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HomeMy WebLinkAboutOrd 859-2020 Amend Code Ch 4, by Repealing and Replacing Article 4.04 2018 Property Maintenance CodeCITY OF ANNA, TEXAS ORDINANCE NO. S -)_ L: V�C AN ORDINANCE OF THE CITY OF ANNA, IVDING THE ANNA CITY CODE OF ORDINANCES BY AMENDING CHAPTER 4, (BUILDING REGULATIONS), BY REPEALING ARTICLE 4.04, (PROPERTY MAINTENANCE CODE) AND REPLACING SAID ARTICLE WITH A NEW ARTICLE 4.04 (PROPERTY MAINTENANCE CODE) BY ADOPTING THE 2018 EDITION OF THE INTERNATIONAL PROPERTY MAINTENANCE CODE WITH CERTAIN AMENDMENTS THERETO; PROVIDING A SAVINGS CLAUSE; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A REPEALING CLAUSE; PROVIDING A PENALTY CLAUSE; PROVIDING AN EFFECTIVE DATE AND FOR THE PUBLICATION OF THE CAPTION HEREOF. WHEREAS, the City of Anna's Property Maintenance Code is intended to be updated periodically; and WHEREAS, the last update to the City of Anna's Property Maintenance Code was in 2005; and WHEREAS, the International Code Council (ICC) has developed a set of comprehensive and coordinated international model codes (known generally as the "International Codes") which includes the International Property Maintenance Code; and WHEREAS, the 2018 Edition of the International Property Maintenance Code has been reviewed by City staff; and WHEREAS, the City Council of the City of Anna has determined that it is in the best interest of Anna Neighbors to repeal Article 4.04 (Property Maintenance Code) of the Anna City Code of Ordinance ("Anna Code") and to replace said article with a new Article 4.04 (Property Maintenance Code) by adopting by reference the 2018 Edition of the International Property Maintenance Code, with certain amendments set forth in the attached Exhibit A. NOW, THEREFORE, BE IT ORDAINED BYTHE CITY COUNCIL OF THECITY OF ANNA, TEXAS: Section 1. Recitals Incorporated. The above referenced recitals are incorporated herein as if set forth in full for all purposes. Section 2. Amendment to Chapter 4, (Building Regulations), Article 4.04, (Property Maintenance Code) of the Anna Code. Article 4.04, (Property Maintenance Code) of the Anna Code is hereby repealed in its entirety and replaced with a new Property Maintenance Code by adopting the 2018 International Property Maintenance Code, Including Appendix A, copyrighted by the International Code Council, Inc., with the deletions and amendments set forth in Exhibit "A", attached hereto and incorporated herein for all purposes. In accordance with the foregoing, Article 4.04 (Property Maintenance Code) of the Anna Code shall hereafter read as follows: ARTICLE 4.04 PROPERTY MAINTENANCE CODE* The 2018 edition of the International Property Maintenance Code has been adopted. Copies of the code, and certain amendments thereto, are on file in the office of the city secretary and said code is hereby adopted b reference and designated as the property maintenance code of the city, the same as though such code were copied at length herein. (Ordinance adopted 3/26/20) * State law references—Authority of municipality to regulate dangerous and substandard structures, V.T.C.A., Local Government Code, sec. 214.001 et seq.; municipal regulation of sanitation, V.T.C.A., Health and Safety Code, ch. 342. Section 3. Adoption of Amendments. Amendments to the 2018 International Property Maintenance Code are hereby adopted as set forth in the attached Exhibit A, which said exhibit shall be kept on file in the City Secretary's office along with a copy of said code. Section 4. Savings, Severability, and Repealing Clauses. All ordinances of the City in conflict with the provisions of this ordinance are repealed to the extent of that conflict. If any provision of this ordinance shall be held to be invalid or unconstitutional, the remainder of such ordinance shall continue in full force and effect the same as if such invalid or unconstitutional provision had never been a part hereof. The City declares that it would have passed this ordinance, and each section, subsection, clause, or phrase thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, and phrases be declared unconstitutional or invalid. Section 5. Penalty Clause. Any violation of any of the terms of this ordinance, whether denominated in this ordinance as unlawful or not, shall be deemed a misdemeanor. Any person convicted of any such violation shall be fined in an amount not to exceed $2,000 for each incidence of violation or the highest amount allowed by law, whichever is less. Each violation is considered a separate offense and will be punished separately. Section 6. Publication of the Caption Hereof and Effective Date. This ordinance shall be in full force and effective from and after its passage and upon the posting and/or publication, if required by law, of its caption and the City Secretary is hereby directed to implement such posting and/or publication. PASSED by the City Council of the City of Anna, Texas on this 26t'' day of May 2020, APPROVE: / ``�ttpttliiNttrryrr�i Mayor Nate Pike ATTEST: ity Secretary Carrie Land Exhibit A CITY OF ANNA AMENDMENTS 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE The following amendments of the 2018 International Property Maintenance Code are hereby approved and adopted (i.e. deletions evidenced by strikethrouah and additions evidenced by underline): Chapter 1. Scope and Administration of the 2018 International Property Maintenance Code is amended as follows: Section 101 General of the 2018 International Property Maintenance Code is amended as follows: Section 101.1 Title. These regulations shall be known as the International Property Maintenance Code of the City of Anna, Texas, hereinafter referred to as his code". Section 102 Applicability of the 2018 International Property Maintenance Code is amended as follows: Section 102.3 Application of other codes. Repairs, additions or alterations to a structure, or changes of occupancy, shall be done in accordance with the procedures and provisions of the International Building Code, International Existing Building Code, International Energy Conservation Code, International Fire Code, International Fuel Gas Code, International Mechanical Code, International Residential Code, International Plumbing Code, and NFPA 70. Nothing in this code shall be construed to cancel, modify, or set aside any provision of the City of Anna Zoning and Subdivision_ Regulation Ordinances, as they currently exist or may be amended. Section 102.7 Referenced codes and standards. The codes and standards referenced in this code shall be those that are listed in Chapter 8 and considered part of the requirements of this code to the prescribed extent of each such reference and as further regulated in Section 102.7.1 and 102.7.2 an_d_application provisions of the Anna City Code of Ordinances including without limitation of Chapter 9 (Planning and Development Regulations)a, and the Building, Electrical, Mechanical, Plumbing, Fire and Health Codes adopted by the City of Anna, as they currently exist or may be amended. Where differences occur between provisions of this code and the above= referenced codes and regulations, the most restrictive provision shall apply. To the extent of any conflict between this code and state law the more restrictive provision shall apply; provided, however, that state law shall govern to the extent this code conflicts with state law provisions governing mandatory procedures for abatment of substandard conditions or other violations of this code including definitions, notices, hearings, appeals, liens and other procedures or enforcement matters and any such state law provisions are deemed to be incorporated herein and enforceable as if set forth in full. Section 103 Department of Property Maintenance Inspection of the 2018 International Property Maintenance Code is amended as follows: Section 103.5 Fees. The fees for activates and services performed by the department in carrying out its responsibilities under this code shall be as indicated in Appendix A (Fee Schedule) of the Anna City Code of Ordinances.Section 104 Duties and Powers of the Code Official of the 2018 International Property Maintenance Code is amended as follows: Section 104.1 General. The code official or City Manager's designees) is hereby authorized and directed to enforce the provisions of this code. The code official shall have the authority to render interpretations of this code and to adopt policies and procedures in order to clarify the application of its provisions. Such interpretations, policies, and procedures shall be in compliance with the intent and purpose of this code. Such policies and procedures shall not have the effects of waiving requirements specifically provided for in this code. Section 107 Notices and orders of the 2018 International Property Maintenance Code is amended as follows: Section 107.1 Notice to person responsible. Whenever the code official determines that there has been a violation of this code or has grounds to believe that a violation has occurred, notice shall be given in the manner prescribed in Sections 107.2 and 107.3 to the person responsible for the violation as specified in this code. Notices for condemnation procedures shall comply with Section 108.3. In the notice provided for the city shall have the right to inform the property owner or agent having charge that if he or she commits another violation of the same kind of nature any time within one year from original notice, the city may institute the appropriate proceedings at law or to correct or abate such violations without further notice at the owner's expense and assess the expense aqainst the property, Section 107.3 Method of Service. Such notice shall be deemed to be properly served if a copy thereof is: delivered personally, or sent by certified or first-class mail addressed to the last known address, or sent by certified or first-class mail addressed to the property owner at the property owner's address as recorded in the appraisal district records of the appraisal district in which the property is located, or sent by cered or first-class mail addressed to the person responsible for the violation. If the notice is returned showing the letter was not delivered, the validity of the notice is not affected and is considered as delivered and a copy thereof shall be posted in a conspicuous place in or about the structure affected by such notice or a'stake driven into the ground on the property to which the violation relates. Section 108 Unsafe Structures and Equipment of the 2018 International Property Maintenance Code is amended as follows: Section 108.1.1 Unsafe Structures. An unsafe structure is one that is found to be dangerous to the life, health, property or safety of the public or the occupants of the structure by not providing minimum safeguards to protect or warn occupants in the event of fire, or because such structure contains unsafe equipment or is so damaged, decayed, dilapidated, structurally unsafe or of such faulty construction or unstable foundation, that partial or complete collapse is possible. Notwithstanding anything in this Section to the contrary the City expressly retains all statutory powers and rights to address unsafe structures Section 111 Means of appeal of the 2018 International Property Maintenance Code is deleted in its entirety and replaced as follows: Section 111 1 Means of Aaaeal The Zonina Board of Adjustment created by the City of Anna. as it currently exists or may be amended. will serve as the means of appeal. Section 112 Stop Work Order of the 2018 International Property Maintenance Code is amended as follows: Section 112.4 Failure to Comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable of a fine of not less than 200 dollars or more than $2,000 dollars for each incidence of violation or the highest amount allowed by law, whichever is less. Each violation is considered a separate offense and will be punished separately. Chapter 2. Definitions of the 2018 International Property Maintenance Code is amended as follows: Section 202 General Definitions of the 2018 International Property Maintenance Code is amended to change or add the definitions as follows: Garbage. The animal or vegetable waste resulting from the handling, preparation, cooking and consumption of food and all decayable waster or rubbish. Motor vehicle. A vehicle that is self-propelled. Open Storage. The outside storage of goods, materials, merchandise and equipment on a lot or tract of land including the placement of storage containers such as vaults, shipping containers or other vehicles for storage. Portable Storage Units. A container, storage unit, shed -like container or other portable structure that can or is used for the storage of personal property of any kind. A commonly accepted name for these storage containers is PODs, an acronym for portable on -demand storage. Chapter 3. General Requirements of the 2018 International Property Maintenance Code, the following definitions are added follows: Section 302 Exterior Property Areas of the 2018 International Property Maintenance Code is amended as follows: Section 302.3 Sidewalks and driveways. Sidewalks, walkways, stairs, driveways, parking lots, parking spaces and similar areas shall be kept in a proper state of repair, maintained free from hazardous conditions. Repairs and maintenance shall be the responsibility of the property owner to maintain free from obstructions, trip hazards or dilapidated conditions from the edge of the street or alley pavement. Section 302.4 Weeds of the 2018 International Property Maintenance Code shall be deleted in its entirety and replaced as follows: Section 302.4 Weeds. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs; provided, however, this term shall not include cultivated flowers and gardens. All premises and exterior property including any portion of the public right-of-way abutting a property owner's property, any portion of any street or alley to the center thereof, and parking strips, bordering a property owner's lot or lots, land or lands, shall be maintained free from weeds or plant growth in excess of 8 inches. For large tracts involving property more than five (5) acres the following provisions shall apply. a. Properties located adjacent to improved properties shall be maintained at less than eight (8) inches in height to a depth of fifty (50) feet along property lines that abut a public right-of-way, public property or adjacent improved property. b. Properties located adjacent to unimproved properties shall be maintained at less than twelve (12) inches in height to a depth of twenty-five (25) feet along property lines that abut a public right-of-way or public property. All noxious weeds shall be prohibited. Dead weeds must be removed and replaced as required. Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice of violation, they shall be subiect to prosecution in accordance with Section 106.3 and as prescribed by the authority having iurisdiction. Upon failure to comply with the notice of violation, any duly authorized employee of the jurisdiction or contractor hired by the jurisdiction shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property. Weeds in excess of forty-eight (48) inches may be immediately abated without notice. Notice shall be given not later than the tenth day after the city abates the violation. The City may assess expenses and create liens in the same manner and subject to the same conditions as set forth in Section 6 above. Section 302.4.1 Trees and vegetation. Tree branches and vegetation shall be trimmed so that no branches or vegetation hang, overhang, prow into or prow over any street or alley below fourteen feet (14') above the surface of the street or alley and so that no branches or vegetation hang, overhang, prow into or grow over any sidewalk below seven feet (7') above the surface of the sidewalk. All dead, diseased or dangerous trees, limbs or vegetation that hang, overhang, grow into or grow over a public right-of-way shall be removed and replaced as required. When such growth exists, it shall be deemed a nuisance and a danger to public safety. It shall be the duty of the property owner to abate the nuisance if the set minimum clearances are not maintained. Upon failure of the property owner or agent having charge of a property to and maintain minimum clearances, after service of a notice of violation, shall be subject to prosecution in accordance with Section 106.3 and as prescribed by the authority having jurisdiction. Upon failure to comply with the notice of violation, any duly authorized employee of the jurisdiction or contractor hired by the jurisdiction shall be authorized to enter uPon the property in violation and trim the trees and vegetation growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property. Section 302.7.1 Fences. All fences shall be maintained in sound condition free of damage, breaks, or missing structural members. Areas that are leaning, buckling, sagging or deteriorating shall be repaired or replaced with a material compatible with the undamaged portions of the fence. Where fence has been previously painted, and there are areas of chipping, peeling, scaling or missing paint equal to or greater than 20 percent of the fence surface, then such surface shall be repainted or 'shall be stripped of all paint. 302.10 Obstruction of sidewalks and parkway areas. It is an offense for a property owner, owner's representative, or person leasing, occupying or having control, custody or care of property to allow the obstruction or encumbrance, entirely or in part, any portion of any sidewalk or parkway area in the city with any item, whether temporary or permanent, including, but not limited to, lumber, boxes, firewood, posts, fences and motor vehicles, unless expressly authorized by city ordinance. Exempt from this prohibition are trees, shrubs, landscaping and mailboxes located in the parkway area that are maintained in compliance with other city ordinances, rules and regulations. Section 302.11 Open storage prohibited. It is an offense for a property owner, owner's representative, or person (easing, occupvinq or having control, custody or care of property to allow open storage, as defined in subsection 202 of this ordinance in a residential district Section 302.12 Other exterior property conditions. It shall be unlawful for an person to allow, permit, conduct or maintain objectionable, unsightly or unsanitary conditions, items, situations or events on any property except for premises that are specifically approved for such uses. 1) Furniture, appliance or other items left outside that were or are not intended for outdoor use. 2) Building materials or any item by itself used in construction that is not serving its intended purpose where there is not an active building permit. 3) Clothing, papers, broken glass, scrap materials, pipe barrels, piles or stacks of unused brick or stone uninstalled fence and/or fence materials. 4) Brush, trash, wood piles, fallen trees or large parts of trees such as the trunk or main branches, dead trees or other vegetation. 5) Lawn equipment in whole or in part where such is kept outside and unprotected from the elements. - MM . . WqM;r*MV.TM • WRIM111M. M. Orel-. r -r .r. ofter fluids. Mai 11 101 • -. r MIRM r.I MOMMOT,m. - M Im I&KIKOITAK41 P , r .. . . In . • . .. UM u• PH&I ?0"81011 . .. . . 302.10 Obstruction of sidewalks and parkway areas. It is an offense for a property owner, owner's representative, or person leasing, occupying or having control, custody or care of property to allow the obstruction or encumbrance, entirely or in part, any portion of any sidewalk or parkway area in the city with any item, whether temporary or permanent, including, but not limited to, lumber, boxes, firewood, posts, fences and motor vehicles, unless expressly authorized by city ordinance. Exempt from this prohibition are trees, shrubs, landscaping and mailboxes located in the parkway area that are maintained in compliance with other city ordinances, rules and regulations. Section 302.11 Open storage prohibited. It is an offense for a property owner, owner's representative, or person (easing, occupvinq or having control, custody or care of property to allow open storage, as defined in subsection 202 of this ordinance in a residential district Section 302.12 Other exterior property conditions. It shall be unlawful for an person to allow, permit, conduct or maintain objectionable, unsightly or unsanitary conditions, items, situations or events on any property except for premises that are specifically approved for such uses. 1) Furniture, appliance or other items left outside that were or are not intended for outdoor use. 2) Building materials or any item by itself used in construction that is not serving its intended purpose where there is not an active building permit. 3) Clothing, papers, broken glass, scrap materials, pipe barrels, piles or stacks of unused brick or stone uninstalled fence and/or fence materials. 4) Brush, trash, wood piles, fallen trees or large parts of trees such as the trunk or main branches, dead trees or other vegetation. 5) Lawn equipment in whole or in part where such is kept outside and unprotected from the elements. - MM . . WqM;r*MV.TM • WRIM111M. .r. ofter fluids. 302.10 Obstruction of sidewalks and parkway areas. It is an offense for a property owner, owner's representative, or person leasing, occupying or having control, custody or care of property to allow the obstruction or encumbrance, entirely or in part, any portion of any sidewalk or parkway area in the city with any item, whether temporary or permanent, including, but not limited to, lumber, boxes, firewood, posts, fences and motor vehicles, unless expressly authorized by city ordinance. Exempt from this prohibition are trees, shrubs, landscaping and mailboxes located in the parkway area that are maintained in compliance with other city ordinances, rules and regulations. Section 302.11 Open storage prohibited. It is an offense for a property owner, owner's representative, or person (easing, occupvinq or having control, custody or care of property to allow open storage, as defined in subsection 202 of this ordinance in a residential district Section 302.12 Other exterior property conditions. It shall be unlawful for an person to allow, permit, conduct or maintain objectionable, unsightly or unsanitary conditions, items, situations or events on any property except for premises that are specifically approved for such uses. 1) Furniture, appliance or other items left outside that were or are not intended for outdoor use. 2) Building materials or any item by itself used in construction that is not serving its intended purpose where there is not an active building permit. 3) Clothing, papers, broken glass, scrap materials, pipe barrels, piles or stacks of unused brick or stone uninstalled fence and/or fence materials. 4) Brush, trash, wood piles, fallen trees or large parts of trees such as the trunk or main branches, dead trees or other vegetation. 5) Lawn equipment in whole or in part where such is kept outside and unprotected from the elements. 6) Unlicensed and/or unregistered and/or inoperable motor vehicles. 71 Parts typically associated with trucks, cars, motorcycles or other motor vehicles that includes but is not limited to body parts, tires, wheels, batteries, upholstered items, engines, drive train components and other such items. 8) Construction equipment in whole or in part where the equipment is not being than where permitted within the approved zoning district and subject to conditions thereof. 9) Where outside storage and/or display is allowed, the accumulation of trash debris and items or material that is not orderly stacked. 10) The placing or accumulation of any material or item in any area of a property that does or could provide nesting, harborage or feeding for vermin or pest or that could negatively affect the environment's ecological system from runoff areas emitting an odor or odors for longer than 24 hours that a person of reasonable sensibilities may distinguish from ambient odors, seepage of fuels, oils, chemical or organic compounds in the soils and similar such events. 111 The accumulation of materials that emit any gases, noxious fumes or odors to such extent that the same or any of them shall by reason of such offensive odors become a source of endangerment to the health, safety and welfare to W mmediate surrounding property or to persons living or passing in the vicinity within the City of Anna. Section 302.13 Portable Storage Units. Before placing a portable storage unit on property, (PODs), a valid permit from the city is required. Portable storage units are only allowed on improved surfaces as defined in section 302.8.1. Placement on city streets or right-of-way is prohibited. The maximum allowable size for a portable storage container in a residential district is 160 square feet with an.overall length not to exceed 20 feet. No more than two (2) portable storage units shall be located on a single residential lot or parcel of land. A portable storage unit may only be utilized in a residential district for a period not to exceed 30 days in any 360 -day period. The Code Official may grant an extension of the placement of a portable storage unit in a residential district if the property owner demonstrates that extenuating circumstance exist. Extenuating circumstances shall include but are not limited to, natural disasters, fire or other events of a similar magnitude. Section 304 Exterior Structure of the 2018 International Property Maintenance Code is amended as follows: Section 304.3 Premises identification. Buildings shall have approved address numbers placed in position to be plainly legible and visible from the street or road fronting the property and visible from the alley. