIONS 112.311-326, FLORIDA STATUTES] AND THE FLORIDA "SUNSHINE
LAW" [SECTION 286.011, �FLORIDA STATUTES], WHICH NIAY.PERTAIN TO YOU.IF YOU ARE
APPOINTED TO A CITY ADVISORY BOARD OR COMMITTEE, AND IF APPOINTED, -IT IS YOUR
SOLE OBLIGATION AND DUTY TO COMPLY WITH SUCH.LAVVS.
PLEASE NOTE:
o Appointment to any City board is subject to City Council approval following a brief interview
before the City Council at a regularly scheduled meeting.
Your application will remain effective for one year from date of completion.
• If you should have any questions regarding the completion of this application, please contact
the City Clerk's Office at(321)868-1220 ext. 221.
Signature: Qate:
Please return to: City of Cape Canaveral
Office of the City Clerk
105 Polk Avenue
Cape Canaveral Florida 32920
For Office Use Only: J
Date application received:
Date Appointed:
Appointed by:
Board Appointed to:
Term Expires:
Page 3 of 3
C City of Cape Canaveral
Planning and Zoning Board
Meeting Date: 12/13/2018
Item No.
Subject: Consideration and recommendation of:
• Ordinance No. 03-2019 - adopting a Small Scale Future Land Use map amendment by
changing the Future Land Use Map designation of certain real property located at 225
Holman Road, and more particularly depicted and legally described Exhibit A attached
hereto, from R-1 Residential Low Density to R-3 Medium Density Residential;
providing for the repeal of prior inconsistent Ordinances and Resolutions, Severability,
incorporation into the Comprehensive Plan, and an Effective Date; and
• Ordinance No. 04-2019 - amending the Zoning Map designation of certain real property
generally located at 225 Holman Road in Cape Canaveral, Florida, and more particularly
depicted and legally described on Exhibit A attached hereto, from R-1 Residential Low
Density Commercial to R-3 Medium Density Residential; providing for the repeal of
prior inconsistent Ordinances and Resolutions, Severability, and an Effective Date.
Applicant/Owner: Peter S cabaroz i/E state of Robert Scabarozi
Submitting Department: Community Development (CD)
Summary: This request is to both amend the City's Comprehensive Plan Future Land Use Map
(FLUM) and to rezone a .81-acre (MOL) parcel from R-I to R-3. The parcel has an address of
225 Holman Road (Attachment 1). The property contains a single-family structure and an
accessory structure.
As indicated the property is currently designated R-1 by the FLUM (Attachment 2) and has a
zoning designation of R-1 (Attachment 2). With respect to zoning, a review of the City's
historical zoning maps show the property having a zoning designation of R-4, Medium Density
Residential between 1964 and 1971. Sometime prior to 1971, the Holman Road area was
rezoned to R-1, which is the City's most restrictive zoning designation and only allows single-
family construction. Other than the Harbor Heights area, this is the only remaining R-1 FLU and
zoning district in the City.
The parcel is located in the southern portion of the City, west of N. Atlantic Avenue. The
immediate area is characterized by low-density, single-family residential development. There is
a commercial corridor running adjacent to N. Atlantic Avenue which contains typical retail uses
found along arterial roadways. A multi-family project exists to the east of the subject parcel, on
the south side of Holman Road, however, this property is located within the N. Atlantic C-1
commercial corridor.
The proposed revision to the City's Future Land Use Map is processed through the
comprehensive plan amendment process established in Chapter 163 of the Florida Statutes. As
indicated in Chapter 163.3187 F.S., a small scale comprehensive plan amendment (which the
subject request is considered) shall be first considered by the Local Planning Agency and will
require one hearing before the City Council, which shall be the adoption hearing.
Chapter 163.3177 F.S. in general states that all plan amendments must be based upon relevant
and appropriate data and an analysis by the City to include (res once in italics):
Planning & Zoning Board Meeting Date: 12/13/2018
Item No.
Page 2 of 4
1. An analysis of the availability of facilities and services; The proposed amendment will
not adversely impact any level-of-service related facilities or services.
2. An analysis of the suitability of the proposed plan amendment considering the character
of the undeveloped land, soils, topography, natural resources and historical resources;
The subject parcel is relatively level and consists of well-drained soils. It is not known If
the subject parcel contains natural or historical resources. It is documented that this
area of the City contains historical resources associated with the Ais native American
tribe.
3. An analysis of the minimum amount of land needed to achieve the goals and
requirements of the Comprehensive Plan; and The state does not want to see a City
approving large-scale residential amendments without data showing the need and ability
to accommodate the increased number ofpeople.
4. That the proposed amendment discourages the proliferation of urban sprawl. The subject
parcel is located within an established neighborhood and does not represent urban
sprawl.
In addition, the City's Comprehensive Plan, consistent with Chapter 163.3177 F.S., includes a
policy that requires development to be compatible with adjacent land uses (Policy LU-1.3.2).
On a larger parcel/project, compatibility can be planned for through the use of buffer yards,
increased setbacks and heights, as an example. However, the subject parcel is relatively small
and these type mitigation techniques will have limited effectiveness and therefore consistency
with this policy will be difficult.
As spelled out in Sec. 110-35 of City Code, a rezoning request shall be reviewed against the
following standards (response in italics):
1. The proposed rezoning change is in compliance with all procedural requirements
established by the City Code and law; Yes, the proposed rezoning has been processed in
accordance with Citv and State requirements.
2. The proposed rezoning change is consistent with the city's comprehensive plan including,
but not limited to, the future land use map and the proposed change would not have an
adverse effect on the comprehensive plan; Should the associated FLUM amendment be
approved, the request would be consistent with the Comprehensive Plan. However, if it
is not approved, the requested zoning designation would allow for residential densities
in excess of those allowed by the R-1 categoi;v.
3. The proposed rezoning change is consistent with any master plan applicable to the
property; N.A.
4. The proposed rezoning change is not contrary to the land use pattern established by the
city's comprehensive plan; The proposed rezoning would allow for densities not
consistent with the established residential land use pattern in the area.
5. The proposed rezoning change would not create a spot zone prohibited by law; The
proposed zoning amendment would allow for the southern expansion of the R-3 district
immediately north of the subject parcel.
Planning&Zoning Board Meeting Date: 12/13/2018
Item No.
Page 3 of 4
6. The proposed rezoning change would not materially alter the population density pattern
in a manner that would overtax the load on public facilities and services such as schools,
utilities, streets, and other municipal services and infrastructure; The proposed R-3
designation would allow.for an additional 8 units (mol) than what is allowed under the
R-1 district.
7. The proposed rezoning would not result in existing zoning district boundaries that are
illogically drawn in relation to existing conditions on the property and the surrounding
area and the land use pattern established by the city's comprehensive plan; The proposed
R-3 designation represents an expansion of the R-3 district, which lies immediately to
the north of the subject parcel.
8. Changed or changing conditions make the proposed rezoning necessary; The zoning and
FLUdesignations have remained relatively static since the 1970's. Also, the development
pattern in the area has remained single-family.
9. The proposed rezoning change will not seriously reduce light or air to adjacent areas;
The proposed rezoning would allow the construction of multi family structures, which
due to the size of the parcel would not seriously reduce light or air to adjacent areas.
10. Should the city be presented with competent substantial evidence indicating that property
values will be adversely affected by the proposed rezoning, the applicant must
demonstrate that the proposed rezoning change will not adversely affect property values
in the surrounding area; N.A.
11. The proposed rezoning will not be a substantial detriment to the future improvement or
development of vacant adjacent property; N.A.
12. The proposed rezoning will not constitute a grant of special privilege to an individual
owner as contrasted with the public welfare; The proposed rezoning would allow.for the
construction of multi-family housing, which right is not available to adjacent owners in
the R-1 zoning district. The R-3 zoning to the north does allot'multi-family construction.
13. The proposed rezoning change is not out of scale or incompatible with the needs of the
neighborhood or the city; The proposed rezoning would allow for multi-family
development at a density of-15 units per acre, which is out of character with the existing
single.family development trend in the immediate area. Although the zoning on the
property immediately north of the subject parcel allows up to 15 units per acre, the
immediate area is developedwith single-family homes at a much lower density.
14. The proposed rezoning does not violate any applicable land use regulations adopted by
the city.All City code requirements will be implemented through the permitting process.
As indicated in this Staff report and analysis,the proposed Comprehensive Plan amendment and
rezoning are not consistent with all of the applicable City and State standards.
Attachments:
I —Location Map
2—Zoning& Future Land Use Maps
3 —Zoning Map - Detail
4—Future Land Use Map - Detail
Planning & Zoning Board Meeting Date: 12/13/2018
Item No.
Page 4 of 4
The CD Staff recommends that the Planning & Zoning Board take the following action:
Recommend to the City Council Denial of.
1. Ordinance No. 03-2019, adopting a small-scale amendment to change the land use
designation from R-1 to R-3 for property with an address of 225 Holman Road; and
2. Ordinance No. 04-2019, amending the zoning district from R-1 to R-3 for property with
an address of 225 Holman Road.
Approved by CD Director: David Dickey )DN Date: 12/4/201$
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" • City of Cape Canaveral
Planning and Zoning Board
Meeting Date: 12/13/2018
Item No. .5 �O
Subject: Consideration and recommendation of:
• Ordinance No. 01-2019 - adopting a Small Scale Future Land Use map amendment by
changing the Future Land Use Map designation of certain real property located at 8811
Sea Shell Lane, and more particularly depicted and legally described Exhibit A attached
hereto, from C-1 Commercial Low Density to R-1 Residential Low Density; providing
for the repeal of prior inconsistent Ordinances and Resolutions, Severability,
incorporation into the Comprehensive Plan, and an Effective Date; and
• Ordinance No. 02-2019 - amending the Zoning Map designation of certain real property
generally located at 8811 Sea Shell Lane in Cape Canaveral, Florida, and more
particularly depicted and legally described on Exhibit A attached hereto, from C-1
Commercial Low Density Commercial to R-I Residential Low Density; providing for
the repeal of prior inconsistent Ordinances and Resolutions, Severability, and an
Effective Date.
Applicant/Owner: Dennis Warren
Submitting Department: Community Development (CD)
Summary: This request is to both amend the City's Comprehensive Plan Future Land Use Map
(FLUM) and to rezone a .4 acre (MOL)parcel from C-1 to R-1. The parcels have been assigned
an address of 8811 Sea Shell Lane by the Brevard County 911 Division (Attachment 1 & 2).
The property is vacant.
As indicated the property is currently designated C-1 by the FLUM and has a zoning designation
of C-1 (Attachment 3). With respect to zoning, a review of the City's historical zoning maps
show the property having a zoning designation of C-1 since the City's incorporation.
The applicant, who purchased the parcels in January of 2018, did so with the intent of
constructing a single-family home on the property. However, in 2016, the City Council
eliminated residential uses from the C-1 district, thus the rezoning request.
Currently, the property consists of three individual townhouse parcels. However, the City is
processing a Unity of Title request to combine the parcels into a single development parcel. The
three parcels include approximately 17,200 square feet of area. Which meets the minimum
requirement of 7,500 square feet in the R-1 district.
The parcels are located within the Harbor Heights subdivision, which is located in the N.
Atlantic Avenue corridor. The vast majority of the parcels in Harbor Heights are zoned R-1 and
developed with single-family homes. There are several parcels, south of the subject property,
zoned C-1; however, they are developed with multi-family residential uses. The Villages of
Seaport, immediately north of the property, is zoned R-2.
The property is served by City wastewater service and City of Cocoa water. A stormwater plan
for the property has been reviewed and approved by the City Engineer.
Planning & Zoning Board Meeting Date: 12/13/2018
Item No.
Page 2 of 4
The proposed revision to the City's Future Land Use Map is processed through the
comprehensive plan amendment process established in Chapter 163 of the Florida Statutes. As
indicated in Chapter 163.3187 F.S., a small scale comprehensive plan amendment (which the
subject request is considered) shall be first considered by the Local Planning Agency and will
require one hearing before the City Council, which shall be the adoption hearing.
Chapter 163.3177 F.S. in general states that all plan amendments must be based upon relevant
and appropriate data and an analysis by the City to include (response in italics):
1. An analysis of the availability of facilities and services; The proposed amendment will
not adversely impact any level-of-service related facilities or services.
2. An analysis of the suitability of the proposed plan amendment considering the character
of the undeveloped land, soils, topography, natural resources and historical resources;
The subject parcel is relatively level and consists of well-drained soils. There are no
natural or historical resources on-site.
3. An analysis of the minimum amount of land needed to achieve the goals and
requirements of the Comprehensive Plan; and The state does not want to see a City
approving large-scale residential amendments ivithout data showing the need and ability
to accommodate the increased number of people.
4. That the proposed amendment discourages the proliferation of urban sprawl. The subject
parcel is located within an established neighborhood and does not represent urban
sprawl.
In addition, the City's Comprehensive Plan, consistent with Chapter 163.3177 F.S., includes a
policy that requires development to be compatible with adjacent land uses (Policy LU-1.3.2).
As the proposed zoning district is limited to single-family construction, consistency with this
policy will result.
As spelled out in Sec. 110-35 of City Code, a rezoning request shall be reviewed against the
following standards (response in italics):
1. The proposed rezoning change is in compliance with all procedural requirements
established by the City Code and law; Yes, the proposed rezoning has been processed in
accordance ivith City and State requirements.
2. The proposed rezoning change is consistent with the city's comprehensive plan including,
but not limited to, the future land use map and the proposed change would not have an
adverse effect on the comprehensive plan; The request is consistent tii,ith the
Comprehensive Plan.
3. The proposed rezoning change is consistent with any master plan applicable to the
property; N.A.
4. The proposed rezoning change is not contrary to the land use pattern established by the
city's comprehensive plan; The proposed rezoning would alloii,for a continuation of the
established land use pattern.
Planning & Zoning Board Meeting Date: 12/13/2018
Item No.
Page 3 of 4
5. The proposed rezoning change would not create a spot zone prohibited by law; The
proposed zoning district is a continuation of the existing zoning in the iminediate area.
6. The proposed rezoning change would not materially alter the population density pattern
in a manner that would overtax the load on public facilities and services such as schools,
utilities, streets, and other municipal services and infrastructure; The proposed R-1
designation is the City's least intense residential district.
7. The proposed rezoning would not result in existing zoning district boundaries that are
illogically drawn in relation to existing conditions on the property and the surrounding
area and the land use pattern established by the city's comprehensive plan; The proposed
R-1 designation is a continuation of the R-1 district, which lies immediately to the east
of the subject parcel.
8. Changed or changing conditions make the proposed rezoning necessary; As the Harbor
Heights subdivision has been built-out with residential uses, the rezoning from C-1 to R-
I will remove a possible zoning conflict.
9. The proposed rezoning change will not seriously reduce light or air to adjacent areas;
The proposed rezoning would allow the construction of a single-family structure, which
Would not seriously reduce light or air to adjacent areas.
10. Should the city be presented with competent substantial evidence indicating that property
values will be adversely affected by the proposed rezoning, the applicant must
demonstrate that the proposed rezoning change will not adversely affect property values
in the surrounding area; N.A.
11. The proposed rezoning will not be a substantial detriment to the future improvement or
development of vacant adjacent property; The proposed rezoning is a continuation of the
development trend in the area.
12. The proposed rezoning will not constitute a grant of special privilege to an individual
owner as contrasted with the public welfare; The proposed rezoning would allow,for the
construction of asingle-family home, which right is enjoyed by other owners in the area.
13. The proposed rezoning change is not out of scale or incompatible with the needs of the
neighborhood or the city; The proposed rezoning would allow for a single-family
structure, which would be consistent with the immediate neighborhood.
14. The proposed rezoning does not violate any applicable land use regulations adopted by
the city.All City code requirements will be implemented through the permitting process.
As indicated in this Staff report and analysis,the proposed Comprehensive Plan amendment and
rezoning are consistent with applicable City and State standards.
Attachments:
1 — Location Map
2 — Street Level Photos of the Site
3 —Zoning/Future Land Use Maps
Planning & Zoning Board Meeting Date: 12/13/2018
Item No.
Page 4 of 4
The CD Staff recommends that the Planning & Zoning Board take the following action:
Recommend to the City Council Approval of:
1. Ordinance No. 01-2019, adopting a small-scale amendment to change the land use
designation from C-1 to R-1 for property with an address of 8811 Sea Shell Lane; and
2. Ordinance No. 02-2019, amending the zoning district from C-1 to R-1 for property with
an address of 8811 Sea Shell Lane.
Approved by CD Director: David Dickey Date: 12/4/2018
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• City of Cape Canaveral
Planning and Zoning Board
Meeting Date: 12/13/2018
Item No.
Subject: Ordinance No. XX-2019; adopting the 2018 International Property Maintenance Code
as amended herein; providing for the repeal of prior inconsistent ordinances and resolutions;
incorporation into the Code; severability and an effective date.
Applicant: City of Cape Canaveral
Department: Community Development
Summary: At its August 22, 2018 budget workshop, the City Council indicated its interest in
making policy revisions to augment current code enforcement tools available to Staff,to include
the adoption of the most current edition of the International Property Maintenance Code(IPMC).
To this end, the attached ordinance has been prepared by the City Attorney.
F.S. 163.3174 spells out responsibilities of the City's Local Planning Agency (P&Z Board) to
include:
Review proposed land development regulations, land development codes, or
amendments thereto, and make recommendations to the governing body as to
the consistency of the proposal with the adopted comprehensive plan,or element
or portion thereof, when the local planning agency is serving as the land
development regulation commission or the local government requires review by
both the local planning agency and the land development regulation commission.
The City's Land Development Code is contained in Sections 82 - 115 of the City Code. As the
proposed revisions are to Section 82 of the City Code, they are subject to P&Z Board review as
outlined above.
The City is currently using the 1998 edition of the IPMC, which is so dated, that it is no longer
available on-line. A new edition of the code is promulgated every 3 years. The latest edition
came out in 2018 —making the City's regulations in excess of 20 years old.
The IPMC establishes minimum requirements for the maintenance of existing buildings through
model code regulations that contain clear and specific property maintenance and property
improvement provisions.The IPMC is intended to establish provisions that protect public health,
safety and welfare; that do not unnecessarily increase construction costs; that do not restrict the
use of new materials,products or methods of construction; and do not give preferential treatment
to particular types or classes of materials.
The following is a chapter-by-chapter synopsis of the scope and intent of the IPMC:
Chapter 1. Scope and Administration. This chapter contains provisions for the application,
enforcement and administration of subsequent requirements of the code. In addition to
establishing the scope of the code, Chapter 1 identifies which buildings and structures come
under its purview. Chapter 1 is largely concerned with maintaining "due process of law" in
enforcing the property maintenance criteria contained in the body of the code.
Chapter 2. Definitions. All terms defined in the code and listed alphabetically in Chapter 2.
P&Z Board Meeting
Date: 12/13/2018
Item No.
Page 2 of 3
Chapter 3. General Requirements. Chapter 3 includes a variety of requirements for the exterior
property areas as well as interior and exterior elements of the structure. The requirements are
intended to maintain a minimum level of safety and sanitation for both the general public and
the occupants of a structure and to maintain a building's structural and weather-resistant
performance. This chapter provides specific criteria for regulating the installation and
maintenance of specific building components; maintenance requirements of vacant structures
and land; requirements regulating the safety, sanitation and appearance of the interior and
exterior of structures and all exterior property areas; accessory structures; vehicle storage and
establishes who is responsible for complying with the chapter's provisions. The chapter also
contains the requirements for maintaining swimming pools, spas and hot tubs and the
requirements for protective barriers and gates. The chapter establishes the responsible parties
for exterminating insects and rodents and maintaining sanitary conditions in all types of
occupancies.
Chapter 4. Light, Ventilation and Occupancy Limitations. This chapter sets forth minimum
requirements for occupiable and habitable buildings by establishing minimum criteria for light
and ventilation and identifying occupancy limitations including minimum room width and area,
minimum ceiling heights and restrictions to prevent overcrowding.
Chapter 5. Plumbing Facilities and Fixture Requirements. This chapter establishes minimum
criteria for the installation, maintenance and location of plumbing systems and facilities,
including the water supply system, water heating appliances, sewage disposal systems and
plumbing fixtures. Sanitary and clean conditions in occupied buildings are dependent upon
certain basin plumbing principles, including the provision of potable water to a building,
providing the basic fixtures to effectively utilize the water and properly remove waste from the
building.
Chapter 6. Mechanical and Electrical Requirements. This chapter establishes minimum
performance requirements for heating, electrical and mechanical facilities and establishes
minimum standards for the safety of these facilities. Specifically, this chapter addresses
minimum criteria for the installation and maintenance of: heating and air-conditioning
equipment, appliances and their supporting systems; water heating equipment, appliances and
systems; cooking equipment and appliances; ventilation and exhaust equipment; gas and liquid
fuel distribution piping and components; fireplaces and solid fuel-burning appliances; chimneys
and vents; electrical services; lighting fixtures; electrical receptacle outlets; and electrical
distribution system equipment.
Chapter 7. Fire Safety Requirements. This chapter addresses those fire hazards that arise as the
result of a building's occupancy. It also provides minimum requirements for the safety issues
that are most likely to arise in older buildings. Further, is contains requirements for means of
egress in existing buildings, including path of travel, required egress width, means of egress
doors and emergency escape openings.
Chapter 8. Referenced Standards. This chapter contains a comprehensive list of all standards
referenced in the code.
P&Z Board Meeting
Date: 12/13/2018
Item No.
Page 3 of 3
On June 21, 2005, Staff recommended that the City Council adopt the 2003 edition of the IPMC,
however, the Council failed to take any action on the recommendation. On December 15, 2009,
the City Council discussed updating the City's use of the 1989 edition to the 2009 code. At that
time, the Council directed Staff to review the 2009 edition to ensure there were no conflicts with
other City codes and to survey other Brevard cities use of the IPMC. At its May 4,2010 meeting,
the Council directed the City Attorney to draft an ordinance to adopt the 2009 edition of the
IPMC. The draft, which was completed the following month, never came back to the Council
for consideration.
The City has local discretion to adopt all, none or parts of the IPMC. The IPMC is fully
compatible and consistent with the Florida Building Code and other International Codes.
Attachments:
1 - Ordinance No. XX-2019
2 — IPMC —2018 Edition
The CD Staff recommends that the Planning & Zoning Board take the following action:
Recommend to the City Council adoption of Ordinance No. XX-2019 to implement the 2018
Edition of the IPMC.
Approved by CD Director: David Dickey 11 Date: 12/4/2018
ATTACHMENT 1
1 ORDINANCE NO._-2019
2
3 AN ORDINANCE OF THE CITY OF CAPE CANAVERAL,
4 FLORIDA, ADOPTING THE 2018 INTERNATIONAL
5 PROPERTY MAINTENANCE CODE AS AMENDED
6 HEREIN; PROVIDING FOR THE REPEAL OF PRIOR
7 INCONSISTENT ORDINANCES AND RESOLUTIONS;
8 INCORPORATION INTO THE CODE; SEVERABILITY;
9 AND AN EFFECTIVE DATE.
10
11
12 WHEREAS, the City is granted the authority, under § 2(b), Art. V111 of the State
13 Constitution, to exercise any power for municipal purposes, except when expressly prohibited by
14 law; and
15
16 WHEREAS, this Ordinance is also adopted pursuant to the City's general police powers
17 inherent in enforcing minimum standards for the use and maintenance of buildings and property;
18 and
19
20 WHEREAS,there may exist within the City, from time to time, certain structures used for
21 human habitation which are, or may become in the future, substandard with respect to structure,
22 equipment or maintenance; and
23
24 WHEREAS, such conditions, together with inadequate provision for light and air,
25 insufficient protection against fire hazards, lack of proper heating, unsanitary conditions and
26 overcrowding constitute a menace to the health, safety, morals, welfare and reasonable comfort of
27 the citizens of Cape Canaveral; and
28
29 WHEREAS, the existence of such conditions will, if not remedied, create slum and
30 blighted areas which could require large-scale clearance, deterioration of social values, a
31 curtailment of investment and tax revenue and thereby an impairment upon economic values; and
32
33 WHEREAS,the City Council hereby finds that updating of the City's regulations relating
34 to the adoption of specific property maintenance standards will improve, preserve, maintain, and
35 upgrade the entire City and its neighborhoods to the overall benefit of the City's economic and
36 environmental well-being; and
37
38 WHEREAS, the City Council of the City of Cape Canaveral, Florida, hereby finds this
39 Ordinance to be in the best interests of the public health,safety, and welfare of the citizens of Cape
40 Canaveral.
41
42 NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CAPE
43 CANAVERAL HEREBY ORDAINS, AS FOLLOWS:
44
45 Section 1. Recitals. The foregoing recitals are hereby fully incorporated herein by
City of Cape Canaveral
Ordinance No._-2019
Pagel of 7
I reference as legislative findings of the City Council of Cape Canaveral.
2
3 Section 2. Code Amendment. The City of Cape Canaveral Code Article IX is
4 hereby amended to include the 2018 International Property Maintenance Code as follows
5 (underlined type indicates additions to the Code):
6
7 Article 1X. International Property Maintenance Code.
8
9 See. 82-221. International Property Maintenance Code adopted.
10
11 Lal The International Property Maintenance Code, 49W 2018 edition, as published by the
12 International Code Council (hereinafter referred to as the "IPMC" or this "code"), is hereby
13 adopted by reference and incorporated herein as if fully set out. Section 101.1 of the IPMC is
14 amended to state that Section 82.221 of the City Code shall be known as the"International Property
15 Maintenance Code of the City of Cape Canaveral, Florida."
16
17 (121 One or more special magistrates appointed by the city council or city manager shall be
18 authorized to hear and decide appeals pursuant to the section 111 of the IPMC. Anneal hearings
19 shall be publicly noticed and held within 30 days of filing an appeal or at such other time required
20 by the city manager in order to afford due process. Special magistrates shall be members of the
21 Florida Bar in good standing for five or more years. Special magistrates must demonstrate
22 satisfactory knowledge of municipal law and theeg neral procedures for enforcement of municipal
23 codes, and must demonstrate a temperament suitable for the exercise of quasi-judicial powers
24 vested in each special magistrate. Special magistrates shall have also have the power to adopt
25 rules for the conduct of hearings; subpoena alleged violators and witnesses for hearings and said
26 subpoenas shall be served by the county sheriff, a process server, or the city staff; subpoena
27 evidence deemed relevant to hearings; take testimony under oath; assess and order the payment of
28 civil penalties as provided under this code; issue orders having the force of law to command
29 whatever steps are necessary to bring a violation into compliance. Special magistrates shall not be
30 city employees or officers. The city manager shall be responsible for negotiating_ and executing
31 a contract on behalf of the city with the special magistrate and the special magistrate maybe
32 compensated at a rate to be agreed upon in the contract. The contract will be in a form prepared
33 and approved by the City Attorney.
34 _
35 .
36
37 (c) The following sections of the IPMC are hereby revised or deleted as follows:
38
39 (1) That references to the board of appeals in the IPMC shall refer to and mean the special
40 magistrate appointed pursuant to subsection (b). A special magistrate shall not hear an appeal in
41 which that magistrate has a personal,professional or financial interest or conflict.The city manager
42 shall designate to a qualified person to serve as secretary to the special magistrate. The secretary
43 shall provide administrative assistance for, and maintain a detailed record of, all proceedings of
44 the special magistrate. Further, sections 111.2, 111.2.1, 111.2.2, 111.2.5 and 111.3 of the IPMC
City of Cape Canaveral
Ordinance No._-2019
Page 2 of 7
I are hereby deleted.
2
3 (2) Section 102.1, entitled General, is hereby replaced in its entirety as follows:
4
5 Where there is a conflict between a general requirement and a specific requirement, the specific
6 requirement shall govern. Where differences occur between provisions of this code and the
7 referenced standards, the provisions of this code shall apply. Where, in a specific case, different
8 sections of this code specify different requirements or specify different requirements set forth in
9 other applicable provisions of the city code, the most restrictive requirement shallog Vern.