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be not less than 4 inches (102 mm) in height with a minimum stroke width of 0.5 inch (12.7mm). Section 304.14 Insect Screens. During the period from October 1 to May 31, every door, window, and other outside opening required, (remainder unchanged). Chapter 6. Mechanical and Electrical Requirements of the 2018 International Property Maintenance Code is amended as follows: Section 602 Heating Facilities of the 2018 International Property Maintenance Code is amended as follows: Section 602.3 Heat Supply. Every owner or operator of any building who rents, leases or lets one or more dwelling units or sleeping units on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat during the period from October, I to May 31 ,(remainder unchanged). Section 602.4 Occupiable workspaces. Indoor occupiable workspaces shall be supplied with' heat during the period from October 1 to May 31, (remainder unchanged). A M�mt�er cif c1�� I�ternati�nal Cede Family 210.j 1 8 irvTEPNATIONAL CODE 5 INT�F�C�ATlN�1L PROPERTY MAINTENANCE CODE �CC 1006]9]86 2018 International Property Maintenance Code° Date of First Publication: August 31, 2017 First Printing: August 2017 Second Printing: April 2018 ISBN: 978-1-60983-748-8 (soft-cover edition) COPYRIGHT ©2017 by INTERNATIONAL CODE COUNCIL, INC, ALL RIGHTS RESERVED. This 2018 International Property Maintenance Code® is a copyrighted work owned by the Interna- tional Code Council, Inc. Without advance written permission fiom the copyright owner, no part of this book may be repro- duced, distributed or transmitted in any form or by any means, including, without limitation, electronic, optical or mechanical means (by way of example, and not limitation, photocopying or recording by or in an information storage retrieval system). For information on use rights and permissions, please contact: Publications, 4051 Flossmoor Road, Country Club Hills, IL 60478. Phone 1 -888 -ICC -SAFE (422-7233). Trademarks: "International Code Council," the "International Code Council" logo, "ICC," the "ICC" logo, "International Prop- erty Maintenance Code," "IPMC" and other names and trademarks appearing in this book are trademarks of the Intern ational Code Council, Inc., and/or its licensors (as applicable), and may not be used without permission. Tozs�Fs PRINTED IN THE USA Copyright©zot]ICC. AI.t. RIGHTS RFSERVED.A«essed by Ashley Srathatos(asN[hatos�annatexasgov),(-)Order Number..tooe]s]es on May oF, xozooe:ta.{b{(pDT)pursuant to License .{grcement with tCC. No further reproduction, no further reproductions by any third party, or distribution authorized. Single user only, copying and networking prohibited. ANY UNAUTHORIZED REPRODUC7'[ON UR DISl'RIEUTION IS A VIOLATION OF THF. Ff.Df.RA[. COPYRIGHT' ACI' AND THE LICENSE AGREEA{ENT, AND SUR)F.CI' TO Cl{'IL AND CRIMINAL PENALTIES THEREUNDER. Introduction Development The International Property Maintenance Code° (IPMC®) establishes minimum requirements for the maintenance of existing buildings through model code regulations that contain clear and spe- cific property maintenance and property improvement provisions. This 2018 edition is fully com- patible with all of the International Codese (I -Codes®) published by the International Code Council® (ICC®), including the International Building Code®, International Energy Conservation Code®, International Existing Building Codee, International Fire Codee, International Fuel Gas Code®, International Green Construction Code®, International Mechanical Codee, International Plumbing Codee, 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, 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. IoosYv�ae 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® iii ',,��'�"" Copyright®zo»ICC.AI.L RIGHTS RESERVED.A<eesud by AshleyStathalos(asN(hams�anna[cxas.govJ,(-)Order Number<t ooe�v�ea on Afay os, zoaooa:ta.arf (PDT pursuant to license.{g,eementwith � , ' �'I�� ICC. No turiher rzproduction, no further reproductions by any third pviy, or disvibution auehorixed. Single user only, mp,Sng and nenco�king prohibited. ANY UNAUTHORIZED REPRODUCC[ON OR DISTRIBUTION 1S A VIOLATION OP THF. FEDERAL COPYRIGHT ACT AND THF. LICP.NSE AGRF.E�IE,�*I', AND SURIECT TO CIVIL AND CRI\FINAL PENALTIPS'CHERF:UNUER. Maintenance 1008]9786 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' Copyright®xot]ICC ALL RIGHTS RESERVED.Aecessed byAshley 5tathatos(aslathatosp annazexu.gov),(-)Order Numberataoe]v]ec on \lay os, xozo os:t�AAf (PDT)Pursuantto L(cense Agrttment with � ' � ICC. No further reproduction, no further reproductions by any third party, or distrihution authorized. Single user only, copying and nenrorking prohibited. ANY UNAUTHORI7.ED REPRODUCTION UR DISTRIRU"CION 75 A VIOLA77ON OP THE PEDF.RAL COEYRiGH'1' ACC .{ND THE L[CENSE AGREEh(ENT, AND SUO�ECT TO CI\'IL AND CRl \11NAL PENALTIES THEREUNDER. (00879786 For the development of the 2021 edition of the I -Codes, there will be two groups of 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, 01 Q, 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 Code"' will be heard by the code development committee noted in brack- ets [ I 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 I -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 ' �'� ' t � �' ��� Copyright®zof�lCC..{LLRIGHTS RESERVED..{ccesud by.{ihley5tathatos(utathalos�annatexas.gov),(-)Order Number.tooe>97ert on Afay oe, zozo oe:ia.{Af (PDT)pursuan[to i.icense Agreement Keith � , ICG Nofurther reproduction, no further reproductions by any third party, or disvihution authorized. Single user only, copying and nen�•otking prohibiced. ANY UNAUTHORI'I.ED REPHODUC7'ION OR DISTAIEUCION 1S' .{VIOLATION OP THE PF.DERAI. COPYRIGHT ACf AND THE LICENSE AGREEAfENT, ANU SUOf ECT'I'O CI\'IL ANU CRIAfINAL Pf.NALTIES'CHF'.REUNDER foox�y�es Marginal Markings Solid vertical lines in the margins within the body of cu indicate a technical change from the requirements of the 2015 edition. Deletion indicators in the form of an arrow (MO) 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 Italicized Terms Adoption 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. 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. 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 I -Standards, along with the laws of many jurisdictions, are available for free in a nondownloadable form on the (CC'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 (CC'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 vi 2018 INTERNATIONAL PROPERTY MAINTENANCE CODEa Copyright aj zot>ICC. ALL R[GIITS REiERVF.D. Accessed by.{shley Stathaios(aslathatos�annatexas.goc),(-)Order Number xtooa>s>ae on Sfay os, zoxo oa:ta.{b{(pDT)pursuant to License .{greemrnt with ICC. No turiher reproduction,noCvrther reproductions by any third party, or distribution au[horired. Single user only, copying and networking prohibiced. ANY UNAUTHORI7,F.D RF.PRODUCT[ON OR DISTRIE7UTION IS A VIOLATION OF 1'HE FEDERAL COPYRIGHT ACT .{vD THE LICENSE AGREE�fENC, ANU SURIECT TO CI\'IL AND CRI\11NAL PENAL'CIES THERF,UNDHR 101.1. Insert: [NAME OF JURISDICTION] $eCtlOn 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] vi 2018 INTERNATIONAL PROPERTY MAINTENANCE CODEa Copyright aj zot>ICC. ALL R[GIITS REiERVF.D. Accessed by.{shley Stathaios(aslathatos�annatexas.goc),(-)Order Number xtooa>s>ae on Sfay os, zoxo oa:ta.{b{(pDT)pursuant to License .{greemrnt with ICC. No turiher reproduction,noCvrther reproductions by any third party, or distribution au[horired. Single user only, copying and networking prohibiced. ANY UNAUTHORI7,F.D RF.PRODUCT[ON OR DISTRIE7UTION IS A VIOLATION OF 1'HE FEDERAL COPYRIGHT ACT .{vD THE LICENSE AGREE�fENC, ANU SURIECT TO CI\'IL AND CRI\11NAL PENAL'CIES THERF,UNDHR 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 achapter-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® IOOSyY�86 Copyright e zotz ICC. ALL R[GHTS RESERVED. Aa<sud by Ashley Stathatos (astathatos�annatcxas.gov), (-J Order Number ntooevYzsa nn \fay oa, zozo oe: to .{b/ (pDT) pursuant to License .{greement lith [CC. No Nrther reproduction,notunher reproductions by any third party, ar distribution authorirzd. Single user only, copying and netv�rorking prohibited. ANY UNAUTHOR77.ED REPRODUCTION OR UISCRIRUTION IS A VIOLATION Op 7'HF. PEDRRAI. COPYRIGHT AC"f {ND THE L[CENSE AGRF.EsfEM', ANU SUIt�ECI"COC[\'IL AND CRIMINAL PENALTIES THERF.UNDER I110a797ab 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 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, provng 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. viii 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® ;,, ',. '!'*''�iT l , l 'n Copyright®xarzlCC..{LL RIGHTS RF.SF.RVGD..{<cessed 6y.{shlzy5tathalos(utathatos�annatesaz.gov),(-)OrderNumber atoonzezea on\lay os, xazooe:u.{b((pDT)pursuant to License.{grcementr.{tL rwl J M [CC. No iunher reproduction, no further reproductions by any third party, or distribution authorized. Single user only, capling and networking prohibRed. ANY UNAUTHORI'LED REPRODUCTION OR UISTRIgUT10N IS .{ VIOLAT'[ON OP 1'HE PF.DERA[. COPYRIGHT ACT AND THE L[CENSF. AGREEt.fEN7', AND SUOIECT TO CIVIL AND CRllf INAL PI;N AI: I'IFS THERF.UNUER 10069756 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 " ' u Copyrightozot�iCC. ALL RIGHTS RESERVED..{�,essed by.{shley 5talharos(ut3thatos�annaluas.gov),(-)Order Numbu ulooe>9�as on Tfay os, xoza oa:Is ASf (PDT)pursuxnt to Li<ense.igrcement with � ' � [CC. No iuriher aproduceion,mfurther reproductions by any third perry, or distribution euehorized. Single user only, copying and nenaorking prohibited. ANY UNAUI'ttOAI'7.ED REPRUUUCT[ON OR UISTRI➢UTION ]S A VIOLATION OP THE FEDERAL COPYRIGHT' ACT AND THE [.ICF.NSE AGAEE�f F,NT, AND SUO)ECL TO CIVIL AND C0.1\1INAL PENAL'1'IYS THF.RF.UN UFR. 1008]9]86 x 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® Copyright ®xaiv ICC..{L[, RIGHTS RPSF.RVCD..{ccesud by.{shley Swthatos (asiathalos�annateeas.gov), (-) Order Numb<r.taaayszfls on \iay os, zozo oast+.U{ (pDT) pursuant to Licens<.{grcemenl with ICC. Noiurther reproduction,no(urther reproductions by anythird psrty, or distrihution authorized. Single uur only,cop)�ng and nenrorking prohihited.ANY UNAUTHORIZED RF.PRODUC]'ION OIt DIS"1'RIRUTION IS .{ VIOLATION OP 1'HP, PEUERAL COPYRIGHT ACT.{ND THE L(C£NSf, AGRf.E1.iFY"C, AND SUII)F.CT TO CI\'[L AND CRI,l41NAL PF,NALTIFS 7HERF.UNDER. CHAPTER 1 SCOPE AND ADMINISTRATION .... 1 PART 1—SCOPE AND APPLICATION ............. 1 Section 101 General....................................1 102 Applicability................................1 PART 2—ADMINISTRATION AND ENFORCEMENT ................................ 2 Section 103 Department of Property Maintenance Inspection.................................2 104 Duties and Powers of the Code Official ........... 2 105 Approval...................................3 106 Violations..................................3 107 Notices and Orders. . 0000 3 108 Unsafe Structures and Equipment ............... 4 109 Emergency Measures .........................5 110 Demolition ................................. 6 111 Means of Appeal ............................ 6 112 Stop Work Order ............................7 Section 201 General....................................9 202 General Definitions ... . ...................... 9 CHAPTER 3 GENERAL REQUIREMENTS....... 11 Section 301 General...................................11 302 Exterior Property Areas ...................... 11 303 Swimming Pools, Spas and Hot Tubs , .... , 0000. 12 304 Exterior Structure .. . . ............... . . 0 0 0 0 . , 12 305 Interior Structure 4 9 4 . 0 0944.. , . , . , 0 .. 0 .. 0 0 ... 14 306 Component Serviceability ... . ................ 14 307 Handrails and Guardrails .. . . ................. 15 308 Rubbish and Garbage ........................ 15 309 Pest Elimination ................ . ........... 15 CHAPTER 4 LIGHT, VENTILATION AND OCCUPANCY LIMITATIONS 0000.. 17 Section 401 General ...................................17 by Aside 402 Liht.....................................17 403 Ventilation ... . . .. . ........................ 17 404 Occupancy Limitations 0 9 4 4 0..004 , , , , 9 0 4 4 . . . . 18 g CHAPTER 5 PLUMBING FACILITIES AND FIXTURE REQUIREMENTS ...... a 21 Section 501 General...................................21 502 Required Facilities ................. 4 0 4 0 . . . . . 21 503 Toilet Rooms .............................. 21 504 Plumbing Systems and Fixtures..... , . , . , 0000.. 21 505 Water System. ............................. 22 506 Sanitary Drainage System . . . . . . .. . ........ . .. 22 507 Storm Drainage. 4.4.00 ..................... 22 CHAPTER 6 MECHANICAL AND ELECTRICAL REQUIREMENTS .toot.. e e 6 6* 4 6664 23 Section 601 General...................................23 602 Heating Facilities .......................... 1 23 603 Mechanical Equipment ...................... 23 604 Electrical Facilities. ......................... 24 605 Electrical Equipment ........................ 24 606 Elevators, Escalators and Dumbwaiters.......... 25 607 Duct Systems .. , . 4 0 4 9 .0460 . . ............... 25 CHAPTER 7 FIRE SAFETY REQUIREMENTS ... 27 Section 701 General...................................27 702 Means of Egress ......... . .................. 27 703 Fire -resistance Ratings, I I I a I I I 1 6 4 & 0 & & & 4 * * a . 4 a 27 704 Fire Protection Systems .. . ................... 28 705 Carbon Monoxide Alarms and Detection ..... , .. 31 CHAPTER 8 REFERENCED STANDARDS 0000... 33 APPENDIX A BOARDING STANDARD .......... 35 Section A101 General .................................. 35 A102 Materials.................................35 A 103 Installation, ............................... 35 A104 Referenced Standard .........................35 DINEX........................................37 A 1008]9]&6 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® ', ■ " ��'"��",1�� Copyright®za IJICC..{LL RIGHTS RFiERVGD.Ac.essed Stathaios(azta[haios@annalesas.gov),(-j Order Number #100879786 on Mayors 202D 01:14 AT{(pDT)punuvit to License .{grcement with Il M ICC. No tunher reproduceion, no further r<produnions by my third party, ar distribution amho�ized. Single uur only, mpyi�g and networking prohibited. ANY UNAUTHOIi1ZED REPRODUCCION OR DISTRIEUTION IS A VIOLATION OP THF, FEDERAL COPYRIGHT ACT'.{ND'I'HE LICENSE AGREETIENT, ANU SUOjECI' TO CIVIL AND CRIA{INAL PENALTIES THF.R£UNDER. 100879786 xii 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE' Copyright � zon tCC. ALI. RIGHTS RESERVED. Accessed by Asldzy Stathatos (astaihatos�annateeas.gov), (-) order Number =tooaz9zee on \fay os, xozo oa: a dTf (PDT) pursuant fo License dgrcement u�th [CC. No further reprodu<tion, no further reproductions by any third parry, or dishihution authorized. Single user only, copying and netsrorking prohi6ited.ANV UNAUTEIORIZED REPRODUCTION OR DISTRIRl1TION IS A VLOI.A'CION OF 1'HF. FEOF.RAC COPI'RIGHT ACf .{ND THE LICENSE. AGREF.t,{F:\T, AND SUR)F.CT TO CIVIL AND CRI\4INAL PRVAI.1'IES TEfERF.UNUER. 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 1 -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 SECTION 101 GENERAL [A] 101.1 Title. These regulations shall be known as the International Property Maintenance Code of [NAME OF JURISDICTION], hereinafter referred to as "this code." [A] 101.2 Scope. The provisions of this code shall apply to all existing residential and nonresidential structures and al] existing premises and constitute minimum requirements and standards for premises, structures, equipment and facilities for light, ventilation, space, heating, sanitation, protection from the elements, a reasonable level of safety from fire and other hazards, and for a reasonable level of sanitary mainte- nance; the responsibility of owners, an owner's authorized agent, operators and occupants; the occupancy of existing structures and premises, and for administration, enforcement and penalties. [A] 101.3 Intent. This code shall be construed to secure its expressed intent, which is to ensure public health, safety and welfare insofar as they are affected by the continued occu- pancy and maintenance of structures and premises. Existing structures and premises that do not comply with these provi- sions shall be altered or repaired to provide a minimum level of health and safety as required herein. [A] 101.4 Severability. If a section, subsection, sentence, clause or phrase of this code is, for any reason, held to be unconstitutional, such decision shall not affect the validity of the remaining portions of this code. SECTION 102 APPLICABILITY [A] 102.1 General. Where there is a conflict between a gen- eral requirement and a specific requirement, the specific requirement shall govern. Where differences occur between provisions of this code and the referenced standards, the pro- visions of this code shall apply. Where, in a specific case, dif- ferent sections of this code specify different requirements, the most restrictive shall govern. 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, altered or repaired shall be maintained in good working order. An owner, owner's authorized agent, operator or occupant shall not cause any service, facility, equipment or utility that is required under this section to be removed from, shut off from or discontinued for any occupied dwelling, except for such temporary interruption as necessary while repairs or alterations are in progress. The requirements of this code are not intended to provide the basis for removal or abrogation of fire protection and safety systems and devices in existing structures. Except as otherwise specified herein, the owner or the owner's authorized agent shall be responsible for the maintenance of buildings, structures and premises. [A] 102.3 Application of other codes. Repairs, additions or alterations to a structure, or changes of occupancy, shall be done in accordance with the procedures and provisions of the hzter national Building Code, International Existing Building Code, International Energy Conservation Code, Interna- tional Fire Code, International Fuel Gas Code, International Mechanical Code, International Residential Code, Interna- tional Plumbing Code and NFPA 70. Nothing in this code shall be construed to cancel, modify or set aside any provi- sion of the International Zoning Code. [A] 102.4 Existing remedies. The provisions in this code shall not be construed to abolish or impair existing remedies of the jurisdiction or its officers or agencies relating to the removal or demolition of any structure that is dangerous, unsafe and insanitary. [A] 102.5 Workmanship. Repairs, maintenance work, alter- 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 manufacturer's instructions. [A] 102.6 Historic buildings. The provisions of this code shaIt not be mandatory for existing buildings or structures designated as historic buildings where such buildings or structures are judged by the code official to be safe and in the public interest of health, safety and welfare. [A] 102.7 Referenced codes and standards. The codes and standards referenced in this code shall be those that are listed in Chapter 8 and considered part of the requirements of this I1H1679786 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 1 Copyright ®zon ICC. ALL RIGHTS RESERVF.D.Accexs<d by Ashley Stathatos(astathatos@annatexas.gov),(-)Order Numb<c xtoaa79zee on\fay os,:azo oea+dM(pDT)pursuant to License Agreanent aith ■■,������•/t�( [CC.I.!o lurther reproduction, na further reproductions by any third party, ar distribution authorizW. Single uur only, copying and netreorking prohibited. ANY UNAUTHORI'I,f.D RF.PRODUCI'[O;I OR �ii�1 DISTRIRUCION IS .{ VIOLATION OP THE FEDERAL COPYRIGHT ACT.{ND 7'HE LICENSE. AGREEh1E\"C, AND SUgIECT TO CIl'IL AND CRI\11NAL PEVAI: CIES THEREUNDER. SCOPE AND ADMINISTRATION code to the prescribed extent of each such reference and as further regulated in Sections 102.7.1 and 102.7.2. Exception: Where enforcement of a code provision would violate the conditions of the listing of the equipment or appliance, the conditions of the listing shall apply. [A] 102.7.1 Conflicts. Where conflicts occur between pro- visions of this code and the referenced standards, the pro- visions of this code shall apply. [A] 102.7.2 Provisions in referenced codes and stan- dards. Where the extent of the reference to a referenced code or standard includes subject matter that is within the scope of this code, the provisions of this code, as applica- ble, shall take precedence over the provisions in the refer- enced code or standard. Requirements not covered by code. Require- ments necessary for the strength, stability or proper operation of an existing fixture, structure or equipment, or for the pub- lic safety, health and general welfare, not specifically covered by this code, shall be determined by the code official. [A] 102.9 Application of references. References to chapter or section numbers, or to provisions not specifically identi- fied by number, shall be construed to refer to such chapter, section or provision of this code. [A] 102.10 Other laws. The provisions of this code shall not be deemed to nullify any provisions of local, state or federal law. PART 2 —ADMINISTRATION AND ENFORCEMENT SECTION 103 DEPARTMENT OF PROPERTY MAINTENANCE INSPECTION General. The department of propert y maintenance inspection is hereby created and the executive official in charge thereof shall be known as the code official. [A] 103.2 Appointment. The code official shall be appointed by the chief appointing authority of the jurisdiction. [A] 103.3 Deputies. In accordance with the prescribed proce- dures of this jurisdiction and with the concurrence of the appointing authority, the code official shall have the authority to appoint a deputy(s). Such employees shall have powers as delegated by the code official. [A] 103.4 Liability. The code oofji cial, member of the board of appeals or employee charged with the enforcement of this code, while acting for the jurisdiction, in good faith and w out malice in the discharge of the duties required by this code or other pertinent law or ordinance, shall not thereby be ren- dered civilly or criminally liable personally, and is hereby relieved from all personal liability for any damage accruing to persons or property as a result of an act or by reason of an act or omission in the discharge of official duties. [A] 103.4.1 Legal defense. Any suit or criminal complaint instituted against any offi cer or employee because of an act performed by that officer or employee in the lawful discharge of duties and under Lite provisions of this code shaIt be defended by the legal representative of the juris- diction until the final termination of the proceedings. The code official or any subordinate shall not be liable for costs in an action, suit or proceeding that is instituted in pursuance of the provisions of this code. [A] 103.5 Fees. The fees for activities and services performed by the department in carrying out its responsibilities under this code shall be as indicated in the following schedule. [JURISDICTION TO INSERT APPROPRIATE SCHEDULE,] SECTION 104 DUTIES AND POWERS OF THE CODE OFFICIAL [A] 104.1 General. The code official is hereby authorized and directed to enforce the provisions of this code. The code official shall have the authority to render interpretations of this code and to adopt policies and procedures in order to clarify the application of its provisions. Such interpretations, policies and procedures shall be in compliance with the intent and purpose of this code. Such policies and procedures shall not have the effect of waiving requirements specifically pro- vided for in this code. [A] 104.2 Inspections. The code off tial shall make all of the required inspections, or shall accept reports of inspection by approved agencies or individuals. Reports of such inspections 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 deemed necessary to report on unusual technical issues that arise, subject to the approval of the appointing authority. [A] 104.3 Right of entry. Where it is necessary to make an inspection to enforce the provisions of this code, or whenever the code official has reasonable cause to believe that there exists in a structure or upon a premises a condition in viola- tion of this code, the code official is authorized to enter the structure or prernises at reasonable times to inspect or per- form the duties imposed by this code, provided that if such structure or prernises is occupied the code official shall pres- ent credentials to the occupant and request entry. If such structure or prernises is unoccupied, the code official shall first make a reasonable effort to locate the owner, owner's authorized agent or other person having charge or control of the structure or premises and request entry. If entry is refused, the code official shall have recourse to the remedies provided by law to secure entry. [A] 104.4 Identification. The code official shall carry proper identification when inspecting structures or premises in the performance of duties under this code. [A] 104.5 Notices and orders. The code official shall issue all necessary notices or orders to ensure compliance with this code. [A] 104.6 Department records. The code offi cial shall keep official records of all business and activities of the depart- ment specified in the provisions of this code. Such records shall be retained in the official records for the period required for retention of public records. 2 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® r ��'*�■���"�'�17� 10067976fi Copyright ®zor>ICC. ALL RIGHTS RESERVED. Accessed by Asliley Stathuos (asiathatostzannate_xas.gav), (-)Order Number >tooe»>ert on May ort, zoxo oa:ta ANI (PDT)Pursuant m License Agreement 1 �1 lI l ICC. No tunher reproduction, no further reproductions by any third party. or distribution authorized. Singie user only. copying and nenrorking prohibited. ANY UNAUTHORIZED REPRODUCI'IO�I OR DISTRIBUTION IS .{ VIOLATION OP THE FEDERAL COPYRIGHT' ACI' AND THE LICENSE; AGIif,EA1£N7', AND SUBIECT TO CMI. AND CRII.1lNAL PENALTIES THEREU\DER. �I SECTION 105 APPROVAL [A] 105.1 Modifications. Whenever there are practical diffi- culties involved in carrying out the provisions of this code, the code official shall have the authority to grant modifica- tions for individual cases upon application of the owner or owner's authorized agent, provided that the code official shall first find that special individual reason makes the strict letter of this code impractical, the modification is in compliance with the intent and purpose of this code and that such modifi- cation does not lessen health, life and fire safety require- ments. The details of action granting modifications shall be recorded and entered in the department files. Alternative materials, design and methods of construction and equipment. The provisions of this code are not intended to prevent the installation of any material or to prohibit any design or method of construction not specifi- cally prescribed by this code, provided that any such alterna- tive has been approved. An alternative material, design or method of construction shall be approved where the code official finds that the proposed design is satisfactory and complies with the intent of the provisions of this code, and that the material, method or work offered is, for the purpose intended, not less than the equivalent of that prescribed in this code in quality, strength, effectiveness, fire resistance, dura- bility and safety. Where the alternative material, design or method of construction is not approved, the code official shall respond in writing, stating the reasons why the alternative was not approved. [A] 105.3 Required testing. Whenever there is insufficient evidence of compliance with the provisions of this code or evidence that a material or method does not conform to the requirements of this code, or in order to substantiate claims for alternative materials or methods, the code official shall have the authority to require tests to be made as evidence of compliance without expense to the jurisdiction. [A] 105.3.1 Test methods. Test methods shall be as speci- fied in this code or by other recognized test standards. In the absence of recognized and accepted test methods, the code official shall be permitted to approve appropriate testing procedures performed by an approved agency. [A] 105.3.2 Test reports. Reports of tests shall be retained by the code official for the period required for retention of public records. [A] 105.4 Used material and equipment. Materials that are reused shall comply with the requirements of this code for new materials. Materials, equipment and devices shall not be reused unless such elements are in good repair or have been reconditioned and tested where necessary, placed in good and proper working condition and approved by the code official. [A] 105.5 Approved materials and equipment. Materials, equipment and devices approved by the code official shall be constructed and installed in accordance with such approval. [A] 105.6 Research reports. Supporting data, where neces- sary to assist in the approval of materials or assemblies not specifically provided for in this code, shall consist of valid research reports from approved sources. SCOPE AND ADMINISTRATION SECTION 106 VIOLATIONS [A] 106.1 Unlawful acts. It shall be unlawful for a person, firm or corporation to be in conflict with or in violation of any of the provisions of this code. [A] 106.2 Notice of violation. The code official shall serve a notice of violation or order in accordance with Section 107. [A] 106.3 Prosecution of violation. Any person failing to comply with a notice of violation or order served in accor- dance with Section 107 shall be deemed guilty of a misde- meanor or civil infraction as determined by the local municipality, and the violation shall be deemed a strict liabil- ity offense. If the notice of violation is not complied with, the code official shall institute the appropriate proceeding at law or in equity to restrain, correct or abate such violation, or to require the removal or termination of the unlawful occupancy of the structure in violation of the provisions of this code or of the order or direction made pursuant thereto. Any action taken by the authority having jurisdiction on such premises shall be charged against the real estate upon which the struc- ture is located and shall be a lien upon such real estate. [A] 106.4 Violation penalties. Any person who shall violate a provision of this code, or fail to comply therewith, or with any of the requirements thereof, shall be prosecuted within the limits provided by state or local laws. Each day that a vio- lation continues after due notice has been served shall be deemed a separate offense. [A] 106.5 Abatement of violation. The imposition of the penalties herein prescribed shall not preclude the legal officer of the jurisdiction from instituting appropriate action to restrain, correct or abate a violation, or to prevent illegal occupancy of a building, structure or premises, or to stop an illegal act, conduct, business or utilization of the building, structure or premises. SECTION 107 NOTICES AND ORDERS 107.1 Notice to person responsible. Whenever the code offi- cial determines that there has been a violation of this code or has grounds to believe that a violation has occurred, notice shall be given in the manner prescribed in Sections 107.2 and 107.3 to the person responsible for the violation as specified in this code. Notices for condemnation procedures shall com- ply with Section 108.3. 107.2 Form. Such notice prescribed in Section 107.1 shall be in accordance with all of the following: 1. Be in writing. 2. Include a description of the real estate suffi cient for identification. 3. Include a statement of the violation or violations and why the notice is being issued. 4. Include a correction order allowing a reasonable time to make the repairs and improvements required to bring the dwelling unit or str•uchrre into compliance with the provisions of this code. 300879786 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 3 Copyright zot7ICC. ALL RIGHTS RESERVED. Accessed by Ashley Swthuos(astathamspanna[etas.gov),(-)Order Number .tooxsesan on May os, soxo 08:14 AM (PDT) pursuant to License Agreement with ICC No further reproduction, m (urthrr reproductions by any third party, or dist botion authorised. Single user only, copying and nelsvorking prohibited. ANY UNAUTHORIZED REPRODUCCION Oli DISTHIRUCION IS.{ VIOI.A'f'!ON OP THE PEDF.RAL COPYRIGHT ACT AND THE I.ICF.NSF: AGREEMENT, AND SUO)EC1' TO CIVIL ANU CRIMINAL PENALTIES 7HEREUNUNH. SCOPE AND ADMINISTRATION 5. Inform the property owner or owner's authorized agent of the right to appeal. 6. Include a statement of the right to file a lien in accor- dance with Section 106.3. 107.3 Method of service. Such notice shall be deemed to be properly served if a copy thereof is: delivered personally, or sent by certified or first-class mail addressed to the last known address. If the notice is returned showing that the let- ter was not delivered, a copy thereof shall be posted in a con- spicuous place in or about the structure affected by such notice. 107.4 Unauthorized tampering. Signs, tags or seals posted or affixed by the code official shall not be mutilated, destroyed or tampered with, or removed without authoriza- tion fi•om the code official. 107.5 Penalties. Penalties for noncompliance with orders and notices shall be as set forth in Section 106.4. 108.1.3 StrUCLUI'e unfit for human occupancy. A struc- ture is unfit for human occupancy whenever the code offi- cial finds that such structure is unsafe, unlawful or, because of the degree to which the structure is in disrepair or lacks maintenance, is insanitary, vermin or rat infested, contains filth and contamination, or lacks ventilation, illu- mination, sanitary or heating facilities or other essential equipment required by this code, or because the location of the structure constitutes a hazard to the occupants of the structure or to the public. 108.1.4 Unlawful structure. An unlawful structure is one found in whole or in part to be occupied by more persons than permitted under this code, or was erected, altered or occupied contrary to law. 108.1.5 Dangerous structure or premises. For the pur- pose of this code, any structure or premises that has any or all of the conditions or defects described as follows shall be considered to be dangerous: 100879786 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 dwelling 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- fiom 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 struc- 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 went 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 occu- 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 occupancy. 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. 4 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 11 Mt ' '' ' ' 111 u Copyright®zm71CC. ALL RIGHTS RESERVED.Accesled by Ashley Stathatos(astathatos�annatuas.gov),(.)Order Number *100879786 on May 06,1020 09: ra.Ul-(PDT) pursuant to License Agreement with a1ICC. No further reproduction, no further reproductions by any third party, or distribution authorized. Single user only, copying and networking prohibited. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACT AND THE LICENSE AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENAI: TIES THEREUNDER. 8. Any building or structure has been constructed, exists or is maintained in violation of any specific requirement or prohibition applicable to such building or structure provided by the approved building or fire code of the jurisdiction, or of any law or ordinance to such an extent as to present either a substantial risk of fire, building collapse or any other threat to life and safety. 9. A building or shucture, used or intended to be used for dwelling putposes, because of inadequate maintenance, dilapidation, decay, damage, faulty construction or arrangement, inadequate light, ventilation, mechanical or plumbing system, or otherwise, is determined by the code official to be unsanitary, unfit for human habitation or in such a condition that is likely to cause sickness or dis- ease. 10. Any building or struchu•e, because of a lack of suf- ficient or proper fire -resistance -rated construction, fire protection systems, electrical system, fuel con- nections, mechanical system, plumbing system or other cause, is determined by the code official to be a threat to life or health. 11. Any port ion of a building remains on a site after the demolition or destruction of the building or structure or whenever any building or structure is abandoned so as to constitute such building or por- tion thereof as an attractive nuisance or hazard to the public. 108.2 Closing of vacant structures. If the structure is vacant and unfit for human habitation and occupancy, and is not in danger of structural collapse, the code official is authorized to post a placard of condemnation on the premises and order the structure closed up so as not to be an attractive nuisance. Upon failure of the owner or owner's authorized agent to close up the premises within the time specified in the order, the code official shall cause the premises to be closed and secured through any available public agency or by contract or arrangement by private persons and the cost thereof shall be 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. 108.2.1 Authority to disconnect service utilities. The code official shall have the authority to authorize discon- nection of utility service to the building, structure or sys- tem regulated by this code and the referenced codes and standards set forth in Section 102.7 in case of emergency where necessary to eliminate an immediate hazard to life or property or where such utility connection has been made without approval. The code official shall notify the serving utility and, whenever possible, the otit]ner or owner's authorized agent and occupant of the building, structure or service system of the decision to disconnect prior to taking such action. If not notified prior to discon- nection the owner, owner's authorized agent or occupant of the building structure or service system shall be notified in writing as soon as practical thereafter. SCOPE AND ADMINISTRATION 108.3 Notice. Whenever the code official has condemned a shucture or equipment under the provisions of this section, notice shall be posted in a conspicuous place in or about the structure affected by such notice and served on the owner, owner's authorized agent or the person or persons responsible for the structure or equipment in accordance with Section 107.3. If the notice pertains to equipment, it shall be placed on the condemned equipment. The notice shall be in the form prescribed in Section 107.2. 108.4 Plaearding. Upon failure of the owner, owner's autho- rized agent or person responsible to comply with the notice provisions within the time given, the code official shall post on the premises or on defective equipment a placard bearing the word "Condemned" and a statement of the penalties pro- vided for occupying the premises, operating the equipment or removing the placard. 108.4.1 Placard removal. The code official shall remove the condemnation placard whenever the defect or defects upon which the condemnation and placarding action were based have been eliminated. Any person who defaces or removes a condemnation placard without the approval of the code official shall be subject to the penalties provided by this code. 108.5 Prohibited occupancy. Any occupied structure con- demned and placarded by the code official shall be vacated as ordered by the code official. Any person who shall occupy a placarded premises or shall operate placarded equipment, and any owner, owner's authorized agent or person responsible for the premises who shall let anyone occupy a placarded premises or operate placarded equipment shall be liable for the penalties provided by this code. 108.6 Abatement methods. The owner, owner's authorized agent, operator or occupant of a building, premises or equip- ment deemed unsafe by the code official shall abate or cause to be abated or corrected such unsafe conditions either by repair, rehabilitation, demolition or other approved corrective action. 108.7 Record. The code official shall cause a report to be fileA on an unsafe condition. The report shall state the occu- pancy of the structure and the nature of the unsafe condition. SECTION 109 EMERGENCY MEASURES 109.1 Imminent danger. When, in the opinion of the code official, there is imminent danger of failure or collapse of a building or structure that endangers life, or when any struc- ture or part of a structure has fallen and life is endangered by the occupation of the structure, or when there is actual or potential danger to the building occupants or those in the proximity of any structure because of explosives, explosive fumes or vapors or the presence of toxic filmes, gases or materials, or operation of defective or dangerous equipment, the code official is hereby authorized and empowered to order and require the occupants to vacate the premises forthwith. The code official shall cause to be posted at each entrance to such structure a notice reading as follows: "This Structure Is Unsafe and Its Occupancy Has Been Prohibited by the Code IOOd]97d6 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE° 5 �'��� " � M � �►T� Copyright®zot]ICC. ALL RIGFiTS RF,SERVED..{ccessed by.{shley5tathatos(u�thatos�annateas.gov),(-)Order Number>tooazs]es on Atay oa, zoxo oe:t+Arf(pDT)pursuant to License.{gremtent with �■7'M ICC. No further reprodu<tion,no(urther reproductions by any third parry, or distribution authorixd. Singl<user only.copying and nencorking prohibited. ANY UNAUTF[ORIZF.D RF'.pRODUCPfON OR DISTRIRUT(ON IS .{ VIOI.A7'ION Of• TH8 PEDEIiAI. COPYRIGHT ACT AND THE LICENSE AGRF.Eb1ENp, AND SUOIECi' TOC[\'IL AND CAIhfINAL PENALTIES THEREUNDER. SCOPE AND ADMINISTRATION Official." It shall be unlawful for any person to enter such structure except for the purpose of securing the structure, making the required repairs, removing the hazardous condi- tion or of demolishing the same. 109.2 Temporary safeguards. Notwithstanding other provi- sions of this code, whenever, in the opinion of the code offi- cial, there is imminent danger due to an unsafe condition, the code official shall order the necessary work to be done, including the boarding up of openings, to render such struc- ture temporarily safe whether or not the legal procedure herein described has been instituted; and shall cause such other action to be taken as the code official deems necessary to meet such emergency. 109.3 Closing streets. When necessary for public safety, the code official shall temporarily close structures and close, or order the authority having jurisdiction to close, sidewalks, streets, public r-vays and places adjacent to unsafe structures, and prohibit the same from being utilized. 109.4 Emergency repairs. For the purposes of this section, the code official shall employ the necessary labor and materi- als to perforin the required work as expeditiously as possible. 109.5 Costs of emergency repairs. Costs incurred in the per- formance of emergency work shall be paid by the jurisdic- tion. The legal counsel of the jurisdiction shall institute appropriate action against the owner of the premises or owner's authorized agent where the unsafe structure is or was located for the recovery of such costs. 109.6 Hearing. Any person ordered to take emergency mea- sures shall comply with such order forthwith. Any affected person shall thereafter, upon petition directed to the appeals board, be afforded a hearing as described in this code. SECTION 110 DEMOLITION 110.1 General. The code official shall order the owner or owner's authorized agent of any premises upon which is located any structure, which in the code official's or owner's authorized agent judgment after review is so deteriorated or dilapidated or has become so out of repair as to be dangerous, unsafe, insanitary or otherwise unfit for human habitation or occupancy, and such that it is unreasonable to repair the structure, to demolish and remove such structure; or if such structure is capable of being made safe by repairs, to repair and make safe and sanitary, or to board up and hold for future repair or to demolish and remove at the owner's option; or where there has been a cessation of normal construction of any structure for a period of more than two years, the code official shall order the owner or owner's authorized agent to demolish and remove such structure, or board up until future repair. Boarding the building up for future repair shall not extend beyond one year, unless approved by the building official. 110.2 Notices and orders. Notices and orders shall comply with Section 107. order within the time prescribed, the code official shall cause the structure to be demolished and removed, either through an available public agency or by contract or arrangement with private persons, and the cost of such demolition and removal shall be charged against the real estate upon which the struc- ture is located and shall be a lien upon such real estate. 110.4 Salvage materials. Where any structure has been ordered demolished and removed, the governing body or other designated officer under said contract or arrangement aforesaid shall have the right to sell the salvage and valuable materials. The net proceeds of such sale, after deducting the expenses of such demolition and removal, shall be promptly remitted with a report of such sale or transaction, including the items of expense and the amounts deducted, for the per - who is entitled thereto, subject to any order of a court. If such a surplus does not remain to be turned over, the report shall so state. SECTION 111 MEANS OF APPEAL Application for appeal. Any person directly affected by a decision of the code official or a notice or order issued under this code shall have the right to appeal to the board of appeals, provided that a written application for appeal is filed within 20 days after the day the decision, notice or order was served. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, the provisions of this code do not fully apply, or the require- ments of this code are adequately satisfied by other means. [A] 111.2 Membership of board. The board of appeals shall consist of not less than three members who are qualified by experience and training to pass on matters pertaining to prop - maintenance and who are not employees of the jurisdic- tion. The code official shall be an ex -officio member but shall not vote on any matter before the board. The board shall be appointed by the chief appointing authority, and shall serve staggered and overlapping terms. [A] 111.2.1 Alternate members. The chief appointing authority shall appoint not less than two alternate members who shall be called by the board chairman to hear appeals during the absence or disqualification of a member. Alter- nate members shall possess the qualifications required for board membership. [A] 111.2.2 Chairman. The board shall annually select one of its members to serve as chairman. [A] 111.2.3 Disqualification of member. A member shall not hear an appeal in which that member has a personal, professional or financial interest. [A] 111.2.4 Secretary. The chief administrative officer shall designate a qualified person to serve as secretary to the board. The secretary shall file a detailed record of all proceedings in the office of the chief administrative offi- cer. IOO6Y97B6 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. 8 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® ; �'�� ■ " �' Copyright a 2017 ICC. ALL RIGHTS RESERVED. Accessed by Ashley Stathatos(astathatos@annateras.gov),I-)Order Number al0n829786 on May on, 202005: 14 AM(PDT) pursuant to License Agreement with ICC. No further reproduction, no further reproductions by any third party, or distribution authorized. Single user only, copying and networking prohibited. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OP THE FEDERAL COPYRIGHT ACP AND THE LICENSE AGREEMENT, AND SUBJECT TO CIVIL AND CRIMINAL PENALTIES THEREUNDER. [A] 111.3 Notice of meeting. The board shall meet upon notice from the chairman, within 20 days of the filing of an appeal, or at stated periodic meetings. [A] 111.4 Open hearing. Hearings before the board shall be open to the public. The appellant, the appellant's representa- tive, the code official and any person whose interests are affected shall be given an opportunity to be heard. A quorum shall consist of not less than two-thirds of the board member- ship. [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. [A] 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 fiunisd 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 nota 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 hnzninent 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 Authority. Whenever the code official finds any work regulated by this code being per%rrrred 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 orvizer'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. SCOPE AND ADMINISTRATION (A] 112.3 Emergencies. Where an emergency exists, the code off tial shall not be required to give a written notice prior to stopping the work. [A] 112.4 Failure to comply. Any person who shall continue any work after having been served with a stop work order, except such work as that person is directed to perform to remove a violation or unsafe condition, shall be liable to a fine of not less than [AMOUNT] dollars or more than [AMOUNT] dollars. IooxY9Yae 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 7 ' , " '' p Copyright®:av ICC. ALL RIGHTS RESERVC•.D..icrossed by dshley Swthazos(ascachatos�annatevs.gov),(-)Order Numbaaooa�e�ae on \fay oe, aoxooea♦AAf (PDT)pursuantto Licensedgr<ementt.9th ICC. No further reproduction,nolurther reproductions by any third parry, or distribution authorized. Single user only,cop{ing and networking prohibited. ANY UNAUI'F{ORI"1.ED HF,PRODUCC[O\011 DISTRIIIUTION IS A VIOLATION OP THF, FPAERAI. COPYRiGHi' ACT AND THF. C[CF.NSE AGREF.�fEN1', AND SUR)ECC'CO C{\'IL AND CRI\1INAL PF.NAL'1'IFS'CHP.RYUNOER. 100879786 g 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® ����1 , ' i � " ' '"�'' p Copyright®zo�7ICC..{[,L RIGHTS RESERVED..{��esud 6y.{shlzy Stathatos(utathatos�annateras.gov),(-)Order Number ntooa�e�en on \fay oa, zoao oe:ta.{pf (PDTJ pursuant to License Agreement «�tl" ICC. No iunher reproduction, no further reproduaioos 6y any Third parry, or distribution aushorized. Singie user only, mpf�ng and oetunrking prohibited. ANY UNAUTHORIZED RF.PR000CC(ON OR U[SCRIOUTiON IS A VIOLA770N OF THE FEDERAL COP7'RIGHI' AC7' AND THF. L[CF:NSE AGREEAf ENT, ANU SURF EC'C TO CI\'IL AND CRITfINAL PENALTIES THERF.UNOf.R. 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. It 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 GENERAL 201.1 Scope. Unless otherwise expressly stated, the follow- ing terms shall, for the purposes of this code, have the mean- ings shown in this chapter. 201.2 Interchangeability. Words stated in the present tense include the future; words stated in the masculine gender include the feminine and neuter; the singular number includes the plural and the plural, the singular. 201.3 Terms defined in other codes. Where terms are not defined in this code and are defined in the bites national Building Code, International Existing Building Code, Inter- national Fire Code, International Fuel Gas Code, Interna- tional Mechanical Code, International Plumbing Code, International Residential Code, International Zoning Code or NFPA 70, such terms shall have the meanings ascribed to them as stated in those codes. 201.4 Terms not defined. Where terms are not defined through the methods authorized by this section, such terms shall have ordinarily accepted meanings such as the context implies. 201.5 Parts. Whenever the words "dwelling unit," "dwell- " 4I7TemI0ES," "bullding," 4Cn•007n11 g lnonise," "T'00n)nnng unit.," "housekeeping unit" or "story" are stated in this code, they shall be construed as though they were followed by the words "or any part thereof." SECTION 202 GENERAL DEFINITIONS ANCHORED. Secured in a manner that provides positive connection. [A] APPROVED. Acceptable to the code official. BASEMENT. That port ion of a building that is partly or completely below grade. BATHROOM. A room containing plumbing fixtures includ- ing a bathtub or shower. BEDROOM. Any room or space used or intended to be used for sleeping purposes in either a dwelling or sleeping unit. [A] CODE OFFICIAL. The official who is charged with the administration and enforcement of this code, or any duly authorized representative. CONDEMN. To adjudge unfit for occupancy. COST OF SUCH DEMOLITION OR EMERGENCY REPAIRS. The costs shall include the actual costs of the demolition or repair of the structure less revenues obtained if salvage was conducted prior to demolition or repair. Costs shall include, but not be limited to, expenses incurred or necessitated related to demolition or emergency repairs, such as asbestos survey and abatement if necessary; costs of inspectors, testing agencies or experts retained relative to the demolition or emergency repairs; costs of testing; surveys for other materials that are controlled or regulated from being dumped in a landfill; title searches; mailing(s); postings; recording; and attorney fees expended for recovering of the cost of emergency repairs or to obtain or enforce an order of demolition made by a code official, the governing body or board of appeals. DETACHED. When a shuctural element is physically dis- connected from anoilrer and that connection is necessary to provide a positive connection. DETERIORATION. To weaken, disintegrate, corrode, rust or decay and lose effectiveness. [A] DWELLING UNIT. A single unit providing complete, indepenA ent living facilities for one or more persons, includ- ing permanent provisions for living, sleeping, eating, cooking and sanitation. [Z] EASEMENT. That portion of land or property reserved for present or future use by a person or agency other than the legal fee ownei•(s) of the property. The easement shall be per- mitted to be for use under, on or above said lot or lots. EQUIPMENT SUPPORT. Those structural members or assemblies of members or manufactured elements, including braces, frames, lugs, snuggers, hangers or saddles, that trans - gravity load, lateral load and operating load between the equipment and the structure. EXTERIOR PROPERTY. The open space on the premises and on adjoining property under the control of owners or operators of such premises. GARBAGE. The animal or vegetable waste resulting from the handling, preparation, cooking and consumption of food. [BE] GUARD. A building component or a system of build - components located at or near the open sides of elevated walking surfaces that minimizes the possibility of a fall from the walking surface to a lower level. [BG] HABITABLE SPACE. Space in a structure for living, sleeping, eating or cooking. Bathrooms, toilet rooms, closets, 100679786 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 9 Copy1181tC2017ICC..