10
11 (3) Section 102.3, entitled Application of other codes, is hereby replaced in its entirety as
12 follows:
13
14 Repairs, additions or alterations to a structure, or changes of occupancy, shall be done in
15 accordance with the procedures and provisions of the City Code, Florida Building Code, Florida
16 Fire Prevention Code and other codes adopted by the city, and such codes shall apply, when
17 deemed applicable by the code official, in lieu of any international or national code referenced in
18 the IPMC. Nothing in this code shall be construed to cancel,modify or set aside any provision of
19 the Florida Building Code,Florida Fire Prevention Code or other applicable requirements of local,
20 state or federal law. Where terms are not defined in this code and are defined in said other codes,
21 such terms shall have the meanings ascribed to them as stated in those codes. In addition, the
22 code officials are hereby also authorized to rely upon commonly accepted industry standards
23 promulgated by other professional organizations that are used to provide requirements for
24 materials and methods of construction provided such standards do not conflict with or are
25 prohibited by local, state or federal law.
26
27 (4) Section 102.7, entitled Referenced codes and standards, is hereby deleted in its entirety.
28 Further, Chapter 8 is hereby deleted in its entirety.
29
30 (5) That Sections 103.1, 103.2, 103.3, and 103.5 are hereby deleted. The community
31 development department including the building division and code enforcement division and fire
32 marshal shall be responsible for enforcing this code under the general supervision of the city
33 manager. The communily development director,building official, fire marshal,code enforcement
34 officers and such other qualified persons appointed by the city manager shall be deemed code
35 officials under the IPMC.
36
37 (6) That the last sentence in Section 104.3, entitled Right of entry is hereby revised to read as
38 follows: "If entry is refused or not obtained,the code official shall have recourse to the remedies
39 provided by law to secure entry."
40
41 (7) That Section 106.1, entitled Unlawful acts, is hereby replaced in its entirety with the
42 following:
43
44 It shall be unlawful for anyperson, corporation, or other entity to be in violation of any provision
45 of this IPMC. Violations shall constitute a public nuisance and shall be deemed a strict liability
City of Cape Canaveral
Ordinance No._-2019
Page 3 of 7
I offense.
2
3 (8) That Section 107.3, entitled Method ofsen,ice, is hereby replaced in its entirety with the
4 following:
5
6 All notices required in the IPMC shall be provided to the alleged violator by certified mail,return
7 receipt requested; by hand delivery by the sheriff or law enforcement officer of the city, code
8 official, or other person designated by the city manager; or by leaving the notice at the violator's
9 usual place of residence with any person residing therein who is above 15 years of age and
10 informing such person of the contents of the notice. In the case of commercial premises, leaving
I 1 the notice with the manager or other person in charge_
12
13 In addition to providing notice as set forth above,at the option of the special magistrate or the code
14 official, notice may also be served by publication or posting as follows:
15
16 1. Such notice shall be published once during each week for four consecutive weeks, with
17 four publications being sufficient, in a newspaper of general circulation in the city. The
18 newspaper shall meet such requirements as are prescribed under Chapter 50, Florida
19 Statutes, for legal and official advertisements.
20
21 2. Proof of publication shall be made as provided in §§ 50.041 and 50.051, Florida
22 Statutes.
23
24 3. In lieu of publication as described in subsection 1. above, such notice may be posted
25 for at least ten days in at least two locations,one of which shall be the property upon which
26 the violation is alleged to exist and the other of which shall be at city hall. Proof of posting
27 shall be by affidavit of the person posting,the notice, which affidavit shall include a copy
28 of the notice posted and the date and places of its posting_
29
30 4. Notice by publication or posting may run concurrently with, or may follow, an attempt
31 to provide notice by hand delivery or by mail as required under this subsection.
32
33 5. Evidence that an attempt has been made to hand deliver or mail notice as provided in
34 this subsection together with proof of publication or posting as provided in this subsection
35 shall be sufficient to show that the notice requirement, of this part has been met, without
36 regard to whether or not the alleged violator actually received the notice.
37
38 (9) That Section 109.5, entitled Cost ofEn�encyRepaii s, is hereby replaced in its entirety
39 with the following:
40
41 109.5 Costo Emerzency and other Repairs. The city manager is authorized to expend funds in
42 the performance of emergency repairs and other remedial work required of the city under this code.
43 If emergency repairs or other remedial work is performed by the city, any expenses incurred by
44 the city to make said repairs or perform such work including, but not limited to, contractor and
45 material costs administrative overhead, attorney's fees, and other related costs shall be subject to
City of Cape Canaveral
Ordinance No._-2019
Page 4 of 7
I reimbursement from the property owner or the person creating the need for the emergency repair
2 or remedial work and the cost incurred by the City may be recovered and the city may impose a
3 lien upon said property for said costs. The lien shall be superior to all other liens or
4 encumbrances, including prior recorded mortgages or judgments and only inferior to liens for
5 taxes. In the event the owner or person creating the need for emergency repairs, fails and refuses
6 to pay or reimburse the City for the costs, then in that event, the City is authorized to foreclose
7 said lien in accordance with the provisions as provided for by law for foreclosure of municipal
8 liens,and the City may recover its reasonable attorney's fees and costs.
9
10 (10) That Section 110.3, entitled Failure to Comply, is hereby replaced in its entirety with the
11 following:
12
13 110.3 Failure to Comply. If the owner of a premises fails to comply with a demolition order
14 within the time prescribed, the code official shall cause the structure to be demolished and
15 removed, either through an available public agency or through contract, or arrangement with
16 private persons, and the cost of such demolition and removal shall be charged against the real
17 estate from which the structure is located and a lien shall be imposed against said property.
18 lien shall be superior to all other liens or encumbrances, including prior recorded mortgagesL or
19 judgments and only inferior to liens for taxes. In the event the City finds it necessary to foreclose
20 said lien, the City is entitled to recover its reasonable attorney's fees and costs for foreclosing said
21 lien and the foreclosure procedure shall be as authorized by law for foreclosure of municipal liens
22
23 (11) That Section 112.4 is revised to require a fine of$500.00 for each day that a person is in
24 violation of a stop work order.
25
26 (12) That Section 201.3 is hereby deleted in its entirety_
27
28 (13) That Section 303.2, entitled Enclosures, is hereby replaced in its entirety with the
29 following:
30
31 Private swimming pools hot tubs, and spas shall be enclosed in accordance with chapter 515,
32 Florida Statutes, and the Florida Building Code.
33
34 (14) That Section 302.4 weeds is hereby revised to insert in excess of twelve (12) inches.
35 Further,the noxious weeds shall include all plants which are strictly prohibited by Section 102.53
36 of the City Code.
37
38 (15) That Section 304.14 is hereby revised to delete the preface in the first sentence, "During
39 the period from f Date] to f Datel,"
40
41 (16) That Sections 602.3 and 602.4 are hereby revised to insert heat supply during the period
42 from November 30`x'to March 301'.
43
44 (17) That Section 606.1 is hereby replaced in its entirety with the following:
45
City of Cape Canaveral
Ordinance No._-2019
Page 5 of 7
I Elevators,dumbwaiters and escalators shall be maintained in compliance with the Florida Building
2 Code. The most current certificate of inspection shall be on display at all times within the elevator
3 or attached to the escalator or dumbwaiters, be available for public inspection in the office of the
4 building operator or be posted in a publicly conspicuous location approved by the code official.
5 The inspection and tests shall be performed at not less than the periodic intervals listed in the
6 Florida Building Code and Chapter 399, Florida Statutes.
7
8 (d) Nothing contained in this section shall prohibit the city from enforcing its code by any
9 other means including but not limited to, a summons, an arrest, a notice to appear, civil action for
10 injunctive relief, a stop work order or demolition. The enforcement procedures outlined in this
I l section are cumulative to all others and shall not be deemed to be prerequisites to filing suit for the
12 enforcement of any section of the IPMC.
13
14 Section 3. Repeal of Prior Inconsistent Ordinances and Resolutions. All prior
15 inconsistent ordinances and resolutions adopted by the City Commission, or parts of prior
16 ordinances and resolutions in conflict herewith, are hereby repealed to the extent of the conflict.
17
18 Section 4. Incorporation Into Code. This Ordinance shall be incorporated into the
19 Cape Canaveral City Code and any section or paragraph, number or letter, and any heading may
20 be changed or modified as necessary to effectuate the foregoing. Grammatical, typographical,
21 and like errors may be corrected and additions, alterations, and omissions, not affecting the
22 construction or meaning of this Ordinance and the City Code may be freely made.
23
24 Section 5. Severability. If any section, subsection, sentence, clause, phrase, word or
25 provision of this ordinance is for any reason held invalid or unconstitutional by any court of
26 competent jurisdiction,whether for substantive,procedural,or any other reason,such portion shall
27 be deemed a separate, distinct and independent provision, and such holding shall not affect the
28 validity of the remaining portions of this ordinance.
29
30 Section 6. Effective Date. This Ordinance shall become effective immediately
31 upon adoption by the City Council of the City of Cape Canaveral, Florida, and pursuant to the City
32 Charter.
33
34
35
36
37
38 [Adoption page follows
39
40
41
42
43
44
45
City of Cape Canaveral
Ordinance No._-2019
Page 6 of 7
1
2
3 ADOPTED by the City Council of the City of Cape Canaveral, Florida, in a regular
4 meeting assembled on the_day of 2019.
5
6
7
8
9 Bob Hoog, Mayor
10
11 ATTEST: For Against
12
13 Mike Brown
14
15 Mia Goforth, CMC Robert Hoog
16 City Clerk
17 Wes Morrison
18
19 Rocky Randels
20
21 Angela Raymond
22
23 Approved as to legal form and sufficiency
24 for the City of Cape Canaveral only by:
25
26
27 Anthony A. Garganese, City Attorney
28
City of Cape Canaveral
Ordinance No._-2019
Page 7 of 7
,4
o 81
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2018 International Property Maintenance Code'
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ISBN:978-1-60983-748-8(soft-cover edition)
COPYRIGHT OO 2017
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Date of First Publication:August 31,2017
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PREFACE
Introduction
The International Property Maintenance Code° (IPMCO) establishes minimum requirements for
the maintenance of existing buildings through model code regulations that contain clear and spe-
cific property maintenance and property improvement 9rovisions.This 2018 edition is fully com-
patible with all of the International Codes® (I-Codes ) published by the International Code
Council'£' (ICC®), including the International Building Code®, International Energy Conservation
Code°, International Existing Building Code°, International Fire Code®, International Fuel Gas
Code®, International Green Construction Code®, International Mechanical Code®, International
Plumbing Code®, International Private Sewage Disposal Code®, International Residential Code®,
International Swimming Pool and Spa Code®,International Wildland-Urban Interface Code®,Inter-
national Zoning Code and International Code Council Performance Code®.
The I-Codes, including this International Property Maintenance Code, are used in a variety of
ways in both the public and private sectors. Most industry professionals are familiar with the
I-Codes as the basis of laws and regulations in communities across the U.S. and in other countries.
However,the impact of the codes extends well beyond the regulatory arena, as they are used in a
variety of nonregulatory settings,including:
• Voluntary compliance programs such as those promoting sustainability, energy efficiency
and disaster resistance.
• The insurance industry,to estimate and manage risk,and as a tool in underwriting and rate
decisions.
• Certification and credentialing of individuals involved in the fields of building design, con-
struction and safety.
• Certification of building and construction-related products.
• U.S.federal agencies,to guide construction in an array of government-owned properties.
• Facilities management.
• "Best practices"benchmarks for designers and builders,including those who are engaged in
projects in jurisdictions that do not have a formal regulatory system or a governmental
enforcement mechanism.
• College,university and professional school textbooks and curricula.
• Reference works related to building design and construction.
In addition to the codes themselves,the code development process brings together building pro-
fessionals on a regular basis. It provides an international forum for discussion and deliberation
about building design, construction methods, safety, performance requirements, technological
advances and innovative products.
Development
This 2018 edition presents the code as originally issued,with changes reflected in the 2003 through
2015 editions and further changes developed through the ICC Code Development Process through
2016.A new edition of the code is promulgated every 3 years.
This code is intended to establish provisions that adequately protect public health, safety and
welfare; that do not unnecessarily increase construction costs; that do not restrict the use of new
materials, products or methods of construction; and that do not give preferential treatment to par-
ticular types or classes of materials,products or methods of construction.
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE iii
111111
1 ' I Copynght®2on ICC.ALL RIGHTS RESERVED.Accessed by Sheri Shell on Mar 20,2018 10:0535 AM pursuant to License Agreement with ICC.No further reproduction or
distribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
Maintenance
The International Property Maintenance Code is kept up to date through the review of proposed
changes submitted by code enforcement officials, industry representatives, design professionals
and other interested parties. Proposed changes are carefully considered through an open code
development process in which all interested and affected parties may participate.
The ICC Code Development Process reflects principles of openness, transparency, balance, due
process and consensus,the principles embodied in OMB Circular A-119, which governs the federal
government's use of private-sector standards.The ICC process is open to anyone;there is no cost to
participate, and people can participate without travel cost through the ICC's cloud-based app, cdp-
Access®. A broad cross section of interests are represented in the ICC Code Development Process.
The codes, which are updated regularly, include safeguards that allow for emergency action when
required for health and safety reasons.
In order to ensure that organizations with a direct and material interest in the codes have a voice
in the process, the ICC has developed partnerships with key industry segments that support the
ICC's important public safety mission. Some code development committee members were nomi-
nated by the following industry partners and approved by the ICC Board:
• American Institute of Architects(AIA)
• National Association of Home Builders(NAHB)
The code development committees evaluate and make recommendations regarding proposed
changes to the codes.Their recommendations are then subject to public comment and council-wide
votes. The ICC's governmental members—public safety officials who have no financial or business
interest in the outcome—cast the final votes on proposed changes.
The contents of this work are subject to change through the code development cycles and by any
governmental entity that enacts the code into law. For more information regarding the code devel-
opment process, contact the Codes and Standards Development Department of the International
Code Council.
While the I-Code development procedure is thorough and comprehensive, the ICC, its members
and those participating in the development of the codes disclaim any liability resulting from the
publication or use of the I-Codes, or from compliance or noncompliance with their provisions.The
ICC does not have the power or authority to police or enforce compliance with the contents of this
code.
Code Development Committee Responsibilities
(Letter Designations in Front of Section Numbers)
In each code development cycle, proposed changes to this code are considered at the Committee
Action Hearings by the International Property Maintenance Code Development Committee, whose
action constitutes a recommendation to the voting membership for final action on the proposed
changes. Proposed changes to a code section having a number beginning with a letter in brackets
are considered by a different code development committee. For example, proposed changes to
code sections that have the letter[F]in front of them(e.g., [F] 704.1)are considered by the Interna-
tional Fire Code Development Committee at the Committee Action Hearings.
The content of sections in this code that begin with a letter designation is maintained by another
code development committee in accordance with the following:
[A] = Administrative Code Development Committee;
[F] = International Fire Code Development Committee;
[P] = International Plumbing Code Development Committee;
[BE] = IBC—Egress Code Development Committee;and
[BG]= IBC—General Code Development Committee.
iv 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
Cnpcnght nn'ICC. AI.I-RIGHTS RESERVED.Acce.eed by Sheri~hell on NI ar m,zni a I oAN pursuant to License Agreement with ICC.No further repn.i—u-or
di.tr:huC;vn miihorizcd. ANY UNAUTHORIZED REPRODUCTION OR DISTRIRCTION IS A VIOLATION OF THE FLD ORAL COPYRIGHT ACT AND THE LICENSE
AIiREENENT.AND SUBIEI:T FO CIR'IL AND CRIMINAL PLNALTIES THFREUND[R.
.r for the development of the 2021 edition of the I-Codes, there will be two groups$code devel-
opment committees and they will meet in separate years.
Group A Codes Group B Codes
(Heard in 2018,Code Change Proposals (Heard in 2019,Code Change Proposals
Deadline:January 8,2018) Deadline:January 7,2019)
International Building Code Administrative Provisions (Chapter 1 of all
—Egress(Chapters 10, 11,Appendix E) codes except IECC, IRC and IgCC, administra-
-Fire Safety(Chapters 7,8,9, 14,26) tive updates to currently referenced Stan-
-General(Chapters 2-6,12,27-33, dards,and designated definitions)
Appendices A, B, C,D,K,N)
International Fire Code International Building Code
—Structural(Chapters 15-25,Appendices F,
G, H, I,J, L,M)
International Fuel Gas Code International Existing Building Code
International Mechanical Code International Energy Conservation Code—
Commercial
International Plumbing Code International Energy Conservation Code—
Residential
—IECC—Residential
—IRC—Energy(Chapter 11)
International Property Maintenance Code International Green Construction Code
(Chapter 1)
International Private Sewage Disposal Code International Residential Code
—IRC—Building(Chapters 1-10,
Appendices E,F,H,J,K,L,M,0,0, R,S,T)
International Residential Code
—IRC—Mechanical (Chapters 12-23)
—IRC—Plumbing(Chapters 25-33,
Appendices G,I, N,P)
International Swimming Pool and Spa Code
International W[Idland-Urban Interface Code
International Zoning Code
Note:Proposed changes to the ICC Performance Coder"will be heard by the code development committee noted in brack-
ets[]in the text of the ICC Performance CodeTM.
Code change proposals submitted for code sections that have a letter designation in front of
them will be heard by the respective committee responsible for such code sections.Because differ-
ent committees hold Committee Action Hearings in different years, proposals for the IPMC will be
heard by committees in both the 2018(Group A)and the 2019(Group B)code development cycles.
For instance, every section of Chapter 1 of this code is designated as the responsibility of the
Administrative Code Development Committee,which is part of the Group B portion of the hearings.
This committee will hold its Committee Action Hearings in 2019 to consider code change proposals
for Chapter 1 of all [-Codes except the International Energy Conservation Code, International Resi-
dential Code and international Green Construction Code. Therefore, any proposals received for
Chapter 1 of this code will be assigned to the Administrative Code Development Committee for con-
sideration in 2019.
It is very important that anyone submitting code change proposals understand which code devel-
opment committee is responsible for the section of the code that is the subject of the code change
proposal. For further information on the code development committee responsibilities, please visit
the ICC website at www.iccsafe.org/scoping.
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE" v
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distribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
Marginal Markings
Solid vertical lines in the margins within the body of the code indicate a technical change from the
requirements of the 2015 edition. Deletion indicators in the form of an arrow(0*) are provided in
the margin where an entire section, paragraph, exception or table has been deleted or an item in a
list of items or a table has been deleted.
Coordination of the International Codes
The coordination of technical provisions is one of the strengths of the ICC family of model codes.
The codes can be used as a complete set of complementary documents, which will provide users
with full integration and coordination of technical provisions. Individual codes can also be used in
subsets or as stand-alone documents.To make sure that each individual code is as complete as pos-
sible, some technical provisions that are relevant to more than one subject area are duplicated in
some of the model codes.This allows users maximum flexibility in their application of the I-Codes.
Italicized Terms
Words and terms defined in Chapter 2,Definitions,are italicized where they appear in code text and
the Chapter 2 definition applies.Where such words and terms are not italicized, common-use defi-
nitions apply.The words and terms selected have code-specific definitions that the user should read
carefully to facilitate better understanding of the code.
Adoption
The International Code Council maintains a copyright in all of its codes and standards. Maintaining
copyright allows the ICC to fund its mission through sales of books, in both print and electronic for-
mats.The ICC welcomes adoption of its codes by jurisdictions that recognize and acknowledge the
ICC's copyright in the code,and further acknowledge the substantial shared value of the public/pri-
vate partnership for code development between jurisdictions and the ICC.
The ICC also recognizes the need for jurisdictions to make laws available to the public. All (-
Codes and ]-Standards, along with the laws of many jurisdictions, are available for free in a
nondownloadable form on the ICC's website. Jurisdictions should contact the ICC at adop-
tions@iccsafe.org to learn how to adopt and distribute laws based on the International Prop-
erty Maintenance Code in a manner that provides necessary access, while maintaining the
ICC's copyright.
To facilitate adoption, several sections of this code contain blanks for fill-in information
that needs to be supplied by the adopting jurisdiction as part of the adoption legislation. For
this code, please see:
Section 101.1. Insert: [NAME OF JURISDICTION]
Section 103.5. Insert: [APPROPRIATE SCHEDULE]
Section 112.4. Insert: [DOLLAR AMOUNT IN TWO LOCATIONS]
Section 302.4. Insert: [HEIGHT IN INCHES]
Section 304.14. Insert: [DATES IN TWO LOCATIONS]
Section 602.3. Insert:[DATES IN TWO LOCATIONS]
Section 602.4. Insert: [DATES IN TWO LOCATIONS]
A 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
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distribution authorized. ANY IRNA ITT)ORI ZED REPRODUCTION OR DISTRMITION IS A VIOLATION OF THE FEDLRAI COPYRIGHT ACT AND THE LI(IF
AGREEMENT.AND SL'RI ECT TO CMI.AND CRIAHNAL PENAI TIFy THEREUNDER.
EFFECTIVE USE OF THE INTERNATIONAL
PROPERTY MAINTENANCE CODE
The International Property Maintenance Code (IPMC) is a model code that regulates the minimum
maintenance requirements for existing buildings.
The IPMC is a maintenance document intended to establish minimum maintenance standards for
basic equipment, light,ventilation, heating, sanitation and fire safety. Responsibility is fixed among
owners, operators and occupants for code compliance. The IPMC provides for the regulation and
safe use of existing structures in the interest of the social and economic welfare of the community.
Arrangement and Format of the 2018 IPMC
Before applying the requirements of the IPMC it is beneficial to understand its arrangement and for-
mat. The IPMC, like other codes published by ICC, is arranged and organized to follow sequential
steps that generally occur during an inspection.The IPMC is divided into eight different parts:
Chapters Subjects
1 Scope and Administration
2 Definitions
3 General Requirements
4 Light,Ventilation and Occupancy Limitations
5 Plumbing Facilities and Fixture Requirements
6 Mechanical and Electrical Requirements
7 Fire Safety Requirements
8 Referenced Standards
The following is a chapter-by-chapter synopsis of the scope and intent of the provisions of the Inter-
national Property Maintenance Code:
Chapter 1 Scope and Administration. This chapter contains provisions for the application,
enforcement and administration of subsequent requirements of the code. In addition to establish-
ing the scope of the code, Chapter 1 identifies which buildings and structures come under its pur-
view. Chapter 1 is largely concerned with maintaining "due process of law" in enforcing the
property maintenance criteria contained in the body of the code. Only through careful observation
of the administrative provisions can the building official reasonably expect to demonstrate that
"equal protection under the law"has been provided.
Chapter 2 Definitions.All terms that are defined in the code are listed alphabetically in Chapter
2.While a defined term may be used in one chapter or another,the meaning provided in Chapter 2
is applicable throughout the code.
Where understanding of a term's definition is especially key to or necessary for understanding of
a particular code provision,the term is shown in italics.This is true only for those terms that have a
meaning that is unique to the code. In other words,the generally understood meaning of a term or
phrase might not be sufficient or consistent with the meaning prescribed by the code;therefore, it
is essential that the code-defined meaning be known.
Guidance is provided regarding tense,gender and plurality of defined terms as well as terms not
defined in this code.
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE" vii
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d-,&n,, d 1r-d ANY CNACTHORIM)RI'PROf)U(,I[ON OR DISTRIBUTION ION ISA A R)I Al]ON Of THE FEDERAL COPYRIGHT ACT AND THE LIC ENsl.
AGRLF.,MLNT,ANE)S BLHCT TO CIVIL AND CRIMINAL PENALTIES I HEREUNDER
Chapter 3 General Requirements. Chapter 3, "General Requirements," is broad in scope. It
includes a variety of requirements for the exterior property areas as well as the interior and exterior
elements of the structure.This chapter provides requirements that are intended to maintain a min-
imum level of safety and sanitation for both the general public and the occupants of a structure,and
to maintain a building's structural and weather-resistance performance. Chapter 3 provides specific
criteria for regulating the installation and maintenance of specific building components; mainte-
nance requirements for vacant structures and land; requirements regulating the safety, sanitation
and appearance of the interior and exterior of structures and all exterior property areas; accessory
structures; vehicle storage regulations and establishes who is responsible for complying with the
chapter's provisions.This chapter also contains the requirements for swimming pools,spas and hot
tubs and the requirements for protective barriers and gates in these barriers.Chapter 3 establishes
the responsible parties for exterminating insects and rodents, and maintaining sanitary conditions
in all types of occupancies.
Chapter 4 Light,Ventilation and Occupancy Limitations.The purposes of Chapter 4 are to
set forth these requirements in the code and to establish the minimum environment for occupiable
and habitable buildings, by establishing the minimum criteria for light and ventilation and identify-
ing occupancy limitations including minimum room width and area, minimum ceiling height and
restrictions to prevent overcrowding. This chapter also provides for alternative arrangements of
windows and other devices to comply with the requirements for light and ventilation and prohibits
certain room arrangements and occupancy uses.
Chapter 5 Plumbing Facilities and Fixture Requirements. Chapter 5 establishes the mini-
mum criteria for the installation, maintenance and location of plumbing systems and facilities,
including the water supply system, water heating appliances, sewage disposal system and related
plumbing fixtures.
Sanitary and clean conditions in occupied buildings are dependent upon certain basic plumbing
principles,including providing potable water to a building, providing the basic fixtures to effectively
utilize that water and properly removing waste from the building. Chapter 5 establishes the mini-
mum criteria to verify that these principles are maintained throughout the life of a building.
Chapter 6 Mechanical and Electrical Requirements.The purpose of Chapter 6 is to establish
minimum performance requirements for heating, electrical and mechanical facilities and to estab-
lish minimum standards for the safety of these facilities.
This chapter establishes minimum criteria for the installation and maintenance of the following:
heating and air-conditioning equipment, appliances and their supporting systems; water heating
equipment, appliances and systems; cooking equipment and appliances; ventilation and exhaust
equipment;gas and liquid fuel distribution piping and components;fireplaces and solid fuel-burning
appliances; chimneys and vents; electrical services; lighting fixtures; electrical receptacle outlets;
electrical distribution system equipment, devices and wiring; and elevators, escalators and dumb-
waiters.
Chapter 7 Fire Safety Requirements.The purpose of Chapter 7 is to address those fire hazards
that arise as the result of a building's occupancy. It also provides minimum requirements for fire
safety issues that are most likely to arise in older buildings.
This chapter contains requirements for means of egress in existing buildings, including path of
travel,required egress width,means of egress doors and emergency escape openings.
Chapter 7 establishes the minimum requirements for fire safety facilities and fire protection sys-
tems,as these are essential fire safety systems.
g, q 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
;opynght O 2017 ICC ALL RIGHTS RESERVED.Accessed by Sheri Shell on Mar 20,x019 10:05:25 AM pursuant to 11-Agreement with ICC No further reproduction or
c'�--nbution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
Chapter 8 Referenced Standards. The code contains numerous references to standards that
are used to regulate materials and methods of construction. Chapter 8 contains a comprehensive
list of all standards that are referenced in the code.The standards are part of the code to the extent
of the reference to the standard.Compliance with the referenced standard is necessary for compli-
ance with this code. By providing specifically adopted standards, the construction and installation
requirements necessary for compliance with the code can be readily determined.The basis for code
compliance is,therefore,established and available on an equal basis to the code official,contractor,
designer and owner.
Chapter 8 is organized in a manner that makes it easy to locate specific standards. It lists all of
the referenced standards, alphabetically, by acronym of the promulgating agency of the standard.