{LL RIGHTS AiSERVED.A<cesszd by Ashley St�thatos(utathalos@anwtexa.c.gov),(.)Order Number>iooe>97ee on Mayas, zoxn oa:ta .{At (PDT)pursuant ro License Agrcentent with ' •�l„1•'1' 1J.�7� I' 7Y ICG No further reproduction, no further reproductions by any third party, or distribution awhorized. Single user only, cop)�ng a0d networking prohibited. ANY UNAUTHORf'LED REPRODUCt'ION OR DISTRIBUTION IS A VIOLAI'[ON OP'CHE FEDERAL COPYRIGHT ACT.{ND THE LICENSE AGRF.EAfF.NT, AND SUR�F.CC 1'O CIVIL AND CRIMINAL NENALI'IFS 1'HERF.UNDER. DEFINITIONS halls, storage or utility spaces, and similar areas are not con- sidered habitable spaces. [A] HISTORIC BUILDING. Any building or structure that is one or more of the following: 1. Listed or certified as eligible for listing, by the State Historic Preservation Officer or the Keeper of the National Register of Historic Places, in the National Register of Historic Places. 2. Designated as historic under an applicable state or local law. 3. Certified as a contributing resource within a National Register or state or locally designated historic district. HOUSEKEEPING UNIT. A room or group of rooms form- ing a single habitable space equipped and intended to be used for living, sleeping, cooking and eating that does not contain, within such a unit, a toilet, lavatory and bathtub or shower. IMMINENT DANGER. A condition that could cause seri- ous or life-threatening injury or death at any time. INFESTATION. The presence, within or contiguous to, a structure or premises of insects, rodents, vermin or other pests. INOPERABLE MOTOR VEHI CLE. A vehicle that cannot be driven upon the public streets for reason including but not limited to being unlicensed, wrecked, abandoned, in a state of disrepair, or incapable of being moved under its own power. [A] LABELED. Equipment, materials or products to which have been affixed a label, seal, symbol or other identifying mark of a nationally recognized testing laboratory, approved agency or other organization concerned with product evalua- tion that maintains periodic inspection of the production of the above -labeled items and whose labeling indicates either that the equipment, material or product meets identified stan- dards or has been tested and found suitable for a specified purpose. LET FOR OCCUPANCY or LET. To permit, provide or offer possession or occupancy of a dwelling, dwelling unit, rooming unit, building, premise or structure by a person who is or is not the legal owner of record thereof, pursuant to a written or unwritten lease, agreement or license, or pursuant to a recorded or unrecorded agreement of contract for the sale of land. NEGLECT. The lack of proper maintenance for a building or structure. [A] OCCUPANCY. The purpose for which a building or port ion thereof is utilized or occupied. OCCUPANT. Any individual living or sleeping in a build- ing, or having possession of a space within a building. OPENABLE AREA. That part of a window, skylight or door which is available for unobstructed ventilation and which opens directly to the outdoors. OPERATOR. Any person who has charge, care or control of a structure or premises that is let or offered for occupancy. [A] OWNER. Any person, agent, operator, firm or corpora- tion having legal or equitable interest in the property; or recorded in the official records of the state, county or munici- pality as holding title to the property; or otherwise having control of the property, including the guardian of the estate of any 10 such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court. [A] PERSON. An individual, corporation, partnership or any other group acting as a unit. PEST ELIMINATION. The control and elimination of insects, rodents or other pests by eliminating their harborage places; by removing or making inaccessible materials that serve as their food or water; by other approved pest elimina- tion methods. [A] PREMISES. A lot, plot or parcel of land, easement or public way, including any structures thereon. [A) PUBLIC WAY. Any street, alley or other parcel of land that: is open to the outside air; leads to a street; has been deeded, dedicated or otherwise permanently appropriated to the public for public use; and has a clear width and height of not less than 10 feet (3048 mm). ROOMING HOUSE. A building arranged or occupied for lodging, with or without meals, for compensation and not occupied as a one- or two-family dwelling. ROOMING UNIT. Any room or group of rooms forming a single habitable unit occupied or intended to be occupied for sleeping or living, but not for cooking purposes. RUBBISH. Combustible and noncombustible waste materi- als, except garbage; the term shall include the residue from the burning of wood, coal, coke and other combustible mate- rials, paper, rags, cartons, boxes, wood, excelsior, rubber, leather, tree branches, yard trimmings, tin cans, metals, min- eral matter, glass, crockery and dust and other similar materi- als. [A] SLEEPING UNIT. A room or space in which people sleepI which can also include permanent provisions for ing, eating and either sanitation or kitchen facilities, but not both. Such rooms and spaces that are also part of a dwelling atnit are not sleeping units. STRICT LIABILITY OFFENSE. An offense in which the prosecution in a legal proceeding is not required to prove criminal intent as a part of its case. It is enough to prove that the defendant either did an act which was prohibited, or failed to do an act which the defendant was legally required to do. [A] STRUCTURE. That which is built or constructed. 1 TENANT. A person, corporation, partnership or group, whether or not the legal owner of record, occupying a build- ing or portion thereof as a unit. TOILET ROOM. A room containing a water closet or urinal but not a bathtub or shower. ULTIMATE DEFORMATION. The deformation at which failure occurs and that shall be deemed to occur if the sustain- able load reduces to 80 percent or less of the maximum strength. [M] VENTILATION. The natural or mechanical process of supplying conditioned or unconditioned air to, or removing such air from, any space. WORKMANLIKE. Executed in a skilled manner; e.g., gen- erally plumb, level, square, in line, undamaged and without marring adjacent work. [Z] YARD. An open space on the same lot with a structure. fooa�e�as 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE 1 "� ' p Copyright®zof7ICC ALL RIGHTS RFSERVGD..{ccessed by Ashley Stathatos(utathata«annateras.gov),(-)Order Number ntooe797as oniliay oa, zozo os:iaAgf (PDT)pursuant to License Agreementu�th � ' � ICC. No further reproduction, no further reproductions by any third party. or disvibutian authorixd- Single user only, copying and nenrorking prohibited. ANY UNAU7'HOR17.f.D RF.PRODUCI'ION OR UISTRIEUTION IS A VIOLATION OP THF. FEDERAL COPYRIGHT ACP AND THE LICENSE AGREEAf ENT, AND SU6)F.CT TO CIVIL ANU CRI\1INAL YENAL'1'IYS THEREUN DP.R. 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 inferior 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 GENERAL 301.1 Scope. The provisions of this chapter shall govern the minimum conditions and the responsibilities of persons for maintenance of structures, equipment and exterior property. 301.2 Responsibility. The owner of the premises shall main- tain the structures and exterior property in compliance with these requirements, except as otherwise provided for in this code. A person shall not occupy as owner -occupant or permit another person to occupy premises that are not in a sanitary and safe condition and that do not comply with the require- ments of this chapter. Occupants of a dwelling unit, rooming unit or housekeeping unit are responsible for keeping in a clean, sanitary and safe condition that part of the dwelling unit, rooming unit, housekeeping unit or premises they occupy and control. 301.3 Vacant structures and land. Vacant structures and premises thereof or vacant land shall be maintained in a clean, safe, secure and sanitary condition as provided herein so as not to cause a blighting problem or adversely affect the public health or safety. SECTION 302 EXTERIOR PROPERTY AREAS 302.1 Sanitation. Exterior property and premises shall be maintained in a clean, safe and san itary condition. The occu- pant shall keep that part of the exterior property that such occupant occupies or controls in a clean and sanitary condi- tion. 302.2 Grading and drainage. Premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any shuc- ture located thereon. Exception: Approved retention areas and reservoirs. 302.3 Sidewalks and driveways. Sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair, and maintained free from haz- ardous conditions. 302.4 Weeds. Premises and exterior property shall be main- tained free from weeds or plant growth in excess of [JURIS- DICTION TO INSERT HEIGHT IN INCHES]. Noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs provided; however, this term shall not include cultivated flowers and gardens. Upon failure of the owner or agent having charge of a property to cut and destroy weeds after service of a notice of violation, they shall be subject to prosecution in accordance with Section 106.3 and as prescribed by the authority having jurisdiction. Upon failure to comply with the notice of viola- tion, any duly authorized employee of the jurisdiction or con- tractor hired by the jurisdiction shall be authorized to enter upon the property in violation and cut and destroy the weeds growing thereon, and the costs of such removal shall be paid by the owner or agent responsible for the property. 302.5 Rodent harborage. Structures and exterior property shall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly extermi- nated by approved processes that will not be injurious to human health. After pest elimination, proper precautions shall be taken to eliminate rodent harborage and prevent rein- festation. 302.6 Exhaust vents. Pipes, ducts, conductors, fans or blow- ers shall not discharge gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes directly on abutting or adjacent public or private property or that of another tenant. 302.7 Accessory structures. Accessory structures, including detached garages, fences and walls, shall be maintained structurally sound and in good repair, 302.8 Motor vehicles. Except as provided for in other regula- tions, inoperative or unlicensed motor vehicles shall not be parked, kept or stored on any premises, and vehicles shall not at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehi- cles is prohibited unless conducted inside an approved spray booth. Exception: A vehicle of any type is permitted to undergo major overhaul, including body work, provided that such work is per%rmed inside a structure or similarly enclosed area designed and approved for such purposes. foox�e�ea 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 11 ' r*" " ' Copyright®zo �>ICC..{LI. RIGFiTS RF.SF.RVED..{ccess<dby.{sliley 5tathatos(u�ih3tos�annatexas.govJ,(-)Order NumAer xtoos�v�es on\{yy oe, xozo oa:�a.{M(PDT)pursuant to license Agreement Mth LtCC. Noiurther reproduction, no further reprad�ctions by any third party, or disnihution auihori:ed. Singl<uxr only,cap)ing and nennrking prohibited. AN7'UNAU'I'HORIZF.D REPIIODUCfIO\Ori DIS1'RIRUTION 1S A V[OLA1'ION OP THE FEDERAL COPYRIGHT ACT .{ND THH L[CENSE AGREF3.IE\?, AND SUE)ECT TO CI\'tL AND CRI\fINAL PENAL17E5 THEREUN DER. GENERALREQUIREMENTS 302.9 Defacement of property. A person shall not willfully or wantonly damage, mutilate or deface any exterior surface of any structure or building on any private or public property by placing thereon any marking, carving or graffiti. It shall be the responsibility of the owner• to restore said surface to an approved state of maintenance and repair. SECTION 303 SWIMMING POOLS, SPAS AND HOT TUBS 303.1 Swimming pools. Swimming pools shall be main- tained in a clean and sanitary condition, and in good repair. 303.2 Enclosures. Private swimming pools, hot tubs and spas, containing water more than 24 inches (610 mm) in depth shall be completely surrounded by a fence or barrier not less than 48 inches (1219 mm) in height above the fin- ished ground level measured on the side of the barrier away from the pool. Gates and doors in such barriers shall be self- closing and self -latching. Where the self -latching device is less than 54 inches (1372 mm) above the bottom of the gate, the release mechanism shall be located on the pool side of the gate. Self-closing and self4atching gates shall be maintained such that the gate will positively close and latch when released from an open position of 6 inches (152 mm) from the gatepost. An existing pool enclosure shall not be removed, replaced or changed in a manner that reduces its effectiveness as a safety barrier. Exception: Spas or hot tubs with a safety cover that com- plies with ASTM F1346 shall be exempt from the provi- sions of this section. SECTION 304 EXTERIOR STRUCTURE 304.1 General. The exterior of a structure shall be main- tained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety or welfare. 304.1.1 Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Existing Building Code as required for existing buildings: 1. The nominal strength of any structural member is exceeded by nominal loads, the load effects or the required strength. 2. The anchorage of the floor or roof to walls or col- umns, and of walls and columns to foundations is not capable of resisting all nominal loads or load effects. 3. Structures or components thereof that have reached their limit state. 4. Siding and masonry joints including joints between the building envelope and the perimeter of windows, doors and skylights are not main- tained, weather resistant or water tight. 5. Structrnal members that have evidence of deterio- ration or that are not capable of safely supporting all nominal loads and load effects. 6. Foundation systems that are not firmly supported by footings, are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects. 7. Exterior walls that are not anchored to supporting and supported elements or are not plumb and free of holes, cracks or breaks and loose or rotting materials, are not properly anchored or are not capable of supporting all nominal loads and resist- ing all load effects. 8. Roofing or roofing components that have defects that admit rain, roof surfaces with inadequate drainage, or any portion of the roof framing that is not in good repair with signs of deterioration, fatigue or without proper anchorage and incapable of supporting all nominal loads and resisting all load effects. 9. Flooring and flooring components with defects that affect serviceability or flooring components that show signs of deterioration or fatigue, are not properly anchored or are incapable of supporting all nominal loads and resisting all load effects. 10. Veneer, cornices, belt courses, corbels, trim, wall facings and similar decorative features not prop- erly anchored or that are anchored with connec- tions not capable of supporting all nominal loads and resisting all load effects. 1 I . Overhang extensions or projections including, but not limited to, trash chutes, canopies, marquees, signs, awnings, fire escapes, standpipes and exhaust ducts not properly anchored or that are anchored with connections not capable of support- ing all nominal loads and resisting all load effects. 12. Exterior stairs, decks, porches, balconies and all similar appurtenances attached thereto, including guards and handrails, are not structurally sound, not properly anchored or that are anchored with connections not capable of supporting all nominal loads and resisting all load effects. 13. Chimneys, cooling towers, smokestacks and simi- lar appurtenances not structurally sound or not properly anchored, or that are anchored with con- nections not capable of supporting all nominal loads and resisting all load effects. Exceptions: 1 • Where substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be permit- ted where approved by the code official. 304.2 Protective treatment. Exterior surfaces, including but 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 100879786 12 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE' �1 rr �I�'�r� �" � �' , �'}� Copyright®zot7ICC. ALL RIGHTS RFSF.RVF.D..{ccess<dby.{shley Stathatos(aslathatostannateus.govJ, (-)Order Number+sooe7v9as on\fay os, Toxo oa:ss.{h{(pDT)porsunnt to license.{greement with �3Wii , 7y ICC. No further reproduc[ion. no funhcr reproductions by an,•third party. or diaribu[ion authorired. Single uur only,<opldng and ne«corking prohibited. ANY UNAUTHORIZED RF.PRODUCI'[O\OR DISTRIBUTION IS .{ V[O1.AT'ION OP THE FEDERAL COPYRIGHT' ACI'.{ND 1'HP. LICENSE AGREF.h(ENT, AND SUO(ECT'f0 CI\'II. AND CRI\41NAL PENALTIES THEREUNDER. decay -resistant woods, shall be protected from the elements and decay by painting or other protective covering or treat- ment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted. Siding and masonry joints, as well as those between the building envelope and the perimeter of windows, doors and skylights, shall be maintained weather resistant and water tight. Metal surfaces subject to lust or cor- rosion shall be coated to inhibit such rust and corrosion, and surfaces with rust or corrosion shall be stabilized and coated to inhibit future rust and corrosion. Oxidation stains shall be removed from exterior surfaces. Surfaces designed for stabili- zation by oxidation are exempt from this requirement. [F] 304.3 Premises identification. Buildings shall have approved address numbers placed in a position to be plainly legible and visible from the street or road fronting the prop- erty. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet let- ters. Numbers shall be not less than 4 inches (102 mm) in height with a minimum stroke width of 0.5 inch (12.7 mm). 304.4 Structural members. Structural members shall be maintained fi•ee from deterioration, and shall be capable of safely supporting the imposed dead and live loads. 304.5 Foundation walls. Foundation walls shall be main- tained plumb and flee fiom open cracks and breaks and shall be kept in such condition so as to prevent the entry of rodents and other pests. 304.6 Exterior walls. Exterior walls shall be free from holes, breaksI and loose or rotting materials; and maintained weath- erproof and properly surface coated where required to pre- vent deterioration. 304.7 Roofs and drainage. The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drain- age shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gut- ters and downspouts shall be maintained in good repair- and free from obstructions. Roof water shall not be discharged in a manner that creates a public nuisance. 304.8 Decorative features. Cornices, belt courses, corbels, terra cotta trim, wall facings and similar decorative features shall be maintained in good repair with proper anchorage and in a safe condition. 304.9 Overhang extensions. Overhang extensions including, "flint limited to, canopies, marquees, signs, metal awnings, fire escapes, standpipes and exhaust ducts shall be maintained in good repair and be properly anchored so as to be kept in a sound condition. Where required, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather -coat- ing materials, such as paint or similar surface treatment. 304.10 Stairways, decks, porches and balconies. Every exterior stairway, deck, porch and balcony, and all appurte- nances attached thereto, shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads. 304.11 Chimneys and towers. Chimneys, cooling towers, smoke stacks, and similar appurtenances shall be maintained structurally safe and sound, and in good repair. Exposed sur- GENE MAL REQUIREM=IN TS faces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather - coating materials, such as paint or similar surface treatment. 304.12 Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition. 304.13 Window, skylight and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. 304.13.1 Glazing. Glazing materials shall be maintained free from cracks and holes. 304.13.2 Openable windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware. 304.14 Insect screens. During the period from [DATE] to [DATE], every door, window and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas or any areas where products to be included or utilized in food for human consumption are pro- cessed, manufactured, packaged or stored shall be supplied with approved tightly fitting screens of minimum 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall have a self-closing device in good work - condition. Exception: Screens shall not be required where other approved means, such as air curtains or insect repellent fans, are employed. 304.15 Doors. Exterior doors, door assemblies, operator sys- p tems if rovided, and hardware shall be maintained in good condition. Locks at all entrances to dwelling units and sleep - units shall tightly secure the door. Locks on means of egress doors shall be in accordance with Section 702.3. 304.16 Basement hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water. 304.17 Guards for basement windows. Every basement window that is openable shall be supplied with rodent shields, storm windows or other approved protection against the entry of rodents, 304.18 Building security. Doors, windows or hatchways for dwelling units, room units or housekeeping units shall be pro- vided with devices designed to provide security for the occu- pants and property within. 304.18.1 Doors. Doors providing access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a deadbolt lock designed to be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort and shall have a minimum lock throw of 1 inch (25 mm). Such deadbolt locks shall be installed according to the manufacturer's specifications and main- tained in good working order. For the purpose of this sec- tion, a sliding bolt shall not be considered an acceptable deadbolt lock. 304.18.2 Windows. Operable windows located in whole or in part within 6 feet (1828 mm) above ground level or a 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE° 13 t' �'!'q'7'*}7'��� Copyright e zo�7ICG .{I.L RIGHTS RFSF.RVLD..{ccesud 6y.{shley Stathatos (astathatos2nannat�raz.gov), (-) Order Number <toos]v7e6 on A(ay oe, zaxo oe:t> AT(( PDT 100879786 ) pursuant ro Lic<nse Agreement with �l�<,11ity1� ICC. No(urther�eproduction,no(unherreprodu¢ionsbyanythirdparty,ordistributionauthorized.5inglcuseronly.mpyingandnetworkingprnhibited.AN1'UNAU'1'HORI'LF.DREPRODUC(IONOR DISTRIBUTION IS A VIOLATION OE THF. FEDERAL COPYRIGHT' ACT AND THE LICENSE: AGAEESiE\T, AND SURIECT TO CIVIL AND CRIMINAL PF.NALTIFS 7HEREUNDER. GENERALREQUIREMENTS walking surface below that provide access to a dwelling unit, rooming unit or housekeeping unit that is rented, leased or let shall be equipped with a window sash locking device. 304.18.3 Basement hatchways. Basement hatchways that provide access to a dwelling unit, rooming unit or house- keeping unit that is rented, leased or let shall be equipped with devices that secure the units from unauthorized entry. 304.19 Gates. Exterior gates, gate assemblies, operator sys- tems if provided, and hardware shall be maintained in good condition. Latches at all entrances shall tightly secure the gates. SECTION 305 INTERIOR STRUCTURE 305.1 General The interior of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition. Occupants shall keep that part of the structure that they occupy or control in a clean and sani- tary condition. Every owner of a structure containing a room- ing house, housekeeping units, a hotel, a dormitory, two or more dwelling units or two or more nonresidential occupan- cies, shall maintain, in a clean and sanitary condition, the shared or public areas of the structure and exterior property. 305.1.1 Unsafe conditions. The following conditions shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Existing Building Code as required for existing buildings: 1. The nominal strength of any structural member is exceeded by nominal loads, the load effects or the required strength. 2. The anchorage of the floor or roof to walls or col- umns, and of walls and columns to foundations is not capable of resisting all nominal loads or load effects. 3. Structures or components thereof that have reached their limit state. 4. Structural members are incapable of supporting nominal loads and load effects. 5. Stairs, landings, balconies and all similar walking surfaces, including guards and handrails, are not structurally sound, not properly anchored or are anchored with connections not capable of support- ing all nominal loads and resisting all load effects. 6. Foundation systems that are not firmly support ed by footings are not plumb and free from open cracks and breaks, are not properly anchored or are not capable of supporting all nominal loads and resisting all load effects. Exceptions: 1. Where substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be permit- ted where approved by the code official. 