Each agency's standards are then listed in either alphabetical or numeric order based upon the stan-
dard identification.The list also contains the title of the standard;the edition(date)of the standard
referenced; any addenda included as part of the ICC adoption; and the section or sections of this
code that reference the standard.
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® ix
1 I 1 ' '14
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1 distribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
TABLE OF CONTENTS
CHAPTER 1 SCOPE AND ADMINISTRATION .... 1 402 Light. . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
403 Ventilation. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
PART 1—SCOPE AND APPLICATION............. 1 404 Occupancy Limitations . . . . . . . . . . . . . . . . . . . . . . 18
Section
101 General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 CHAPTER 5 PLUMBING FACILITIES AND
102 Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 FIXTURE REQUIREMENTS ....... 21
Section
PART 2—ADMINISTRATION AND 501 General... . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . 21
ENFORCEMENT................................2 502 Required Facilities. .. . . . . . . . . . . . . . . . . . . . . . . . 21
Section 503 Toilet Rooms . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
103 Department of Property Maintenance
504 Plumbing Systems and Fixtures. . . . . . . . . . . .. . .. 21
Inspection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .2
104 Duties and Powers of the Code Official. . . . . . . . . . .2 505 Water System. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
105 Approval. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3 506 Sanitary Drainage System . .. . . . . . . . . . . . . . . . . . 22
106 Violations. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3 507 Storm Drainage . . . . . . . . . . . . . . . . . . . . . .. . . . . . 22
107 Notices and Orders. . . . . . . . . . . . . . . . . . . . . . . . . . .3 CHAPTER 6 MECHANICAL AND ELECTRICAL
108 Unsafe Structures and Equipment . . . . . . . . . . . . . . .4 REQUIREMENTS................. 23
109 Emergency Measures. . . . . . . . . . . . . . . . . . . . . . . . . 5 Section
110 Demolition . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .6 601 General.. .... . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 23
11 Means of Appeal . . . . . . . . . . . . . . . . . . . . . . . . . . . .6 602 Heating Facilities. . . . . . . . . . . . . . . . . . . . . . .. . . . 23
112 Stop Work Order . . . . . . . . . . . . . . . . . . . . . . . . . . . .7 603 Mechanical Equipment . . . . . . . . . .. . . . . . . . . . . . 23
604 Electrical Facilities. . . . . . . . . . . . . . . . . . . .. . . . .. 24
CHAPTER 2 DEFINITIONS .....................9
Section 605 Electrical Equipment . . . . . . . . . . . . . . . . . .. .. . . . 24
201 General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .9 606 Elevators,Escalators and Dumbwaiters. . . . . . . . . . 25
202 General Definitions . . . . . . . . . . . . . . . 607 Duct Systems. . . . . . . . . . . .. . . . . . . . . . . . . . . . . . 25
CHAPTER 3 GENERAL REQUIREMENTS....... 11 CHAPTER 7 FIRE SAFETY REQUIREMENTS ... 27
Section
Section
701 General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27
301 General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
302 Exterior Property Areas . . . . . . . . . . . .. . . . . . . . . . 11 702 Means of Egress. .. . . . . . . . . . . . . .. . . . . . . . . . .. 27
303 Swimming Pools, Spas and Hot Tubs . . . . . . . . . . . 12 703 Fire-resistance Ratings. . . . . . . .. . . . . . . . .. . . . .. 27
704 Fire Protection Systems. . . . . . . . . . . . . . . ... . . . . 28
304 Exterior Structure. . . . . . . . . . . . . . . . . . . . . . . . . . . 12 705 Carbon Monoxide Alarms and Detection . . . . . . . . 31
305 Interior Structure . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
306 Component Serviceability . . . . . . . . . . . . .. . . . . . . 14 CHAPTER 8 REFERENCED STANDARDS....... 33
307 Handrails and Guardrails . . . . . . . . . . . . . . . . . . . . . 15
308 Rubbish and Garbage. . . . . . . . . . . . . . . . . . . . . . . . 15 APPENDIX A BOARDING STANDARD.......... 35
309 Pest Elimination. . . . . . . . . . . . . . . . . . . . . . . . . . .. 15 Section
A101 General . . . . . . . . . . . . . . . . . . . . ... . . . . . . . . . . . 35
CHAPTER 4 LIGHT,VENTILATION AND A102 Materials. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 35
OCCUPANCY LIMITATIONS ...... 17 A103 Installation. . . . . . . . . . ... . . . . . . .. . . . . . . . . . . . 35
Section A 104 Referenced Standard. . . . . . . . . . . . . . . . . . . . . . . . 35
401 General. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 INDEX................. ....................... 37
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® xi
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aGRP:I:>1LNT,AND>I'PII.(:I'TU t'I\'IL
AND(RIMINALPENAI.TICS THLREUNDCR.
CHAPTER 1
SCOPE AND ADMINISTRATION
User note:
About this chapter.Chapter 1 establishes the limits of applicability of the code and describes how the code is to be applied and enforced.
Chapter 1 is in two parts: Part 1—Scope and Application (Sections 101 and 102) and Part 2—Administration and Enforcement(Sections
103-112). Section 101 identifies which buildings and structures come under its purview and references other I-Codes as applicable.
This code is intended to be adopted as a legally enforceable document and it cannot be effective without adequate provisions for its adminis-
tration and enforcement. The provisions of Chapter 1 establish the authority and duties of the code official appointed by the authority having
jurisdiction and also establish the rights and privileges of the property owner and building occupants.
PART 1 —SCOPE AND APPLICATION 102.2 Maintenance. Equipment, systems, devices and safe-
guards required by this code or a previous regulation or code
under which the structure or premises was constructed,
SECTION 101 altered or repaired shall be maintained in good working order.
GENERAL An owner, owner's authorized agent, operator or occupant
shall not cause any service,facility,equipment or utility that
[AI 101.1 Title. These regulations shall be known as the is required under this section to be removed from, shut off
International Property Maintenance Code of [NAME OF from or discontinued for any occupied dwelling. except for
JURISDICTION],hereinafter referred to as"this code." such temporary interruption as necessary while repairs or
(AI 101.2 Scope. The provisions of this code shall apply to alterations are in progress. The requirements of this code are
all existing residential and nonresidential structures and all not intended to provide the basis for removal or abrogation of
existing premises and constitute minimum requirements and fire protection and safety systems and devices in existing
standards for premises, structures, equipment and facilities structures.Except as otherwise specified herein,the owner or
for light, ventilation, space, heating, sanitation, protection the owner's authorized agent shall be responsible for the
from the elements, a reasonable level of safety from fire and maintenance of buildings,structures and premises.
other hazards, and for a reasonable level of sanitary mainte- JAS 102.3 Application of other codes. Repairs, additions or
nance; the responsibility of owners, an owner's authorized alterations to a structure, or changes of occupancy, shall be
agent, operators and occupants; the occupancy of existing done in accordance with the procedures and provisions of the
structures and premises, and for administration, enforcement International Building Code, International Existing Building
and penalties. Code, International Energy Conservation Code, Interna-
tional Fire Code,International Fuel Gas Code, International
[AI 101,3 Intent. This code shall be construed to secure its Mechanical Code, International Residential Code, Interna-
expressed intent,which is to ensure public health, safety and tional Plumbing Code and NFPA 70. Nothing in this code
welfare insofar as they are affected by the continued occu- shall be construed to cancel, modify or set aside any provi-
pancy and maintenance of structures and premises. Existing sion of the International Zoning Code.
structures and premises that do not comply with these provi- [A] 102.4 Existing remedies. The provisions in this code
sions shall be altered or repaired to provide a minimum level shall not be construed to abolish or impair existing remedies
of health and safety as required herein. of the jurisdiction or its officers or agencies relating to the
[Al 101.4 Severability. If a section, subsection, sentence, removal or demolition of any structure that is dangerous,
clause or phrase of this code is, for any reason, held to be unsafe and insanitary.
unconstitutional,such decision shall not affect the validity of [AI 102.5 Workmanship.Repairs, maintenance work,alter-
the remaining portions of this code. ations or installations that are caused directly or indirectly by
the enforcement of this code shall be executed and installed
in a workmanlike manner and installed in accordance with the
SECTION 102 manufacturer's instructions.
APPLICABILITY (A] 102.6 Historic buildings. The provisions of this code
[A] 102.1 General. Where there is a conflict between a gen- shall not be mandatory for existing buildings or structures
eral requirement and a specific requirement, the specific designated as historic buildings where such buildings or
requirement shall govern. Where differences occur between structures are judged by the code official to be safe and in the
provisions of this code and the referenced standards,the pro- public interest of health,safety and welfare.
visions of this code shall apply.Where,in a specific case,dif- [AJ 102.7 Referenced codes and standards. The codes and
ferent sections of this code specify different requirements,the standards referenced in this code shall be those that are listed
most restrictive shall govern. in Chapter 8 and considered part of the requirements of this
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE- 1
Copyright 9 20]o ICC.ALL RIGHTS RESERVED.Accessed by Sheri Shell on Mar 20,201 x 10:05:25 AM pursuant to License Agreement with ICC.No further reproduction or
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AGREEMENT.AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
SCOPE AND ADMINISTRATION
code to the prescribed extent of each such reference and as discharge of duties and under the provisions of this code
further regulated in Sections 102.7.1 and 102.7.2, shall be defended by the legal representative of the juris-
Exception: Where enforcement of a code provision would diction until the final termination of the proceedings. The
violate the conditions of the listing of the equipment or code official or any subordinate shall not be liable for
appliance,the conditions of the listing shall apply. costs in an action, suit or proceeding that is instituted in
[AJ 102.7.1 Conflicts.Where conflicts occur between pro-
pursuance of the provisions of this code.
visions of this code and the referenced standards,the pro- [AJ 103.5 Fees.The fees for activities and services performed
visions of this code shall apply. by the department in carrying out its responsibilities under
this code shall be as indicated in the following schedule.
[A] 102.7.2 Provisions in referenced codes and sten-
dards. Where the extent of the reference to a referenced [JURISDICTION TO INSERT APPROPRIATE SCHEDULE.]
code or standard includes subject matter that is within the
scope of this code,the provisions of this code,as applica- SECTION 104
ble,shall take precedence over the provisions in the refer- DUTIES AND POWERS OF THE CODE OFFICIAL
enced code or standard.
[A] 102.8 Requirements not covered by code. Require- JA] 104.1 General. The code official is hereby authorized
ments necessary for the strength,stability or proper operation and directed to enforce the provisions of this code. The code
of an existing fixture,structure or equipment, or for the pub- official shall have the authority to render interpretations of
lic safety,health and general welfare,not specifically covered this code and to adopt policies and procedures in order to
by this code,shall be determined by the code official. clarify the application of its provisions. Such interpretations,
policies and procedures shall be in compliance with the intent
JA] 102.9 Application of references. References to chapter and purpose of this code. Such policies and procedures shall
or section numbers, or to provisions not specifically identi- not have the effect of waiving requirements specifically pro-
fied by number, shall be construed to refer to such chapter, vided for in this code.
section or provision of this code. [AJ 104.2 Inspections.The code official shall make all of the
[A] 102.10 Other laws.The provisions of this code shall not required inspections,or shall accept reports of inspection by
be deemed to nullify any provisions of local, state or federal approved agencies or individuals.Reports of such inspections
law. shall be in writing and be certified by a responsible officer of
such approved agency or by the responsible individual. The
code official is authorized to engage such expert opinion as
PART 2—ADMINISTRATION AND ENFORCEMENT deemed necessary to report on unusual technical issues that
arise,subject to the approval of the appointing authority.
SECTION 103 [AJ 104.3 Right of entry. Where it is necessary to make an
DEPARTMENT OF PROPERTY inspection to enforce the provisions of this code,or whenever
MAINTENANCE INSPECTION the code official has reasonable cause to believe that there
exists in a structure or upon a premises a condition in viola-
JA] 103.1 General.The department of property maintenance tion of this code,the code official is authorized to enter the
inspection is hereby created and the executive official in structure or premises at reasonable times to inspect or per-
charge thereof shall be known as the code vfcial. form the duties imposed by this code, provided that if such
JA] 103.2 Appointment.The code official shall be appointed structure or premises is occupied the code official shall pres-
by the chief appointing authority of the jurisdiction. ent credentials to the occupant and request entry. If such
structure or premises is unoccupied, the code official shall
[A] 103.3 Deputies.In accordance with the prescribed proce- first make a reasonable effort to locate the owner, owner's
dures of this jurisdiction and with the concurrence of the authorized agent or other person having charge or control of
appointing authority,the code official shall have the authority the structure or premises and request entry. If entry is
to appoint a deputy(s). Such employees shall have powers as refused,the code official shall have recourse to the remedies
delegated by the code official, provided by law to secure entry.
[A] 103.4 Liability. The code official, member of the board JAI 104.4 Identification.The code official shall carry proper
of appeals or employee charged with the enforcement of this identification when inspecting structures or premises in the
code,while acting for the jurisdiction,in good faith and with- performance of duties under this code.
out malice in the discharge of the duties required by this code
or other pertinent law or ordinance,shall not thereby be ren- JA] 104.5 Notices and orders. The code official shall issue
dered civilly or criminally liable personally, and is hereby all necessary notices or orders to ensure compliance with this
relieved from all personal liability for any damage accruing code.
to persons or property as a result of an act or by reason of an JAI 104.6 Department records.The code official shall keep
act or omission in the discharge of official duties. official records of all business and activities of the depart-
[A] 103.4.1 Legal defense.Any suit or criminal complaint ment specified in the provisions of this code. Such records
instituted against any officer or employee because of an shall be retained in the official records for the period required
act performed by that officer or employee in the lawful for retention of public records.
2 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE°
;upynght V 2019 ICC,ALL RIGHTS RESERVED.Accesud by Sheri Shell on Mar 1o,lois 10:05:25 AM pursuant to License Agreement with ICC.No fiuther reprod0aion or
I I I ',,ttiburion authorized ANY UNAUTHORIZED REPRODUCI ON OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
^AGREEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
SCOPE AND ADMINISTRATION
SECTION 105 SECTION 106
APPROVAL VIOLATIONS
[A] 105.1 Modifications.Whenever there are practical diffi- [A] 106.1 Unlawful acts. It shall be unlawful for a person,
culties involved in carrying out the provisions of this code, firm or corporation to be in conflict with or in violation of
the code official shall have the authority to grant modifica- any of the provisions of this code.
tions for individual cases upon application of the owner or [A] 106.2 Notice of violation.The code official shall serve a
owner's authorized agent,provided that the code official shall notice of violation or order in accordance with Section 107.
first find that special individual reason makes the strict letter
of this code impractical, the modification is in compliance [A] 106.3 Prosecution of violation. Any person failing to
with the intent and purpose of this code and that such modifii- comply with a notice of violation or order served in accor-
cation does not lessen health, life and fire safety require- dance with Section 107 shall be deemed guilty of a misde-
ments. The details of action granting modifications shall be meanor or civil infraction as determined by the local
recorded and entered in the department files. municipality,and the violation shall be deemed a strict liabil-
ity offense.If the notice of violation is not complied with,the
I ]A] 105.2 Alternative materials, design and methods of code official shall institute the appropriate proceeding at law
construction and equipment. The provisions of this code or in equity to restrain, correct or abate such violation,or to
are not intended to prevent the installation of any material or require the removal or termination of the unlawful occupancy
to prohibit any design or method of construction not specifi- of the structure in violation of the provisions of this code or
tally prescribed by this code,provided that any such alterna- of the order or direction made pursuant thereto. Any action
tive has been approved. An alternative material, design or taken by the authority having jurisdiction on such premises
method of construction shall be approved where the code shall be charged against the real estate upon which the struc-
ifficial finds that the proposed design is satisfactory and ture is located and shall be a lien upon such real estate.
complies with the intent of the provisions of this code, and
that the material, method or work offered is, for the purpose [A] 106.4 Violation penalties.Any person who shall violate
intended,not less than the equivalent of that prescribed in this a provision of this code,or fail to comply therewith, or with
code in quality, strength, effectiveness, fire resistance, dura- any of the requirements thereof, shall be prosecuted within
bility and safety. Where the alternative material, design or the limits provided by state or local laws.Each day that a vio-
method of construction is not approved,the code official shall lation continues after due notice has been served shall be
respond in writing, stating the reasons why the alternative deemed a separate offense.
was not approved. ]A] 106.5 Abatement of violation. The imposition of the
[A] 1053 Required testing. Whenever there is insufficient penalties herein prescribed shall not preclude the legal officer
evidence of compliance with the provisions of this code or of the jurisdiction from instituting appropriate action to
evidence that a material or method does not conform to the restrain, correct or abate a violation, or to prevent illegal
requirements of this code, or in order to substantiate claims occupancy of a building, structure or premises,or to stop an
for alternative materials or methods, the code official shall illegal act, conduct, business or utilization of the building,
have the authority to require tests to be made as evidence of structure or premises.
compliance without expense to the jurisdiction.
[A] 105.3.1 Test methods.Test methods shall be as speci- SECTION 107
fied in this code or by other recognized test standards. In NOTICES AND ORDERS
the absence of recognized and accepted test methods, the
code official shall be permitted to approve appropriate 107.1 Notice to person responsible.Whenever the code offi-
testing procedures performed by an approved agency. tial determines that there has been a violation of this code or
has grounds to believe that a violation has occurred, notice
[A]105.3.2 Test reports.Reports of tests shall be retained shall be given in the manner prescribed in Sections 107.2 and
by the code official for the period required for retention of 107.3 to the person responsible for the violation as specified
public records. in this code.Notices for condemnation procedures shall com-
[A] 105.4 Used material and equipment.Materials that are ply with Section 108.3.
reused shall comply with the requirements of this code for 107.2 Form.Such notice prescribed in Section 107.1 shall be
new materials.Materials,equipment and devices shall not be in accordance with all of the following:
reused unless such elements are in good repair or have been
reconditioned and tested where necessary,placed in good and I. Be in writing.
proper working condition and approved by the code official. 2. Include a description of the real estate sufficient for
[A] 105.5 Approved materials and equipment. Materials, identification.
equipment and devices approved by the code official shall be 3. Include a statement of the violation or violations and
constructed and installed in accordance with such approval. why the notice is being issued.
[A] 10.5.6 Research reports. Supporting data, where neces- 4. Include a correction order allowing a reasonable time to
sary to assist in the approval of materials or assemblies not make the repairs and improvements required to bring
specifically provided for in this code, shall consist of valid the dwelling unit or structure into compliance with the
research reports from approved sources. provisions of this code.
201E INTERNATIONAL PROPERTY MAINTENANCE CODE* 3
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WIN 11Vdistribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
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SCOPE AND ADMINISTRATION
5. Inform the property owner or owner's authorized agent 108.1.3 Structure unfit for human occupancy. A struc-
of the right to appeal. tore is unfit for human occupancy whenever the code offi-
6. Include a statement of the right to file a lien in actor- tial finds that such structure is unsafe, unlawful or,
dance with Section 106.3. because of the degree to which the structure is in disrepair
or lacks maintenance, is insanitary,vermin or rat infested,
107.3 Method of service. Such notice shall be deemed to be contains filth and contamination,or lacks ventilation, illu-
properly served if a copy thereof is: delivered personally, or mination, sanitary or heating facilities or other essential
sent by certified or first-class mail addressed to the last equipment required by this code, or because the location
known address. If the notice is returned showing that the let- of the structure constitutes a hazard to the occupants of the
ter was not delivered,a copy thereof shall be posted in a con- structure or to the public.
spicuous place in or about the structure affected by such
notice. 108.1.4 Unlawful structure.An unlawful structure is one
found in whole or in part to be occupied by more persons
107.4 Unauthorized tampering. Signs, tags or seals posted than permitted under this code, or was erected, altered or
or affixed by the code official shall not be mutilated, occupied contrary to law.
destroyed or tampered with, or removed without authoriza-
tion from the code official. 108.1.5 Dangerous structure or premises. For the pur-
pose of this code,any structure or premises that has any or
107.5 Penalties.Penalties for noncompliance with orders and all of the conditions or defects described as follows shall
notices shall be as set forth in Section 106.4. be considered to be dangerous:
107.6 Transfer of ownership. It shall be unlawful for the 1. Any door, aisle, passageway, stairway, exit or
owner of any dwelling unit or structure who has received a other means of egress that does not conform to the
compliance order or upon whom a notice of violation has approved building or fire code of the jurisdiction
been served to sell,transfer,mortgage,lease or otherwise dis- as related to the requirements for existing build-
pose of such ahvelling unit or structure to another until the ings.
provisions of the compliance order or notice of violation have 2. The walking surface of any aisle, passageway,
been complied with, or until such owner or the owner's stairway, exit or other means of egress is so
authorized agent shall first furnish the grantee, transferee, warped,worn loose,torn or otherwise unsafe as to
mortgagee or lessee a true copy of any compliance order or not provide safe and adequate means of egress.
notice of violation issued by the code official and shall fur-
nish to the code official a signed and notarized statement 3. Any portion of a building, structure or appurte-
from the grantee, transferee, mortgagee or lessee, acknowl- nance that has been damaged by fire, earthquake,
edging the receipt of such compliance order or notice of vio- wind, flood, deterioration, neglect, abandonment,
lation and fully accepting the responsibility without condition vandalism or by any other cause to such an extent
for making the corrections or repairs required by such com- that it is likely to partially or completely collapse,
pliance order or notice of violation. or to become detached or dislodged.
4. Any portion of a building,or any member, appur-
tenance or ornamentation on the exterior thereof
SECTION 108 that is not of sufficient strength or stability, or is
UNSAFE STRUCTURES AND EQUIPMENT not so anchored, attached or fastened in place so
108.1 General. When a structure or equipment is found by as to be capable of resisting natural or artificial
the code official to be unsafe, or when a structure is found loads of one and one-half the original designed
unfit for human occupancy,or is found unlawful,such strut- value.
ture shall be condemned pursuant to the provisions of this 5. The building or structure,or part of the building or
code. structure, because of dilapidation, deterioration,
108.1.1 Unsafe structures.An unsafe structure is one that decay, faulty construction, the removal or move-
is found to be dangerous to the life, health, property or ment of some portion of the ground necessary for
safety of the public or the occupants of the structure by not the support, or for any other reason, is likely to
providing minimum safeguards to protect or warn occtl- partially or completely collapse, or some portion
pants in the event of fire, or because such structure con- of the foundation or underpinning of the building
tains unsafe equipment or is so damaged, decayed, or structure is likely to fail or give way.
dilapidated, structurally unsafe or of such faulty construc- 6. The building or structure,or any portion thereof,is
tion or unstable foundation, that partial or complete col- clearly unsafe for its use and occupancv.
lapse is possible. 7. The building or structure is neglected, damaged,
108.1.2 Unsafe equipment. Unsafe equipment includes dilapidated, unsecured or abandoned so as to
any boiler, heating equipment, elevator, moving stairway, become an attractive nuisance to children who
electrical wiring or device, flammable liquid containers or might play in the building or structure to their dan-
other equipment on the premises or within the structure ger, becomes a harbor for vagrants, criminals or
that is in such disrepair or condition that such equipment is immoral persons, or enables persons to resort to
a hazard to life, health, property or safety of the public or the building or structure for committing a nuisance
occupants of the premises or structure. or an unlawful act.
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di,tributiun authorized,ANY UN A UTHORIZLD RLPRODUCTION OR DIST'RIHUTION IS A VIOLATION OF THE FEDERAI.COPYRIGHT ACT AND THE LR:ENSE
AGRLEM ENT,AND SUBJECT TO t;IVIL AND CRIMINAL PLNALTIES THERLUNDLR.
SCOPE AND ADMINISTRATION
8. Any building or structure has been constructed, 108.3 Notice. Whenever the code official has condemned a
exists or is maintained in violation of any specific structure or equipment under the provisions of this section,
requirement or prohibition applicable to such notice shall be posted in a conspicuous place in or about the
building or structure provided by the approved structure affected by such notice and served on the owner,
building or fire code of the jurisdiction, or of any owner's authorized agent or the person or persons responsible
law or ordinance to such an extent as to present for the structure or equipment in accordance with Section
either a substantial risk of fire,building collapse or 107.3. If the notice pertains to equipment, it shall be placed
any other threat to life and safety. on the condemned equipment.The notice shall be in the form
9. A building or structure, used or intended to be Prescribed in Section 107.2.
used for dwelling purposes,because of inadequate 108.4 Placarding.Upon failure of the owner, owner's autho-
maintenance, dilapidation, decay, damage, faulty rized agent or person responsible to comply with the notice
construction or arrangement, inadequate light, provisions within the time given, the code official shall post
ventilation, mechanical or plumbing system, or on the premises or on defective equipment a placard bearing
otherwise, is determined by the code official to be the word"Condemned"and a statement of the penalties pro-
unsanitary,unfit for human habitation or in such a vided for occupying the premises,operating the equipment or
condition that is likely to cause sickness or dis- removing the placard.
ease. 108.4.1 Placard removal.The code official shall remove
10. Any building or structure,because of a lack of suf- the condemnation placard whenever the defect or defects
ficient or proper fire-resistance-rated construction, upon which the condemnation and placarding action were
fire protection systems,electrical system,fuel con- based have been eliminated. Any person who defaces or
nections, mechanical system, plumbing system or removes a condemnation placard without the approval of
other cause, is determined by the code official to the code official shall be subject to the penalties provided
be a threat to life or health. by this code.
108.5 Prohibited occupancy. Any occupied structure con-
11. Any portion of a building remains on a site after demned and placarded by the code official shall be vacated as
the demolition or destruction of the building or ordered by the code official.Any person who shall occupy a
structure or whenever any building or structure is placarded premises or shall operate placarded equipment,and
abandoned so as to constitute such building or por- any owner, owner's authorized agent or person responsible
tion thereof as an attractive nuisance or hazard to for the premises who shall let anyone occupy a placarded
the public. premises or operate placarded equipment shall be liable for
108.2 Closing of vacant structures.If the structure is vacant the penalties provided by this code.
and unfit for human habitation and occupancy, and is not in 108.6 Abatement methods. The owner, owner's authorized
danger of structural collapse,the code official is authorized to agent,operator or occupant of a building,premises or equip-
post a placard of condemnation on the premises and order the ment deemed unsafe by the code official shall abate or cause
structure closed up so as not to be an attractive nuisance. to be abated or corrected such unsafe conditions either by
Upon failure of the owner or owner's authorized agent to repair,rehabilitation,demolition or other approved corrective
close up the premises within the time specified in the order, action.
the code official shall cause the premises to be closed and 108.7 Record. The code official shall cause a report to be
secured through any available public agency or by contract or filed on an unsafe condition. The report shall state the occu-
arrangement by private persons and the cost thereof shall be panty of the structure and the nature of the unsafe condition.
charged against the real estate upon which the structure is
located and shall be a lien upon such real estate and shall be
collected by any other legal resource. SECTION 109
108.2.1 Authority to disconnect service utilities. The EMERGENCY MEASURES
code official shall have the authority to authorize discon- 109.1 Imminent danger. When, in the opinion of the code
nection of utility service to the building, structure or sys- official, there is imminent danger of failure or collapse of a
tem regulated by this code and the referenced codes and building or structure that endangers life, or when any struc-
standards set forth in Section 102.7 in case of emergency ture or part of a structure has fallen and life is endangered by
where necessary to eliminate an immediate hazard to life the occupation of the structure, or when there is actual or
or property or where such utility connection has been potential danger to the building occupants or those in the
made without approval. The code official shall notify the proximity of any structure because of explosives, explosive
serving utility and, whenever possible, the owner or fumes or vapors or the presence of toxic fumes, gases or
owner's authorized agent and occupant of the building, materials,or operation of defective or dangerous equipment,
structure or service system of the decision to disconnect the code official is hereby authorized and empowered to order
prior to taking such action.If not notified prior to discon- and require the occupants to vacate the premises forthwith.
nection the owner, owner's authorized agent or occupant The code official shall cause to be posted at each entrance to
of the building structure or service system shall be notified such structure a notice reading as follows: "This Structure Is
in writing as soon as practical thereafter. Unsafe and Its Occupancy Has Been Prohibited by the Code
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE 5
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distribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
SCOPE AND ADMINISTRATION
Wcial." It shall be unlawful for any person to enter such order within the time prescribed,the code official shall cause
structure except for the purpose of securing the structure, the structure to be demolished and removed,either through an
making the required repairs, removing the hazardous condi- available public agency or by contract or arrangement with
tion or of demolishing the same. private persons, and the cost of such demolition and removal
109.2 Temporary safeguards.Notwithstanding other provi- shall be charged against the real estate upon which the struc-
sions of this code, whenever, in the opinion of the code off- ture is located and shall be a lien upon such real estate.
tial,there is imminent danger due to an unsafe condition,the 110.4 Salvage materials. Where any structure has been
code official shall order the necessary work to be done, ordered demolished and removed, the governing body or
including the boarding up of openings,to render such strut- other designated officer under said contract or arrangement
ture temporarily safe whether or not the legal procedure aforesaid shall have the right to sell the salvage and valuable
herein described has been instituted; and shall cause such materials. The net proceeds of such sale, after deducting the
other action to be taken as the code official deems necessary expenses of such demolition and removal, shall be promptly
to meet such emergency, remitted with a report of such sale or transaction, including
109.3 Closing streets.When necessary for public safety,the the items of expense and the amounts deducted, for the per-
code official shall temporarily close structures and close, or son who is entitled thereto, subject to any order of a court. If
order the authority having jurisdiction to close, sidewalks, such a surplus does not remain to be turned over, the report
streets,public ways and places adjacent to unsafe structures, shall so state.
and prohibit the same from being utilized.
109.4 Emergency repairs. For the purposes of this section, SECTION 111
the code official shall employ the necessary labor and materi- MEANS OF APPEAL
als to perform the required work as expeditiously as possible. [A] 111.1 Application for appeal. Any person directly
109.5 Costs of emergency repairs.Costs incurred in the per- affected by a decision of the code official or a notice or order
formance of emergency work shall be paid by the jurisdic- issued under this code shall have the right to appeal to the
tion. The legal counsel of the jurisdiction shall institute board of appeals, provided that a written application for
appropriate action against the owner of the premises or appeal is fled within 20 days after the day the decision,
owner's authorized agent where the unsafe structure is or was notice or order was served.An application for appeal shall be
located for the recovery of such costs. based on a claim that the true intent of this code or the rules
109.6 Hearing.Any person ordered to take emergency mea- legally adopted thereunder have been incorrectly interpreted,
sures shall comply with such order forthwith. Any affected the provisions of this code do not fully apply,or the require-
person shall thereafter, upon petition directed to the appeals ments of this code are adequately satisfied by other means.
board,be afforded a hearing as described in this code. [A] 111.2 Membership of board.The board of appeals shall
consist of not less than three members who are qualified by
SECTION 110 experience and training to pass on matters pertaining to prop-
DEMOLITION erty maintenance and who are not employees of the jurisdic-
tion.The code official shall be an ex-officio member but shall
110.1 General. The code official shall order the owner or not vote on any matter before the board. The board shall be
owner's authorized agent of any premises upon which is appointed by the chief appointing authority, and shall serve
located any structure,which in the code official's or owner's staggered and overlapping terms.
authorized agent judgment after review is so deteriorated or [A] 1111.1 Alternate members. The chief appointing
dilapidated or has become so out of repair as to be dangerous, authority shall appoint not less than two alternate members
unsafe, insanitary or otherwise unfit for human habitation or who shall be called by the board chairman to hear appeals
occupancy, and such that it is unreasonable to repair the during the absence or disqualification of a member.Alter-
structure, to demolish and remove such structure; or if such nate members shall possess the qualifications required for
structure is capable of being made safe by repairs, to repair board membership.
and make safe and sanitary,or to board up and hold for future
repair or to demolish and remove at the owner' one of its s option; or of
members to serve as chairman.
2 Chairman. The board shall annually select
where there has been a cessation of normal construction of
any structure for a period of more than two years, the code [A] 111.2.3 Disqualification of member.A member shall
official shall order the owner or owner's authorized agent to not hear an appeal in which that member has a personal,
demolish and remove such structure,or board up until future professional or financial interest.
repair. Boarding the building up for future repair shall not [A] 111.2.4 Secretary. The chief administrative officer
extend beyond one year, unless approved by the building shall designate a qualified person to serve as secretary to
official, the board. The secretary shall file a detailed record of all
110.2 Notices and orders. Notices and orders shall comply proceedings in the office of the chief administrative offi-
with Section 107. cer.
110.3 Failure to comply. If the owner of a premises or [A] 111.2.5 Compensation of members. Compensation
owner's authorized agent fails to comply with a demolition of members shall be determined by law.
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. utribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
nGREEMENT,AND SUBIECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
SCOPE AND ADMINISTRATION
]A] 111.3 Notice of meeting. The board shall meet upon ]A] 112.3 Emergencies. Where an emergency exists, the
notice from the chairman, within 20 days of the filing of an code official shall not be required to give a written notice
appeal,or at stated periodic meetings. prior to stopping the work.
]A] 111.4 Open hearing.Hearings before the board shall be ]A] 112.4 Failure to comply.Any person who shall continue
open to the public. The appellant,the appellant's representa- any work after having been served with a stop work order,
tive, the code o#1cial and any person whose interests are except such work as that person is directed to perform to
affected shall be given an opportunity to be heard.A quorum remove a violation or unsafe condition, shall be liable to a
shall consist of not less than two-thirds of the board member- fine of not less than[AMOUNT]dollars or more than[AMOUNT)
ship. dollars.
]A] 111.4.1 Procedure. The board shall adopt and make
available to the public through the secretary procedures
under which a hearing will be conducted. The procedures
shall not require compliance with strict rules of evidence,
but shall mandate that only relevant information be
received.
[AI 111.5 Postponed hearing. When the full board is not
present to hear an appeal, either the appellant or the appel-
lant's representative shall have the right to request a post-
ponement of the hearing.
]A] 111.6 Board decision.The board shall modify or reverse
the decision of the code official only by a concurring vote of a
majority of the total number of appointed board members.
]A] 111.6.1 Records and copies. The decision of the
board shall be recorded. Copies shall be furnished to the
appellant and to the code official.
]A] 111.6.2 Administration. The code official shall take
immediate action in accordance with the decision of the
board.
]A] 111.7 Court review.Any person,whether or not a previ-
ous party of the appeal, shall have the right to apply to the
appropriate court for a writ of certiorari to correct errors of
law. Application for review shall be made in the manner and
time required by law following the filing of the decision in
the office of the chief administrative officer.
]A] 111.8 Stays of enforcement. Appeals of notice and
orders (other than Imminent Danger notices) shall stay the
enforcement of the notice and order until the appeal is heard
by the appeals board.
SECTION 112
STOP WORK ORDER
]A] 112.1 Authority. Whenever the code official finds any
work regulated by this code being performed in a manner
contrary to the provisions of this code or in a dangerous or
unsafe manner,the code official is authorized to issue a stop
work order.
]A] 112.2 Issuance.A stop work order shall be in writing and
shall be given to the owner of the property, to the owner's
authorized agent,or to the person doing the work.Upon issu-
ance of a stop work order, the cited work shall immediately
cease.The stop work order shall state the reason for the order
and the conditions under which the cited work is authorized
to resume.
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distribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
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CHAPTER 2
DEFINITIONS
User note:
About this chapter:Codes,by their very nature,are technical documents.Every word,term and punctuation mark can add to or change the
meaning of a technical requirement. ft is necessary to maintain a consensus on the specific meaning of each term contained in the code.
Chapter 2 performs this function by stating clearly what specific terms mean for the purpose of the code.
SECTION 201 COST OF SUCH DEMOLITION OR EMERGENCY
GENERAL REPAIRS. The costs shall include the actual costs of the
201.1 Scope. Unless otherwise expressly stated, the follow- demolition or repair of the structure less revenues obtained if
ing terms shall, for the purposes of this code, have the mean- salvage was conducted prior to demolition or repair. Costs
ings shown in this chapter. shall include, but not be limited to, expenses incurred or
necessitated related to demolition or emergency repairs, such
201.2 Interchangeability. Words stated in the present tense as asbestos survey and abatement if necessary; costs of
include the future; words stated in the masculine gender inspectors,testing agencies or experts retained relative to the
include the feminine and neuter;the singular number includes demolition or emergency repairs; costs of testing; surveys for
the plural and the plural,the singular. other materials that are controlled or regulated from being
201.3 Terms defined in other codes. Where terms are not dumped in a landfill; title searches; mailing(s); postings;
defined in this code and are defined in the International recording; and attorney fees expended for recovering of the
Building Code, International Existing Building Code, Inter- cost of emergency repairs or to obtain or enforce an order of
national Fit Code, International Fuel Gas Code, Interna- demolition made by a code official, the governing body or
bona/ :11echanical Code. International Phtnrhing Code, board of appeals.
International Residential Code, International Zoning Code or DETACHED. When a structural element is physically dis-
NFPA 70, such terms shall have the meanings ascribed to connected from another and that connection is necessary to
them as stated in those codes. provide a positive connection.
201.4 Terms not defined. Where terms are not defined DETERIORATION. To weaken, disintegrate, corrode, rust
through the methods authorized by this section, such terms or decay and lose effectiveness.
shall have ordinarily accepted meanings such as the context JBGJ DWELLING UNIT.A single unit providing complete.
implies. independent living facilities for one or more persons, includ-
201.5 Parts. Whenever the words '`dive/ling unit." "dwell- ing permanent provisions for living,sleeping,eating,cooking
ing," "premises." "building," "rooming house," "rooming and sanitation.
unit," "housekeeping unit" or"story" are stated in this code, JZJ EASEMENT. That portion of land or property reserved
they shall be construed as though they were followed by the for present or future use by a person or agency other than the
words"or any part thereof." legal fee owner(s)of the property.The easement shall be per-
mitted to be for use under,on or above said lot or lots.
SECTION 202 EQUIPMENT SUPPORT. Those structural members or
GENERAL DEFINITIONS assemblies of members or manufactured elements, including
braces, frames, lugs, snuggers, hangers or saddles,that trans-
ANCHORED. Secured in a manner that provides positive mit gravity load, lateral load and operating load between the
connection. equipment and the structure.
JAI APPROVED.Acceptable to the code official. EXTERIOR PROPERTY. The open space on the premises
BASEMENT. That portion of a building that is partly or and on adjoining property under the control of owners or
completely below grade, operators of such premises.
BATHROOM.A room containing plumbing fixtures includ- GARBAGE. The animal or vegetable waste resulting from
ing a bathtub or shower. the handling,preparation,cooking and consumption of food.
BEDROOM.Any room or space used or intended to be used JBEJ GUARD. A building component or a system of build-
for sleeping purposes in either a dwelling or sleeping unit. ing components located at or near the open sides of elevated
JAI CODE OFFICIAL.The official who is charged with the walking surfaces that minimizes the possibility of a fall from
administration and enforcement of this code, or any duly the walking surface to a lower level.
authorized representative. JBGJ HABITABLE SPACE.Space in a structure for living,
CONDEMN.To adjudge unfit for occupancy. sleeping,eating or cooking.Bathrooms,toilet rooms,closets,
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 9
t:.p nght, xn ICC ALL RIGHTS RESERVED. A -.scd he Shad Shill mi\lar 2(1,2018 ucuc r•AM pungent m Lic-sc Agicenrcnt r.ith WC \u lurthei rept d tion or
f t bur6m-11th r—d ANT I NACTHORIZED RLPRODUt:TION OR 16TRIBLTIoN ISA VIOLATION Of THE FLDLRAI(:OP)'RI(;HT ALT ANI)THL LI(.LrSP
AGREE\IE\) ANDSUBJECTTOCI%rILANDt:RINIINAI.PLNAI.TILSTHLRFUNDER.
DEFINITIONS
halls, storage or utility spaces,and similar areas are not con- any such person, and the executor or administrator of the
sidered habitable spaces. estate of such person if ordered to take possession of real
HISTORIC BUILDING. Any building or structure that is property by a court.
one or more of the following: PERSON. An individual, corporation, partnership or any
I. Listed or certified as eligible for listing, by the State other group acting as a unit.
Historic Preservation Officer or the Keeper of the PEST ELIMINATION. The control and elimination of
National Register of Historic Places, in the National insects, rodents or other pests by eliminating their harborage
Register of Historic Places. places; by removing or making inaccessible materials that
2. Designated as historic under an applicable state or local serve as their food or water; by other approved pest elimina-
law. tion methods.
3. Certified as a contributing resource within a National JAI PREMISES. A lot, plot or parcel of land, easement or
Register or state or locally designated historic district. public way,including any structures thereon.
HOUSEKEEPING UNIT.A room or group of rooms form- JAI PUBLIC WAY.Any street, alley or other parcel of land '
ing a single habitable space equipped and intended to be used that: is open to the outside air; leads to a street; has been
for living,sleeping, cooking and eating that does not contain, deeded, dedicated or otherwise permanently appropriated to
within such a unit,a toilet,lavatory and bathtub or shower. the public for public use; and has a clear width and height of I
not less than 10 feet(3048 mm).
IMMINENT DANGER. A condition that could cause seri- ROOMING HOUSE. A building arranged or occupied for
ous or life-threatening injury or death at any time. lodging, with or without meals, for compensation and not
INFESTATION. The presence, within or contiguous to, a occupied as a one-or two-family dwelling.
structure or premises of insects, rodents, vermin or other ROOMING UNIT. Any room or group of rooms forming a
Pests. single habitable unit occupied or intended to be occupied for
INOPERABLE MOTOR VEHICLE.A vehicle that cannot sleeping or living,but not for cooking purposes.
be driven upon the public streets for reason including but not RUBBISH. Combustible and noncombustible waste materi-
limited to being unlicensed,wrecked,abandoned,in a state of als, except garbage; the term shall include the residue from
disrepair,or incapable of being moved under its own power. the burning of wood,coal, coke and other combustible mate-
JAI LABELED. Equipment, materials or products to which rials, paper, rags, cartons, boxes, wood, excelsior, rubber,
have been affixed a label, seal, symbol or other identifying leather,tree branches, vard trimmings,tin cans,metals, min-
mark of a nationally recognized testing laboratory,approved eral matter,glass,crockery and dust and other similar materi-
agency or other organization concerned with product evalua- als.
tion that maintains periodic inspection of the production of IBGJ SLEEPING UNIT. A room or space in which people
the above-labeled items and whose labeling indicates either sleep, which can also include permanent provisions for liv-
that the equipment, material or product meets identified stan- ing, eating and either sanitation or kitchen facilities, but not
dards or has been tested and found suitable for a specified both. Such rooms and spaces that are also part of a dwelling
purpose. unit are not sleeping units.
LET FOR OCCUPANCY or LET. To permit, provide or STRICT LIABILITY OFFENSE. An offense in which the
offer possession or occupancy of a dwelling, dwelling unit, prosecution in a legal proceeding is not required to prove
rooming unit,building,premise or structure by a person who criminal intent as a part of its case. It is enough to prove that
is or is not the legal owner of record thereof, pursuant to a the defendant either did an act which was prohibited,or failed
written or unwritten lease, agreement or license, or pursuant to do an act which the defendant was legally required to do.
to a recorded or unrecorded agreement of contract for the sale
of land. JAI STRUCTURE.That which is built or constructed.
NEGLECT. The lack of proper maintenance for a building TENANT. A person, corporation, partnership or group,
or structure. whether or not the legal owner of record,occupying a build-.
JAS OCCUPANCY. The purpose for which a building or Ing or portion thereof as a unit.
portion thereof is utilized or occupied. TOILET ROOM.A room containing a water closet or urinal
OCCUPANT. Any individual living or sleeping in a build- but not a bathtub or shower.
ing,or having possession of a space within a building. ULTIMATE DEFORMATION. The deformation at which
OPENABLE AREA. That part of a window, skylight or failure occurs and that shall be deemed to occur if the sustain-
door which is available for unobstructed ventilation and able load reduces to 80 percent or less of the maximum
which opens directly to the outdoors. strength.
BMJ VENTILATION. The natural or mechanical process of
OPERATOR.Any person who has charge,care or control of
a structure or premises that is let or offered for occupancy. supplying conditioned or unconditioned air to, or removing
such air from,any space.
JAS OWNER.Any person, agent,operator, firm or corpora- WORKMANLIKE.Executed in a skilled manner;e.g., gen-
tion having legal or equitable interest in the property; or erally plumb, level, square, in line, undamaged and without
recorded in the official records of the state,county or munici-
pality as holding title to the property; or otherwise having marring adjacent work.
control of the property,including the guardian of the estate of (ZI YARD.An open space on the same lot with a structure.
10 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
111111119
' � ' ' Copyright zor,WA.. ALL RIGHTS RESERVED.A..nscd he Sheri Shell nn\I,,a�-1 a 1(:u'._=AM pti u,w i„Ltc Agreement with ICC.No turther rcpmduc1wn or
'
di,trib.,m,,authnrvcd.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT.AND SUBIECT TO CIVIL AND CRIMINAL PENALTI I:S THEREUNDER.
CHAPTER 3
GENERAL REQUIREMENTS
User note:
About this chapter:Chapter 3 is broad in scope and includes a variety of requirements for the maintenance of exterior property areas, as
well as the interior and exterior elements of the structure, that are intended to maintain a minimum level of safety and sanitation for both the
general public and the occupants of a structure, and to maintain a building's structural and weather-resistance performance. Specifically,
Chapter 3 contains criteria for the maintenance of building components;vacant structures and land;the safety,sanitation and appearance of
the interior and exterior of structures and all exterior property areas;accessory structures;extermination of insects and rodents:access barri-
ers to swimming pools, spas and hot tubs;vehicle storage and owner/occupant responsibilities.
SECTION 301 DICTION TO INSERT HEIGHT IN INCHES].Noxious weeds shall
GENERAL be prohibited. Weeds shall be defined as all grasses, annual
301.1 Scope. The provisions of this chapter shall govern the plants and vegetation, other than trees or shrubs provided;
minimum conditions and the responsibilities of persons for however, this term shall not include cultivated flowers and
maintenance of structures,equipment and exterior property. gardens.
301.2 Responsibility.The owner of the premises shall main- Upon failure of the owner or agent having charge of a
tain the structures and exterior property, in compliance with property to cut and destroy weeds after service of a notice of
these requirements, except as otherwise provided for in this violation, they shall be subject to prosecution in accordance
code.A person shall not occupy as owner-occupant or permit with Section 106.3 and as prescribed by the authority having
another person to occupy premises that are not in a sanitary jurisdiction. Upon failure to comply with the notice of viola-
and safe condition and that do not comply with the require- tion, any duty authorized employee of the jurisdiction or con-
ments of this chapter. Occupants of a dwelling unit,rooming tractor hired by the jurisdiction shall be authorized to enter
unit or housekeeping unit are responsible for keeping in a upon the property in violation and cut and destroy the weeds
clean, sanitary and safe condition that part of the chvellmg growing thereon, and the costs of such removal shall be paid
unit, rooming unit, housekeeping nail or premises they by the owner or agent responsible for the property.
occupy and control. 302.5 Rodent harborage. Structures and exterior property
301.3 Vacant structures and land. Vacant structures and shall be kept free from rodent harborage and infestation.
premises thereof or vacant land shall be maintained in a Where rodents are found, they shall be promptly extermi-
clean, safe, secure and sanitary condition as provided herein nate d by approved processes that will not be injurious to
so as not to cause a blighting problem or adversely affect the human health. After pest elimination, proper precautions
public health or safety. shall be taken to eliminate rodent harborage and prevent rein-
festation.
302.6 Exhaust vents.Pipes,ducts,conductors, fans or blow-
SECTION 302 ers shall not discharge gases, steam, vapor, hot air, grease,
EXTERIOR PROPERTY AREAS smoke, odors or other gaseous or particulate wastes directly
302.1 Sanitation. Exterior property and premises shall be on abutting or adjacent public or private property or that of
maintained in a clean, safe and sanitary condition. The occu- another tenant.
pant shall keep that part of the exterior property that such 302.7 Accessory structures.Accessory structures, including
occupant occupies or controls in a clean and sanitary condi- detached garages, fences and walls, shall be maintained
tion. structurally sound and in good repair.
302.2 Grading and drainage. Premises shall be graded and 302.8 Motor vehicles.Except as provided for in other regula-
maintained to prevent the erosion of soil and to prevent the tions, inoperative or unlicensed motor vehicles shall not be
accumulation of stagnant water thereon, or within any struc- parked,kept or stored on any premises,and vehicles shall not
ture located thereon. at any time be in a state of major disassembly,disrepair,or in
Exception:Approved retention areas and reservoirs. the process of being stripped or dismantled.Painting of vehi-
cles is prohibited unless conducted inside an approved spray
302.3 Sidewalks and driveways. Sidewalks, walkways, booth.
stairs, driveways, parking spaces and similar areas shall be
kept in a proper state of repair,and maintained free from haz- Exception: A vehicle of any type is permitted to undergo
ardous conditions. major overhaul, including body work, provided that such
work is performed inside a structure or similarly enclosed
302.4 Weeds. Premises and exterior properly shall be main- area designed and approved for such purposes.
tained free from weeds or plant growth in excess of[JURIS-
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 11
t:1 c gh! z i'ICC.ALL RIGHT S RESERVED.A– -.ed h,Sher Sh, nn Dlar zu.zm x ncn,:21 ANI p,t o,nt to Lc A!,eenient vid,ICC N,,further rep du ti—or
1 i '1 utioi !horiZcd. ANY lTNAUTHORIZLD REPRODUCTION OR DISTRIBU IIoN IS A VIOLATION OF rHE FEDLRAI COPYRIGHT At T AND THC LI(ENSC
AGRFI AILNT.AND SUBJECT TO CIVIL A\D CRIMINAL PLNALTIES THFRLUNDER.
GENERAL REQUIREMENTS
302.9 Defacement of property.A person shall not willfully 5. Structural members that have evidence of deterio-
or wantonly damage, mutilate or deface any exterior surface ration or that are not capable of safely supporting
of anv structure or building on any private or public property all nominal loads and load effects.
by placing thereon any marking,carving or graffiti. 6. Foundation systems that are not firmly supported
It shall be the responsibility of the owner to restore said by footings, are not plumb and free from open
surface to an approved state of maintenance and repair. cracks and breaks, are not properly anchored or
are not capable of supporting all nominal loads
and resisting all load effects.
SECTION 303 7. Exterior walls that are not anchored to supporting
SWIMMING POOLS, SPAS AND HOT TUBS and supported elements or are not plumb and free
303.1 Swimming pools. Swimming pools shall be main- of holes, cracks or breaks and loose or rotting
tained in a clean and sanitary condition,and in good repair. materials, are not properly anchored or are not
303.2 Enclosures. Private swimming pools, hot tubs and capable of supporting all nominal loads and resist-
spas, containing water more than 24 inches (610 mm) in ing all load effects.
depth shall be completely surrounded by a fence or barrier 8. Roofing or roofing components that have defects
not less than 48 inches (1219 mm) in height above the fin- that admit rain, roof surfaces with inadequate
ished ground level measured on the side of the barrier away drainage,or any portion of the roof framing that is
from the pool. Gates and doors in such barriers shall be self- not in good repair with signs of deterioration,
closing and self-latching. Where the self-latching device is fatigue or without proper anchorage and incapable
less than 54 inches(1372 mm)above the bottom of the gate, of supporting all nominal loads and resisting all
the release mechanism shall be located on the pool side of the load effects.
gate. Self-closing and self-latching gates shall be maintained 9. Flooring and flooring components with defects
such that the gate will positively close and latch when that affect serviceability or flooring components
released from an open position of 6 inches(152 mm)from the that show signs of deterioration or fatigue,are not
gatepost. An existing pool enclosure shall not be removed, properly anchored or are incapable of supporting
replaced or changed in a manner that reduces its effectiveness all nominal loads and resisting all load effects.
as a safety barrier. 10. Veneer, cornices, belt courses, corbels, trim, wall
Exception: Spas or hot tubs with a safety cover that com- facings and similar decorative features not prop-
plies with ASTM F1346 shall be exempt from the provi- erly anchored or that are anchored with connec-
sions of this section. tions not capable of supporting all nominal loads
and resisting all load effects.
SECTION 304 11. Overhang extensions or projections including, but
not limited to, trash chutes, canopies, marquees,
EXTERIOR STRUCTURE signs, awnings, fire escapes, standpipes and
304.1 General. The exterior of a structure shall be main- exhaust ducts not properly anchored or that are
tained in good repair,structurally sound and sanitary so as not anchored with connections not capable of support-
to pose a threat to the public health,safety or welfare. ing all nominal loads and resisting all load effects.
304.1.1 Unsafe conditions. The following conditions 12. Exterior stairs, decks, porches, balconies and all
shall be determined as unsafe and shall be repaired or similar appurtenances attached thereto, including
replaced to comply with the International Building Code guards and handrails, are not structurally sound,
or the International Existing Building Code as required for not properly anchored or that are anchored with
existing buildings: connections not capable of supporting all nominal
1. The nominal strength of any structural member is loads and resisting all load effects.
exceeded by nominal loads,the load effects or the 13. Chimneys,cooling towers, smokestacks and simi-
required strength. lar appurtenances not structurally sound or not
2. The anchorage of the floor or roof to walls or col- properly anchored or that are anchored with con-
umns. and of walls and columns to foundations is nections not capable of supporting all nominal
not capable of resisting all nominal loads or load loads and resisting all load effects.
effects. Exceptions:
3. Structures or components thereof that have 1. Where substantiated otherwise by an approved
reached their limit state. method.
4. Siding and masonry joints including joints 2. Demolition of unsafe conditions shall be permit-
between the building envelope and the perimeter ted where approved by the code official.
of windows, doors and skylights are not main- 304.2 Protective treatment. Exterior surfaces, including but
tained,weather resistant or water tight. not limited to, doors, door and window frames, cornices,
porches, trim, balconies, decks and fences, shall be main-
tained in good condition. Exterior wood surfaces, other than
12 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
1 1opyright®20171CC. ALL RIGHTS RESERVED.Accewd by Sheri Shell on Mar 20,2018 io:os:25 AM pursuant to License Agreement with ICC.No further reproduction or
1 I 1 distribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
GENERAL REQUIREMENTS
decay-resistant woods, shall be protected from the elements faces of metal or wood shall be protected from the elements
and decay by painting or other protective covering or treat- and against decay or rust by periodic application of weather-
ment. Peeling, flaking and chipped paint shall be eliminated coating materials,such as paint or similar surface treatment.
and surfaces repainted. Siding and masonry joints,as well as 304.12 Handrails and guards. Every handrail and guard
those between the building envelope and the perimeter of shall be firmly fastened and capable of supporting normally
windows, doors and skylights, shall be maintained weather imposed loads and shall be maintained in good condition.
resistant and water tight.Metal surfaces subject to rust or cor-
rosion shall be coated to inhibit such rust and corrosion, and 304.13 Window,skylight and door frames.Every window,
surfaces with rust or corrosion shall be stabilized and coated skylight, door and frame shall be kept in sound condition,
to inhibit future rust and corrosion. Oxidation stains shall be good repair and weather tight.
removed from exterior surfaces.Surfaces designed for stabili- 304.13.1 Glazing. Glazing materials shall be maintained
zation by oxidation are exempt from this requirement. free from cracks and holes.