305.2 Structural members. Structural members shall be maintained structurally sound, and be capable of supporting the imposed loads. 305.3 Interior surfaces. Interior surfaces, including dows and doors, shall be maintained in good, clean and sani- tary condition. Peeling, chipping, flaking or abraded paint shall be repaired, removed or covered. Cracked or loose plas- ter, decayed wood and other defective surface conditions shall be corrected. 305.4 Stairs and walking surfaces. Every stair, ramp, land- ing, balcony, porch, deck or other walking surface shall be maintained in sound condition and good repair. 305.5 Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition. 305.6 Interior doors. Every interior door shall fit reasonably well within its frame and shall be capable of being opened and closed by being properly and securely attached to jambs, headers or tracks as intended by the manufacturer of the attachment hardware. SECTION 306 COMPONENT SERVICEABILITY 306.1 General. The components of a structure and equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition. 306.1.1 Unsafe conditions. Where any of the following conditions cause the component or system to be beyond its it state, the component orsystem shall be determined as unsafe and shall be repaired or replaced to comply with the International Building Code or the International Exist - Building Code as required for existing buildings: 1. Soils that have been subjected to any of the follow- ing conditions: 1. 1. Collapse of footing or foundation system. 1.2. Damage to footing, foundation, concrete or other structural element due to soil expan- sion. 1.3. Adverse effects to the design strength of footing, foundation, concrete or other struc- tural element due to a chemical reaction from the soil. 1.4. Inadequate soil as determined by a geotech- nical investigation. 1.5. Where the allowable bearing capacity of the soil is in doubt. 1.6. Adverse effects to the footing, foundation, concrete or other structural element due to the ground water table. 2. Concrete that has been subjected to any of the fol- lowing conditions: 2.1. Deterioration. 2.2. Ultimate deformation. 2.3. Fractures. 1008J9J&6 14 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® Copyrightb 2017 ICC ALT RIGHTS RF.SF.RVGD..{ccesud by.{�Iiley Stathatos(uta[hatos�anwle<asgov).()Order Nwober.tooaz9zea on \tay oe, zozo oe:ta.{Ai (PD1')Pursuant to License.{grcemene with 11�1f{L ICC. Nofurther reproduction, no further reproductiann by any third parry, or distribution authorized. Single user onip, copying and ncnvorking prohibited. ANY UNAUTt[ORIZED REPRODUCI'IOY O2 Di5T0.1RUp10N IS .{ VIOLATION OP 1'HE FEDERAL COP7'RIGH1' ACT AND THE LICENSE AGREEh{F.NT, ANO $UOIECT TO CIVIL AND CRi\lINAL PENALTIES THEREUNDER. 2.4. Fissures. 2.5. Spalling. 2.6. Exposed reinforcement. 2.7. Detached, dislodged or failing comrections0 3. Aluminum that has been subjected to any of the fol- lowing conditions: 3.1. Deterioration. 3.2. Corrosion. 3.3. Elastic deformation. 3.4. Ultimate deformation. 3.5. Stress or strain cracks. 3.6. Joint fatigue. 3.7. Detached, dislodged or failing connections. 4. Masonry that has been subjected to any of the fol- lowing conditions: 4.1. Deterioration. 4.2. Ultimate deformation. 4.3. Fractures in masonry or mortar joints. 4.4. Fissures in masonry or mortar joints. 4.5. Spalling. 4.6. Exposed reinforcement. 4.7. Detached, dislodged or failing connections. 5. Steel that has been subjected to any of the following conditions: 5.1. Deterioration. 5.2. Elastic deformation. 5.3. Ultimate deformation. 5.4. Metal fatigue. 5.5. Detached, dislodged or failing connections. 6. Wood that has been subjected to any of the follow- ing conditions: 6.1. Ultimate deformation. 6.2. Deterioration. 6.3. Damage from insects, rodents and other vermin. 6.4. Fire damage beyond charring. 6.5. Significant splits and checks. 6.6. Horizontal shear cracks. 6.7. Vertical shear cracks. 6.8. Inadequate support. 6.9. Detached, dislodged or failing connections. 6.10. Excessive cutting and notching. Exceptions: I. Where substantiated otherwise by an approved method. 2. Demolition of unsafe conditions shall be per- mitted where approved by the code official. GENERAL REQUIREMENTS SECTION 307 HANDRAILS AND GUARDRAILS 307.1 General. Every exterior and interior flight of stairs having more than four risers shall have a handrail on one side of the stair and every open portion of a stair, landing, bal- cony, porch, deck, ramp or other walking surface that is more than 30 inches (762 nun) above the floor or grade below shall have guards. Handrails shall be not less than 30 inches (762 nun) in height or more than 42 inches (1067 nnn) in height measured vertically above the nosing of the tread or above the finished floor of the landing or walking surfaces. Guards shall be not less than 30 inches (762 nnn) in height above the floor of the landing, balcony, porch, deck, or ramp or other walking surface. Exception: Guards shall not be required where exempted by the adopted building code. SECTION 308 RUBBISH AND GARBAGE 308.1 Accumulation of rubbish or garbage. Exterior prop- erty and premises, and the interior of every stricture, shall be free from any accumulation of rubbish or garbage. 308.2 Disposal of rubbish. Every occupant of a structure shall dispose of all rubbish in a clean and sanitary manner by placing such rubbish in approved containers. 308.2.1 Rubbish storage facilities. The owner of every occupied premises shall supply approved covered contain- ers for rubbish, and the owner of the premises shall be responsible for the removal of rubbish. 308.2.2 Refrigerators. Refrigerators and similar equip- ment not in operation shall not be discarded, abandoned or stored on premises without first removing the doors. 308.3 Disposal of garbage. Every occupant of a structure shall dispose of garbage in a clean and sanitary manner by placing such garbage in an approved garbage disposal facility or approved garbage containers. 308.3.1 Garbage facilities. The owner of every dwelling shall supply one of the following: an approved mechanical food waste grinder in each dwelling unit; an approved incinerator unit in the structure available to the occupants in each dwelling unit; or an approved leakproof, covered, outside garbage container. 308.3.2 Containers. The operator of every establishment producing garbage shall provide, and at all times cause to be utilized, approved leakproof containers provided with close -fitting covers for the storage of such materials until removed from the premises for disposal. SECTION 309 PEST ELIMINATION 309.1 Infestation. Structures shall be kept He from insect and rodent it festation. Structures in which insects or rodents are found shall be promptly exterminated by approved pro- cesses that will not be injurious to human health. After pest 700879786 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 15 ' �;' ' p Copyright®zo[�ICC..{LL RIGHTS R£SERVCD.Aaessed6y.ishley S[atha[os(u�thatostannatexas.gov),(-)Order Number x[ooa�e�ee on\{�y os, aozo os:[a.{h{(pDT)pursuant to License Agreemxnt �.�tl[ ICC. No iunher mproduaion, m further reprodunions by any [bird par[y, or dis[riboeion auehorixeJ. Single uur only, copying and m[�eorking prohibi[ed. ANY UNAUTFtOAI7.F.D REPRODUCCION OR DISCRiRUC10N IS A VIOt.ATION OP THE FEDERAL COPYRIGHT ACC AND THE LICF.NSF: AGREEMF.NC, ANU SURIECT TO C[VIL AND CRIMINAL PY.NAI: CIPS THF.RF.UNDER. 100879786 GENERALREQUIREMENTS 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 hoarse 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' ;�' ' ` ' � ' � Copyright�xot7ICC..{l.I. RIGHTS RF_SF.RVCD..{,cesud by Ashley Smthatos(astathatos�annatexas.gov),(-)Order Numb:retooa7e�as on \lay oe, zozo oa:ta .{M(PDT)pursoant to License Agreement ssSth !,�„ ICC. No further reproduction, no funher reprodunions by any third party, nr distribution authorised. Siogle uur only, copydng and nenvorkiog prohibi[ed. ANY UNAUTFiOR17.F:D REPHODUCC[ON OR llI5'CRIRUTION IS A VIOLATION OP THE FEDERAL COPYRIGHT' ACT .{ND THF. LICE\SE AGREEMENT, AND SUR)ECI' TO CI\'IL AND CRI\FINAL PENALTIFS'CHEREUNDER. 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 GENERAL 401.1 Scope. The provisions of this chapter shall govern the minimum conditions and standards for light, ventilation and space for occupying a structure. 401.2 Responsibility. The owner of the structure shall pro- vide and maintain light, ventilation and space conditions in 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- ments of this chapter. 401.3 Alternative devices. In lieu of the means for natural light and ventilation herein prescribed, artificial light or mechanical ventilation complying with the International Building Code shall be permitted. SECTION 402 LIGHT 402.1 Habitable spaces. Every habitable space shall have not less than one window of approved size facing directly to the outdoors or to a court. The minimum total glazed area for every habitable space shall be 8 percent of the floor area of such room. Wherever walls or other portions of a structure face a window of any room and such obstructions are located less than 3 feet (914 min) from the window and extend to a level above that of the ceiling of the room, such window shall not be deemed to face directly to the outdoors nor to a court and shall not be included as contributing to the required mini- mum total window area for the room. Exception: Where natural light for rooms or spaces with- out exterior glazing areas is provided through an adjoining room, the unobstructed opening to the adjoining room shall be not less than 8 percent of the floor area of the inte- rior room or space, or not less than 25 square feet (2.33 m2), whichever is greater. The exterior glazing area shall be based on the total floor area being served. 402.2 Common halls and stairways. Every common hall and stairway in residential occupancies, other than in one - and two-family dwellings, shall be lighted at all times with not less than a 60 -watt standard incandescent light bulb for each 200 square feet (19 m2) of floor area or equivalent illu- mination, provided that the spacing between lights shall not be greater than 30 feet (9144 mm). In other than residential occupancies, interior and exterior means of egress, stairways shall be illuminated at all times the building space served by the means of egress is occupied with not less than 1 footcan- dle (11 lux) at floors, landings and treads. 402.3 Other spaces. Other spaces shall be provided with nat- ural or artificial light sufficient to permit the maintenance of sanitary conditions, and the safe occupancy of the space and utilization of the appliances, equipment and fixtures. SECTION 403 VENTILATION 403.1 Habitable spaces. Every habitable space shall have not less than one openable window. The total openable area of the window in every room shall be equal to not less than 45 percent of the minimum glazed area required in Section 402.1. Exception: Where rooms and spaces without openings to the outdoors are ventilated through an adjoining room, the unobstructed opening to the adjoining room shall be not less than 8 percent of the floor area of the interior room or space, but not less than 25 square feet (2.33 m2). The venti- lation openings to the outdoors shall be based on a total floor area being ventilated. 403.2 Bathrooms and toilet rooms. Every bathroom and toi- l oi- 1.0074» shall comply with the ventilation requirements for habitable spaces as required by Section 403.1, except that a window shall not be required in such spaces equipped with a mechanical ventilation system. Air exhausted by a mechani- cal ventilation system from a bathroom or toilet 740011: shall discharge to the outdoors and shall not be recirculated. 403.3 Cooking facilities. Unless approved through the certif- icate of occupancy, cooking shall not be permitted in any rooming unit or dormitory unit, and a cooking facility or appHance shall not be permitted to be present in the rooming uniI or dormitory unit. Exceptions: 1. Where specifi cally approved in writing by the code ofj1dal. 2. Devices such as coffee pots and microwave ovens shall not be considered cooking appliances. 403.4 Process ventilation. Where injurious, toxic, irritating or noxious fumes, gases, dusts or mists are generated, a local exhaust ventilation system shall be provided to remove the contaminating agent at the source. Air shall be exhausted to the exterior and not be recirculated to any space. I008�9'J86 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE) 17 I�� p Copyright®zoty lCC..{E.1. RIGHTS RESF.RVGD..{ccesud by.{shley Stath3eos(.utath3tosgannatexas.gov),(-)Ordu Number #I M879786 on May 06, 2020 oe:ta.{T{(pDT)pursuant to License Agreement with ����►i i.� " �' �r�� ICC. Nofurther reproduction, no further reproduaians 6y auy third parry, or distribution authorised. Single user only,<oplSng and nen.orAing prohibited. ANY UNAUTfiORIZF:D RF.pRODUCI'10\OR {iL�{ DISTRIRUI'ION IS { VIOLATION OF TH E FEUF.R4L COPYRIGHT ACT.4ND THF: [,ICF.NSE AGREEA{EN[', AND SURIECT TO CIViL AND CRIMINAL PENALTIES THF.REUNUER. LIGHT, VENTILATION AND OCCUPANCY LIMITATIONS 403.5 Clothes dryer exhaust. Clothes dryer exhaust systems shall be independent of all other systems and shall be exhausted outside the structure in accordance with the manu- facturer's instructions. Exception: Listed and labeled condensing (ductless) clothes dryers. SECTION 404 OCCUPANCY LIMITATIONS 404.1 Privacy. Dwelling units, hotel units, housekeeping units, rooming units and dormitory units shall be arranged to provide privacy and be separate from other adjoining spaces. 404.2 Minimum room widths. A habitable room, other than a kitchen, shall be not less than 7 feet (2134 mm) in any plan dimension. Kitchens shall have a minimum clear passageway of 3 feet (914 mm) between counterfronts and appliances or counterfronts and walls. 404.3 Minimum ceiling heights. Habitable spaces, hall- ways, corridors, laundry areas, bathrooms, toilet rooms and habitable basement areas shall have a minimum clear ceiling height of 7 feet (2134 nun). Exceptions: 1. In one- and two-family dwellings, beams or girders spaced not less than 4 feet (1219 mm) on center and projecting not greater than 6 inches (152 min) below the required ceiling height. 2. Basement rooms in one- and two-family dwellings occupied exclusively for laundry, study or recreation purposes, having a minimum ceiling height of 6 feet 8 inches (2033 mm) with a minimum clear height of 6 feet 4 inches (1932 mm) under beams, girders, ducts and similar obstructions. 3. Rooms occupied exclusively for sleeping, study or similar purposes AL a sloped ceiling over all or part of the room, with a minimum clear ceiling height of 7 feet (2134 mm) over not less than one- third of the required minimum floor area. In calcu- lating the floor area of such rooms, only those por- tions of the floor area with a minimum clear ceiling height of 5 feet (1524 mm) shall be included. 404.4 Bedroom and living room requirements. Every bed- room and living room shall comply with the requirements of Sections 404.4.1 through 404.4.5. 404.4.1 Room area. Every living room shall contain not less than 120 square feet (11.2 m2) and every bedroom shall contain not less than 70 square feet (6.5 m2) and every bedroom occupied by more than one person shall contain not less than 50 square feet (4.6 m2) of floor area for each occupant thereof. 404.4.2 Access from bedrooms. Bedrooms shall not con- stitute the only means of access to other bedrooms or hab- itable spaces and shall not serve as the only means of egress from other habitable spaces. Exception: Units that contain fewer than two bed- rooms. 404.4.3 Water closet accessibility. Every bedroom shall have access to not less than one water closet and one lava- tory without passing through another bedroom. Every bed- room in a dwelling unit shall have access to not less than one water closet and lavatory located in the same story as the bedroom or an adjacent story. 404. 4.4 Prohibited occupancy. Kitchens and nonhabit- able spaces shall not be used for sleeping purposes. 404.4.5 Other requirements. Bedrooms shall comply with the applicable provisions of this code including, but not limited to, the light, ventilation, room area, ceiling height and room width requirements of this chapter; the plumbing facilities and water -heating facilities require- ments of Chapter 5; the heating facilities and electrical receptacle requirements of Chapter 6; and the smoke detector and emergency escape requirements of Chapter 7. 404.5 Overcrowding. Dwelling units shall not be occupied by more occupants than permitted by the minimum area requirements of Table 404.5. TABLE 404.5 MINIMUM AREA REQUIREMENTS SPACE MINIMUM AREA IN SQUARE FEET 1-2 occupants 3-5 occupants 6 or more occupants Living roomap h 120 120 150 Dining room',b No requirement 80 100 Bedrooms Shall comply with Section 404.4.1 For SI: l square foot = 0.0929 m'-. a. See Section 404,5.2 for combined living rooni/dining room spaces. b. See Section 404.5.1 for limitations on determining the minimum occupancy area for sleeping purposes. 404.5.1 Sleeping area. The minimum occupancy area required by Table 404.5 shall not be included as a sleeping area in determining the minimum occupancy area for sleeping purposes. Sleeping areas shall comply with See - 1404.41 404.5.2 Combined spaces. Combined living room and dining room spaces shall comply with the requirements of 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 as a combination living room/dining room. 404.6 Efficiency unit. Nothing in this section shall prohibit an efficiency living unit from meeting the following require- ments: 1. A unit occupied by not more than one occupant shall have a minimum clear fl oor area of 120 square feet (11.2 m2). A unit occupied by not more than two occu- pants shall have a minimum clear floor area of 220 square feet (20.4 m2). A unit occupied by three occu- pants shall have a minimum clear floor area of 320 square feet (29.7 m2). These required areas shall be exclusive of the areas required by Items 2 and 3. 2. The unit shall be provided with a kitchen sink, cooking appliance and refrigeration facilities, each having a minimum clear working space of 30 inches (762 mm) ]OOSY9�86 18 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 11 ,, ',��'" �' `' � Copyright®zo1�ICC.dlI. RIGHTS RESERVED.dccesud by AelileySrathatos(astathatos�annazevs.gov),(-)OrderYumberxtoos�eoae on\fay os, zozooe:u.{r{(pDT)pursuantto License Agre<mentaith ICC No tunher reproduction, no further rcpmduceions by any third party, or distrihution authorized. Single uur only, cop)�ng and nen.nrking prohibited. ANY UNAUTHORIZED RF.PRODUCT[ON ON DISTRIBUTION 15 A VIOLATION OP THE FEDERAL COPYRiGH'C ACC ANll THE LICENSE AGREEhf ENI', AND SUOf ECC TO CI\'IL AND CRl\{INAL YENAL17E5 THEREUNDER. LIGHT, VENTILATION AND OCCUPANCY LIMITATIONS in fiont. 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. [oos�y�sa 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 19 �', - " �!T'�'},�'}�� Copyright®zo��ICC..{I.L RIGHTS RFaf.RVCD..{���ssed 6y.{shley Stathatos(:utathatos�annateeas.gov),(-)Order Numher aiooa�9�ee on\fay oa, xozo on:l+.{,\i(PDTl pursuant to License Agrexment with YR 1 , ��' 7y ICC. No further reproduction, no further reproduceions by any third party, or disvi6ution aneharized. Single user only, espying and nenvo�king prohibited. ANY UNAUTHORI7.F.D REPRODUCTION OR DISTRIIIU'rION IS { VIOLATION OP't'HP. FEDERAL COPYRIGHT ACT .{ND'I'HE LICENSE AGREEh1E\ [', AND SUR�P.CT TO CI\'IL ANU CRI1fINAL PENALTIES THF.RF.UNDER. I00679�56 2p 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® Copyright e xot v ICC. ,{I.L RIGf ITS RFSE,RVF,D. Acssud 6y Ashley Statharos (aziathatosi?annat�eas.gov), (-)Order Number a [oouvszae on A1ay os, zom oa:ta AA[ (PDT) pursuant to License Agreement with ICC. No further reproduction, no further reproductions by any ehird party, or disttibution authorized. Single uur only, copl�ng and networking prohibited. AN\' UNAU'I'HONI'LEU REPRODUCTION OR DISTRIEUTION IS.{ VIOI.A'I'lON OP 1'HE FEDERAL COPYRIGHT ACT ANU THE L[CENSE AGREEI.fEN7', ANU SUEIEC7' TO C[\'1[. AND CRIMINAL FENAL'I'lE5 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 GENERAL 501.1 Scope. The provisions of this chapter shall govern the minimum plumbing systems, facilities and plumbing fixtures to be provided. 501.2 Responsibility. The owner of the structure shall pro- vide and maintain such plumbing facilities and plumbing fix- tures in compliance with these requirements. A person shall not occupy as owner• -occupant or permit another person to occupy any structure or premises that does not comply with the requirements of this chapter. SECTION 502 REQUIRED FACILITIES Dwelling units. Every dwelling unit shall contain its own bathtub or shower, lavatory, water closet and kitchen sink that shall be maintained in a sanitary, safe working con- dition. The lavatory shall be placed in the same room as the water closet or located in close proximity to the door leading directly into the room in which such water closet is located. A kitchen sink shall not be used as a substitute for the required lavatory. [P] 502.2 Rooming houses. Not less than one water closet, lavatory and bathtub or shower shall be supplied for each four rooming units. [P] 502.3 Hotels. Where private water closets, lavatories and baths are not provided, one water closet, one lavatory and one bathtub or shower having access from a public hallway shall be provided for each 10 occupants. [P] 502.4 Employees' facilities. Not less than one water closet, one lavatory and one drinking facility shall be avail- able to employees. [P] 502.4.1 Drinking facilities. Drinking facilities shall be a drinking fountain, water cooler, bottled water cooler or disposable cups next to a sink or water dispenser. Drinking facilities shall not be located in toilet rooms or bathrooms. [P] 502.5 Public toilet facilities. Public toilet facilities shall be maintained in a safe, sanitary and working condition in accordance with the hrternational Plumbing Code. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occcr- pancy of the premises. SECTION 503 TOILET ROOMS [P] 503.1 Privacy. Toilet rooms and bathrooms shall provide privacy and shall not constitute the only passageway to a hall or other space, or to the exterior. A door and interior locking device shall be provided for all common or shared bathrooms and toilet rooms in a multiple dwelling. [P] 503.2 Location. Toilet rooms and bathrooms serving hotel units, rooming units or dormitory units or housekeeping units, shall have access by traversing not more than one flight of stairs and shall have access from a common hall or pas- sageway. [P] 503.3 Location of employee toilet facilities. Toilet facil- ities shall have access fiom within the employees' working area. The required toilet facilities shall be located not more than one story above or below the employees' working area and the path of travel to such facilities shall not exceed a dis- tance of 500 feet (152 m). Employee facilities shall either be separate facilities or combined employee and public facilities. Exception: Facilities that are required for employees in storage structures or kiosks, which are located in adjacent structures under the same ownership, lease or control, shall not exceed a travel distance of 500 feet (152 m) from the employees' regular working area to the facilities. [P] 503.4 Floor surface. In other than dwelling units, every toilet room floor shall be maintained to be a smooth, hard, nonabsorbent surface to permit such floor to be easily kept in a can and sanitary condition. SECTION 504 PLUMBING SYSTEMS AND FIXTURES [P] 504.1 General. Plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obsriuctions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. Plumbing fixtures shall be maintained in a safe, sanitary and functional condition. [P] 504.2 Fixture clearances. Plumbing fixtures shall have adequate clearances for usage and cleaning. 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE° 21 �y�.�p Copyrigbte:onlCG.{L1. RtGFiTS RESERVED. Amessed by Asliley Stathams(sslaehatosgannatecas gov),(-)Order Number xloonowaa cot \Say os, zo:o oeaa AM (PDT) Pursuant to License Agreement rsi I008�9�86 th � � " � ,111 ICC. No Lurcher reproduaioo,no(unher reproduc[ions 6y any third party, or distribution authorized. Single user onl,•, copying and networking prohibited.AM'UNAU7'HORIZED REPAODUCTtO\Oti __��� D[5-CAIRLTTION IS.{VIOLATION OF THE EEDF.RAL COPYRIGHT ACI'.{ND THE CICF.