(Fl 304.3 Premises identification. Buildings shall have 304.13.2 Openable windows.Every window,other than a
approved address numbers placed in a position to be plainly fixed window, shall be easily openable and capable of
legible and visible from the street or road fronting the prop- being held in position by window hardware.
erty. These numbers shall contrast with their background. 304.14 Insect screens. During the period from [DATE] to
Address numbers shall be Arabic numerals or alphabet let- [DATE], every door, window and other outside opening
ters. Numbers shall be not less than 4 inches (102 mm) in required for ventilation of habitable rooms, food preparation
height with a minimum stroke width of 0.5 inch(12.7 mm). areas, food service areas or any areas where products to be
304.4 Structural members. Structural members shall be included or utilized in food for human consumption are pro-
maintained free from deterioration, and shall be capable of cessed, manufactured, packaged or stored shall be supplied
safely supporting the imposed dead and live loads. with approved tightly fitting screens of minimum 16 mesh
304.5 Foundation walls. Foundation walls shall be main- per inch(16 mesh per 25 mm),and every screen door used for
tained plumb and free from open cracks and breaks and shall insect control shall have a self-closing device in good work-
be kept in such condition so as to prevent the entry of rodents ing condition.
and other pests. Exception: Screens shall not be required where other
304.6 Exterior walls.Exterior walls shall be free from holes, approved means, such as air curtains or insect repellent
breaks,and loose or rotting materials;and maintained weath- fans,are employed.
erproof and properly surface coated where required to pre- 304.15 Doors.Exterior doors,door assemblies,operator sys-
vent deterioration. tems if provided, and hardware shall be maintained in good
304.7 Roofs and drainage. The roof and flashing shall be condition. Locks at all entrances to dwelling units and sleep-
sound,tight and not have defects that admit rain.Roof drain- ing units shall tightly secure the door. Locks on means of
age shall be adequate to prevent dampness or deterioration in egress doors shall be in accordance with Section 702.3.
the walls or interior portion of the structure.Roof drains,gut- 304.16 Basement hatchways. Every basement hatchway
ters and downspouts shall be maintained in good repair and shall be maintained to prevent the entrance of rodents, rain
free from obstructions.Roof water shall not be discharged in and surface drainage water.
a manner that creates a public nuisance. 304.17 Guards for basement windows. Every basement
304.8 Decorative features. Cornices, belt courses, corbels, window that is openable shall be supplied with rodent shields,
terra cotta trim, wall facings and similar decorative features storm windows or other approved protection against the entry
shall be maintained in good repair with proper anchorage and of rodents.
in a safe condition. 304.18 Building security.Doors,windows or hatchways for
304.9 Overhang extensions.Overhang extensions including, dwelling units,room units or housekeeping emits shall be pro-
but not limited to,canopies,marquees,signs,metal awnings, vided with devices designed to provide security for the occu-
fire escapes,standpipes and exhaust ducts shall be maintained pants and property within.
in good repair and be properly anchored so as to be kept in a 304.18.1 Doors. Doors providing access to a dwelling
sound condition. Where required, all exposed surfaces of unit, rooming unit or housekeeping unit that is rented,
metal or wood shall be protected from the elements and leased or let shall be equipped with a deadbolt lock
against decay or rust by periodic application of weather-coat- designed to be readily openable from the side from which
ing materials,such as paint or similar surface treatment. egress is to be made without the need for keys, special
304.10 Stairways, decks, porches and balconies. Every knowledge or effort and shall have a minimum lock throw
exterior stairway, deck, porch and balcony, and all appurte- of 1 inch (25 mm). Such deadbolt locks shall be installed
nances attached thereto, shall be maintained structurally according to the manufacturer's specifications and main-
sound, in good repair,with proper anchorage and capable of tained in good working order.For the purpose of this sec-
supporting the imposed loads. tion, a sliding bolt shall not be considered an acceptable
304.11 Chimneys and towers. Chimneys, cooling towers, deadbolt lock.
smoke stacks,and similar appurtenances shall be maintained 304.18.2 Windows. Operable windows located in whole
structurally safe and sound, and in good repair.Exposed sur- or in part within 6 feet(1828 mm)above ground level or a
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE 13
1 ' I ' Copyright 03017 ICC.ALL RIGHTS RESERVED.Accessed by Sheri Shell on Mar 20,1018 to:os:xs AM pursuant to Liaenm Agreement with ICG No further reproduction or
14 1-9 distribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
GENERAL REQUIREMENTS
walking surface below that provide access to a dwelling 305.2 Structural members. Structural members shall be
unit, rooming unit or housekeeping unit that is rented, maintained structurally sound, and be capable of supporting
leased or let shall be equipped with a window sash locking the imposed loads.
device. 305.3 Interior surfaces. Interior surfaces, including win-
304.18.3 Basement hatchways.Basement hatchways that dows and doors, shall be maintained in good,clean and sani-
provide access to a dwelling unit,rooming unit or house- tary condition. Peeling, chipping, flaking or abraded paint
keeping unit that is rented, leased or let shall be equipped shall be repaired,removed or covered.Cracked or loose plas-
with devices that secure the units from unauthorized entry. ter, decayed wood and other defective surface conditions
304.19 Gates. Exterior gates, gate assemblies, operator Sys- shall be corrected.
tems if provided, and hardware shall be maintained in good 305.4 Stairs and walking surfaces. Every stair, ramp, land-
condition. Latches at all entrances shall tightly secure the ing, balcony, porch, deck or other walking surface shall be
gates. maintained in sound condition and good repair.
305.5 Handrails and guards.Every handrail and guard shall
SECTION 305 be firmly fastened and capable of supporting normally
INTERIOR STRUCTURE imposed loads and shall be maintained in good condition.
305.1 General. The interior of a structure and equipment 305.6 Interior doors.Every interior door shall fit reasonably
therein shall be maintained in good repair,structurally sound Well within its frame and shall be capable of being opened
and in a sanitary condition. Occupants shall keep that part of and closed by being properly and securely attached to jambs,
the structure that they occupy or control in a clean and sani- headers or tracks as intended by the manufacturer of the
tary condition.Every owner of a structure containing a room- attachment hardware.
ing house, housekeeping units, a hotel, a dormitory, two or
more dwelling units or two or more nonresidential occupan- SECTION 306
cies, shall maintain, in a clean and sanitary condition, the COMPONENT SERVICEABILITY
shared or public areas of the structure and exterior property.
306.1 General.The components of a structure and equipment
305.1.1 Unsafe conditions. The following conditions therein shall be maintained in good repair,structurally sound
shall be determined as unsafe and shall be repaired or and in a sanitary condition.
replaced to comply with the International Building Code
or the International Existing Building Code as required for 306.1.1 Unsafe conditions. Where any of the following
existing buildings: conditions cause the component or system to be beyond its
limit state, the component or system shall be determined
1. The nominal strength of any structural member is as unsafe and shall be repaired or replaced to comply with
exceeded by nominal loads, the load effects or the the International Building Code or the International Exist-
required strength. ing Building Code as required for existing buildings:
2. The anchorage of the floor or roof to walls or col- 1. Soils that have been subjected to any of the follow-
umns, and of walls and columns to foundations is ing conditions:
not capable of resisting all nominal loads or load
effects. 1.1. Collapse of footing or foundation system.
3. Structures or components thereof that have reached 1.2. Damage to footing, foundation, concrete or
their limit state. other structural element due to soil expan-
sion.
4. Structural members are incapable of supporting
nominal loads and load effects. 1.3. Adverse effects to the design strength of
footing, foundation, concrete or other struc-
5. Stairs, landings, balconies and all similar walking tural element due to a chemical reaction
surfaces, including guards and handrails, are not from the soil.
structurally sound, not properly anchored or are 1.4. Inadequate soil as determined by a geotech-
anchored with connections not capable of support- nical investigation.
ing all nominal loads and resisting all load effects.
6. Foundation systems that are not firmly supported by I.S. Where the allowable bearing capacity of the
soil is in doubt.
footings are not plumb and free from open cracks
and breaks, are not properly anchored or are not 1.6. Adverse effects to the footing, foundation,
capable of supporting all nominal loads and resisting concrete or other structural element due to
the ground water table.
all load effects.
Exceptions: 2. Concrete that has been subjected to any of the fol-
1. Where substantiated otherwise by an approved lowing conditions:
method. 2.1. Deterioration.
2. Demolition of unsafe conditions shall be permit- 2.2• Ultimale deformation.
ted where approved by the code official. 2.3. Fractures.
14 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
' ' t:opy right- 2111-IC(:. ALL RIGI ITS RESER\'ED.A,,t,—d hy�Shen Shcll nn\tar:u,u, n u..nsr AM pti wa t m Licon Agreement with ICC.Nn er
turthrcpn+duction or
III V
diarihurian authorized, ANY UNAUTHORIZED REPRODUCTION OR MTRIBCTION IS A VIOLATION(IV THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT,AND SCBIECT TO CIA9L AND CRIMINAL PENALTIES THEREUNDER.
GENERAL REQUIREMENTS
2.4. Fissures. SECTION 307
2.5. Spalling. HANDRAILS AND GUARDRAILS
2.6. Exposed reinforcement. 307.1 General. Every exterior and interior flight of stairs
2.7. Detached,dislodged or failing connections. having more than four risers shall have a handrail on one side
of the stair and every open portion of a stair, landing, bal-
3. Aluminum that has been subjected to any of the fol- cony, porch,deck, ramp or other walking surface that is more
lowing conditions: than 30 inches(762 mm)above the floor or grade below shall
3.1. Deterioration. have guards. Handrails shall be not less than 30 inches(762
3.2. Corrosion. mm) in height or more than 42 inches (1067 mm) in height
measured vertically above the nosing of the tread or above
3.3. Elastic deformation. the finished floor of the landing or walking surfaces. Guards
3.4. Ultimate deformation. shall be not less than 30 inches(762 mm)in height above the
3.5. Stress or strain cracks. floor of the landing, balcony, porch, deck, or ramp or other
3.6. Joint fatigue. walking surface.
3.7. Detached,dislodged or failing connections. Exception: Guards shall not be required where exempted
4. Masonry that has been subjected to any of the fol-
by the adopted building code.
lowing conditions:
4.1. Deterioration. SECTION 308
4.2. Ultimate deformation. RUBBISH AND GARBAGE
4.3. Fractures in masonry or mortar joints. 308.1 Accumulation of rubbish or garbage. F—werior prop-
erly and premises, and the interior of every structure,shall be
4.4. Fissures in masonry or mortar joints. free from any accumulation of rubbish or garbage.
4.5. Spalling. 308.2 Disposal of rubbish. Every occupant of a structure
4.6. Exposed reinforcement. shall dispose of all rubbish in a clean and sanitary manner by
4.7. Detached, dislodged or failing connections. placing such rubbish in approved containers.
5. Steel that has been subjected to any of the following 308.2.1 Rubbish storage facilities. The owner of every
conditions: occupied premises shall supply approved covered contain-
5.1. Deterioration. ers for rubbish, and the owner of the premises shall be
5.2. Elastic deformation. responsible for the removal of rubbish.
308.2.2 Refrigerators. Refrigerators and similar equip-
ment not in operation shall not be discarded,abandoned or
5.4. Metal fatigue. stored on premises without first removing the doors.
5.5. Detached. dislodged or failing connections. 308.3 Disposal of garbage. Every occupant of a structure
6. Wood that has been subjected to any of the follow- shall dispose of garbage in a clean and sanitary manner by
ing conditions: placing such garbage in an approved garbage disposal facility
6.1. Ultimate deformation. or approved garbage containers.
6.2. Deterioration. 308.3.1 Garbage facilities. The owner of every dwelling
6.3. Damage from insects, rodents and other shall supply one of the following:an approved mechanical
food waste grinder in each dwelling unit; an approved
vermin. food
unit in the structure available to the occupants
6.4. Fire damage beyond charring. in each dwelling unit,, or an approved leakproof, covered,
6.5. Significant splits and checks. outside garbage container.
6.6. Horizontal shear cracks. 308.3.2 Containers. The operator of every establishment
6.7. Vertical shear cracks. producing garbage shall provide,and at all times cause to
6.8. Inadequate support. be utilized, approved leakproof containers provided with
close-fitting covers for the storage of such materials until
6.9. Detached,dislodged or failing connections. removed from the premises for disposal.
6.10. Excessive cutting and notching.
Exceptions: SECTION 309
1. Where substantiated otherwise by an approved PEST ELIMINATION
method. 309.1 Infestation. Structures shall be kept free from insect
2. Demolition of unsafe conditions shall be per- and rodent infestation. Structures in which insects or rodents
mitted where approved by the code official. are found shall be promptly exterminated by approved pro-
cesses that will not be injurious to human health. After pest
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® is
Copy,ght ,o, ICC. ALL R161 ITS RLSLRI'LD. A—...J by Shen Jhr11 on Mar 2i 2(11n nlus:zs AAI pt-dant to Lj em Agre nt—th 1(:(:,N.t d—.cp dt Yon or
d,,mbw on tl )m-d. AKS UNAL"THORIZLD REPRODC/TION OR DISTRIBUTION IS A VIOLATION'OF THE EIlDI RALCOP1'RR;)JT AUT AND THE I],LNSI.
AGREE?IL\T.AND SUB)&T TOCICIL AND CRIMINAI PENAIIIISTHLRLUNDLR
GENERAL REQUIREMENTS
elimination,proper precautions shall be taken to prevent rein-
festation.
309.2 Owner. The owner of any structure shall be responsi-
ble for pest elimination within the structure prior to renting or
leasing the structure.
309.3 Single occupant.The occupant of a one-family dwell-
ing or of a single-tenant nonresidential structure shall be
responsible for pest elimination on the premises.
309.4 Multiple occupancy.The owner of a structure contain-
ing two or more dwelling units, a multiple occupancy, a
rooming house or a nonresidential structure shall be responsi-
ble for pest elimination in the public or shared areas of the
structure and exterior property. If infestation is caused by
failure of an occupant to prevent such infestation in the area
occupied, the occupant and owner shall be responsible for
pest elimination.
309.5 Occupant. The occupant of any structure shall be
responsible for the continued rodent and pest-free condition
of the structure.
Exception: Where the infestations are caused by defects
in the structure, the owner shall be responsible for pest
elimination.
16 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
N
t ' L ' Copyright®2017 ICC. ALL RIGHTS RESERVED.Accessed by Sheri Shell on Mar w,1018 no:os:zs AM pursuant to License Agreement with ICC.No further reproduction or
-3istribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
GREEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER_
CHAPTER 4
LIGHT, VENTILATION AND OCCUPANCY LIMITATIONS
User note:
About this chapter: Chapter 4 sets forth requirements to establish the minimum environment for occupiable and habitable buildings by
establishing the minimum criteria for light and ventilation and identifying occupancy limitations including minimum room width and area,mini-
mum ceiling height and restrictions to prevent overcrowding.
SECTION 401 shall be illuminated at all times the building space served by
GENERAL the means of egress is occupied with not less than 1 footcan-
401.1 Scope. The provisions of this chapter shall govern the die(11 lux)at floors,landings and treads.
minimum conditions and standards for light, ventilation and 402.3 Other spaces.Other spaces shall be provided with nat-
space for occupying a structure. ural or artificial light sufficient to permit the maintenance of
401.2 Responsibility. The owner of the structure shall pro- sanitary conditions, and the safe occupancy of the space and
vide and maintain light, ventilation and space conditions in utilization of the appliances,equipment and fixtures.
compliance with these requirements. A person shall not
occupy as owner-occupant, or permit another person to
occupy, any premises that do not comply with the require- SECTION 403
ments of this chapter. VENTILATION
401.3 Alternative devices. In lieu of the means for natural 403.1 Habitable spaces. Every habitable space shall have
light and ventilation herein prescribed, artificial light or not less than one openable window. The total openable area
mechanical ventilation complying with the International of the window in every room shall be equal to not less than 45
Building Code shall be permitted. percent of the minimum glazed area required in Section
402.1.
SECTION 402 Exception: Where rooms and spaces without openings to
LIGHT the outdoors are ventilated through an adjoining room,the
unobstructed opening to the adjoining room shall be not
402.1 Habitable spaces. Every habitable space shall have less than 8 percent of the floor area of the interior room or
not less than one window of approved size facing directly to space,but not less than 25 square feet(2.33 m2).The venti-
the outdoors or to a court.The minimum total glazed area for lation openings to the outdoors shall be based on a total
every habitable space shall be 8 percent of the floor area of floor area being ventilated.
such room. Wherever walls or other portions of a structure 403.2 Bathrooms and toilet rooms.Every bathroom and toi-
face a window of any room and such obstructions are located let room shall comply with the ventilation requirements for
less than 3 feet(914 mm) from the window and extend to a habitable spaces as required by Section 403.1, except that a
level above that of the ceiling of the room,such window shall window shall not be required in such spaces equipped with a
not be deemed to face directly to the outdoors nor to a court mechanical ventilation system. Air exhausted by a mechani-
and shall not be included as contributing to the required mini- cal ventilation system from a bathroom or toilet room shall
mum total window area for the room. discharge to the outdoors and shall not be recirculated.
Exception: Where natural light for rooms or spaces with- 403.3 Cooking facilities.Unless approved through the certif-
out exterior glazing areas is provided through an adjoining icate of occupancy, cooking shall not be permitted in any
room, the unobstructed opening to the adjoining room rooming unit or dormitory unit, and a cooking facility or
shall be not less than 8 percent of the floor area of the inte- appliance shall not be permitted to be present in the rooming
rior room or space, or not less than 25 square feet (2.33 unit or dormitory unit.
01), whichever is greater. The exterior glazing area shall Exceptions:
be based on the total floor area being served. 1. Where specifically approved in writing by the code
402.2 Common halls and stairways. Every common hall official.
and stairway in residential occupancies, other than in one- 2. Devices such as coffee pots and microwave ovens
and two-family dwellings, shall be lighted at all times with shall not be considered cooking appliances.
not less than a 60-watt standard incandescent light bulb for
each 200 square feet(19 mZ)of floor area or equivalent illu- 403.4 Process ventilation. Where injurious, toxic, irritating
mination, provided that the spacing between lights shall not or noxious fumes,gases, dusts or mists are generated,a local
be greater than 30 feet (9144 mm). In other than residential exhaust ventilation system shall be provided to remove the
occupancies, interior and exterior means of egress,stairways contaminating agent at the source. Air shall be exhausted to
the exterior and not be recirculated to any space.
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE* 17
g I Copyright O 2017 ICC.ALL RIGHTS RESERVED.Aaessed by Sheri Shell on Mat 20.2019 lo:o5:25 AM Pursuant to License Agreement wfu
with ICC.No furtherer reproduction or
distribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT.AND SUBJECT TO CML AND CRIMINAL PENALTIES THEREUNDER.
LIGHT,VENTILATION AND OCCUPANCY LIMITATIONS
403.5 Clothes dryer exhaust.Clothes dryer exhaust systems 404.43 Water closet accessibility. Every bedroom shall
shall be independent of all other systems and shall be have access to not less than one water closet and one lava-
exhausted outside the structure in accordance with the manu- tory without passing through another bedroom.Every bed-
facturer's instructions. room in a dwelling unit shall have access to not less than
Exception: Listed and labeled condensing (ductless) one water closet and lavatory located in the same story as
clothes dryers. the bedroom or an adjacent story.
404.4.4 Prohibited occupancy. Kitchens and nonhabit-
SECTION 404 able spaces shall not be used for sleeping purposes.
OCCUPANCY LIMITATIONS 404.4.5 Other requirements. Bedrooms shall comply
404.1 Privacy. Dwelling units, hotel units, housekeeping with the applicable provisions of this code including, but
units,rooming units and dormitory units shall be arranged to not limited to, the light, ventilation, room area, ceiling
provide privacy and be separate from other adjoining spaces. height and room width requirements of this chapter; the
plumbing facilities and water-heating facilities require-
404.2 Minimum room widths.A habitable room,other than ments of Chapter 5; the heating facilities and electrical
a kitchen,shall be not less than 7 feet(2134 mm)in any plan receptacle requirements of Chapter 6; and the smoke
dimension.Kitchens shall have a minimum clear passageway detector and emergency escape requirements of Chapter 7.
of 3 feet (914 mm)between counterfronts and appliances or 404.5 Overcrowding. Dwelling units shall not be occupied
counterfronts and walls. by more occupants than permitted by the minimum area
404.3 Minimum ceiling heights. Habitable spaces, hall- requirements of Table 404.5.
ways, corridors, laundry areas, bathrooms, toilet rooms and TABLE 404.6
habitable basement areas shall have a minimum clear ceiling MINIMUM AREA REQUIREMENTS
height of 7 feet(2134 mm).
Exceptions: MINIMUM AREA IN SQUARE FEET
SPACE 1-2 occupants 3-5 occupants 6 or more occupants
1. In one- and two-family dwellings, beams or girders Living room''' 120 120 150
spaced not less than 4 feet(1219 mm)on center and
projecting not greater than 6 inches(152 mm)below Dining room" No 80 100
the required ceiling height. requirement
2. Basement rooms in one- and two-family dwellings Bedrooms Shall comply with Section 404.4.1
occupied exclusively for laundry,study or recreation For SI: 1 square foot=0.0929 m2.
purposes,having a minimum ceiling height of 6 feet a. See Section 404 5.2 for combined living room/dining room spaces.
8 inches(2033 mm)with a minimum clear height of b. See Section 404.5.1 for limitations on determining the minimum
6 feet 4 inches (1932 mm) under beams, girders, occupancy area for sleeping purposes.
ducts and similar obstructions. 404.5.1 Sleeping area. The minimum occupancy area
3. Rooms occupied exclusively for sleeping, study or required by Table 404.5 shall not be included as a sleeping
similar purposes and having a sloped ceiling over all area in determining the minimum occupancy area for
or part of the room, with a minimum clear ceiling sleeping purposes. Sleeping areas shall comply with Sec-
height of 7 feet (2134 mm)over not less than one- tion 404.4.
third of the required minimum floor area. In calcu- 404.5.2 Combined spaces. Combined living room and
lating the floor area of such rooms, only those por-
tions of the floor area with a minimum clear ceiling dining room spaces shall comply with the requirements of
height of 5 feet(1524 mm)shall be included. Table 404,5 if the total area is equal to that required for
separate rooms and if the space is located so as to function
404.4 Bedroom and living room requirements.Every bed- as a combination living room/dining room.
room and living room shall comply with the requirements of
Sections 404.4.1 through 404.4.5. 404.6 Efficiency unit. Nothing in this section shall prohibit
404.4.1 Room area. Every living room shall contain not an efficiency living unit from meeting the following require-
less than 120 square feet (11.2 m2) and every bedroom ments:
shall contain not less than 70 square feet (6.5 mZ) and 1. A unit occupied by not more than one occupant shall
every bedroom occupied by more than one person shall have a minimum clear floor area of 120 square feet
contain not less than 50 square feet (4.6 m2)of floor area (11.2 m2). A unit occupied by not more than two occu-
for each occupant thereof. pants shall have a minimum clear floor area of 220
404.4.2 Access from bedrooms.Bedrooms shall not con- square feet (20.4 m2). A unit occupied by three occu-
stitute the only means of access to other bedrooms or hab- pants shall have a minimum clear floor area of 320
itable spaces and shall not serve as the only means of square feet (29.7 m2). These required areas shall be
egress from other habitable spaces. exclusive of the areas required by Items 2 and 3.
Exception: Units that contain fewer than two bed- 2. The unit shall be provided with a kitchen sink,cooking
rooms. appliance and refrigeration facilities, each having a
minimum clear working space of 30 inches (762 mm)
18 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE*
'.:copyright®eonC cc
ICALL RIGHTS RESERVED.Accessed by Sheri Shell on Mar 20,2018 10:05:25 AM pursuant to License Agreement with ICC.No further reproduction or
I IU.1111911 11:19111 -tribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
',.I;REEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
LIGHT,VENTILATION AND OCCUPANCY LIMITATIONS
in front.Light and ventilation conforming to this code
shall be provided.
3. The unit shall be provided with a separate bathroom
containing a water closet, lavatory and bathtub or
shower.
4. The maximum number of occupants shall be three.
404.7 Food preparation. Spaces to be occupied for food
preparation purposes shall contain suitable space and equip-
ment to store,prepare and serve foods in a sanitary manner.
There shall be adequate facilities and services for the sani-
tary disposal of food wastes and refuse, including facilities
for temporary storage.
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE' 19
ollCopyright®2019 ICC.ALL RIGHTS RESERVED.A—sed by Sheri Shell on Mar 20,2018 10:05:25 AM pursuant to License Agreement with ICC.No further reproduction or
distribution authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACF AND THE LICENSE.
AGREEMENT.AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
CHAPTER 5
PLUMBING FACILITIES AND FIXTURE REQUIREMENTS
User note:
About this chapter:Chapter 5 establishes minimum sanitary and clean conditions in occupied buildings by containing requirements for the
installation, maintenance and location of plumbing systems and facilities, including the water supply system, water heating appliances, sew-
age disposal systems and related plumbing fixtures. Chapter 5 includes requirements for providing potable water to a building and the basic
fixtures to effectively utilize and dispose of that water.
SECTION 501 be provided to the toilet facilities at all times during occu-
GENERAL panty of the premises.
501.1 Scope. The provisions of this chapter shall govern the
minimum plumbing systems, facilities and plumbing fixtures SECTION 503
to be provided.
TOILET ROOMS
501.2 Responsibility. The owner of the structure shall pro- JP]503.1 Privacy. Toilet rooms and bathrooms shall provide
vide and maintain such plumbing facilities and plumbing fix- privacy and shall not constitute the only passageway to a hall
tures in compliance with these requirements. A person shall
not occupy as o►ti-ner-occupant or permit another person to or other space,or to the exterior. A door and interior locking
occupy any structure or premises that does not comply with device shall be provided for all common or shared bathrooms
and toilet rooms in a multiple dwelling.
the requirements of this chapter.
JPJ 503.2 Location. Toilet rooms and bathrooms serving
hotel units,rooming traits or dormitory units or housekeeping
SECTION 502 units,shall have access by traversing not more than one flight
REQUIRED FACILITIES of stairs and shall have access from a common hall or pas-
JPJ 502.1 Dwelling units. Every dire/ling unit shall contain sageway.
its own bathtub or shower, lavatory,water closet and kitchen JPJ 503.3 Location of employee toilet facilities.Toilet facil-
sink that shall be maintained in a sanitary,safe working con- ities shall have access from within the employees' working
dition. The lavatory shall be placed in the same room as the area. The required toilet facilities shall be located not more
water closet or located in close proximity to the door leading than one story above or below the employees' working area
directly into the room in which such water closet is located.A and the path of travel to such facilities shall not exceed a dis-
kitchen sink shall not be used as a substitute for the required tante of 500 feet(152 m). Employee facilities shall either be
lavatory. separate facilities or combined employee and public facilities.
JPJ 502.2 Rooming houses. Not less than one water closet, Exception: Facilities that are required for employees in
lavatory and bathtub or shower shall be supplied for each four storage structures or kiosks, which are located in adjacent
rooming units. structures under the same ownership, lease or control,
JP] 502.3 Hotels. Where private water closets,lavatories and shall not exceed a travel distance of 500 feet(152 m)from
baths are not provided,one water closet,one lavatory and one the employees' regular working area to the facilities.
bathtub or shower having access from a public hallway shall JPJ 503.4 Floor surface. In other than dwelling units, every
be provided for each 10 occupants. toilet room floor shall be maintained to be a smooth, hard,
JPJ 502.4 Employees' facilities. Not less than one water nonabsorbent surface to permit such floor to be easily kept in
closet, one lavatory and one drinking facility shall be avail- a clean and sanitary condition.
able to employees.
IPI 502.4.1 Drinking facilities. Drinking facilities shall SECTION 504
be a drinking fountain, water cooler, bottled water cooler PLUMBING SYSTEMS AND FIXTURES
or disposable cups next to a sink or water dispenser. JPJ 504.1 General. Plumbing fixtures shall be properly
Drinking facilities shall not be located in toilet rooms or installed and maintained in working order, and shall be kept
bathrooms. free from obstructions, leaks and defects and be capable of
JPJ 502.5 Public toilet facilities. Public toilet facilities shall performing the function for which such plumbing fixtures are
be maintained in a safe, sanitary and working condition in designed. Plumbing fixtures shall be maintained in a safe,
accordance with the International Plumbing Code.Except for sanitary and functional condition.
periodic maintenance or cleaning,public access and use shall JPJ 504.2 Fixture clearances. Plumbing fixtures shall have
adequate clearances for usage and cleaning.
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 21
CRIME ' , 1 ' , C�pv gE' i I'',C. ALI.RIGHTS RESERVED.Ai.cs..d by Sheri Sh,1I un\lar zip,2111.1 :os:2s AN pu-, t w I.-� ,c Agi cuncnt,ath IC( \ 1 they rep i t\m or
d qtr hurion tl r d ANY UNAUTHORI7ED RL PRODUCTION OR DISTRIBUTION IS A VIOLI]ON OI THI I EDERAI CORYRIGHI At I AND THE I.RTNS1
AGREEMENT.AND SI'BILCI TO CIVIL AND CRIAIINAl.PENALTIES TF1 I:REUND LIZ.
PLUMBING FACILITIES AND FIXTURE REQUIREMENTS
[P] 504.3 Plumbing system hazards. Where it is found that [P] 505.5 Nonpotable water reuse systems. Nonpotable
a plumbing system in a structure constitutes a hazard to the water reuse systems and rainwater collection and conveyance
occupants or the structure by reason of inadequate service, systems shall be maintained in a safe and sanitary condition.
inadequate venting, cross connection, backsiphonage, Where such systems are not properly maintained,the systems
improper installation, deterioration or damage or for similar shall be repaired to provide for safe and sanitary conditions,
reasons, the code official shall require the defects to be cor- or the system shall be abandoned in accordance with Section
rected to eliminate the hazard. 505.5.1.
[P] 505.5.1 Abandonment of systems. Where a nonpota-
SECTION 505 ble water reuse system or a rainwater collection and distri-
WATER SYSTEM bution system is not maintained or the owner ceases use of
the system, the system shall be abandoned in accordance
[P] 505.1 General. Every sink, lavatory, bathtub or shower, with Section 1301.10 of the International Plumbing Code.
drinking fountain,water closet or other plumbing fixture shall
be properly connected to either a public water system or to an
approved private water system. Kitchen sinks, lavatories, SECTION 506
laundry facilities, bathtubs and showers shall be supplied SANITARY DRAINAGE SYSTEM
with hot or tempered and cold running water in accordance ]P] 506.1 General.Plumbing fixtures shall be properly con-
with the International Plumbing Code. nected to either a public sewer system or to an approved pri-
]P] 505.2 Contamination. The water supply shall be main- vate sewage disposal system.
tained free from contamination, and all water inlets for [P] 506.2 Maintenance. Every plumbing stack, vent, waste
plumbing fixtures shall be located above the flood-level rim and sewer line shall function properly and be kept free from
of the fixture.Shampoo basin faucets,janitor sink faucets and obstructions,leaks and defects.
other hose bibs or faucets to which hoses are attached and left
in place, shall be protected by an approved atmospheric-type [P]506.3 Grease interceptors.Grease interceptors and auto-
vacuum breaker or an approved permanently attached hose matic grease removal devices shall be maintained in accor-
connection vacuum breaker. dance with this code and the manufacturer's installation
instructions. Grease interceptors and automatic grease
[P] 505.3 Supply.The water supply system shall be installed removal devices shall be regularly serviced and cleaned to
and maintained to provide a supply of water to plumbing fix- prevent the discharge of oil, grease, and other substances
tures, devices and appurtenances in sufficient volume and at harmful or hazardous to the building drainage system, the
pressures adequate to enable the fixtures to function properly, public sewer,the private sewage disposal system or the sew-
safely,and free from defects and leaks. age treatment plant or processes. Records of maintenance,
]P] 505.4 Water beating facilities. Water heating facilities cleaning and repairs shall be available for inspection by the
shall be properly installed,maintained and capable of provid- code official.
ing an adequate amount of water to be drawn at every
required sink, lavatory, bathtub, shower and laundry facility
at a temperature not less than 110°F (430C). A gas-burning SECTION 507
water heater shall not be located in any bathroom, toilet STORM DRAINAGE
room,bedroom or other occupied room normally kept closed, [P]507.1 General.Drainage of roofs and paved areas,yards
unless adequate combustion air is provided. An approved and courts,and other open areas on the premises shall not be
combination temperature and pressure-relief valve and relief discharged in a manner that creates a public nuisance.
valve discharge pipe shall be properly installed and main-
tained on water heaters.
22 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
npyright 0101 7 ICC ALL RIGHTS RESERVED.Accessed by Sheri Shell on Mar 20,201 a 10:05:2s AM pursuant to License Agreement with ICC No further reproduction or
R.11 I s :19 distribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
,AGREEMENT.AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
CHAPTER 6
MECHANICAL AND ELECTRICAL REQUIREMENTS
User note:
About this chapter:Chapter 6 establishes minimum performance requirements for heating,electrical and mechanical facilities serving exist-
ing structures, such as heating and air-conditioning equipment, appliances and their supporting systems; water heating equipment, appli-
ances and systems; cooking equipment and appliances; ventilation and exhaust equipment, gas and liquid fuel distribution piping and
components;fireplaces and solid fuel-burning appliances;chimneys and vents;electrical services;lighting fixtures;electrical receptacle out-
lets;electrical distribution system equipment,devices and wiring;and elevators,escalators and dumbwaiters.
SECTION 601 design temperature for the locality shall be as indi-
GENERAL cated in Appendix D of the International Plumbing
601.1 Scope. The provisions of this chapter shall govern the Code.
minimum mechanical and electrical facilities and equipment 2. In areas where the average monthly temperature is
to be provided. above 30°F(-1°C),a minimum temperature of 650F
601.2 Responsibility. The owner of the structure shall pro- (18°C)shall be maintained.
vide and maintain mechanical and electrical facilities and 602.4 Occupiable work spaces. Indoor occupiable work
equipment in compliance with these requirements. A person spaces shall be supplied with heat during the period from
shall not occupy as owner-occupant or permit another person [DATE]to[DATE]to maintain a minimum temperature of 65°F
to occupy any premises that does not comply with the (18°C)during the period the spaces are occupied.
requirements of this chapter. Exceptions:
1. Processing, storage and operation areas that require
SECTION 602 cooling or special temperature conditions.
HEATING FACILITIES 2. Areas in which persons are primarily engaged in
602.1 Facilities required. Heating facilities shall be pro- vigorous physical activities.
vided in structures as required by this section. 602.5 Room temperature measurement.The required room
602.2 Residential occupancies.Dwellings shall be provided temperatures shall be measured 3 feet (914 mm) above the
with heating facilities capable of maintaining a room tem- floor near the center of the room and 2 feet(6 10 mm)inward
perature of 68°F (20°C) in all habitable rooms, bathrooms from the center of each exterior wall.
and toilet rooms based on the winter outdoor design tempera-
ture for the locality indicated in Appendix D of the Interna- SECTION 603
tionl Plumbing Code.Cooking appliances shall not be used, MECHANICAL EQUIPMENT
nor shall portable unvented fuel-burning space heaters be
used,as a means to provide required heating. 603.1 Mechanical equipment and appliances. Mechanical I
Exception: In areas where the average monthly tempera- equipment, appliances, fireplaces, solid fuel-buming appli-
ture is above 30°F(-1°C),a minimum temperature of 657 ances,cooking appliances and water heating appliances shall
(18°C)shall be maintained. be properly installed and maintained in a safe working condi-
tion, and shall be capable of performing the intended func-
602.3 Heat supply. Every owner and operator of any build- tion.
ing who rents, leases or lets one or more dwelling units or 603.2 Removal of combustion products. Fuel-burning
sleeping units on terms, either expressed or implied, to fur- equipment and appliances shall be connected to an approved
nish heat to the occupants thereof shall supply heat during the
period from [DATE] to [DATE] to maintain a minimum tem- chimney or vent,
perature of 68°F (20°C) in all habitable rooms, bathrooms Exception: Fuel-burning equipment and appliances that
and toilet rooms, are labeled for unvented operation.
Exceptions: 603.3 Clearances.Required clearances to combustible mate-
]. When the outdoor temperature is below the winter rials shall be maintained.
outdoor design temperature for the locality,mainte- 603.4 Safety controls. Safety controls for fuel-burning
nance of the minimum room temperature shall not equipment shall be maintained in effective operation.
be required provided that the heating system is oper- 603.5 Combustion air.A supply of air for complete combus-
ating at its full design capacity. The winter outdoor tion of the fuel and for ventilation of the space containing the
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE* 23
I I Copyright 0 IO17 ICC.ALL RIGHTS RESERVED. Accessed by Sheri Shell on Mar 20,x018 10:05:25 AM pursuant to License Agreement with ICC.No further reproduction or
ll distribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
MECHANICAL AND ELECTRICAL REQUIREMENTS
fuel-burning equipment shall be provided for the fuel-burning 8. Alternating current high-voltage circuit
equipment. breakers.
603.6 Energy conservation devices. Devices intended to 9. Low-voltage power circuit breakers.
reduce fuel consumption by attachment to a fuel-burning 10. Protective relays, meters and current trans-
appliance,to the fuel supply line thereto,or to the vent outlet formers.
or vent piping therefrom,shall not be installed unless labeled
for such purpose and the installation is specifically approved. 11. Low-and medium-voltage switchgear.
12. Liquid-filled transformers.
SECTION 604 13. Cast-resin transformers.
ELECTRICAL FACILITIES 14. Wire or cable that is suitable for wet loca-
604.1 Facilities required. Every occupied building shall be tions and whose ends have not been exposed
provided with an electrical system in compliance with the to water.
requirements of this section and Section 605. 15. Wire or cable, not containing fillers, that is
604.2 Service. The size and usage of appliances and equip- suitable for wet locations and whose ends
ment shall serve as a basis for determining the need for addi- have not been exposed to water.
tional facilities in accordance with NFPA 70. Dwelling units 16. Luminaires that are listed as submersible.
shall be served by a three-wire, 120/240 volt, single-phase 17. Motors.
electrical service having a minimum rating of 60 amperes.
604.3 Electrical system hazards. Where it is found that the 18. Electronic control, signaling and communi-
electrical system in a structure constitutes a hazard to the cation equipment.
occupants or the structure by reason of inadequate service, 604.3.2 Abatement of electrical hazards associated with
improper fusing, insufficient receptacle and lighting outlets, fire exposure. The provisions of this section shall govern
improper wiring or installation, deterioration or damage, or the repair and replacement of electrical systems and equip-
for similar reasons,the code official shall require the defects ment that have been exposed to fire.
to be corrected to eliminate the hazard. 604.3.2.1 Electrical equipment. Electrical switches,
604.3.1 Abatement of electrical hazards associated with receptacles and fixtures, including furnace,water heat-
water exposure. The provisions of this section shall gov- ing. security system and power distribution circuits,
ern the repair and replacement of electrical systems and that have been exposed to fire, shall be replaced in
equipment that have been exposed to water. accordance with the provisions of the International
604.3.1.1 Electrical equipment. Electrical distribu- Building Code.
tion equipment,motor circuits,power equipment,trans- Exception: Electrical switches, receptacles and fix-
formers, wire, cable, flexible cords, wiring devices, tures that shall be allowed to be repaired where an
ground fault circuit interrupters, surge protectors, inspection report from the equipment manufacturer
molded case circuit breakers, low-voltage fuses, lumi- or approved manufacturer's representative indicates
naires.ballasts,motors and electronic control,signaling that the equipment has not sustained damage that
and communication equipment that have been exposed requires replacement.
to water shall be replaced in accordance with the provi-
sions of the International Building Code. SECTION 605
Exception: The following equipment shall be ELECTRICAL EQUIPMENT
allowed to be repaired where an inspection report
from the equipment manufacturer or approved man- 605.1 Installation. Electrical equipment, wiring and appli-
ufacturer's representative indicates that the equip- ances shall be properly installed and maintained in a safe and
ment has not sustained damage that requires approved manner.
replacement: 605.2 Receptacles.Every habitable space in a dwelling shall
1. Enclosed switches, rated not more than 600 contain not less than two separate and remote receptacle out-
volts or less. lets. Every laundry area shall contain not less than one
grounding-type receptacle or a receptacle with a ground fault
2. Busway,rated not more than 600 volts. circuit interrupter.Every bathroom shall contain not less than
3. Panelboards,rated not more than 600 volts. one receptacle. Any new bathroom receptacle outlet shall
4. Switchboards,rated not more than 600 volts. have ground fault circuit interrupter protection.All receptacle
outlets shall have the appropriate faceplate cover for the loca-
5. Fire pump controllers, rated not more than tion.
600 volts. 605.3 Luminaires. Every public hall, interior stairway,toilet
6. Manual and magnetic motor controllers, room,kitchen,bathroom, laundry room,boiler room and fur-
l. Motor control centers. nace room shall contain not less than one electric luminaire.
24 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
11112
' ' ' Copyright, z(n,ICC, ALL RIGHTS RESERI'LD.A,c,+ d h)'Sheri Shell o \tar w._1(tu:us:zs AM pur-11t to License Ag-1-1 with ICC. No further reproduction or
disvihutw.authorized,ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREL\1ENT,AND SUBJECT TO(MAL AND CR@11NAL PENALTIES THERFUNDER
MECHANICAL AND ELECTRICAL REQUIREMENTS
Pool and spa luminaires over 15 V shall have ground fault
circuit interrupter protection.
605.4 Wiring.Flexible cords shall not be used for permanent
wiring, or for running through doors, windows, or cabinets,
or concealed within walls,floors,or ceilings.
SECTION 606
ELEVATORS, ESCALATORS AND DUMBWAITERS
606.1 General. Elevators, dumbwaiters and escalators shall
be maintained in compliance with ASME A17.1. The most
current certificate of inspection shall be on display at all
times within the elevator or attached to the escalator or dumb-
waiter, be available for public inspection in the office of the
building operator or be posted in a publicly conspicuous
location approved by the code official. The inspection and
tests shall be performed at not less than the periodic intervals
listed in ASME A17.1,Appendix N,except where otherwise
specified by the authority having jurisdiction.
606.2 Elevators.In buildings equipped with passenger eleva-
tors,not less than one elevator shall be maintained in opera-
tion at all times when the building is occupied.
Exception: Buildings equipped with only one elevator
shall be permitted to have the elevator temporarily out of
service for testing or servicing.
SECTION 607
DUCT SYSTEMS
607.1 General. Duct systems shall be maintained free of
obstructions and shall be capable of performing the required
function.
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE° 25
CopydgM®turn ICC.ALL RIGHTS RESERVED.Accessed by Sheri Shell on Mar 20,2018 10:05:25 AM pursuant to License Agreement with ICC.No further reproduction or
distribution authorized.ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COP"GHT ACT AND THE LICENSE
AGREEMENT,AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
CHAPTER 7
FIRE SAFETY REQUIREMENTS
User note:
About this chapter:Chapter 7 establishes fire safety requirements for existing structures by containing requirements for means of egress,
including path of travel,required egress width,means of egress doors and emergency escape openings, and for the maintenance of fire-resis-
tance-rated assemblies, fire protection systems,and carbon monoxide alarm and detection systems.
SECTION 701 SECTION 703
GENERAL FIRE-RESISTANCE RATINGS
701.1 Scope. The provisions of this chapter shall govern the IFI 703.1 Fire-resistance-rated assemblies. The provisions
minimum conditions and standards for fire safety relating to of this chapter shall govern maintenance of the materials,sys-
structures and exterior premises, including fire safety facili- tems and assemblies used for structural fire resistance and
ties and equipment to be provided. fire-resistance-rated construction separation of adjacent
701.2 Responsibility. The owner of the premises shall pro- spaces to safeguard against the spread of fire and smoke
vide and maintain such fire safety facilities and equipment in within a building and the spread of fire to or from buildings.
compliance with these requirements. A person shall not IFI 703.2 Unsafe conditions.Where any components are not
occupy as oirner-occupant or permit another person to maintained and do not function as intended or do not have the
occupy any premises that do not comply with the require- fire resistance required by the code under which the building
merits of this chapter. was constructed or altered, such components or portions
thereof shall be deemed unsafe conditions in accordance with
SECTION 702 Section 111.1.1 of the International Fire Code. Components
MEANS OF EGRESS or portions thereof determined to be unsafe shall be repaired
or replaced to conform to that code under which the building
IFI 702.1 General.A safe,continuous and unobstructed path was constructed or altered. Where the condition of compo-
of travel shall be provided from any point in a building or nents is such that any building, structure or portion thereof
structure to the public iva'v. Means of egress shall comply presents an imminent danger to the occupants of the building,
with the International Fire Code. structure or portion thereof,the fire code official shall act in
IFI 702.2 Aisles. The required width of aisles in accordance accordance with Section 1 1 1.2 of the International Fire
with the International Fire Code shall be unobstructed. Code.
IFI 702.3 Locked doors. Means of egress doors shall be IFI 703.3 Maintenance. The required fire-resistance rating
readily openable from the side from which egress is to be of fire-resistance-rated construction, including walls,
made without the need for keys, special knowledge or effort, firestops, shaft enclosures, partitions, smoke barriers, floors,
except where the door hardware confornis to that permitted fire-resistive coatings and sprayed fire-resistant materials
by the International Building Code. applied to structural members and joint systems, shall be
IFI 702.4 Emergency escape openings.Required emergency maintained. Such elements shall be visually inspected annu-
escape openings shall be maintained in accordance with the ally by the owner and repaired, restored or replaced where
code in effect at the time of construction, and the following. damaged, altered, breached or penetrated. Records of inspec-
Required emergency escape and rescue openings shall be tions and repairs shall be maintained. Where concealed, such
operational from the inside of the room without the use of elements shall not be required to be visually inspected by the
keys or tools. Bars, grilles, grates or similar devices are per- owner unless the concealed space is accessible by the
mitted to be placed over emergency escape and rescue open- removal or movement of a panel, access door, ceiling tile or
ings provided that the minimum net clear opening size entry to the space. Openings made therein for the passage of
complies with the code that was in effect at the time of con- pipes, electrical conduit, wires, ducts, air transfer and any
struction and such devices shall be releasable or removable other reason shall be protected with approved methods capa-
from the inside without the use of a key,tool or force greater ble of resisting the passage of smoke and fire. Openings
than that which is required for normal operation of the escape through fire-resistance-rated assemblies shall be protected by
and rescue opening. self- or automatic-closing doors of approved construction
meeting the fire protection requirements for the assembly.
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE° 27
ICC.ALL RIGHTS RESERVED.Aac...d by Shen Shcll on\ler 2o,2(-nc :z ASI pu wa t to Li. ,Ag,ca w evh It C No t-thcr rcpmd.cte+n or
dlwihmiwi authorised.
AN)l'NAl'THIRIZCD REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THC.FEDERAL COPYRIUH'r A(`I'ASD THE I.WENSE
A(,REEMENT,AND SUBJE,T TO(L,IL AND CRIMINAL PENALTIES THEREUNDER.
FIRE SAFETY REQUIREMENTS
IF] 703.3.1 Fire blocking and draft stopping. Required
fire blocking and draft stopping in combustible concealed
spaces shall be maintained to provide continuity and integ-
rity of the construction.
IF] 703.3.2 Smoke barriers and smoke partitions.
Required smoke barriers and smoke partitions shall be
maintained to prevent the passage of smoke. Openings
protected with approved smoke barrier doors or smoke
dampers shall be maintained in accordance with NFPA
105.
IF] 703.3.3 Fire walls, fire barriers, and fire partitions.
Required fire walls, fire barriers and fire partitions shall be
maintained to prevent the passage of fire. Openings pro-
tected with approved doors or fire dampers shall be main-
tained in accordance with NFPA 80.
]F] 703.4 Opening protectives. Opening protectives shall be
maintained in an operative condition in accordance with
NFPA 80. The application of field -applied labels associated
with the maintenance of opening protectives shall follow the
requirements of the approved third -parry certification organi-
zation accredited for listing the opening protective. Fire doors
and smoke barrier doors shall not be blocked or obstructed, or
otherwise made inoperable. Fusible links shall be replaced
whenever fused or damaged. Fire door assemblies shall not
be modified.
IF] 703.4.1 Signs. Where required by the code official, a
sign shall be permanently displayed on or near each fire
door in letters not less than I inch (25 mm) high to read as
follows:
1. For doors designed to be kept normally open: FIRE
DOOR — DO NOT BLOCK.
2. For doors designed to be kept normally closed:
FIRE DOOR — KEEP CLOSED.
IF] 703.4.2 Hold -open devices and closers. Hold -open
devices and automatic door closers shall be maintained.
During the period that such a device is out of service for
repairs, the door it operates shall remain in the closed posi-
tion.
IF] 703.4.3 Door operation. Swinging fire doors shall
close from the full -open position and latch automatically.
The door closer shall exert enough force to close and latch
the door from any partially open position.
IF] 703.5 Ceilings. The hanging and displaying of salable
goods and other decorative materials from acoustical ceiling
systems that are part of a fire -resistance -rated horizontal
assembly shall be prohibited.
IF] 703.6 Testing. Horizontal and vertical sliding and rolling
fire doors shall be inspected and tested annually to confirm
operation and full closure. Records of inspections and testing
shall be maintained.
IF] 703.7 Vertical shafts. Interior vertical shafts, including
stairways, elevator hoistways and service and utility shafts,
which connect two or more stories of a building shall be
enclosed or protected as required in Chapter 11 of the Inter-
national Fire Code. New floor openings in existing buildings
shall comply with the International Building Code.
IF] 703.8 Opening protective closers. Where openings are
required to be protected, opening protectives shall be main-
tained self-closing or automatic -closing by smoke detection.
Existing fusible -link -type automatic door -closing devices
shall be replaced if the fusible link rating exceeds 135°F
(57°C).
SECTION 704
FIRE PROTECTION SYSTEMS
IF] 704.1 Inspection, testing and maintenance. Fire detec-
tion, alarm and extinguishing systems, mechanical smoke
exhaust systems, and smoke and heat vents shall be main-
tained in accordance with the International Fire Code in an
operative condition at all times, and shall be replaced or
repaired where defective.
IF] 704.1.1 Installation. Fire protection systems shall be
maintained in accordance with the original installation
standards for that system. Required systems shall be
extended, altered or augmented as necessary to maintain
and continue protection where the building is altered or
enlarged. Alterations to fire protection systems shall be
done in accordance with applicable standards.
IF] 704.1.2 Required fire protection systems. Fire pro-
tection systems required by this code, the International
Fire Code or the International Building Code shall be
installed, repaired, operated, tested and maintained in
accordance with this code. A fire protection system for
which a design option, exception or reduction to the provi-
sions of this code, the International Fire Code or the Inter-
national Building Code has been granted shall be
considered to be a required system.
IF] 704.1.3 Fire protection systems. Fire protection sys-
tems shall be inspected, maintained and tested in accor-
dance with the following International Fire Code
requirements.
1. Automatic sprinkler systems, see Section 903.5.
2. Automatic fire -extinguishing systems protecting
commercial cooking systems, see Section 904.12.5.
3. Automatic water mist extinguishing systems, see
Section 904.11.
4. Carbon dioxide extinguishing systems, see Section
904.8.
5. Carbon monoxide alarms and carbon monoxide
detection systems, see Section 915.6.
6. Clean -agent extinguishing systems, see Section
904.10.
7. Dry -chemical extinguishing systems, see Section
904.6.
8. Fire alarm and fire detection systems, see Section
907.8.
9. Fire department connections, see Sections 912.4
and 912.7.
10. Fire pumps, see Section 913.5.
11. Foam extinguishing systems, see Section 904.7.
12. Halon extinguishing systems, see Section 904.9.
28 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE*
1 ,II I I Copyright 0 2017 ICC. ALL RIGHTS RESERVED. Accessed by Sheri Shell on Mu 20, 1018 10:05:25 AM pursuant to License Agreement with ICC. No further reproduction or
ormadistribution authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT. AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
13. Single- and multiple -station smoke alarms, see
Section 907.10.
14. Smoke and heat vents and mechanical smoke
removal systems, see Section 910.5.
15. Smoke control systems, see Section 909.20.
16. Wet -chemical extinguishing systems, see Section
904.5.
IFI 704.2 Standards. Fire protection systems shall be
inspected, tested and maintained in accordance with the refer-
enced standards listed in Table 704.2 and as required in this
section.
TABLE 704.2
FIRE PROTECTION SYSTEM MAINTENANCE STANDARDS
SYSTEM
STANDARD
Portable fire extinguishers
NFPA 10
Carbon dioxide fire -extinguishing system
NFPA 12
Halon 1301 fire -extinguishing systems
NFPA 12A
Dry -chemical extinguishing systems
NFPA 17
Wet -chemical extinguishing systems
NFPA 17A
Water-based fire protection systems
NFPA 25
Fire alarm systems
NFPA 72
Smoke and heat vents
NFPA 204
Water -mist systems
NFPA 750
Clean -agent extinguishing systems
NFPA 2001
IF] 704.2.1 Records. Records shall be maintained of all
system inspections, tests and maintenance required by the
referenced standards.
IF] 704.2.2 Records information. Initial records shall
include the: name of the installation contractor; type of
components installed; manufacturer of the components;
location and number of components installed per floor;
and manufacturers' operation and maintenance instruction
manuals. Such records shall be maintained for the life of
the installation.
IFI 704.3 Systems out of service. Where a required fire pro-
tection system is out of service, the fire department and the
fire code official shall be notified immediately and, where
required by the fire code official, either the building shall be
evacuated or an approved fire watch shall be provided for all
occupants left unprotected by the shutdown until the fire pro-
tection system has been returned to service. Where utilized,
fire watches shall be provided with not less than one
approved means for notification of the fire department and
shall not have duties beyond performing constant patrols of
the protected premises and keeping watch for fires. Actions
shall be taken in accordance with Section 901 of the Interna-
tional Fire Code to bring the systems back in service.
IF] 704.3.1 Emergency impairments. Where unplanned
impairments of fire protecfion systems occur, appropriate
emergency action shall be taken to minimize potential
injury and damage. The impairment coordinator shall
implement the steps outlined in Section 901.7.4 of the
International Fire Code.
FIRE SAFETY REQUIREMENTS
IFI 704.4 Removal of or tampering with equipment. It
shall be unlawful for any person to remove, tamper with or
otherwise disturb any fire hydrant, fire detection and alarm
system, fire suppression system or other fire appliance
required by this code except for the purposes of extinguishing
fire, training, recharging or making necessary repairs.
IF] 704.4.1 Removal of or tampering with appurte-
nances. Locks, gates, doors, barricades, chains, enclo-
sures, signs, tags and seals that have been installed by or at
the direction of the fire code official shall not be removed,
unlocked, destroyed or tampered with in any manner.
IF] 704.4.2 Removal of existing occupant -use hose
lines. The fire code official is authorized to permit the
removal of existing occupant -use hose lines where all of
the following apply:
1. The installation is not required by the International
Fire Code or the International Building Code.
2. The hose line would not be utilized by trained per-
sonnel or the fire department.
3. The remaining outlets are compatible with local fire
department fittings.
[FI 704.4.3 Termination of monitoring service. For fire
alarm systems required to be monitored by the Interna-
tional Fire Code, notice shall be made to the fire code offi-
cial whenever alarm monitoring services are terminated.
Notice shall be made in writing by the provider of the
monitoring service being terminated.
IFI 704.5 Fire department connection. Where the fire
department connection is not visible to approaching fire
apparatus, the fire department connection shall be indicated
by an approved sign mounted on the street front or on the side
of the building. Such sign shall have the letters "FDC" not
less than 6 inches (I52 mm) high and words in letters not less
than 2 inches (51 mm) high or an arrow to indicate the loca-
tion. Such signs shall be subject to the approval of the fire
code official.