\SH AGREEEfENT, ANO SUO(P.CC'1'OCI\'IL AND CRIM1t[NAL PF,NALI7PS THEREUNDER PLUMBING FACILITIES AND FIXTURE REQUIREMENTS [P] 504.3 Plumbing system hazards, Where it is found that a plumbing system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, inadequate venting, cross connection, backsiphonage, improper installation, deterioration or damage or for similar reasons, the code official shall require the defects to be cor- rected to eliminate the hazard. SECTION 505 WATER SYSTEM [P] 505.1 General. Every sink, lavatory, bathtub or shower, 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, laundry facilities, bathtubs and showers shall be supplied with hot or tempered and cold running water in accordance with the International Plumbing Code. [P] 505.2 Contamination. The water supply shall be main- tained free from contamination, and all water inlets for plumbing fixtures shall be located above the flood -level rim of the fixture. Shampoo basin faucets, janitor sink faucets and other hose bibs or faucets to which hoses are attached and left in place, shall be protected by an approved atmospheric -type vacuum breaker or an approved permanently attached hose connection vacuum breaker. [P] 505.3 Supply. The water supply system shall be installed and maintained to provide a supply of water to plumbing tures, devices and appurtenances in sufficient volume and at pressures adequate to enable the fixtures to function properly, safely, and free from defects and leaks. [P] 505.4 Water heating facilities. Water heating facilities shall be properly installed, maintained and capable of provid- 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 (43°C). A gas -burning water heater shall not be located in any bathroom, toilet room, bedroom or other occupied room normally kept closed, unless adequate combustion air is provided. An approved combination temperature and pressure -relief valve and relief valve discharge pipe shall be properly installed and main- tained on water heaters. [P] 505.5 Nonpotable water reuse systems. Nonpotable water reuse systems and rainwater collection and conveyance systems shall be maintained in a safe and sanitary condition. Where such systems are not properly maintained, the systems shall be repaired to provide for safe and sanitary conditions, or the system shall be abandoned in accordance with Section 505.5.1. [P] 505.5.1 Abandonment of systems. Where a nonpota- ble water reuse system or a rainwater collection and distri- bution system is not maintained or the owner ceases use of the system, the system shall be abandoned in accordance with Section 1301.10 of the International Plumbing Code, SECTION 506 SANITARY DRAINAGE SYSTEM General. Plumbing fixtures shall be properly con- nected to either a public sewer system or to an approved pri- vate sewage disposal system. [P] 506.2 Maintenance. Every plumbing stack, vent, waste and sewer line shall function properly and be kept free from obstructions, leaks and defects. [P] 506.3 Grease interceptors. Grease interceptors and auto- matic grease removal devices shall be maintained in accor- dance with this code and the manufacturer's installation instructions. Grease interceptors and automatic grease removal devices shall be regularly serviced and cleaned to prevent the discharge of oil, grease, and other substances harmful or hazardous to the building drainage system, the public sewer, the private sewage disposal system or the sew - treatment plant or processes. Records of maintenance, cleaning and repairs shall be available for inspection by the code official. SECTION 507 STORM DRAINAGE [P] 507.1 General. Drainage of roofs and paved areas, yards and courts, and other open areas on the premises shall not be discharged in a manner that creates a public nuisance. IOOg7Y786 22 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® r •' �' p Copyright®zoi�ICC. ALL RIGHTS RFS F.RVED.Aec<ssed by,{shley5tathams(astaihatos�annaiexas.gov),(-)Order Num6zralooe�s�ea on Aiay w,zazoaa:ia.{TI(pDT)pursunntto license.{greementwith � • ' r (I f ,� ''" ICC Noiorther reproduction, no further rcproduaions by any third party, or dist�ihution authorired. Single user o�ly,mp,gng and networking prohibited. ANY UNAUTfiORIZED REPRODllCTION OR DI51'RIAUTION iS A V[OI.ATION OF 1'HE FEDERAL COPYRIGHT ACI' AND THE LICENSE, AGREE�IENT, AND SUOIECT 1'O CIVIL AND CAI\11NAI. PENAI: PIES 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 GENERAL 601.1 Scope. The provisions of this chapter shall govern the minimum mechanical and electrical facilities and equipment to be provided. 601.2 Responsibility. The owner of the structure shall pro- vide and maintain mechanical and electrical facilities and equipment in compliance with these requirements. A person shall not occupy as owner -occupant or permit another person to occupy any premises that does not comply with the requirements of this chapter. SECTION 602 HEATING FACILITIES 602.1 Facilities required. Heating facilities shall be pro- vided in structures as required by this section. 602.2 Residential occupancies. Dwellings shall be provided with heating facilities capable of maintaining a room tem- perature of 68°F (20°C) in all habitable rooms, bathrooms and toilet rooms based on the winter outdoor design tempera- ture for the locality indicated in Appendix D of the Interna- tional Plumbing Code. Cooking appliances shall not be used, or shall portable unvented fuel -burning space heaters be used, as a means to provide required heating. Exception: In areas where the average monthly tempera- ture is above 30°F (-1°C), a minimum temperature of 65°F (18°C) shall be maintained. 602.3 Heat supply. Every owner and operator of any build- ing who rents, leases or lets one or more dwelling units or sleeping units on terms, either expressed or implied, to fur- nish heat to the occupants thereof shall supply heat during the period from [DATE] to [DATE] to maintain a minimum tem- perature of 68°F (20°C) in all habitable rooms, bathrooms and toilet rooms. Exceptions: 1. When the outdoor temperature is below the winter outdoor design temperature for the locality, mamLC- nance of the minimum room temperature shall not be required provided that the heating system is oper- ating at its full design capacity. The winter outdoor design temperature for the locality shall be as cated in Appendix D of the International Plumbing Code. areas where the average monthly temperature is above 30°F (-I°C), a minimum temperature of 65°F (18°C) shall be maintained. 602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied with heat during the period from [DATE] to [DATE] to maintain a minimum temperature of 65°F (18°C) during the period the spaces are occupied. Exceptions: 1. Processing, storage and operation areas that require cooling or special temperature conditions. 2. Areas in which persons are primarily engaged in vigorous physical activities. 602.5 Room temperature measurement. The required room temperatures shall be measured 3 feet (914 mm) above the floor near the center of the room and 2 feet (6 10 mm) inward from the center of each exterior wall. SECTION 603 MECHANICAL EQUIPMENT 603.1 Mechanical equipment and appliances. Mechanical equipment, appliances, fireplaces, solid fuel -burning appli- ances, cooking appliances and water heating appliances shall be properly installed and maintained in a safe working con& tion, and shall be capable of performing the intended func- tion. 603.2 Removal of combustion products. Fuel -burning equipment and appliances shall be connected to an approved chimney or vent. Exception: Fuel -burning equipment and appliances that are labeled for unvented operation. 603.3 Clearances. Required clearances to combustible mate- rials shall be maintained. 603.4 Safety controls. Safety conhols for fuel -burning equipment shall be maintained in effective operation. 603.5 Combustion air. A supply of air for complete combus- tion of the fuel and for ventilation of the space containing the t OOS79�86 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 23 ���' t�'' ' Copyrightazat>ICC..{LL RIGHTS RF.SERVCD..{ccessed by,{shley Swthatos (utathatos�+annat�vz.govJ,(-)Order Number atooazs�ae on \(ay os, zozo oa:t+Al.{(PDT pursuant to [Icense Agreement with [CC. \o further reproduction, no further reproductions by any third party, or distribution authorized. Single user only, cop,Sng and netreorking prohibited. ANY UNAUTF{ORI'LF.D REPRODUCCION OR DISTAlIIUTION I5 .{VIOLA't'LON OF THE FEDERAL COPYRIGHT' ACC ANU THE LICENSE AGIiF.Eh1EN1', ANU SUOIECT TO C[l'IL AND CRIMINAL PF.\AL'CIFS THEREUNUEIi. MECHANICAL AND ELECTRICAL REQUIREMENTS fuel -burning equipment shall be provided for the fuel -burning equipment. 603.6 Energy conservation devices. Devices intended to reduce fuel consumption by attachment to a fuel -burning appliance, to the fuel supply line thereto, or to the vent outlet or vent piping therefrom, shall not be installed unless labeled for such purpose and the installation is specifically approved. SECTION 604 ELECTRICAL FACILITIES 604.1 Facilities required. Every occupied building shall be provided with an electrical system in compliance with the requirements of this section and Section 605. 604.2 Service. The size and usage of appliances and equip- ment shall serve as a basis for determining the need for ad& tional facilities in accordance with NFPA 70. Dwelling units shall be served by a three -wire, 120/240 volt, single-phase electrical service having a minimum rating of 60 amperes. 604.3 Electrical system hazards. Where it is found that the electrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, improper fusing, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration or damage, or for similar reasons, the code official shall require the defects to be corrected to eliminate the hazard. 604.3.1 Abatement of electrical hazards associated with water exposure. The provisions of this section shall gov- ern the repair and replacement of electrical systems and equipment that have been exposed to water. 604.3.1.1 Electrical equipment. Electrical distribu- tion equipment, motor circuits, power equipment, trans- formers, wire, cable, flexible cords, wiring devices, ground fault circuit interrupters, surge protectors, molded case circuit breakers, low -voltage fuses, lumi- naires, ballasts, motors and electronic control, signaling and communication equipment that have been exposed to water shall be replaced in accordance with the provi- sions of the International Building Code. Exception: The following equipment shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved man- ufacturer's representative indicates that the equip- ment has not sustained damage that requires replacement: 1. Enclosed switches, rated not more than 600 volts or less. 2. Busway, rated not more than 600 volts. 3. Panelboards, rated not more than 600 volts. 4. Switchboards, rated not more than 600 volts. 5. Fire pump controllers, rated not more than 600 volts. 6. Manual and magnetic motor controllers. 7. Motor control centers. 8. Alternating current high-voltage circuit breakers. 9. Low -voltage power circuit breakers. 10. Protective relays, meters and current trans- formers. 11. Low- and medium -voltage switchgear. 12. Liquid -filled transformers. 13. Cast -resin transformers. 14. Wire or cable that is suitable for wet loca- tions and whose ends have not been exposed to water. 15. Wire or cable, not containing fillers, that is suitable for wet locations and whose ends have not been exposed to water. 16. Luminaires that are listed as submersible. 17. Motors. 18. Electronic control, signaling and communi- cation equipment. 604.3.2 Abatement of electrical hazards associated with fire exposure. The provisions of this section shall govern the repair and replacement of electrical systems and equip- ment that have been exposed to fire. 604.3.2.1 Electrical equipment. Electrical switches, receptacles and fixtures, including furnace, water heat- ing, security system and power distribution circuits, that have been exposed to fire, shall be replaced in accordance with the provisions of the International Building Code. Exception: Electrical switches, receptacles and fix - hues that shall be allowed to be repaired where an inspection report from the equipment manufacturer or approved manufacturer's representative indicates that the equipment has not sustained damage that requires replacement. SECTION 605 ELECTRICAL EQUIPMENT 605.1 Installation. Electrical equipment, wiring and appli- ances shall be properly installed and maintained in a safe and approved manner. 605.2 Receptacles. Every habitable space in a dwelling shall contain not less than two separate and remote receptacle out- lets. Every laundry area shall contain not less than one grounding -type receptacle or a receptacle with a ground fault circuit interrupter. Every bathroonn shall contain not less than one receptacle. Any new bathroom receptacle outlet shall have ground fault circuit interrupter protection. All receptacle outlets shall have the appropriate faceplate cover for the loca- tion. 605.3 Luminaires. Every public hall, interior stairway, toilet room, kitchen, batlu•oonn, laundry room, boiler room and fur- nace room shall contain not less than one electric luminaire. IOOE797sb 24 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE'° t !" ' a Copyri�t©xo17ICC..{LL RIGHTS RFS£.RVGD..{�,essed by As111ey5tathatos(.utaihatos�annatec�s.gov),(-)Order Number<looa7s�eb on \fay os, zozo os:IS AAf (PDT)pursuvit to ilcznse.4grczment with r • I ! I�� ICC. No iur[her reproduttion,no(urther reproductions by any third parry, or disvihution auehorixd. Single uur only.copying and nel�rorkingprohibiled. ANY UNAUTHORIZED RF.PRODUCC[ON OII DI5TRIRUTION IS A VIOI.A7'ION OP 1'HE FF.DF.RAI. COPYRIGHT ACT .{� D'THF. LICENSE AGREEAIF.NI', ANU SUII)P.Ci'TOC[\'IL AND C0.I\1[NAL PtiNACT[FS THER£UNDF.R. 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 tunes when the building is occupied. Exceptions 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. IOOBy9�86 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 25 ��' , „ ' � CopyriglRezoi�ICC..{LL RIGHTS RE.iF.RVED..{eeesud by.{shley5tathatos(utaihatos�nnnate�as.gov),()Order Number.looe�9�ae on \fay os, zazo oa:u AAf (PDT pursuant to Licence.{grcemenl with ICC. No further reproduction. no futther reproductions by any third party, ar dinribution authorized. Single user only. copying and nenrorking prohibited. ANY UNAUCIIORI"I.EU IiEPRODUCCION OA DISTAIAUI'ION IS A VIOLATION OE THE FEDERAL COPYRIGHT AC'C ANU THE LICENSE AGAF.ETfENT, AND SURyECT TO CI\'II. ANO CRIMINAL PENALTIFS THEIiEUNUER. 10087978fi 26 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® Copyright D zo t7 iCC..{I.I. RIGHTS RF.SF.RVED..{ccessed by Ashley Smthatos (astathatos�annatexas.gov), (-) Order Number..tooax9xes on \fay os, zoza oe:ti .{b{ (PDT) pursoant to License.{grcemenl with ICC. No further reproJuaion, no funher reproductions by any third party, or distribution authorized. Single user only.cap)ing and neneorking prohibited. ANY UNAUTt{ORIZF;D RF.PRODUCf[ON OR DISTRIBUTION IS .{ VIOLATION OP R'HE FEDERAL. COPYRIGHT ACC .{ND THE [,ICENSF: AGREE�IEYC, ANU SUO)F.CI"CO CIVIL. AND CRIMINAL PENAL'1'IPS THF:REUNDF.R. CHAPTER 7 FIRE SAFETY REQUIREMENTS User note: About Phis 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 GENERAL 701.1 Scope. The provisions of this chapter shall govern the sistance-rated assembliesThe provisions minimum conditions and standards for fire safety relating to structures and exterior premises, including fire safety facili- ties and equipment to be provided. 701.2 Responsibility. The owner of the premises shall pro- vide and maintain such fire safety facilities and equipment in 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- ments of this chapter, SECTION 702 MEANS OF EGRESS [F] 702.1 General. A safe, continuous and unobstructed path of travel shall be provided from any point in a building or structure to the public way. Means of egress shall comply with the International Fire Code. [F] 702.2 Aisles. The required width of aisles in accordance with the International Fire Code shall be unobstructed. [F] 702.3 Locked doors. Means of egress doors shall be readily openable from the side from which egress is to be made without the need for keys, special knowledge or effort, except where the door hardware conforms to that permitted by the International Building Code. [F] 702.4 Emergency escape openings. Required emergency escape openings shall be maintained in accordance with the code in effect at the time of construction, and the following. Required emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars, grilles, grates or similar devices are per- mitted to be placed over emergency escape and rescue open- ings provided that the minimum net clear opening size complies with the code that was in effect at the time of con- struction and such devices shall be releasable or removable from the inside without the use of a key, tool or force greater than that which is required for normal operation of the escape and rescue opening. SECTION 703 FIRE -RESISTANCE RATINGS [F] 703.1 Fire -re. of this chapter shall govern maintenance of the materials, sys- tems and assemblies used for structural fire resistance and fire -resistance -rated construction separation of adjacent spaces to safeguard against the spread of fire and smoke within a building and the spread of fire to or from buildings. [F] 703.2 Unsafe conditions. Where any components are not maintained and do not function as intended or do not have the fire resistance required by the code under which the building was constructed or altered, such components or portions thereof shall be deemed unsafe conditions in accordance with Section 111.1.1 of the International Fire Code. Components or portions thereof determined to be unsafe shall be repaired or replaced to conform to that code under which the building was constructed or altered. Where the condition of compo- nents is such that any building, structure or portion thereof presents an imminent danger to the occupants of the building, structure or portion thereof, the fire code official shall act in accordance with Section 111.2 of the International Fire Code. [F] 703.3 Maintenance. The required fire -resistance rating of fire -resistance -rated construction, including walls, firestops, shaft enclosures, partitions, smoke barriers, floors, fire -resistive coatings and sprayed fire-resistant materials applied to structural members and joint systems, shall be maintained. Such elements shall be visually inspected annu- ally by the owner and repaired, restored or replaced where damaged, altered, breached or penetrated. Records of inspec- tions and repairs shall be maintained. Where concealed, such elements shall not be required to be visually inspected by the owner• unless the concealed space is accessible by the removal or movement of a panel, access door, ceiling tile or entry to the space. Openings made therein for the passage of pipes, electrical conduit, wires, ducts, air transfer and any other reason shall be protected with approved methods capa- ble of resisting the passage of smoke and fire. Openings tluough fire -resistance -rated assemblies shall be protected by self- or automatic -closing doors of approved construction meeting the fire protection requirements for the assembly. 100879786 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 27 " ' Copyrights 2oc7ICC. ALL RIGHTS RESERVED.A<.essed by Ashley Swthalos(aztachatos�annaiexas.gov),(-)Order Num6er.laia�9�aa on \lay os, zaio oa:ia AEf (PDT)purs�ant to License.{grcemmtu�tli � ' � [CC. No further reprodu<cion, no further reproduniorebyany third party, ordistrihu[ion authorized. Singleuseronty, mpyingund nenrorkingprohibited. ANY UNAUTFiOAI7.ED RF.YAODUCT[ON OIt UISTRIRUTION IS A VIOLATION OP 1"HE PEDf.RAL COYYRIGHI' ACI' AND 7'HF. LICENSE AGItEEhiF.\ f, ANO SUOIECT TO CIVIL AND CRI\FINAL PENALTIES THEREUNDER. FIRE SAFETY REQUIREMENTS [F] 703.3.1 Fire bloc ng and draft stopping. Required Ire blocking and draft stopping in combustible concealed spaces shall be maintained to provide continuity and integ- rity of the construction. [F] 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. [F] 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 -party 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. [F] 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 1 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. [F] 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. [F] 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. [F] 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. [F] 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. [F] 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, [F] 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 [F] 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, [F] 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. [F] 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. [F] 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. 1006]9786 28 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® ' t ' , r'T"'�' "' ' p Copyright®xo»ICC..{[,[,R(GHTi RFSF.RVED..{cces�ed by Ash)ey Stathatos(astaih3tosrannateras.gov), (-)OrderNm�ber <roaa]9>aeon \lay oe, xoxo oe:��Al.f (PDT)pursuant to [.icenxe.{grcement with �►w.�•�l� ICC. No further reproduecion, no further reproductions by any third party, or diseri6ution authorized. Single uur only, copying and networking prohibited. ANY UNAUTHORI7,ED ItF.PRODUCC[ON OR DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACC .{NU THE LICENSE AGREEh{ENT, AND SUO)f,C7' TO C[\'IL AND CRI\FINAL NENALTIEg'CHERF:UNDF.R. 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. [F] 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 [F] NIA 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 .2.1 Records. Records shall be maintained of all system inspections, tests and maintenance required by the referenced standards. [F] 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. [F] 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. [F] 704.3.1 Emergency impairments. Where unplanned impairments of fire protection 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 [F] 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. [F] 704.4.1 Removal of or tampering with appurte- nances. Locks, gates, doors, barricades, chains, enclo- smes, 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. [F] 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 In ternational 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 fi re department fittings. [F] 704.4.3 Termination of monitoring service. For fire alarm systems required to be monitored by the Inter•rna- 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. [F] 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 (152 rrun) high and words in letters not less than 2 inches (51 nun) high or an arrow to indicate the loca- tion. Such signs shall be subject to the approval of the fire code official. [F] 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, walIs 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. [F] 704.5.2 Clear space around connections. A working space of not less than 36 inches (914 rim) in width, 36 inches (914 mm) in depth and 78 inches (1981 mm) in height shall be provided and maintained in fi•ont of and to the sides of wall -mounted fire department connections and around the circumference of free-standing fire department connections. 10087YJ66 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 29 ' t' ' p CopyrightezotJICC. ALL RIGHTS RESERVRD. Accessedby Ashley Stathatos(aststhatoszannatexaz.gov),(-)OrderVumberxtooasY�aa on May oa, zoxooe:ta.{hf(pDT)pursuant to Li<ens<Agreementvdttr � [CC. Na further reproduaioo, no further reproductions 6y any third piny, or distribution authorised. Single user only, cop,�ng and networking prohibited. ANY UNAU'CHORI'I.ED RF,PRODUCI'ION OR DISTRI➢UTION IS.{VIOLA'iION OP THE EEUERAL COPYRIGHT ACf ANll'CHF: [.ICENSF. AGRF.F.MI:NT, AND SU➢IP.CL TO C[VIL AND CRI\SINAI. pYNAL'1'fES TH➢REUNDER. FIRE SAFETY REQUIREMENTS [F] 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. [F] 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: 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 in) horizontally from a pernanently installed cooking appliance. 2. Ionization smoke alarms with an alarm -silencing switch shall not be installed less than 10 feet (3048 mm) horizontally fi•om a permanently installed cooking appliance. IOOa79�e6 1. Where the code that was in effect at the time of 3. Photoelectric smoke alarms shall not be installed construction required smoke alarms and smoke less than 6 feet (1829 mm) horizontally from a alarms complying with those requirements are permanently installed cooking appliance. already provided. [F] 704.6.1.4 Installation near bathrooms. Smoke 2. Where smoke alarms have been installed in occu_ alarms shall be installed not less than 3 feet (914 mm) panties and dwellings that were not required to horizontally from the door or opening of a bathroom have them at the time of construction, additional that contains a bathtub or shower unless this would pre - smoke alarms shall not be required provided that vent placement of a smoke alarm required by Section the existing smoke alarms comply with require- 704.6.1.1 or 704.6.1.2. ments that were in effect at the time of installa- [F] 704.6.2 Interconnection. Where more than one smoke tion. alarm is required to be installed within an individual 3. Where smoke detectors connected to a fire alarm divelling or sleeping unit, the smoke alarms shall be inter- system have been installed as a substitute for connected in such a manner that the activation of one smoke alarms. alarm will activate all of the alarms in the individual unit. [F] 704.6.1.1 Group R4. Single- or multiple -station Physical interconnection of smoke alarms shall not be smoke alarms shall be installed in all of the following required where listed wireless alarms are installed and all locations in Group R-1: alarms sound upon activation of one alarm. The alarm shall be clearly audible in all bedrooms over background 1. In sleeping areas. noise levels with all intervening doors closed. 2. In every room in the path of the means of egress Exceptions: from the sleeping area to the door leading from 1. Interconnection is not required in buildings that the sleeping unit. are not undergoing alterations, repairs or con - 3. In each story within the sleeping unit, including struction of any kind. basements. For sleeping units with split levels 2. Smoke alarms in existing areas are not required and without an intervening door between the to be interconnected where alterations or repairs adjacent levels, a smoke alarm installed on the do not result in the removal of interior wall or upper level shall suffice for the adjacent lower ceiling finishes exposing the structure, unless level provided that the lower level is less than one there is an attic, crawl space or basement avail - full story below the upper level. able that could provide access for interconnection [F] 704.6.1.2 Groups R-2, R-3, R4 and I-1. Single- without the removal of interior finishes. or multiple -station smoke alarms shall be installed and [F] 704.6.3 Power source. Single -station smoke alarms maintained in Groups R-2, R-3, R-4 and I4 regardless shall receive their primary power from the building wiring of occupant load at all of the following locations: provided that such wiring is served from a commercial 1. On the ceiling or wall outside of each separate source and shall be equipped with a battery backup. sleeping area in the immediate vicinity of bed- Smoke alarms with integral strobes that are not equipped rooms. with battery backup shall be connected to an emergency 2. In each room used for sleeping purposes. electrical system. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and with - 3. In each story within a dwelling unit, including out a disconnecting switch other than as required for over- basenuents but not including crawl spaces and current protection. uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening Exceptions: door between the adjacent levels, a smoke alarm 1. Smoke alarms are permitted to be solely battery installed on the upper level shall suffice for the operated in existing buildings where construction adjacent lower level provided that the lower level is not taking place. is less than one frill story below the upper level. 