IF] 704.5.1 Fire department connection access. Ready
access to fire department connections shall be maintained at
all times and without obstruction by fences, bushes, trees,
walls or any other fixed or movable object. Access to fire
department connections shall be approved by the fire chief.
Exception; Fences, where provided with an access gate
equipped with a sign complying with the legend
requirements of Section 912.5 of the International Fire
Code and a means of emergency operation. The gate
and the means of emergency operation shall be
approved by the fire chief and maintained operational
at all times.
[FI 704.5.2 Clear space around connections. A working
space of not less than 36 inches (914 mm) in width, 36
inches (914 mm) in depth and 78 inches (1981 mm) in
height shall be provided and maintained in front of and to
the sides of wall -mounted fire department connections and
around the circumference of free-standing fire department
connections.
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE* 29
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AGREEMENT, AND SUBJECT TO CML AND CRIMINAL PENALTIES THEREUNDER
FIRE SAFETY REQUIREMENTS
IF] 704.6 Single- and multiple -station smoke alarms. Sin-
gle- and multiple -station smoke alarms shall be installed in
existing Group I-1 and R occupancies in accordance with
Sections 704.6.1 through 704.6.3.
IFI 704.6.1 Where required. Existing Group I-1 and R
occupancies shall be provided with single -station smoke
alarms in accordance with Sections 704.6.1.1 through
704.6.1.4. Interconnection and power sources shall be in
accordance with Sections 704.6.2 and 704.6.3.
Exceptions:
1. Where the code that was in effect at the time of
construction required smoke alarms and smoke
alarms complying with those requirements are
already provided.
2. Where smoke alarms have been installed in occu-
pancies and dwellings that were not required to
have them at the time of construction, additional
smoke alarms shall not be required provided that
the existing smoke alarms comply with require-
ments that were in effect at the time of installa-
tion.
3. Where smoke detectors connected to a fire alarm
system have been installed as a substitute for
smoke alarms.
IFI 704.6.1.1 Group R-1. Single- or multiple -station
smoke alarms shall be installed in all of the following
locations in Group R-1:
1. In sleeping areas.
1 In every room in the path of the means of egress
from the sleeping area to the door leading from
the sleeping unit.
3. In each story within the sleeping unit, including
basements. For sleeping units with split levels
and without an intervening door between the
adjacent levels, a smoke alarm installed on the
upper level shall suffice for the adjacent lower
level provided that the lower level is less than one
full story below the upper level.
IF] 704.6.1.2 Groups R-2, R-3, R-4 and I-1. Single -
or multiple -station smoke alarms shall be installed and
maintained in Groups R-2, R-3, R-4 and I-1 regardless
of occtrpant load at all of the following locations:
I. On the ceiling or wall outside of each separate
sleeping area in the immediate vicinity of bed-
rooms.
2. In each room used for sleeping purposes.
3. In each story within a dwelling unit, including
basements but not including crawl spaces and
uninhabitable attics. In dwellings or dwelling
units with split levels and without an intervening
door between the adjacent levels, a smoke alarm
installed on the upper level shall suffice for the
adjacent lower level provided that the lower level
is less than one full story below the upper level,
IFI 704.6.1.3 Installation near cooking appliances.
Smoke alarms shall not be installed in the following
locations unless this would prevent placement of a
smoke alarm in a location required by Section
704.6.1.1 or 704.6.1.2.
1. Ionization smoke alarms shall not be installed
less than 20 feet (6096 m) horizontally from a
permanently installed cooking appliance.
2. Ionization smoke alarms with an alarm -silencing
switch shall not be installed less than 10 feet
(3048 mm) horizontally from a permanently
installed cooking appliance.
3. Photoelectric smoke alarms shall not be installed
less than 6 feet (1829 mm) horizontally from a
permanently installed cooking appliance.
IF] 704.6.1.4 Installation near bathrooms. Smoke
alarms shall be installed not less than 3 feet (914 mm)
horizontally from the door or opening of a bathroom
that contains a bathtub or shower unless this would pre-
vent placement of a smoke alarm required by Section
704.6.1.1 or 704.6.1.2.
IF] 704.6.2 Interconnection. Where more than one smoke
alarm is required to be installed within an individual
dwelling or sleeping unit, the smoke alarms shall be inter-
connected in such a manner that the activation of one
alarm will activate all of the alarms in the individual unit.
Physical interconnection of smoke alarms shall not be
required where listed wireless alarms are installed and all
alarms sound upon activation of one alarm. The alarm
shall be clearly audible in all bedrooms over background
noise levels with all intervening doors closed.
Exceptions:
1. Interconnection is not required in buildings that
are not undergoing alterations, repairs or con-
struction of any kind.
2. Smoke alarms in existing areas are not required
to be interconnected where alterations or repairs
do not result in the removal of interior wall or
ceiling finishes exposing the structure, unless
there is an attic, crawl space or basement avail-
able that could provide access for interconnection
without the removal of interior finishes.
IF] 704.6.3 Power source. Single -station smoke alarms
shall receive their primary power from the building wiring
provided that such wiring is served from a commercial
source and shall be equipped with a battery backup.
Smoke alarms with integral strobes that are not equipped
with battery backup shall be connected to an emergency
electrical system. Smoke alarms shall emit a signal when
the batteries are low. Wiring shall be permanent and with-
out a disconnecting switch other than as required for over -
current protection.
Exceptions:
I. Smoke alarms are permitted to be solely battery
operated in existing buildings where construction
is not taking place.
2. Smoke alarms are permitted to be solely battery
operated in buildings that are not served from a
commercial power source.
30 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
Cnppnght I Zon ICC. ALL RIGHTS RESERVED. A— ... d by Shed Shell — \lar zu, 21118 to -.os 2s ASI pti—ant w Lis Agrecrnent with ICC. Nu further reprnd-n,, nr...r
r I 1 V.+ I dm6hunw authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LL( FVSE
AGRECNILNT, AND tit: BIECT TO MIL AND CRIMINAL. PENALTIES THEREUNDER.
FIRE SAFETY REQUIREMENTS
3. Smoke alarms are permitted to be solely battery
operated in existing areas of buildings undergo-
ing alterations or repairs that do not result in the
removal of interior walls or ceiling finishes
exposing the structure, unless there is an attic,
crawl space or basement available that could pro-
vide access for building wiring without the
removal of interior finishes.
(F] 704.6.4 Smoke detection system. Smoke detectors
listed in accordance with UL 268 and provided as part of
the building's fire alarm system shall be an acceptable
alternative to single- and multiple -station smoke alarms
and shall comply with the following:
I. The fire alarm system shall comply with all applica-
ble requirements in Section 907 of the International
Fire Code.
2. Activation of a smoke detector in a dwelling or
sleeping unit shall initiate alarm notification in the
dwelling or sleeping unit in accordance with Section
907.5.2 of the International Fire Code.
3. Activation of a smoke detector in a ,Avelling or
sleeping unit shall not activate alarm notification
appliances outside of the dwelling or sleeping unit,
provided that a supervisory signal is generated and
monitored in accordance with Section 907.6.6 of the
International Fire Code.
]F] 704.7 Single- and multiple -station smoke alarms. Sin-
gle- and multiple -station smoke alarms shall be tested and
maintained in accordance with the manufacturer's instruc-
tions. Smoke alarms that do not function shall be replaced.
Smoke alarms installed in one- and two-family dwellings
shall be replaced not more than 10 years from the date of
manufacture marked on the unit, or shall be replaced if the
date of manufacture cannot be determined.
SECTION 705
CARBON MONOXIDE ALARMS AND DETECTION
]F] 705.1 General. Carbon monoxide alarms shall be
installed in dwellings in accordance with Section 1103.9 of
the International Fire Code, except that alarms in dwellings
covered by the International Residential Code shall be
installed in accordance with Section R315 of that code.
]F] 705.2 Carbon monoxide alarms and detectors. Carbon
monoxide alarms and carbon monoxide detection systems
shall be maintained in accordance with NFPA 720. Carbon
monoxide alarms and carbon monoxide detectors that
become inoperable or begin producing end -of -life signals
shall be replaced.
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 31
' ,RK , 1 1 (. p Shj 111 z i. R:t:. ALLRI(;HTSRLSLR\'LD. A •.x•J he Shr�i }h.11 ..n\lora z�ie ni.us A\I p( uant a+l.in•mc Agrt<nn•m with lC('. \o hirthcr r.pn,Ju tion or
J t't Y tl 'ad_ ANT L'NACTHOPIZED REI RODLJCTION OR Dlt I'RIRI'TION ISA V'IOI.ATION O€ THI= FEDERAL COPI'R1GHT A(T AND THC LICENSE
III AGRELM ENT. ASD SUBJECT TO CI\ IL AND CRIMINAL PENALT1f.S THERE UNDER.
CHAPTER 8
REFERENCED STANDARDS
User note:
About this chapter: This code contains numerous references to standards promulgated by other organizations that are used to provide
requirements for materials and methods of construction. Chapter 8 contains a comprehensive list of all standards that are referenced in this
code. These standards, in essence, are part of this code to the extent of the reference to the standard.
This chapter lists the standards that are referenced in various sections of this document. The standards are listed herein by the promulgating
agency of the standard, the standard identification, the effective date and title and the section or sections of this document that reference the
standard. The application of the referenced standards shall be as specified in Section 102.7.
ASMEAmerican Society of Mechanical Engineers
Two Park Avenue
New York, NY 10016-5990
ASME A17.1-2016/CSA B44--16: Safety Code for Elevators and Escalators
606.1
ASTM M ASTM International
100 Barr Harbor Drive. P.O. Box C700
West Conshohocken. PA 19428-2959
F1346-91 (2010): Performance Specifications for Safety Covers and Labeling Requirements for All Covers for Swimming Pools, Spas
and Hot Tubs
303.2
ICCInternational Code Council
500 New Jersey Avenue, NW
6th Floor
Washington, DC 20001
IBC -18: International Building Code'
102.3, 201.3, 304.1.1, 305.1.1, 306.1.1, 401.3, 604.3.1.1, 604.3.2.1, 702.3, 704.4.2
IECC-18: International Energy Conservation Code'
102.3
IEBC—I8: International Existing Building Code'
102.3. 201.3. 304.1.1, 305.1.1, 306.1.1
IFC -18: International Fire Code'
102.3, 201.3. 604.3.1.1, 702.1, 702.2, 704.1, 704.1.2, 704.1.3. 704.3. 704.3.1,
704.4.2, 704.4.3, 704.5.1, 704.6.4, 705.1
IFGC-18: International Fuel Gas Code'
102.3, 201.3
IMC -18: International Mechanical Code'
102.3, 201.3
IPC -18: International Plumbing Code'
102.3, 2013. 502.5. 505.1. 505.5.1, 602.2, 602.3
IRC -18: International Residential Code'
102.3, 201.3
IZC-18: International Zoning Code'
102.3, 201.3
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE° 33
"p right � 2111- ICC. AL1 RIGHTS RLSLRVED. A ...... d hp Sheri Shell on Alar zu, auI n o o,:- API pu-wnt to L-,— Agrcemem a•nh I(C. Nu further r,p,od-r ur
dninhunon amhun>cJ_ ANY VNAUFHORIM) REPRODUCTION OR DISTRIBCTION IS A VIOLATION OF THF FEDLRALCOPYRIGHT AIT AND THE LIl.ENSF.
A❑RLI'.VENT,AND .1 BIL(TTt)t]TII ANDCRINIINAI. ITNAl:IILSIHLRLUNDrR.
REFERENCED STANDARDS
NFPA
10-17: Standard for Portable Fire Extinguishers
National Fire Protection Association
1 Batterymarch Park
Quincy, MA 02169-7471
Table 704.2
12-15: Standard on Carbon Dioxide Extinguishing Systems
Table 704.2
12A-15: Standard on Halon 1301 Fire Extinguishing Systems
Table 704.2
17-17: Standard for Dry Chemical Extinguishing Systems
Table 704.2
17A-17: Standard for Wet Chemical Extinguishing Systems
Table 704.2
25-17: Standard for the Inspection, Testing and Maintenance of Water -Based Fire Protection Systems
Table 704.2
70-17: National Electrical Code
102.3, 201.3, 604.2
72-16: National Fire Alarm and Signaling Code
Table 704.2
80-16: Standard for Fire Doors and Other Opening Protectives
703.3.3, 703.4
105-16: Standard for Smoke Door Assemblies and Other Opening Protectives
703.3.2
204-15: Standard for Smoke and Heat Venting
Table 704.2
720-15: Standard for the Installation of Carbon Monoxide (CO) Detection and Warning Equipment
[F] 705.2
750--44: Standard on Water Mist Fire Protection Systems
Table 704.2
2001-15: Standard on Clean Agent Fire Extinguishing Systems
Table 704.2
ULUnderwriters Laboratories, LLC
333 Pfmgsten Road
Northbrook, IL 60062
268-219: Smoke Detectors for Fire Alarm Systems
704.6.4
34 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE*
1 'MING ' ,111 Copyright 6 7ot7ICC ALL RIGHTS RESERVED. Acczased by Shed Shell on Mar 70, 7.018 10.,05:2s AM pursuant to License Agreement with ICC No further reproduction or
I RI11 10 11distribution authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
APPENDIX A
BOARDING STANDARD
The provisions contained in this appendix are not mandatory unless specifically referenced in the adopting ordinance.
User note:
About this appendix: Appendix A provides minimum specifications for boarding a structure. This can be utilized by a jurisdiction as a set of
minimum requirements in order to result in consistent boarding quality. These requirements also provide a reasonable means to eliminate
having to approve numerous methods or materials for the boarding and securing of a structure. It is important to note that the provisions of
Appendix A are not mandatory unless specifically referenced in the adopting ordinance of the authority having jurisdiction.
A101
GENERAL
A101.1 General. Windows and doors shall be boarded in an
approved manner to prevent entry by unauthorized persons
and shall be painted to correspond to the color of the existing
structure.
A102
MATERIALS
A102.1 Boarding sheet material. Boarding sheet material
shall be minimum '/Z inch -thick (12.7 mm) wood structural
panels complying with the International Building Code.
A102.2 Boarding framing material. Boarding framing
material shall be minimum nominal 2 -inch by 4 -inch (51 mm
by 102 mm) solid sawn lumber complying with the Interna-
tional Building Code.
A102.3 Boarding fasteners. Boarding fasteners shall be
minimum '/e inch -diameter (9.5 mm) carriage bolts of such a
length as required to penetrate the assembly and as required
to adequately attach the washers and nuts. Washers and nuts
shall comply with the International Building Code.
A103
INSTALLATION
A103.1 Boarding installation. The boarding installation
shall be in accordance with Figures A103.1(1) and A103.1(2)
and Sections A103.2 through A103.5.
A103.2 Boarding sheet material. The boarding sheet mate-
rial shall be cut to fit the door or window opening neatly or
shall be cut to provide an equal overlap at the perimeter of the
door or window.
A103.3 Windows. The window shall be opened to allow the
carnage bolt to pass through or the window sash shall be
removed and stored. The 2 -inch by 4 -inch (51 mm by 102
mm) strong back framing material shall be cut minimum 2
inches (51 mm) wider than the window opening and shall be
placed on the inside of the window opening 6 inches (152
mm) minimum above the bottom and below the top of the
window opening. The framing and boarding shall be pre-
drilled. The assembly shall be aligned and the bolts, washers
and nuts shall be installed and secured.
A103.4 Door walls. The door opening shall be framed with
minimum 2 -inch by 4 -inch (51 mm by 102 mm) framing
material secured at the entire perimeter and vertical members
at a maximum of 24 inches (610 mm) on center. Blocking
shall also be secured at a maximum of 48 inches (1219 mm)
on center vertically. Boarding sheet material shall be secured
with screws and nails alternating every 6 inches (152 mm) on
center.
A103.5 Doors. Doors shall be secured by the same method as
for windows or door openings. One door to the structure shall
be available for authorized entry and shall be secured and
locked in an approved manner.
A104
REFERENCED STANDARD
IBC -18 International Building Code A102.1,
A 102.2, A 102.3
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE° 35
CoPynght ® 2017 ICC. ALL RIGHTS RESERVED. Amessed by Shen Shell on Mar 20, 201 a 10:05:25 AM Pursuant to License Agreement with ICC. No further reproduction or
distribution authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT. AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
APPENDIX A
Ya' carriage bolts.
Bolts shall be long enough to extend from the
exterior plywood through the interior plywood
and strong backs and fastened from the interior
' CDX plywood or
Irformance-rated OSB.
2" x 4" strong backs
indow frame
x 4" strong backs
Bolts shall be long enough to extend from the
exterior plywood through the interior plywood
and strong backs and fastened from the interior
with a nut.
FIGURE A103.1(1)
BOARDING OF DOOR OR WINDOW
%a INCH COX PLYWOOD OR PERFORMANCE -RATED OSB SHALL BE SECURED
TO HEADER, BSE PLATE, STUDS, STILES, AND EDGE BLOCKING USING ALTERNATE
SCREWS AND NAILS ATA MAXIMUM OF 6 INCHES O.C.
2 INCH x 4 INCH HEADER
2 INCH x 4 INCH STILE
DOOR WALL FRAME
2 INCH x 4 INCH BASE PLATE
2 INCH x 4 INCH EDGE BLOCKING \
EITHER HORIZONTALLY OR VERTICALLY
ALONG EDGE OF EACH SHEET OF 2 INCH x 4 INCH STUDS
PLYWOOD OR OSB. SPACED 24 INCHES ON CENTER
For SI: 1 Inch = 25-4 mm.
FIGURE A103.1(2)
BOARDING OF DOOR WALL
36 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
il J ' J ' ' ' Copyright 111., 1111, ALL RIGHTS RESERVED. Accessed by Sheri Shdl on Mar 20, tot a 10:05:25 AM pursuant to License Agreement with JCC. No further reproduction or
distribution authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBLMON IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT. AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
A
ACCESS
INDEX
Emergency egress ........................
702
From bedrooms .......................
404.4.2
Plumbing fixtures, access for cleaning ........504.2
To public way ...........................702.1
105.2
Toilet room as passageway ................503.1
104.1, 105.2
Water closet ..........................
404.4.3
ADJACENT
105.6
Privacy (hotel units, rooming units)..........
A04.1
ADMINISTRATION
605.3
Scope.................................101.2
503.1
AGENT (See also OPERATOR, OWNER)
105.2
Definition . ...............................
202
AIR
603.6
Combustion air ..........................603.5
308.3.1
AISLES
105.1
Minimum width ..........................702.2
105.4
ALTERATION
506.1
Applicability of other codes. _ .............
102.3
Inspection..............................104.2
402.3
Prosecution.............................106.3
Unlawful acts ...........................106.1
302.8
ANCHOR
Anchored, definition .......................
202
Architectural trim .........................304.8
Signs, marquees and awnings ..............304.9
Unsafe conditions ......................
304.1.1
APPEAL
Application .............................111.1
Board decision ..........................111.6
Board of appeals ........................111.2
Court review ............................111.7
Disqualification ........................
111.2.3
Financial interest ......................
111.2.3
Hearing, emergency orders ................109.6
Membership ............................111.2
Notice of appeal .........................111.1
Postponed hearing .......................111.5
Records ...............................104.6
Right to appeal ..........................111.1
Vote ..................................111.6
APPLIANCE
Cooking .........................
403.3, 602.2
Mechanical.............................603.1
APPLICABILITY
Application of references ..................102.9
General................................102.1
Other laws ............................
102.10
Referenced codes and standards...........
102.7
APPROVAL
Alternatives ............................
105.2
Authority .........................
104.1, 105.2
Modifications ...........................
105.1
Research reports .......................
105.6
Used material and equipment ..............
105.4
APPROVED
605.3
Alternative materials, methods and
503.1
equipment ...........................
105.2
Definition................................202
503.1
Energy conservation devices ..............
603.6
Garbage storage facilities ................
308.3.1
Modifications ...........................
105.1
Used materials and equipment .............
105.4
ARTIFICIAL
506.1
Lighting of habitable rooms ................
401.3
Lighting of other spaces ..................
402.3
AUTOMOBILE
Motor vehicles ..........................
302.8
AWNING
Signs, marquees and awnings .............
304.9
B
BALCONY
Handrails and guardrails .................
304.12
BASEMENT
Definition................................202
Hatchways ...........................
304.16
Windows .............................
304.17
BATHROOM
Common bathrooms ................
502.3, 503.1
Hotels ................................
502.3
Lighting ...............................
605.3
Locks .................................
503.1
Outlets required ........................
605.2
Privacy ...............................
503.1
Ventilation .............................
403.2
BATHTUB
Dwelling units ..........................
502.1
Rooming houses ........................
502.2
Sewage system .........................
506.1
Water -heating facilities ...................
505.4
Water system ..........................
505.1
BOARDING
Boarding standard ...................Appendix
A
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 37
15,111,111
Cnp?nigh; I .ui-I(1:. ALL RIGHTS RESLR\'LD. A�.....J by Sheri Shell on Mw m,.uix ni n?s AM p--, ,, L Agreement with ICC:. No further r,IT lucti-ur
J,,tributum mnh......d ANY UNAUTHORIZED REPRODUCTION OR D15TRIBl'TION IS A VIOLATION OF THF FEDERAL COPYRIGHT A('.T AND ME LICENSE
AGREEMI-:NT. AND SLBIF.CT TO CI\"IL AND CRIMINAL PENALTIES THEREl'NDER.
INDEX
BOILER
Unsafe equipment ..................... 108.1.2
CAPACITY
Heating facilities .............. 602.2, 602.3, 602.4
CAR (See AUTOMOBILE)
111.2
CARBON MONOXIDE ALARMS
AND DETECTION
Installation .............................
705.1
Maintenance ...........................
705.2
CEILING
103.4
Basement rooms ........................
404.3
Fire -resistance ratings ....................
703.1
Interior surfaces .........................
305.3
Minimum height .........................
404.3
Sleeping rooms .........................
404.3
CHANGE, MODIFY
Application of other codes .................
102.3
CHIMNEY
Exterior structure .......................
304.11
Flue ............................
603.2, 603.3
CLEANING
306.1.1
Access for cleaning ......................
504.2
Disposal of garbage ......................
308.3
Disposal of rubbish ......................
308.2
Interior and exterior sanitation ..............
308.1
Interior surfaces .........................
305.3
Plumbing facilities, maintained
............. 504.1
Required plumbing facilities .................
502
Responsibility of persons ..................
305.1
Trash containers ......................
308.3.2
Vacant structures and land ................
301.3
CLEARANCE
Heating facilities .........................
603.3
Plumbing fixtures ........................
504.2
CLOSING
505.1
Streets................................109.3
Vacant structures ........................
108.2
CLOTHES DRYER
Exhaust...............................403.5
308.3.2
CODE OFFICIAL
308.2.1
Condemnation ..........................108.1
Demolition ..............................
110
Duties ..................................
104
Emergency order .........................
109
Enforcement authority ....................
104.1
Failure to comply with demolition order ....... 110.3
Identification ............................
104.3
Inspections.............................104.2
Cooling towers .........................
Liability, relief of personal .................. 103.4
Membership of board of appeals ............
111.2
Notice of violation ....................104.5,
107
Notices and orders ........................
107
Official records ..........................104.6
Personal liability .........................
103.4
Placarding .............................
108.4
Prosecution ............................106.3
Removal of placard ....................
108.4.1
Right of entry ...........................104.3
Transfer of ownership ....................107.6
Vacant structures ........................108.2
Voting of appeals board .............
111.2, 111.6
COMBUSTION
Combustion air ..........................603.5
COMPONENT SERVICEABILITY
Unsafe conditions ......................
306.1.1
CONDEMNATION
Closing of vacant structures................108.2
Failure to comply ........................110.3
General...............................108.1
Notices and orders .................
108.2, 108.3
Placarding .............................108.4
Removal of placard ....................
108.4.1
CONFLICT
Conflict of interest .....................
111.2.3
Violations ..............................106.1
CONNECTION
Sewage system .........................506.1
Water heating ...........................
505.4
Water system ...........................
505.1
CONSTRUCTION
Existing structures .......................
101.2
CONTAINER
Garbage.......... ...................
308.3.2
Rubbish storage .......................
308.2.1
CONTINUOUS
Unobstructed egress .....................
702.1
CONTROL
Rodent control ....................
302.5, 304.5
Safety controls ..........................
603.4
Weed.................................302.4
COOLING
Cooling towers .........................
304.11
CORRIDOR
Accumulation of rubbish ...................
308.1
Light..................................402.2
Lighting fixtures .........................
605.3
Obstructions ......................
702.1, 702.2
Ratings maintained .......................
703
38 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE•
3H 11 Copyright 9 2017 ICC ALL RIGHTS RESERVED. Accessed by Sheri Shell on Mar 2o. 2o1 a 10:05:25 AM pursuantm
to License Agreement with ICC. No further reproduction or
1 19dlstriburion authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT, AND SUBJECT TO CML AND CRIMINAL PENALTIES THEREUNDER.
DAMP, DAMPNESS
Roofs .................................304.7
Window, door frames ....................304.13
DANGEROUS, HAZARDOUS
Condemnation ..........................108.1
304.9
Demolition ...............................
110
Electrical hazards .................604.3,
604.3.1
Existing remedies ........................102.4
403.4
Imminent danger ..........................202
Unsafe equipment .....................
108.1.2
Unsafe structures or premises ............
108.1.5
DECKS
604.1
Handrails and guardrails ..................304.12
602
Maintenance .....................
304.2, 304.10
DEMOLITION
Existing remedies ........................102.4
Failure to comply ........................110.3
General.................................110
Order.................................110.2
Salvage materials ........................110.4
DETECTORS
Smoke .................................704
DETERIORATION
Components of systems .................
306.1.1
Definition................................202
Exterior structure ......................
304.1.1
Exterior walls ...........................304.6
DIRECT
Egress................................702.1
DISPOSAL
Disposal of garbage ......................308.3
Disposal of rubbish .......................308.2
DOOR
Exit doors..............................702.3
Fire...................................703.2
Hardware .............................304.15
Insect screens .........................304.14
Interior surfaces .........................305.3
Locks ..........................
304.15, 702.3
Maintenance ....................
304.13, 304.15
Weather tight ..........................304.13
Window and door frames .................304.13
DORMITORY (ROOMING HOUSE,
HOTEL, MOTEL)
Locked doors ...........................702.3
Privacy ..........................
503.1, 503.2
DRAFT STOPPING
Maintenance ..........................
703.3.1
DRAIN, DRAINAGE
Basement hatchways ....................304.16
INDEX
Plumbing connections ...................... 506
Storm drainage ...........................507
DUCT
Exhaust duct ...........................
304.9
Duct systems ............................607
DUST
Process ventilation ......................
403.4
DWELLING
Cleanliness .......................
305.1, 308.1
Definition................................202
Electrical ..............................
604.1
Heating facilities ..........................
602
Required facilities .........................
502
E
EGRESS
Aisles ................................ 702.2
Emergency escape ...................... 702.4
General ............................... 702.1
Lighting ............................... 402.2
Locked doors .......................... 702.3
Obstructions prohibited ................... 702.1
Stairs, porches and railings ............... 304.10,
305.4, 305.5, 307.1
ELECTRIC, ELECTRICAL EQUIPMENT
Abatement of hazards, fire exposure ....... 604.3.2
Abatement of hazards, water exposure ..... 604.3.1
Condemnation .......................... 108.1
Electrical equipment .................. 604.3.1.1
Facilities required ....................... 604.1
Hazards ............................... 604.3
Installation ............................. 605.1
Lighting fixtures ......................... 605.3
Receptacles ...................... 604.3, 605.2
Responsibility .......................... 601.2
Service ............................... 604.2
ELEVATOR, ESCALATORS, DUMBWAITERS
Condemnation .......................... 108.1
General ............................... 606.1
Maintenance ...................... 606.1, 606.2
EMERGENCY
Emergency escape openings .............. 702.4
Emergency measures ......................109
Emergency orders ....................... 109.1
ENFORCEMENT
Duties and powers ........................ 104
Scope ................................ 101.2
EQUIPMENT
Alternative ............................. 105.2
Combustion air ......................... 603.5
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE" 39
I 1 I I I Copyright S 2017 ICC. ALL RIGHTS RESERVED. Accessed by Sheri Shell on Mar 20.201 a 10:052s AM pursuant to License Agreement with ICG No further reproduction or
distribution authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
INDEX
Condemnation ...................
108.1.2, 108.3
Electrical installation .....................
605.1
Emergency order ........................
109.1
Energy conservation devices ...............
603.6
Installation .............................
603.1
Interior structure .........................
305.1
Placarding .......................
108.4, 108.5
Prohibited use ..........................
108,5
Responsibility ...........................
601.2
Safety controls ..........................
603.4
Scope.................................101.2
703.3.1
Scope, mechanical and electrical ...........
601.1
Support, definition ........................
202
Unsafe ..............................
108.1.2
Used .................................105.4
FIRE -RESISTANCE RATINGS
EXHAUST
Ceilings ...............................703.5
Clothes dryer ...........................
403.5
Exhaust ducts ..........................
304.9
Process ventilation .......................
403.4
EXISTING
Fire partitions .........................
Remedies..............................102.4
Fire walls ............................
Scope.................................101.2
Maintenance ...........................703.3
Structural members ...............
304.1.1, 304.4
Structures .............................
101.3
EXTERIOR
Smoke barriers ........................
Decorative features ......................
304.8
Exterior structure .........................
304
Exterior walls ...........................
304.6
Painting .........................
304.2, 304.6
Rodent harborage .................
302.5, 304.5
Sanitation ..........................
. ... 304.1
Scope.................................301.1
Fire -resistance ratings ....................
Stair.................................304.10
Interior surfaces ...................
Street numbers .........................
304.3
Unsafe conditions .....................
304.1.1
Weather tight ..........................
304.13
F
Exhaust vents .......................... 302.6
FEES, EXPENSES, COST
Closing vacant structures
................. 108.2
Demolition ..................
110.1, 110.3, 110.4
Extermination..........
309.2, 309.3, 309.4, 309.5
General ...............................
103.5
Relief from personal liability ................ 103.4
FENCE
Maintenance ...............
Accessory .............................302.7
Out of service ...........................
Maintenance ...........................
304.2
FIRE
Required systems ..............
Blocking Maintenance ..................
703.3.1
FIRE DEPARTMENT
Connection access .............. 704.5.1, 704.5.2
Connections............................704.5
FIRE PROTECTION SYSTEMS
Emergency impairments ................
704.3.1
Equipment ............... 704.4,
704.4.1, 704.4.2
Inspection .................
704.1, 704.1.3, 704.2
Installation ...........................
704.1.1
Maintenance ...............
704.1, 704.1.3, 704.2
Out of service ...........................
704.3
Records of maintenance ................
704.2.1
Required systems ..............
704.1.2, 704.2.2
Smoke alarms ..........................704.6
Smoke detections systems ..............
704,6.4
Termination of service ..................
704.4.3
Testing ...................
704.1, 704.1.3, 704.2
FIRE -RESISTANCE RATINGS
Ceilings ...............................703.5
Draft stopping ........................
703.3.1
Fire barriers ..........................
703.3.3
Fire blocking .........................
703.3.1
Fire partitions .........................
703.3.3
Fire walls ............................
703.3.3
Maintenance ...........................703.3
Opening protective .......................703.4
Shafts.................................703.7
Smoke barriers ........................
703.3.2
Smoke partitions ......................
703.3.2
Unsafe conditions ........................
703.2
FLAMMABLE LIQUID
Containers ...........................
108.1.2
FLOOR, FLOORING
Area for sleeping purposes ..............
404.4.1
Fire -resistance ratings ....................
703.1
Interior surfaces ...................
305.1, 305.3
Space requirements ...............404.4.1,
404.6
FOOD PREPARATION
Cooking equipment ......................
403.3
Sanitary condition ..................
305.1, 404.7
Ventilation .............................403.4
FOUNDATION
Condemnation ........................
108.1.1
Foundation walls ........................
304.5
Unsafe conditions ...............
304.1.1, 305.1.1
FRAME
Window and door frames .................
304.13
G
GAS
Energy conservation devices ............... 603.6
Exhaust vents...........................302.6
40 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE
I I I I Copyright O 2017 ICC. ALL RIGHTS RESERVED. A"cascd by Sheri Shdi on Mar 20, 2018 10:05:25 AM pursuant to License Agreement with ICC. No further reproduction or
distribution authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER
GLAZING
Materials ............................
304.13.1
GRADE
Minimum ceiling height....................404.3
Drainage ...........................302.2,
507
GUARD
Residential heating facilities ..........
Anchorage and maintenance
..............304.12
Basement windows ....................
304.18.2
Definition ................................
202
T
HABITABLE
Definition ................................
202
Light...................................402
Minimum ceiling height....................404.3
Minimum room width ..... . ...............404.2
Required plumbing facilities .................
502
Residential heating facilities ..........
602.2, 602.3
Space requirements ....................
404.4.1
Ventilation ...............................
403
HANDRAILS AND GUARDRAILS
Insect screens .........................
Handrails ..................304.12,
305.5, 307.1
Stairs and porches ......................304.10
INSPECTIONS
HARDWARE
General ...............................
Door hardware ................... 304.15, 702.3
Openable windows ....................
304.13.2
HAZARDOUS (See DANGEROUS, HAZARDOUS)
HEAT, HEATING
Identification ...........................
Energy conservation devices ...............603.6
Inspections ............................
Fireplaces ..............................603.1
Heating................................603.1
104.6
Mechanical equipment ....................603.1
Required capabilities ...................... 602
Residential heating ................. 602.2, 602.3
Supply.................................602.3
Water heating facilities ....................505.4
Interior structure ..........................
Water system ............................ 505
HEIGHT
305.3
Minimum ceiling height....................404.3
702
HOT (See HEAT, HEATING)
305.1
HOTELS, ROOMING HOUSES AND DORMITORY
UNITS, MOTELS
Definition ................................ 202
Locked doors ...........................702.3
Required facilities ......................... 502
Toilet rooms ............................. 503
HOUSEKEEPING UNIT
Definition ................................ 202
INDEX
IDENTIFICATION
Code official ...........................
104.4
INFESTATION
Condemnation .........................
108.1.3
Definition................................202
Insect and rodent ...........
302.5, 304.14, 309.1
INSECTS
Infestation .............................
309.1
Insect screens .........................
304.14
Pest elimination ...........................
309
INSPECTIONS
General ...............................
104.2
Right of entry ...........................
104.3
INSPECTOR
Identification ...........................
104.4
Inspections ............................
104.2
Records...............................
104.6
INTENT
Code .................................
101.3
INTERIOR
Interior structure ..........................
305
Interior surfaces ........................
305.3
Means of egress ..........................
702
Sanitation .............................
305.1
Unsafe conditions ......................
305.1.1
J
JURISDICTION
Title ............................. 101.1
KITCHEN
Electrical outlets required ................. 605.2
Minimum width ......................... 404.2
Prohibited use.........................404.4.4
Room lighting .......................... 605.3
Water heating facilities ................... 505.4
L
LANDING
Handrails and guards .. . ................ 304.12,
305.5, 306.1
Maintenance ..................... 304.10, 305.4
LAUNDRY
Room lighting .......................... 605.3
Water -heating facilities ................... 505.4
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE° 41
Copyright ® 2017 ICC. ALL RIGHTS RESERVED. Accessed by Sheri Shell on Mar 20.2019 to:05:25 AM pursuant to ljoem,e Agreement with ICC. No further reproduction or
t distribution authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
INDEX
LAVATORY
Hotels ................................. 502.3
Required facilities ........................
502
Rooming houses ........................502.2
NOTICES AND ORDERS
Sanitary drainage system ..................
506
Water -heating facilities ...................
505.4
Water system ............................
505
LEASE (SELL, RENT)
Orders .................................
Heat supplied ...........................
602.3
Salvage materials .......................
110.4
Transfer of ownership ....................
107.6
LIEN
601.2
Closing of vacant structures ...............
108.2
Demolition .............................
110.3
Failure to comply ........................
110.3
LIGHT, LIGHTING
Process ventilation .......................
Common halls and stairways.........
402.2, 605.3
General ................................
402
Habitable rooms .........................
402.1
Kitchen................................605.3
102
Laundry rooms ..........................
605.3
Luminaires .............................
605.3
Other spaces...........................402.3
Responsibility ...........................
401.2
Scope.................................101.2
Toilet rooms ............................
605.3
LIVING ROOM
Room area ...........................
404.4.1
LOAD, LOADING
Elevators, escalators and dumbwaiters.......
606.1
Handrails and guardrails ...........
304.12, 305.5
Live load ........................
304.4, 305.2
Stairs and porches ................
304.10, 305.2
Structural members ................
304.4, 305.2
M
MAINTENANCE
404.4.1
Required ..............................102.2
NOTICES AND ORDERS
MATERIAL
Appeal................................111.1
Alternative .............................
105.2
Salvage...............................110.4
Method of service ........................
Used .................................105.4
Orders .................................
MEANS OF EGRESS (See EGRESS)
Owner, responsible person ................
MECHANICAL
Penalties ..............................107.5
Installation .............................
603.1
Responsibility ...........................
601.2
Scope.................................601.1
Unauthorized tampering ...................
Ventilation, general .......................
403
Ventilation, toilet rooms ...................
403.2
MINIMUM
Process ventilation .......................
Ceiling height ...........................
404.3
Room area ...........................
404.4.1
Room width ............................404.2
NOTICES AND ORDERS
MODIFICATION
Appeal................................111.1
Approval...............................105.1
Form..................................107.2
MOTEL (See HOTELS)
Method of service ........................
MOTOR VEHICLES
Orders .................................
Inoperative.............................302.8
Owner, responsible person ................
Painting ...............................302.8
Penalties ..............................107.5
TI
NATURAL
Lighting............................401.3, 402
Ventilation .........................
401.3, 403
NOTICES AND ORDERS
OCCUPANCY (See USE)
Appeal................................111.1
OPENABLE
Form..................................107.2
Locked doors...........................702.3
Method of service ........................
107.3
Orders .................................
107
Owner, responsible person ................
107.1
Penalties ..............................107.5
Door operation .......................
Placarding of structure ....................
108.4
Transfer of ownership ....................
107.6
Unauthorized tampering ...................
107.4
Vacating structure .......................
108.2
NOXIOUS
OPERATOR
Process ventilation .......................
403.4
Weeds................................302.4
ORDER (See NOTICE)
NUISANCE
ORDINANCE, RULE
Closing of vacant structures ................
108.2
W
OBSTRUCTION
Light..................................402.1
Right of entry ...........................
104.3
OCCUPANCY (See USE)
OPENABLE
Locked doors...........................702.3
Windows .......................
304.13.2, 403.1
OPENING PROTECTIVES
Closers ...............................703.8
Door operation .......................
703.4.3
Hold -open devices .....................
703.4.2
Maintenance ............................
703.4
Signs ...............................
703.4.1
Testing................................703.6
OPERATOR
Definition ...............................
202
ORDER (See NOTICE)
ORDINANCE, RULE
Applicability .............................
102
Application for appeal .....................
111.1
42 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
Copyright 21117 ICC. ALL RIGHTS RE5LRV'ED. Accc-d by Shen Shcll an NI,, 2o, nn e ,, u,_s ANI purw rrt ,, Lr cc Ag -meat with ICC. No further rep roduetion m
distrihuno❑ .mthoriud_ ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION ISA VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREE.AIEN"h. AND SUBJECT TO CVcH. AND CRIMINAL PENALTIES THEREUNDER
INDEX
OUTLET
Clearance .............................
504.2
Electrical...............................605.2
Connections ...........................
505.1
OWNER
Contamination ..........................
505.2
Closing of vacant structures ................108.2
Employee's facilities .....................
503.3
Definition ................................
202
Fixtures ...............................
504.1
Demolition ...............................
110
Required facilities .........................
502
Failure to comply ........................110.3
Responsibility ..........................
501.2
Insect and rat control ..........302.5,
309.2, 309.4
Sanitary drainage system ...................
506
Notice ...........................
107.1,108.3
Scope................................
501.1
Pest elimination ............. .
...........309.2
Storm drainage ...........................
507
Placarding of structure ....................108.4
Supply................................
505.3
Responsibility ...........................301.2
Water heating facilities ...................
505.4
Responsibility, fire safety ..................701.2
PORCH
Responsibility, light, ventilation..............401.2
Handrails.............................
304.12
Responsibility, mechanical and electrical ......601.2
Structurally sound ......................
304.10
Responsibility, plumbing facilities ............
501.2
PORTABLE (TEMPORARY)
Right of entry ...........................104.3
Cooking equipment......................
603.1
Rubbish storage .......................
308.2.1
PRESSURE
Scope.................................101.2
Water supply...........................
505.3
Transfer of ownership. . ...................
107.6
PRIVATE, PRIVACY
Bathtub or shower .......................
503.1
P
Occupancy limitations ....................
404.1
PASSAGEWAY
Required plumbing facilities .................
502
Common hall and stairway
402.2
Sewage system .........................
506.1
Interior surfaces ....... .................305.3
Water closet and lavatory .................
503.1
Toilet rooms, direct access.................503.1
Water system ..........................
505.1
PENALTY
PROPERTY, PREMISES
Notices and orders .......................107.5
Cleanliness .......................
304.1, 308.1
Placarding of structure ....................108.4
Condemnation............................
108
Prohibited occu ane
108.5
Definition ................................
202
Removal of placard .....................108.4.1
Demolition ............ ...................
110
Scope .................................101.2
Emergency measures......................
109
Violations ..............................106.4
Exterior areas ............................
302
PEST ELIMINATION
Failure to comply ........................
110.3
Condemnation ..........................108.1
Grading and drainage....................
302.2
Definition ................................
202
Pest elimination, multiple occupancy
... 302.5, 309.4
Insect and rodent control 302.5, 304.5, 304.14, 309.1
Pest elimination, single occupancy.....
302.5, 309.3
Pest elimination .........................309.1
Responsibility ..........................
301.2
Responsibility of owner ..............
301.2, 309.2
Scope ................................
301.1
Responsibility of tenant-occupant.309.3, 309.4, 309.5
Storm drainage ...........................
507
PLACARD, POST
Vacant structures and land ................
301.3
ClosingPROTECTION
................................108.2
Condemnation..........................
108.1
Basement windows .....................
304.17
Demolition ...............................
110
Fire protection systems.....................
704
Emergency, notice .......................109.1
Signs, marquees and awnings .............
304.9
Notice to owner ....................
107.1, 108.3
PUBLIC
Placarding of structure ....................108.4
Cleanliness .......................
304.1, 305.1
Prohibited use...........................108.5
Egress................................
702.1
Removal .............................
108.4.1
Hallway ...............................
502.3
PLUMBING
Sewage system .........................
506.1
Clean and sanitary .......................504.1
Toilet facilities ......................
502.5, 503
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
43
CI lgt 1 zuioRt.
ALL RIGHTS RESERVL D. A --d
hr Sh i Nhd- M.ir 211,201Sto-Z; AAIpur-nt to 1icemr Ag -,-w
RAI_ No further Grp J( tion nr
ANY UNAUTHOWED REPRODUCTION
(1R DISTRIBU I ION ISA \'IOI ATR,N (1F 1 HF FEDERAL( 0PYRR;ILF
A(.T AND THC LICENSI
AGRLL\!IST. AND
SUBJECT TO CIX II. A'D'D CRIDIINAL PF.NAI.TIES THERLUNDLR.
INDEX
Vacant structures and land ................ 301.3
Water system ............................ 505
PUBLIC WAY
Definition ............................... 202
7
RAIN (PREVENTION OF ENTRY INTO
BUILDING
EXTERIOR ENVELOPE)
Foundations............................304.5
Basement hatchways ....................
304.16
Exterior walls ...........................
304.6
Grading and drainage ....................
302.2
Roofs.................................304.7
Pest elimination .....................
Window and door frames .................
304.13
RECORD
Exterior structure ........................
Official records ..........................
104.6
REPAIR
Storm drainage ...........................
Application of other codes .................
102.3
Chimneys.............................304.11
Bedroom and living room ..................
Demolition .............................
110.1
Exterior surfaces ........................
304.1
Intent.................................101.3
Habitable ..............................402.1
Maintenance ...........................
102.2
Signs, marquees and awnings ..............
304.9
Stairs and porches ......................
304.10
Weather tight ..........................
304.13
Workmanship ...........................
102.5
REPORTS
Prohibited use ........................
Test reports ..........................
105.3.2
RESIDENTIAL
Toilet ..................................
Pest elimination ..........................
309
Residential heating ......................
602.2
Scope...... ...........................
101.2
RESPONSIBILITY
Accumulation ...........................
Pest elimination ..........................
309
Fire safety .............................
701.2
Garbage disposal ............. . ..........
308.3
General...............................301.2
Rubbish storage .......................
Mechanical and electrical .................
601.2
Persons...............................301.1
Placarding of structure ....................
108.4
Plumbing facilities .......................
501.2
Rubbish storage .......................
308.2.1
Scope.... .......................
101.2, 301.1
REVOKE, REMOVE
Demolition ..............................
110
Existing remedies .......................
102.4
Removal of placard ....................
108.4.1
Rubbish removal ......................
308.2.1
RIGHT OF ENTRY
Duties and powers of code official ...........
104.3
Inspections.... ......................
104.2
RODENTS
Basement hatchways .................... 304.16
Condemnation ...........................
108
Foundations............................304.5
SANITARY
Guards for basement windows .............
304.17
Harborage .............................302.5
Disposal of garbage ......................308.3
Insect and rodent control ..................
309.1
Pest elimination .....................
302.5, 309
ROOF
Exterior structure ........................
Exterior structure ........................
304.1
Roofs.................................304.7
Furnished by occupant ....................
Storm drainage ...........................
507
ROOM
Interior surfaces .........................
Bedroom and living room ..................
404.4
Cooking facilities ........................
403.3
Direct access ...........................
503.2
Habitable ..............................402.1
Heating facilities ..........................
602
Light ...................................
402
Minimum ceiling heights ...................
404.3
Minimum width ..........................
404.2
Overcrowding ...........................
404.5
Prohibited use ........................
404.4.4
Temperature ............................
602.5
Toilet ..................................
503
Ventilation ..............................
403
ROOMING HOUSES (See DORMITORY)
RUBBISH
Accumulation ...........................
308.1
Definition ...............................
202
Disposal...............................308.2
Garbage facilities ......................
308.3.1
Rubbish storage .......................
308.2.1
SAFETY,SAFE
Fire safety requirements .......
701, 702, 703, 704
Safety controls ..........................
603.4
SANITARY
Cleanliness .......................
304.1, 305.1
Disposal of garbage ......................308.3
Disposal of rubbish .......................
308.2
Exterior property areas ....................
302.1
Exterior structure ........................
304.1
Food preparation ........................
404.7
Furnished by occupant ....................
302.1
Grease interceptors ......................
506.3
Interior surfaces .........................
305.3
Plumbing fixtures ........................
504.1
Required plumbing facilities .................
502
Scope.................................101.2
44 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE*
(:opyright 0 2.17.112. ALL RIGHTS RESERVED. Accessed by Sheri Shell on Mar 20.2018 10:05:23 AM pursuant to License Agreement with ICC. No further reproduction or
1 ' t 1 INTI distribution authorized. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE
AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
SCREENS
SPACE
INDEX
Insect screens .........................304.14
General, light............................. 402
SECURITY
General, ventilation ........................
403
Basement hatchways ..................
304.18.3
Occupancy limitations......................
404
Building ..............................304.18
Privacy ...............................
404.1
Doors ..............................304.18.1
Scope.,,.............................
401.1
Vacant structures and land.................301.3
STACK
Windows............................304.18.2
Smoke............................... 304.11
SELF-CLOSING SCREEN DOORS
STAIRS
Insect screens ...... . ..................304.14
Common halls and stairways, light ..........
402.2
SEPARATION
Exit facilities ...........................
305.4
Fire -resistance ratings .....................
703
Exterior property areas ...................
302.3
Privacy
404.1
Handrails ........................ 304.12,
305.5
Separation of units .......................404.1
Lighting ...............................
605.3
SERVICE
Stairs and porches ..................... 304.10
Electrical...............................604.2
STANDARD
Method ................................107.3
Referenced ............................
102.7
Notices and orders .................
107.1, 108.3
STOP WORK ORDER
Service on occupant ......................108.3
Authodty ..............................
112.1
SEWER
Emergencies ...........................
112.3
General................................506.1
Failure to comply........................
112.4
Maintenance............................506.2
Issuance..............................
112.2
SHOWER
STORAGE
Bathtub or shower
Food preparation........................
404.7
.......................502.1
Garbage storage facilities .................
308.3
Rooming houses .........................
Rubbish storage facilities ................ 308.2.1
Water -heating facilities ....................505.4
Sanitation .............................
308.1
Water system ............................505
STRUCTURE
SIGN
Accessory structures .....................
302.7
Fire door signs ........................703.4.1
Closing of vacant structures ...............
108.2
Signs, marquees and awnings ..............304.9
Definition................................
202
Unauthorized tampering ...................107.4
Emergency measures......................
109
SINGLE-FAMILY DWELLING
General, condemnation .....................
110
Extermination ............................
309
General, exterior........................
304.1
SINK
General, interior structure .................
305.1
Kitchen sink ............................502.1
Placarding of structure ...................
108.4
Sewage system ..........................
506
Scope ................................
301.1
Water supply............................505.3
Structural members................. 304.4, 305.2
SIZE
Vacant structures and land ................
301.3
Efficiency unit ...........................404.6
SUPPLY
Habitable room, light .......................
402
Combustion air .........................
603.5
Habitable room, ventilation ..................
403
Public water system .....................
505.1
Room area ...........................
404.4.1
Water -heating facilities ...................
505.4
SMOKE ALARMS
Water supply ...........................
505.3
Group R-1. . ......... ...............
704.6.1.1
Water system ............................
505
Groups R-2, R-3, R-4 and 1-1 ............704.6.1.2
SURFACE
Installation near bathrooms .............704.6.1.4
Exterior surfaces................... 304.2,
304.6
Installation near cooking appliances .......
704.6.1.3
Interior surfaces ........................
305.3
Interconnection .......................704.6.2
SWIMMING
Power source .........................
704.6.3
Enclosure .............................
303.2
Testing ................................704.7
Safety covers ..........................
303.2
Where required ........................
704.6.1
Swimming pools ........................
303.1
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE°
45
t I I I Copyright 02017 ICC. ALL RIGHTS RESERVED. Accessed by Sheri Shell on Mar 20, tote t 0:os:ss AM pursuant to License Agreentnt with ICC. No further reproduction or
distribution authorized. ANY
UNAUTHORIZED REPRODUCTTON OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND
THE LICENSE
AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER.
INDEX
11
TEMPERATURE
Nonresidential structures ..................
602.4
Residential buildings .....................
602.2
Water -heating facilities ...................
505.4
TENANT
108.6
Scope.................................101.2
108.1.5
TEST, TESTING
108.1.2
Agency ..............................
105.3.1
Methods .............................
105.3.1
Reports .............................
105.3.2
Required ..............................105.3
107, 108.3
TOXIC
403
Process ventilation .......................
403.4
TRASH
Application of other codes .................
Rubbish and garbage .....................
308
T
UNOBSTRUCTED
Access to public way. . ...................
702.1
General, egress .........................
702.1
UNSAFE STRUCTURES AND EQUIPMENT
Notice to owner or to
Abatement methods ......................
108.6
Dangerous structure or premises .........
108.1.5
Equipment ...........................
108.1.2
Existing remedies .......................
102.4
General, condemnation ................
108,110
General, demolition .......................
110
Notices and orders ...................
107, 108.3
Record................................108.7
403
Structures ........................... 108.1.1
USE
Process ventilation .......................403.4
Application of other codes .................
102.3
General, demolition ...... . ................ 110
UTILITIES
403.2
Authority to disconnect .................
108.2.1
11
VACANT
Abatement methods ...................... 108.6
Authority to disconnect service utilities ..... 108.2.1
Closing of vacant structures ............... 108.2
Emergency measure ......................
109
Method of service .................
107.3, 108.3
Notice to owner or to
Plumbing hazard ........................
person responsible .................
107, 108.3
Placarding of structure ....................
108.4
Record................................108.7
VENTILATION
Vacant structures and land ................
301.3
VAPOR
Combustion air ..........................
Exhaust vents ..........................
302.6
VEHICLES
Inoperative .............................
302.8
Painting ...............................302.8
Accessory structures .....................
VENT
Exterior surfaces ..................
Plumbing hazard ........................
504.3
Exhaust vents...........................302.6
Foundation walls ........................
Flue ..................................603.2
General, fire -resistance rating ..............
VENTILATION
Interior surfaces .........................
Clothes dryer exhaust ....................
403.5
Combustion air ..........................
603.5
Definition ...............................
202
General, ventilation .......................
403
Habitable rooms .........................403.1
Disposal of rubbish .......................
Process ventilation .......................403.4
Garbage storage facilities ...............
Recirculation .....................
403.2, 403.4
Toilet rooms ............................
403.2
VERMIN
Connections............................506.1
Condemnation ...........................
108
Insect and rodent control ..............
302.5, 309
VERTICAL SHAFTS
Required enclosure ......................
703.7
VIOLATION
Condemnation ...........................
108
Enforcement ............................
106.2
General ................................
106
Notice .............................
107, 108.3
Separate offenses .......................106.4
Placarding of structure ....................
108.4
Prosecution ............................106.3
Strict liability offense .................
106.3, 202
Transfer of ownership ....................
107.6
JA
1'.7_147
Sidewalks..............................302.3
WALL
Accessory structures .....................
302.7
Exterior surfaces ..................
304.2, 304.6
Exterior walls ...........................
304.6
Foundation walls ........................
304.5
General, fire -resistance rating ..............
703.1
Interior surfaces .........................
305.3
Outlets required ................
. ........ 605.2
Temperature measurement ................
602.5
WASTE
Disposal of garbage ......................
308.3
Disposal of rubbish .......................
308.2
Garbage storage facilities ...............
308.3.1
WATER
Basement hatchways ....................
304.16
Connections............................506.1
46 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE®
f -11411
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INDEX
Contamination ..........................505.2
General, sewage .........................
506
General, storm drainage ....................
507
General, water system .....................
505
Heating ................................505.4
Hotels.................................502.3
Kitchen sink ............................502.1
Nonpotable water reuse ............505.5,
505.5.1
Required facilities .........................
502
Rooming houses .........................502.2
Supply.................................505.3
System.................................505
Toilet rooms .............................
503
Water -heating facilities ....................505.4
WEATHER, CLIMATE
Heating facilities ..........................
602
WEEDS
Noxious weeds ..........................302.4
WIDTH
Minimum room width .....................404.2
WINDOW
Emergency escape .......................702.4
Glazing. . ...........................
304.13.1
Guards for basement windows .............304.17
Habitable rooms .........................402.1
Insect screens .........................304.14
Interior surface ..........................305.3
Light...................................402
Openable windows ....................
304.13.2
Toilet rooms ............................403.2
Ventilation ...............................
403
Weather tight ..........................304.13
Window and door frames .................304.13
WORKMANSHIP
General ................................102.5
2018 INTERNATIONAL PROPERTY MAINTENANCE CODE 47
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