2. Smoke alarms are permitted to be solely battery [F] 704.6.1.3 Installation near cooking appliances. operated in buildings that are not served from a Smoke alarms shall not be installed in the following commercial power source. 30 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE' 1, ' , 1, ' ' u Copyright e 2017ICC. ALL RIGI ITS RESERVED. Accessed by Ashley Stathatos (astathatospannannxas.gov), (-) Order Number cIM879786 on Slay 06, 2020 08:14 ASl (PDT) pursuant to License Agreement tsgth fall�� no ICC. No further reproduction, no further reproductions by any third pony, or distribution authorized. Single user only, cupping and networking prohibited. ANY UNAUTHORIZED REPRODUCTION OR DISTRIBUTION IS A VIOLATION OP THE FEDERAL COPYRIGHT ACT AND THE LICENSE AGREEMENT, AND SUBJECT TO CIVIL 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 Smolee 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: 1. 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 dwelling 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. 10067978fi 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 31 a Copyright®xosv lCC..{LI. RIGHTS RF_iCRVED. Accesud by As)dey Stathatos(aztazhatos�annateras.gov),(-)OrderNumber stooev9�en on htay ob, aozo oe:ta.{bf (PDT pursuant to License Agreement with �I,L11 ' ' MI�I�Q LCC. Na Nrther reproduction, no further reproductions by any third parry, or disnibution auehorized. Single uur only, mpydog and networking prohibited. ANY UNAUTFIORl7.F:U REPRODUCI'[ON OR 1 UISCRIEUCtON IS A VIOLA'I10N OP 1'HE FEDERAL COPYIlIGH1' ACT A\D THF. LICENSE AGREE�fEN"C, ANO SUII)EC'1' 1'O CIVIL AND CRI\4INAL Pf.NAL: CLPS'CHEREUNDER. 100879756 32 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® Copyright Dzo[�ICC. AI.I.RIGHTS RESF.RVPD.,{ccesud by.{shley Stathuos(uinihatos�annateeacgov),(-J Order Number>tooerszea on\{yy os, zazo on:t+.{h{(pOT)pursuanl to License.{greement u�th [CC. Na further reproduction,no(unher reproductions by any third party, or dis[ribution auehorized. 5ingie user only, capl�ng and net[vorking prohibitzd. ANY UNAUTFiOR17.F;D REPRODUCTION OR UIS'I"RIllUT10N IS .{ V[OLA170N OP 1'HE FEDERAL COPYRIGHT ACl' .{NU THE LICENSE: AGREEh(ENT, AND SUR)ECT TO CIVIL ANU CRI\{INAL YENALTIES THEREUNDER. 100879786 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 ASTM International 100 Barr Harbor Drive, P.O. Box C700 West Conshohocken, PA 19428-2959 F1346-91 (2010): Performance Specifications for Safety Covets 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, 2013 ., 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-18: 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, 604.3.1.15 702.1, 702.23 704.15 704.1.2, 704.1.3, 704.3, 704.3.1, 704.4.25 704.4.31 704.5.1, 704.6.4, 705.1 IFGC-18: International Fuel Gas Code® 102.3, 2013 IMC -18: International Mechanical Code' 102.3, 2013 IPC -18: International Plumbing Code® 102.3, 201.3, 502.5, 505.1, 505.5.11 602.21 602.3 IRC -18: International Residential Codes 102.3, 2013 IZC-18: International Zoning Code° 102.3, 201.3 ■2'0..18 INT■.^E�wRNATIONAL PROPERTY MAINTENANCE CODE® 33 YTiJ•7�Jr�' . ' e Copyright®zot>ICC..{LL RIGHTS RESF.RVGD. Accessed by Ashley Stathatos(azt�thatosPannateas.govl.(-10rder Numb<r>toon>9>es on \fay oss, zozo oa:ta.{M(PDT)Pursu.snt to Ll<ense.{greement vdth � ICC. No further reproduction, no further reproduuions by any third party, or distribution authorized. Single user only, copying and r,en.nrAing prohibited. ANY UNAU'1'HORI'I.ED RF.PRODUCp10N OR DISTRIBUTION 15 A VIOLATION OP 1'HE PEDF.RA[. COPYRIGHT ACL AND THE, L[CENSF. AGREEAIE:VI', AND SUBIECp TO CIVIL ANU CRIp41NAL PENALTIES THF'.REUNUER. REFERENCED STANDARDS 10-17: Standard for Portable Fire Extinguishers 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 National Fire Protection Association 1 Batte>ymarch Park Quincy, MA 02169-7471 25-17: Standard for the Inspection, Testing and Maintenance of Water -Based Fire Protectimi Systems Table 704.2 70-17: National Electrical Code 102.35 201.31 604.2 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] 705.2 750-14: Standard on Water Mist Fire Protection Systems Table 704.2 2001-15: Standard on Clean Agent Fire Extinguishing Systems Table 704.2 UL 268-09: Smoke Detectors for Fire Alarm Systems 704.6.4 Underwriters Laboratories, LLC 333 Pfingsten Road Northbrook, IL 60062 100879786 34 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 1,. ',■ �' ���'��"1','�'��� Coyyright®zotYICC.{I.L RIGH7S RFSERVEU.Accessed by Ashley Stathatos(utaihatos�annateeas.gov),(-)OrderNumber.tooezzzeh on \fay os, zozooe:ta Ahl (PDT)purs�ant to Li«nse.{greensentvvith 1 ICC. No further reproduction, no further reproductions by any third parry, or distribution authorized. Single user only, coplgng and networking prohibited. ANY UNAUTHORI'I.F.D IiF:P7iODUCT[O\ OR UISTRIRUTION IS A VIOI.ATLON OF'I'HE FEDERAL COPYRIGHT ACI' AND THF: LICENSE AGREF.h1ENT, AND SURIECT 1'O CIVIL ANU CRI\f INAI. YENAI; ITFS THP.REUNUER. APPENDIX A The provisions contained in this appendix are not nnandatony unless speccally 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 (12 inch -thick (12.7 mm) wood structural panels complying with the International Building Code. A102.2 Boarding framing material. Boarding flaming 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'/$ 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 carriage bolt to pass through or the window sash shall be removed and stored. The 2 - inch by 4 -inch (51 nun by 102 min) strong back framing material shall be cut minimum 2 inches (51 min) wider than the window opening and shall be placed on the inside of the window opening 6 inches (152 min) 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 24nch by 4 -inch (51 mm by 102 mm) 84aming 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 1008797&6 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 35 I �; i ' Copyright®non lCC..{LL RIGI{TS Af.SEAVED. Accessed by.{shley Statha[os(aztathatoszannatexasgov),(-)Order Numbenlooa7ozee on May os, sono oe:u.{pt (PDT pursuant to License Agreement with ICC. No twther reproduction. no further reproductions byany third party, or distribution authorized. Single user only, copying and neneorking prohibited. ANY UNAU1'IiORI'I,F.D REPRODUCTION OR DISTRIEUTION IS .{ VIOLATION OP 7'HE PEllERAL COPYRIGHT' AC(' .{ND THF: LICE\ SE AGREEMENC, AND SUE)ECT TO Cll'IL AND CN]MINAL PENALTIES THEREUNDER. APPENDIX A carriage bolts. Its shall be long enough to extend from the exterior plywood through the interior plywood and strong backs and fastened from the interior OSB. icks ks 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 %z INCH CDX PLYWOOD OR PERFORMANCE -RATED OSB SHALL BE SECURED TO HEADER, BSE PLATE, STUDS, STILES, AND EDGE BLOCKING USING ALTERNATE SCREWS AND NAILS AT A MAXIMUM OF 6 INCHES O.C. INCH x 4 INCH HEADER 2 INCH x 4 INCH STILE DOOR WALL FRAME 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 51: t inch = 25 .4 mm. FIGURE A103.1(2) BOARDING OF DOOR WALL 36 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE' R[GHTS RESERVED. Accessed byAshley 5tathaios(uuihitoso IOOS�9Jsb annatecasgovJ,(-)Order Number>iooa�e�ae on \Say oe, zozooa:ts.{Sf (PDT)pursunnt to License Agreement with ��� ICC. Na iurtherreproduction. no further repraductionc L+yany{hird party. ordistrlFution authorized. Single useronly. espying artdnenvorking prohiFited.ANY UNAUTHORIZF:DREPRODUCI'ION 012 UISTRISUTION IS .4 V IOLATION OP 1'HE PEDF.IUi[. COPY121GHT ACT AND THE I.[CENSE AGREF.�IENT, AND SU6)ECC TO CIVIL AND CRI\{INAL PENAI.TIES'CHEREUNUF.R. INDEX 0 ACCESS Emergency egress ........................ 702 From bedrooms ....................... 404.4.2 Plumbing fixtures, access for cleaning ........504.2 To public way ...........................702.1 Toilet room as passageway ................503.1 Water closet .......................... 404.4.3 ADJACENT Privacy (hotel units, rooming units)...........404.1 ADMINISTRATION Scope.................................101.2 AGENT (See also OPERATOR, OWNER) Definition.... MR wpm am W a*, 11 W a W a a W a 0 a I I I & a & 202 AIR Combustion air ..........................603.5 AISLES Minimum width ..........................702.2 ALTERATION Applicability of other codes. a W & 0 9 a 0 W W K K a 10203 Inspection 6666 ..........................104.2 Prosecution. . a V 0 a a 0 a a W a R I I W ft a a a W V 1 0 a W 1 1 106s3 Unlawful acts ...........................106.1 ANCHOR Anchored, definition ...................... 0 202 Architectural trim. . 4 R I M a W 0 a a 0 0 a a a I I I I a s304*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 *263 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 ......................... 403.35 602.2 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. & a 0 W 1 0 1 1 1 1 1 1 1 105.4 APPROVED Alternative materials, methods and equipment.. Man', I a & V a a a M 0 a M 0 9 4 105.2 Definition ..............................11202 Energy conservation devices .............. 603.6 Garbage storage facilities ................ 308.3.1 Modifications .......................... 1105.1 Used materials and equipment. V 0 a V a I I I V V 1 1 105.4 ARTIFICIAL Lighting of habitable rooms. . a I I I a & & a 0 a a 9 a a 401.3 Lighting of other spaces .................. 402.3 AUTOMOBILE Motor vehicles . . ....................... 4 302.8 AWNING Signs, marquees and awnings ... 6 .... 0 .. 0 9 304.9 BALCONY Handrails and guardrails ................. 304.12 BASEMENT Definition ............................... 0 202 Hatchways ........................... 304.16 Windows ............................. 304.17 BATHROOM Common bathrooms ................ 502.31 503.1 Hotels ............................... a 502.3 Lighting .............................. a 605.3 Locks................................1 503.1 Outlets required ........................ 605.2 Privacy............................... 503.1 Ventilation ............................. 403.2 BATHTUB Dwelling units .......................... 502.1 Rooming houses. 0 W 0 V a a a 0 a W I V I 1 4 a a & V a a P W 502.2 Sewage system, I I I I a I I a a a a a a M a W 0 a W a I I 1 1 506.1 Water -heating facilities .................. 1 505.4 Water system ......................... a 505.1 BOARDING Boarding standard. . & 0 a a K a a 0 R 4 1 1 1 a a Appendix A loas�e�se 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 37 Copyright ®zot>ICC- ALL RIGHTS Af.SERVF.D.Aaessed by.{shlzy Stathatos(aztzthatos�+annate<as.gov),(-)OrderNumber stooa>97se On May os, zozo 09:14 AM (PDT)pursuant to License AgrttmenttsSth [CC. No iunher reproduction, no funkier reproductions by any third party. or distribution authorized. Single user only, cop�Sng and networking prohibited. ANY UNAUCHORI"I.ED REPRODUCC[ON OR DISTRIRITTION 15 A VIOl.r1'i'ION Op THE PEDERAI. COPYRIGHT' ACT.{ND THE LICENSE. AGREEAfEYI', AND SUR)F.C'1' TO CIVIL AND CRI\1INAL PENALT[FS'CHEIiEUNDER INDEX BOILER Unsafe equipment ............... 1 0 6 1 .. 108.1.2 C CAPACITY Heating facilities. I I I I W 4 1 1 1 1 1 1 1 602.2, 602.31 602.4 CAR (See AUTOMOBILE) CARBON MONOXIDE ALARMS AND DETECTION Installation ............................. 705.1 Maintenance ........................... 705.2 CEILING Basement rooms ....................... 4 404.3 Fire -resistance ratings .................... 703.1 Interior surfaces .............. 1 .. 1 6 1 .1010 305.3 Minimum height ................. 1 0 . 1 . 1 .. 404.3 Sleeping rooms .................... 11 0 9 0 404.3 CHANGE, MODIFY Application of other codes ................. 102.3 CHIMNEY Exterior structure ....................... 304.11 Flue ........................... 1 603.21 603.3 CLEANING 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 9 1 ... 0 0 ...... 504.1 Required plumbing facilities, I I I I I W I & 1 502 Responsibility of persons .................. 305.1 Trash containers ...................... 308.3.2 Vacant structures and land ................ 301.3 CLEARANCE Heating facilities. 0 1 1 1 . 603.3 Plumbing fixtures ........................ 504.2 CLOSING Streets................................109.3 Vacant structures. 6 1 1 a a & 9 k I a I I 108.2 CLOTHES DRYER Exhaust...............................403.5 CODE OFFICIAL Condemnation .......................... 108.1 Demolition .............................. 110 Duties'' MIR MIR 0 W I I I W 1 0 1 a & 0 9 a 1 0 1 1 1 0 W I I I 1 1 104 Emergency order ........................ 1 109 Enforcement authority .................... 104.1 Failure to comply with demolition order ...... 1 110.3 Identification' ' .......................... 104.3 Inspections. I I a 6 1 1 1 1 1 0 R I W. 4 P % R I I I k I I I I I 1 0 104M2 Liability, relief of personal. I I I I I I I I b I I 1 0 1 0 1 103.4 Membership of board of appeals ............111.2 Notice of violation. I I I a I a I R R I I I I I I I I 1 104.51 107 Notices and orders ........................ 107 Official records .......................... 104.6 Personal liability. R A 4 1 1 1 1 103A Placarding .............................108.4 Prosecution ............................106.3 Removal of placard ........... 0 1 1 1 ..... 108.4.1 Right of entry ........................... 104.3 Transfer of ownership .................... 107.6 Vacant structures ........................ 108.2 Voting of appeals board ..... 1 0 . 0 1 ... 111.21 111.6 COMBUSTION Combustion air, I & 0 1 1 1 1 0 * I 1 603.5 COMPONENT SERVICEABILITY Unsafe conditions. I 1 0 0 1 0001. 306.1.1 CONDEMNATION Closing of vacant structures. 0 0 9 9 108.2 Failure to comply ........................ 110.3 General...............................108.1 Notices and orders. 1 0 a a 1 0 0 W R R I I I 1 0 & 108.2, 108.3 Placarding .............................108.4 Removal of placard .................... 108.4.1 CONFLICT Conflict of interest .................... 1111.2.3 Violations .............................. 106.1 CONNECTION Sewage system ......................... 506.1 Water heating. 0 1 0 0 1 4 4 1 1 1 & 0 4 1 W I I a 0 1 1 1 505.4 Water system ........................... 505.1 CONSTRUCTION Existing structures ....................... 101.2 CONTAINER Garbage ............................. 308.3.2 Rubbish storage ....................... 308.2.1 CONTINUOUS Unobstructed egress 1 0 ........ 1 . 1 1411.... 702.1 CONTROL Rodent control .................... 302.55 304.5 Safety controls .......................... 603.4 Weed.................................302.4 COOLING Cooling towers ......................... 304.11 CORRIDOR Accumulation of rubbish, 4 308.1 Light..................................402.2 Lighting fixtures ........................ 1605.3 Obstructions ...................... 702.11 702.2 Ratings maintained ....................... 703 100679786 38 2075 INTERNATIONAL PROPERTY MAINTENANCE CODE® � , ' �'��" �' ,'�'�}'� Copyright�zat71CC..{LLR[GIITS RFiF.RVED..{ccessed by Ashley5tathatos(asta�hatos�annateensgov),(-)Order Number=tooa>9zae on A{ay ort, xozo os:tl.{pf (PDT)pursuant to License.{greement with '7y ICC. Nofurther reproductionno(urlhec rcproductians by any third party. or distribution authorizes Single user onlywpying and nelvvorking prohibited. ANY UNAU]'HORIZED REPRODUCTION OR DISTRIBUTION I5 .{VIOLATION OP 1'HE FEDERAL COPYRIGHT ACI' AND THE LICENSE AGREEAfENT, AND SUE7F.CT 1'O CIViL AND CRW4INAL PENALTIES THEREUNDER. DAMP, DAMPNESS Roofs1111 .............................304.7 Window, door frames ....................304.13 DANGEROUS, HAZARDOUS Condemnation ..........................108.1 Demolition. . W 4 R W A P I I ''1 110 Electrical hazards .................604.3, 604.3.1 Existing remedies ........................102.4 Imminent danger, I W t 0 * M V * A 202 Unsafe equipment ..................... 108.1.2 Unsafe structures or premises ............ 108.1.5 DECKS Handrails and guardrails. . I I I a 0304*12 Maintenance ..................... 304.2, 304.10 DEMOLITION Existing remedies ........................102A Failure to comply ........................110.3 General. V 1 110 Order................................A 10.2 Salvage materials ........................110.4 DETECTORS Smoke.................................704 DETERIORATION Components of systems. 306.1.1 Definition. . V * W 9 1 0 A A W M V V A 0 4 4 1 1 1 1 M M I I d W 0 202 Exterior structure ...................... 304.1.1 Exterior walls ...........................304.6 DIRECT Egress 1111 ............................702.1 DISPOSAL Disposal of garbage ......................308.3 Disposal of rubbish .......................308.2 DOOR Exit doors 1111 ..........................702.3 Fire...................................703.2 Hardware .............................304.15 Insect screens .........................304.14 Interior surfaces .........................305.3 Locks .......................... 304.153 702.3 Maintenance ................... 1304.13, 304.15 Weathertight ..........................304.13 Window and door frames .................304.13 DORMITORY (ROOMING HOUSE, HOTEL, MOTEL) Locked doors ...........................702.3 Privacy .........................1503,1150302 DRAFT STOPPING Maintenance ......................... 1 703.3.1 DRAIN, DRAINAGE Basement hatchways ....................304.16 INDEX Plumbing connections ......................506 Storm drainage .................. 1 0 .... 1 11507 DUCT Exhaust duct ... ........................ 304.9 Duct systems ............................ 607 DUST Process ventilation ...................... 403.4 DWELLING Cleanliness ....................... 305.11 308.1 Definition ................................ 202 Electrical ................... 0 0 .. 0 0 ..... 604.1 Heating facilities .......................... 602 Required facilities ......................... 502 I� EGRESS Aisles...............................a 702.2 Emergency escape. k K 0 a 9 0 W 4 0 M V R 0 1 M 4 9 R 702.4 General ............................... 702.1 Lighting ............................... 402.2 Locked doors .......................... 702.3 Obstructions prohibited ................... 702.1 Stairs, porches and railings. & 6 & N W W 0 304.105 305.4, 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 nstallati on ............................. 605.1 Lighting fixtures. 6 & W 0 W V 0 a & 9 a 9 9 R R I W 605.3 Receptacles ...................... 604.31 605.2 Responsibility .......................... 601.2 Service ..............................4 604.2 ELEVATOR, ESCALATORS, DUMBWAITERS Condemnation .......................... 108.1 General ............................... 606.1 Maintenance ...................... 606.11 606.2 EMERGENCY Emergency escape openings ............. 1 702.4 Emergency measures. 0 R 0 0 0 4 0 W A % 0 V 4 1 a I I I 1 4 1 109 Emergency orders. . 0 W N 0 0 V W 0 V I I 1 1 109.1 ENFORCEMENT Duties and powers ....t .................... 104 Scope ................................ 101.2 EQUIPMENT Alternative ............................. 105.2 Combustion air ......................... 603.5 I0087978fi 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 39 I,, �'�"''��' , a Copyright &i zol>ICC..{LL RIGHTS RESF.RVIiD..{ccessed by,{shteyStathams(sstathatos�annatecas.gov),(-)Order Number.looa>vzaa on\{zy oa, iozooe:ta.{T{(pDT)pursunnt to license,{greementwith ICC. No further reproduction, no further reproductions by any third party, or disvibueion authorized. Single user only,mp)dng and networking prohibited. ANY UNAUTHORIZEU REFRODUCCION OR UISTRIRUTION I5 .{ VIOI.A1'!ON OP THF. FEDERAL COPYRIGHT ACC .{NU'I'HE LICENSE AGFtEiEh1E\T, AND SURIECC TO CIVIL AND CRt \1INAL PF.NAL1'IES THEREUNDER. INDEX Condemnation ...................108.1.2, 108.3 Electrical installation ..................... 605.1 Emergency order. 0 & V a 0 a R F F a I I I I V I 1 4 * a a a a 109.1 Energy conservation devices ............... 603.6 Installation ............................. 603.1 Interior structure, I I I a I I I I I a I W a 0 a V a V R I a a 1 305.1 Placarding ....................... 108.4, 108.5 Prohibited use ......................... a 108.5 Responsibility. . I a 0 b # & a a 0 0 0 R a 4 1 1 1 a k I I I a 601.2 Safety controls .......................... 603.4 Scope......... & V b W a 4 0 0 W I I I V I a 0 a W 0 0 & W 101,2 Scope, mechanical and electrical ........... 601.1 Support, definition ........................ 202 Unsafe .............................. 108.1.2 Used .................................105.4 EXHAUST Clothes dryer .......................... a 403.5 Exhaust ducts .......................... 304.9 Process ventilation. a 0 0 W a U a 0 a W 0 W V % W I I I I I & a 403.4 EXISTING Remedies. . I a I I I I a I I & a a a a & W 0 9 a 0 0 a 0 4 1 1 1 1 10244 Scope.,......... 1 0 0 W a 0 a a W I I I a 1 0 W 9 W 0 W 9 101v2 Structural members ............... 304.1.1, 304.4 Structures ............................. 101.3 EXTERIOR Decorative features ...................... 304.8 Exterior structure ......................... 304 Exterior walls ........................... 304.6 Painting ......................... 304.2, 304.6 Rodent harborage ................. 302.5, 304.5 Sanitation... ... a a 0 a a A a a a a 0 0 a 0 9 a a V a a a Or V a 304.1 Scope.......,., W V I I I I I I I a & 6 W a & a 0 N 0 R R 4 301,1 Stair.................................304.10 Street numbers ......................... 304.3 Unsafe conditions ..................... 304.1.1 Weather tight .......................... 304.13 F FAN Exhaust vents ..........................302.6 FEES, EXPENSES, COST Closing vacant structures ................. 108.2 Demolition .................. 110.11 110.3, 110.4 Extermination.......... 309.2, 309.31 309.4, 309.5 General...............................103.5 Relief from personal liability, I I I a 9 # W a 0 W a a 0 W W 103.4 FENCE Accessory .............................302.7 Maintenance 1 ......................... a 304.2 FIRE Blocking Maintenance .................. 703.3.1 FIRE DEPARTMENT 40 Connection access. . 9 0 V 0 0 W 0 R W W 1 1 704.5.11 704.5.2 Connections............................704.5 FIRE PROTECTION SYSTEMS Emergency impairments ................ 704.3.1 Equipment ............... 704.45 704.4.1, 704.4.2 Inspection ................. 704.1, 704.1.3, 704.2 Installation ........................... 704.1 A Maintenance ............... 704.1, 704.1.3, 704.2 Out of service ........................... 704.3 Records of maintenance ................ 704.2.1 Required systems .............. 704.1.21 704.2.2 Smoke alarms .......................... 704.6 Smoke detections systems .............. 704.6.4 Termination of service .................. 704.4.3 Testing ................... 704.11 704.1.31 704.2 FIRE -RESISTANCE RATINGS Ceilings .4111 ..........................703.5 Draft stopping ........................ 703.3.1 Fire barriers .......................... 703.3.3 Fire blocking ......................... 703.3.1 Fire partitions ........................ 1 703.3.3 Fire walls ............................ 703.3.3 Maintenance ...........................703.3 Opening protective. V 0 R R W % a X I I I I a I I a I a a & 0 070364 Shafts.................................703.7 Smoke barriers. . 0 0 9 a 0 0 & b R a a a W 4 a I V & a I k 1 703.3.2 Smoke partitions ...................... 703.3.2 Unsafe conditions. a W I I I I I I I I k & 4 W W W a a V W 0 9 b 703.2 FLAMMABLE LIQUID . Containers .......................... 10881 R2 FLOOR, FLOORING Area for sleeping purposes .............. 404.4.1 Fire -resistance ratings .................... 703.1 Interior surfaces ................... 305.1, 305.3 Space requirements. a W W V V W K I I I I a a a 404*401, 404.6 FOOD PREPARATION Cooking equipment ......................403.3 Sanitary condition. . W 0 a b V a W a a V b 0 A a 0 R 305.11 404.7 Ventilation .............................403.4 FOUNDATION 11 Condemnation ........................ 108.. Foundation walls ........................ 304.5 Unsafe conditions, I I I I & & I & a a 304.1.1, 305.1.1 FRAME Window and door frames ................. 304.13 r GAS Energy conservation devices ...............603.6 Exhaust vents...........................302.6 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® �� ', ■ � "�"�'_'*�'/�'�'� [oox�9�ae Copyright ®zot7ICC. ALL RIGHTS RESERVED. .{ccessed by.{zhley Staihams(azutLatosgannatexaigov),(-)Order Number«tooa7s7ee on\fay oe, zozo os:la.{,\[(p➢T)pursvant to License Agree with ' � �■1� �I�' 7Y ICC. No further reproduceion, no further reproductions by any third pasty, or distribution authorized. Single user only, copying and nenrorking prohiFited. ANY UNAUTHORI'I.F.D RF.pRODUCIION OR DISTRIBUTION 15 A VIOLA"CION OP THE FEDERAL COPYRIGHT ACC .{ND THF. L[CF.NSE AGRF.P.AiEYI', AND SUBJECT TO Cf\'IL AN➢CRI\41NAL PF.NALTIF.S THERF.UNDP.R GLAZING Materials. IN IN ''INS 11 but Out OROS IN I P1, 304.13.1 GRADE Drainage... IS I OR I 1,, 114*6 *I*&W*t 111302*21507 GUARD Anchorage and maintenance ..............304.12 Basement windows .................... 304.18.2 Definition. 202 :1 HABITABLE Definition. IN 11&*** 0*4 1 1 1 1 1 1 1 1 1 1 1 1 1 0 1 0 0 202 Light...................................402 Minimum ceiling height. I I I I I A04w3 Minimum room width .....................404.2 Required plumbing facilities . . . . . . . 1 . . . . . . . . . 502 Residential heating facilities 1 0 0 1 . . . . . . 602.21 602.3 Space requirements . . . . . . . . . . . . . . . . . . . . 404.4.1 Ventilation . .............................. 403 HANDRAILS AND GUARDRAILS Handrails ..................304.12, 305.5, 307.1 Stairs and porches ......................304.10 HARDWARE Door hardware ...................304.15, 702.3 Openable windows ....................304.13.2 HAZARDOUS (See DANGEROUS, HAZARDOUS) HEAT, HEATING Energy conservation devices ...............603.6 Fireplaces'' 0 6 0 0 1 1 1 a I I I I I v603wul Heating................................603.1 Mechanical equipment ....................603.1 Required capabilities ............... . 1 4 1 1 .. 602 Residential heating ................. 602.21 602.3 Supply.................................602.3 Water heating facilities ....................505.4 Water system ..................... 4 0 1 1 ... 505 HEIGHT Minimum ceiling height. *404,3 HOT (See HEAT, HEATING) HOTELS, ROOMING HOUSES AND DORMITORY UNITS, MOTELS Definition. Ir 0 a 0 1 1 1 1 1 1 1 1 1 1 1 0 1 1 1 1 tOROVIIII&I202 Locked doors ...........................702.3 Required facilities ......................... 502 Toilet rooms ............................. 503 HOUSEKEEPING UNIT Definition. .1 N ............................202 INDEX IDENTIFICATION Code official .......................... 1 104.4 INFESTATION Condemnation ......................... 108.1.3 Definition................................202 Insect and rodent . . . . . . . . . . . 302.5, 304.141 309.1 INSECTS Infestation . . . . . 1 . . . . . . . . . . . . . . . . . . . . . . . 309.1 Insect screens ........................ 1304.14 Pest elimination. I I w I 1 0 1 1 1 1 1 1 1 1 1 1 w I 1 0 9 1 1 1 1 9 309 INSPECTIONS General ............................... 104.2 Right of entry ........................... 104.3 INSPECTOR Identification ........................... 104.4 Inspections ............................ 104.2 cords... I RVIlla ON IS SWORN* IRS ''I III,, 104.6 INTENT Code ................................. 101.3 INTERIOR Interior structure .......................... 305 Interior surfaces ................... 1 0 1 6 . 305.3 Means of egress ......................... a 702 Sanitation ............................. 305.1 Unsafe conditions ...................... 305.1.1 JURISDICTION Title ............... KITCHEN Electrical outlets required ................. 605.2 Minimum %A] J ................. 101.1 K .........................404.2 Prohibited use ......................... 404.4.4 Room lighting .......................... 605.3 Water heating facilities .................. ' 505.4 14 LANDING 305.5, 306.1 Maintenance ...................09304910,305,4 slATm173� Room lighting .......................... 605.3 Water -heating facilities ................... 505.4 I0087978fi 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 41 ��i � , " �'!�'►' Copyri�t®zoi71CC. AI.i. RIGHTS RESERVED. Recessed by Aslilzy Stathalos (aslaihatos�nanna[exas.gov), (-JOrder\umber<,oaa79>sb on nfay os, zozo oa:la Alf (PDT)pursvant to License Agreement with �� ICC. No further reproduction, no Cunher rcproduaio�s by any Ihird party, or disviUution auhorised. Single uuronly, copying and neneorking prohi6iud. ANY UNAUTHOIllZED REPRODUCTION OR DISTRII1t1T10N 1S A VIOLATION OP THE PED£(1AL COPYRIGHT ACT AND THF. LICHNSF: AGREEME\T, AND S W IECT TO CIVIL AND CR1MiNAL PENALTIES THEREUNDER. INDEX LAVATORY Hotels, . t I a W t W & I . * V * * N V k d t W 4 N 0 R 0 W N 0 W 502.3 Required facilities ........................ 502 Rooming houses ........................502.2 Sanitary drainage system ................. 1 506 Water -heating facilities ................... 505.4 Water system. % * q R F 1 1 505 LEASE (SELL, RENT) Heat supplied, .......................... 602.3 Salvage materials ....................... 110.4 Transfer of ownership .................... 107.6 LIEN Closing of vacant structures 4444... 4 .. 4 . 0 1 . 108.2 Demolition ..............:.............. 110.3 Failure to comply ... 0 . 0 ........... 0 0 9444. 110.3 LIGHT, LIGHTING Common halls and stairways......... 402.2, 605.3 General ................................ 402 Habitable rooms, I I I I I R V I I I I A I I ft I I k 402.1 Kitchen. & 4 * a & W 0 1 N 9 4 W N 0 0 t 0 & 0 F W V 6053 Laundry rooms. 1 4 1 1 W V V 1 4 1 1 1 W I A I 1 605.3 Luminaires. . 0 0 N V V t W V V 0 0 N & 605.3 Other spaces...........................402.3 Responsibility, 0 4 . 0 4444 0 .. 401.2 Scope....... I I I 101 k2 Toilet rooms. 605.3 LIVING ROOM Room area ........................... 404.4.1 LOAD, LOADING Elevators, escalators and dumbwaiters .4444.. 606.1 Handrails and guardrails ........... 304.12, 305.5 Live load ........................ 304.4, 305.2 Stairs and porches. . a 9 & . N & 0 0 0 304.10, 305.2 Structural members ................ 304b4330502 FIT MAINTENANCE Required 4444 ..........................102.2 MATERIAL Alternative ............................. 105.2 Salvage...............................110.4 Used4444 .............................105.4 MEANS OF EGRESS (See EGRESS) MECHANICAL Installation ............................. 603.1 Responsibility. . I W 0 * * W q & N R M 601.2 Scope,.,........ * N 0 N & & V W M & 601A Ventilation, general ....................... 403 Ventilation, toilet rooms ................... 403.2 MINIMUM Ceiling height. 0 W N N 404.3 Room area ...........................404.4.1 Room width ............................404.2 MODIFICATION Approval...............................105.1 TEL (See HOTELS) MOTOR VEHICLES Inoperative.............................302.8 Painting .4444 ..........................302.8 N NATURAL Lighting............................401.3, 402 Ventilation .........................401.3, 403 NOTICES AND ORDERS Appeal................................111A Form..................................107.2 Method of service. I I I V 1 107.3 Orders ................................. 107 Owner, responsible person ................107.1 Penalties ..............................107.5 Placarding of structure .................... 108.4 Transfer of ownership ....................107.6 Unauthorized tampering, V W I I V W 4 1 W 4 1 W I % 1 1 107A Vacating structure ....................... 108.2 NOXIOUS Process ventilation. 403A Weeds................................302.4 NUISANCE Closing of vacant structures. 0 t W W t 108.2 OBSTRUCTION Light..................................402.1 Right of entry ...........................104.3 OCCUPANCY (See USE) OPENABLE Locked doors...........................702.3 Windows ....................... 304.13.21 403.1 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, I % W I 1 4 1 1 K V 0 V * M * 4 1 M I I 111.1 300879786 42 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE' Copyright®zot71CG ALL RIGHTS RESERVE.D.Aaessed Uy.{shley Slalh3ms(sslaihatos9annalecas.gov),(-)Order Number n3oos7s7a6 on May 06, 2020 0e:3+.{g{(PDT)pureunnt to License Agreement with �� ICC. No further reprodu<lion, no fu�ehec reproductions byany third parry, or distribution auehorixJ. Single user only, copying and netteorking prohibited. ANY UNAUTHORI'LF.D REPRODUCPION OR DIS'I'R16UTION IS A VIOLATION OP THE FEDERAL COPY2IGHT ACT AND THF. LICF.NSF: AGltEF.MENT, AND SU6)ECT TO CIVIL AND CRIh11NAL PENALTIES THEIif.UNDF.R. OUTLET Electrical.. .11. base ad Real at *boo ad a add 11,605t2 OWNER Closing of vacant structures ................108.2 Definition. .... R ''I I I a 0 a W W a R I I W W & & a a a a W W W a 202 Demolition. . I W I * V 0 a K K 0 1 W I I & 4 a a W a 0 0 0 A 4 a I I a 110 Failure to comply ........................110.3 Insect and rat control ..........302.5, 309.2, 309.4 Notice ........................... 107.1, 108.3 Pest elimination .........................309.2 Placarding of structure ....................108.4 Responsibility.. add 11 1 1 a b W K F a a a W I I I I a & a a w301*2 Responsibility, fire safety ..................701.2 Responsibility, light, ventilation. V a a a a W a I I I W a 0401.2 Responsibility, mechanical and electrical ......601.2 Responsibility, plumbing facilities. ...........501,2 Right of entry ...........................104.3 Rubbish storage ....................... 308.2.1 Scope.................................101.2 Transfer of ownership .....................107.6 0 PASSAGEWAY Common hall and stairway .................402.2 Interior surfaces .........................305.3 Toilet rooms, direct access. a a 0 W a I K I a W 0 & 1 0 W r503dall PENALTY Notices and orders .......................107.5 Placarding of structure ....................108.4 Prohibited occupancy .....................108.5 Removal of placard. a a I & a a a 9 a 0 a a 0 a W a I I I a 108.4.1 Scope.................................101.2 Violations ..............................106.4 PEST ELIMINATION Condemnation ..........................108.1 Definition. . 0 1 1 A I I I a a a a 0 R P 0 1 a I I a V d a a a a 4 0 a 1 202 Insect and rodent control 302.57 304.55 304.14, 309.1 Pest elimination .........................309.1 Responsibility of owner. . Wm%,''Wla*W a 301 02, 309.2 Responsibility of tenant-occupant.309.3, 309.4, 309.5 PLACARD,POST Closing................................108.2 Condemnation ..........................108.1 Demolition, .............................. 110 Emergency, notice .......................109.1 Notice to owner, I & a & a K & I I a 0 1 1 a I a 0 4 & 107.1, 108.3 Placarding of structure ....................108.4 Prohibited use. I I I 1 0 ft a a 0 0 a a 4 4 a I I I a & I V a a 0 9108m5 Removal.. ''I do a 0 W W a a A 0 W W I I I I W a a V 108.4.1 PLUMBING Clean and sanitary .......................504.1 INDEX Clearance ............................. 504.2 Connections ........................... 505.1 Contamination .......................... 505.2 Employee's facilities ..................... 503.3 Fixtures ............................... 504.1 Required facilities ........................ 0 502 Responsibility .......................... 501.2 Sanitary drainage system ................... 506 Scope...............................a 501.1 Storm drainage ........................... 507 Supply, ................................ 505.3 Water heating facilities .................. a 505.4 PORCH Handrails ............................. 304.12 Structurally sound ...................... 304.10 PO RTABLE(TEMPORARY) Cooking equipment. . W 0 V a 603.1 PRESSURE Water supply* W I W a a 4 V K 0 a W a a I I I I I a a 0 a V a a W 505.3 PRIVATE, PRIVACY Bathtub or shower. . a W A I I 1 4 a a & I W a a a W P W R a 1 503.1 Occupancy limitations. . I I I a W a a W a W a 0 V W W 0 a 1 404.1 Required plumbing facilities ................. 502 Sewage system, . 0 a * W 0 A 4 1 1 1 1 1 a a I a 0 0 V 0 a 0 0 506.1 Water closet and lavatory ................. 503.1 Water system .......................... 505.1 PROPERTY, PREMISES Cleanliness ....................... 304.13 308.1 Condemnation ............................108 Definition ............................... a 202 Demolition...............................110 Emergency measures. a R W W 4 W I I a a 4 W a a a a a A a V 109 Exterior areas ............................ 302 Failure to comply. . a W a I I I 1 0 d a a W a 0 0 W P a I I 1 1 110.3 Grading and drainage .................... 302.2 Pest elimination, multiple occupancy ... 302.51 309.4 Pest elimination, single occupancy..... 302.5, 309.3 . Responsibility ........................ a 301.2 Scope...............................a 301.1 Storm drainage. . a P I I & d a a a a & 0 a 0 a a I I I I I a a a & 507 Vacant structures and land ................ 301.3 PROTECTION Basement windows ..................... 304.17 Fire protection systems. . W I I & a & K 0 & a F a W R a a 1 11 704 Signs, marquees and awnings ............ a 304.9 PUBLIC Cleanliness .......................304.1, 305.1 Egress. I a a 1 0 & W a 0 R W I I a a a 4 & 0 a a 9 0 0 a a P I I H 702.1 allway............................... 502.3 Sewage system. a & & R a 0 a I I I & I a a 4 W W 0 W a 0 R W 1 506.1 Toilet facilities ...................... 502,53503 I00879�86 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® 43 Copyright®zat>ICC.ALL RIGHTS RESERVED. Accessed by Ashley Stathatos(ulathatospannacexasgov),(-)Ordzr Numbzr v,�e>9>aa on \fay os, zozo oe:�+AAI(pDT)yunuant to License Agreement ��•ith �� ICG No further reproduction,mfurther reproductions by any third parry. or distribution authorized. Single user oni7•. copl�ng and networking prohibited. ANY UNAUTHORIZED RF.PRODUCT[ON OR DISTRIOUTION 15 A VfOLA7'ION OF THE PEDERAI. COPYRIGHT ACT AND THE L[CENSE AGREEAfF.NT, ANU SUE)ECT TO CI\'I[. AND CRI\1INAL YENALI'SES THEREUNDER. INDEX Vacant structures and land ................ 301.3 Water system ............................ 505 PUBLIC WAY Definition .............................. s 202 0 RAIN (PREVENTION OF ENTRY INTO BUILDING EXTERIOR ENVELOPE) Basement hatchways. . a a a a 4 a W a a W a I I V a R a 1 304.16 Exterior walls ........................... 304.6 Grading and drainage ................... a 302.2 Roofs.................................304.7 Window and door frames ................. 304.13 RECORD Official records. . 0 9 N a a a P 0 W a a a I I I I I a I I a k 0 6 104.6 REPAIR Application of other codes ................. 102.3 Chimneys. I a a a a a a W 9 0 W 0 a a a F I 1 6 1 6 a a & 4 & a a 304wl I Demolition ............................. 110.1 Exterior surfaces ........................ 304.1 Intent ................................. 101.3 Maintenance ........................... 102.2 Signs, marquees and awnings, & k k 1 0 a & a W 0 W V 304.9 Stairs and porches. . W V a % I I I I 1 1 4 1 a A a a a 0 W 304.10 Weather tight .......................... 304.13 Workmanship. . a & a N a a a W 0 0 a a I a I I I I a I I 1 0 0 102.5 REPORTS Test reports .......................... 105.3.2 RESIDENTIAL Pest elimination .......................... 309 Residential heating ...................... 602.2 Scope'.......... a a 4 W a a W I W A I I b I I I a I a a 4 a 101*2 RESPONSIBILITY Pest elimination ......................... a 309 Fire safety ............................. 701.2 Garbage disposal. I k a k 6 W a a a a 0 0 a a W 0 a W V 1 4 1 308.3 General I .............................. 301.2 Mechanical and electrical ................. 601.2 Persons...............................301.1 Placarding of structure. a a 9 a 0 a 0 0 0 a a a a a 0 1 a 1 1 108.4 Plumbing facilities ....................... 501.2 Rubbish storage. 1 6 a a k a 0 W a a a 0 R 0 a W W 0 a V 1 1 308.2.1 Scope,.,....... F a I I F I I a I I I I I a & & 0 101.2,301all 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 .. 0 9 1 1 . . . . . 104.3 Inspections, ............................ 104.2 RODENTS Basement hatchways ....................304.16 Condemnation ........................... 108 Foundations............................304.5 Guards for basement windows. a 0 a a R 4 R I I a 1 1 304.17 Harborage .............................302.5 Insect and rodent control .................. 309.1 Pest elimination ..................... 302.5, 309 OF Exterior structure ........................ 304.1 Roofs.................................304.7 Storm drainage, . W V 0 0 W 0 0 a 0 a V a R I a W 9 507 ROOM Bedroom and living room .................. 404.4 Cooking facilities ........................ 403.3 Directaccess...........................503.2 Habitable ..............................402.1 Heating facilities. a a a & a I W 0 V a 0 0 a % R W I I I I I I 1 1 1 602 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 .............................. 1 202 Disposal...............................308.2 Garbage facilities ...................... 308.3.1 Rubbish storage. 9 mmmV*Wmmlll11111* 4 a a W 308.2.1 SAFETY, SAFE Fire safety requirements 0000... 701, 702, 703, 704 Safety controls .......................... 603.4 SANITARY Cleanliness ....................... 304.11 305.1 Disposal of garbage. . I a 0 0 0 0 a 6 a R 0 0 0 P a a I a K ft 308.3 Disposal of rubbish. . a I I I I I I I k a k a & W a a V a 0 a 308.2 Exterior property areas. a t W I a 0 W W 0 V W 4 1 W 1 4 1 1 1 302.1 Exterior structure ........................ 304.1 Food preparation ........................404.7 Furnished by occupant, a & a 6 a a a a 0 9 a 9 a 9 W V R a a 302.1 Grease interceptors ......................506.3 Interior surfaces ......................... 305.3 Plumbing fixtures ........................ 504.1 Required plumbing facilities ................. 502 Scope.................................101.2 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® �� ', ■ 'T'�'�!'�'��'}_rnn I008yY�86 44 Copyright ®xo» ICC. ALL RIGHTS RESERVED. Accessed by Ashley Stathatos(aztzihatostbannaleas.gov),(-)Order Number>tooe7Y7as on\fayoe, xozo oa:u ATf(PD'C)pursuant to license Agreement with 1 wR' �I�j'�7j [CC. Noiurther �eprodunio�,m(unher reproductions by any third party, ar dis«ihuiion auiho�ized. Single user only, copying and nenvorkingprohibited. ANY UNAU'CHORIZ.ED REPRODUCI IO\OR DISTRIEIUI'ION IS A VIOLATION OE THE FEDERAL COPYI2IGH'C ACC AND THE L[CENSF. AGREEI.IP.NI', AND SUOIf.CT TO CIVIL ANU CR1A{INAL FENAL'I'fE5'CHEREUNUER. SCREENS Insect screens .........................304.14 SECURITY Basement hatchways .................. 304.18.3 Building ..............................304.18 Doors ..............................304.18.1 Vacant structures and land .................301.3 Windows. .1 011 W*1* & a a N 304,18,2 SELF-CLOSING SCREEN DOORS Insect screens .........................304.14 SEPARATION Fire -resistance ratings ..................... 703 Privacy................................404.1 Separation of units .......................404.1 SERVICE Electrical. ...........................604.2 Method................................107.3 Notices and orders ................. 107.1, 108.3 Service on occupant ......................108.3 SEWER General.. 0 R 0 M 0 % R V W I I I 1 1 d506.1 Maintenance. 506.2 SHOWER Bathtub or shower .......................502.1 Rooming houses. a W N N 0 0 W w502,2 Water -heating facilities ....................505.4 Water system ............................ 505 SIGN Fire door signs ........................ 703.4.1 Signs, marquees and awnings ..............304.9 Unauthorized tampering ...................107.4 SINGLE-FAMILY DWELLING Extermination ..........................4 309 SINK Kitchen sink ............................502.1 Sewage system .......................... 506 Water supply, I I I M I & 0 1 a 4 6 W W t 1 0 V M V R R *505,3 SIZE Efficiency unit ...........................404.6 Habitable room, light, 0 W I I I K I I I t & W W 0 402 Habitable room, ventilation .................. 403 Room area ........................... 404.4.1 SMOKE ALARMS Group R-1 ...........................704.6.1.1 Groups R-2, R-3, R4 and I-1 ............704.6.1.2 Installation near bathrooms .............704.6.1.4 Installation near cooking appliances. ......704.6.103 Interconnection .......................704.6.2 Power source ......................... 704.6.3 Testing4444 ............................704.7 Where required ........................ 704.6.1 INDEX SPACE General, light. V 0 P V V P I V I I I I I I I & 6 0 4 0 1 1 1 1 , 402 General, ventilation. . I I M W * w 403 Occupancy limitations ................ 4 4 .. 1 1404 Privacy ............................... 404.1 Scope ................................ 401.1 STACK Smoke ............................... 304.11 STAIRS Common halls and stairways, light .......... 402.2 At facilities ........................... 305.4 Exterior property areas ................... 302.3 Handrails ........................ 304.12, 305.5 Lighting .............................. 1605.3 Stairs and porches ..................... 304.10 STANDARD Referenced ............................ 102.7 STOP WORK ORDER Authority .............................. 112.1 Emergencies ........................... 112.3 Failure to comply, I a I a a I I 1 112A Issuance .............................. 112.2 STORAGE Food preparation. 0 0 V I I I I I I I W a 404.7 Garbage storage facilities ................. 308.3 Rubbish storage facilities ................ 308.2.1 Sanitation .... W . W . I I ................... 308.1 STRUCTURE Accessory structures. . 0 0 M X 9 0 0 0 302.7 Closing of vacant structures ............... 108.2 Definition................................202 Emergency measures. . * 0 W * 109 General, condemnation, 4 110 General, exterior. . * k W V 304.1 General, interior structure ................. 305.1 Placarding of structure ................... 108.4 Scope ................................ 301A Structural members, I I I I I I & & a I 1 0 1 1 W 304.4, 305.2 Vacant structures and land ........... 1 9 1 1 . 301.3 SUPPLY Combustion air ......................... 603.5 Public water system ..................... 505.1 Water -heating facilities .................. 6 505.4 Water supply ........................... 505.3 Water system ............................ 505 SURFACE Exterior surfaces. 4 1 q M I I I a I b & I I 1 6 0 d * 304.2, 304.6 Interior surfaces ........................ 305.3 SWIMMING Enclosure .................0.1..00..... 303.2 Safety covers ......................... 1 303.2 Swimming pools ...................... . . 303.1 1008]9786 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE' 45 Copyrightezot]TCC. All RIGHTS RESERVED.,{ccessed by Ashley Stathatos(asuthatospanna[exasgov),(.)Order Number>toae»>ee nn\lay os, zozo os:t+Ab{(pDT)pursuant to Llcens<Agreement with � ICC. No further reproduction, no Further reproductions by any third party, or distribution authorized. Single user only, copying and nenrorkiog prohibited. ANY UNAUTkiOHIZED RF.PHODUC'CION OH D151'RIRUTION IS A VIOLATON OF THF. FEDfiUL COPYRIGHT' ACT ANU'CH8 LICHNSB AGREEh1ENT, AND SURIEC7' TO CI\'Il. AND CHI\11NA[. PENALTIES THEHEUNUER. INDEX TEMPERATURE Nonresidential structures. 602.4 Residential buildings ..................... 602.2 Water -heating facilities .......... 1 4 1 1 • • 1 \ • 505.4 TENANT Scope....... 0 0 0 1 1 0 4 1 1 1 1 1 1 1 1 1 101*2 TEST, TESTING Agency...... 105.3.1 Methods. I I I 1 0 1 1 105.3.1 Reports ............................. 105.3.2 Required 1111 ..........................105.3 TOXIC Process ventilation. I I I 1 6 1 1 ... 403.4 TRASH Rubbish and garbage ..................... 308 U UNOBSTRUCTED Access to public way ..................... 702.1 General, egress ......................... 702.1 UNSAFE STRUCTURES AND EQUIPMENT Abatement methods. I 1 0 1 1 1 1 1 1 1 0 1 a I a 1 0 0 1 1 1 108.6 Dangerous structure or premises . 1 0 1 1 • • • . 108.1.5 Equipment ........................... 108.1.2 Existing remedies ....................... 102.4 General, condemnation ................ 108, 110 General, demolition ....................... 110 Notices and orders, I I 1 1 107, 108.3 Record................................108.7 Structures ........................... 108A USE Application of other codes ................. 102.3 General, demolition ....................... 110 UTILITIES Authority to disconnect ................. 108.2.1 V VACANT Abatement methods ......................108.6 Authority to disconnect service utilities 1111. 108.2.1 Closing of vacant structures ............... 108.2 Emergency measure ..................... 1 109 Method of service ................. 107.31 108.3 Notice to owner or to person responsible. 107, 108.3 Placarding of structure. 6 1 1 1 1 A 108.4 Record................................108.7 Vacant structures and land ........... 1 0 1 1 . 301.3 VAPOR Exhaust vents .......................... 302.6 VEHICLES Inoperative.............................302.8 Painting 1111 ...........................302.8 VENT Plumbing hazard ........................ 504.3 Exhaust vents, Flue..................................603.2 VENTILATION Clothes dryer exhaust .................... 403.5 Combustion air. ..........................603.5 Definition ............................... 202 General, ventilation ....................... 403 Habitable rooms .........................403.1 Process ventilation ....................... 403.4 Recirculation ..................... 403.23 403.4 Toilet rooms ....................... 0 0 1 1 .403.2 VERMIN Condemnation ........................... 108 Insect and rodent control .............. 302.5, 309 VERTICAL SHAFTS Required enclosure ................. 1 11 11703,7 VIOLATION Condemnation ........................... 108 Enforcement ............................ 106.2 3eneral.10....................00....... 106 Notice.............................107,108.3 Separate offenses .......................106.4 Placarding of structure ....................108.4 Prosecution ............................106.3 Strict liability offense ............ 1 4 1 4 . 106.3, 202 Transfer of ownership ....................107.6 L1T�. WALK Sidewalks 1111 ..........................302.3 WALL Accessory structures ..................... 302.7 Exterior surfaces .................. 304.21 304.6 Exterior walls ...................... I 1 4 1 1304.6 Foundation walls ........................ 304.5 General, fire -resistance rating ..............703.1 Interior surfaces ......................... 305.3 Outlets required ......................... 605.2 Temperature measurement 1111... I I I A \ • . • • 602.5 WASTE Disposal of garbage ...................... 308.3 Disposal of rubbish. ...................... 308.2 Garbage storage facilities ............... 308.3.1 WATER Basement hatchways, I I I I I 1 0 1 1 1 0 A 0 1 0 1 1 1 1 304.16 Connections............................506.1 1008]Y78ti 46 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® ;���■t' T'��'}�'�Y�n Copyright6 zoi�ICC..{LL RIGHTS RESERVED. Accessed by.{shley5tathatos(utathalos@annatecisgov),(-)Order Number <tooa7v7aa on Atayos, aozo oe:1aANI (pDT)pursuant to License Agreement � � wR 1 , �7' 7y ICC. No further �eproduaion, m (u�ther reproductions byany Third parry, or distribution authorized. Single uttr only, copying and nenrorking prohibited. ANY UNAUTHORI"I.F,U REpRODUCi'!ON OR DIST0.1IlUCION IS .{ VIOLA7'[ON OF THE FEDERAL COPYRIGHT' ACC AND THE CICPVSE AGREEI.IF:NT, ANU SUEyECT TO CMI. AND C0.IMINAL PENAI,T[ES THEREUNUti R 100879786 INDEX Contamination ..........................505.2 General, sewage .........................506 General, storm drainage .................... 507 General, water system ..................... 505 Heating... . 00 WRIV ''I I R I M t 0 0 a 1 0 R I b 0505*4 Hotels .................................502.3 Kitchen sink ............................502.1 Nonpotable water reuse ............505.5, 505.5.1 Required facilities ......................... 502 Rooming houses. v R P I I I a & N 0 0 W N 9 a 0 % I I 4502t2 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 "� �'� Copyright a 2017 ICC. ALL RIG HTS RESERVED. Accessed by Ashley Stathatos(astathatostsannattus.gov), I.)Order Number 9100879786 on May 06, 202008: 14 Aid pursuant to License Agreement with ',. ICC. No further reproduction, no further repraductions by any third party, or distribution authorized. Single user only, copying and networking prohibited. ANY UNAUTHORIZED REPRODUCTION Olt DISTRIBUTION IS A VIOLATION OF THE FEDERAL COPYRIGHT ACP AND THE LICENSE AGREEbIENT, AND SUBJECT TO CMI, AND CRIMINAL PENALTIES THEREUNDER 10087978fi qg 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE® Copyright e zoty ICC. A[.l. R1GE{TS REiERVED. Acceued by.{shley Stathuos (uosthatos�atmatess:_gov), (-)Order Number a tooev9>ee on \lay os, zozo oe: ta.{T{ (pDT) pursuant to License.{gre<ment vrith ICC. No further rcprodu<tion, no further reprodonions by any third party, ar disnibmion au[horixed. Single useronly, copying andnmcorking prohibited -ANY UNAUTHORIZED IiEPRODUCl'(ON OR DISTHIIIUCION 1S A VIOLATION OP 1'HE EEDF.MI. COPYRIGHT ACT AND THF'. LICENSE. AGHEF,MEN'I', AND SU6fECT TO CIVIL AND CRIMINAL PENALTIES THF.REUNDER- 100&797&6 EDITORIAL CHANGES —SECOND PRINTING Page 9, [BG] DWELLING UNIT: title now reads ... [A] DWELLING UNIT. Page 10, HISTORIC BUILDING: title now reads ... [A] HISTORIC BUILDING. Page 10, PERSON: title now reads ... [A] PERSON. Page 10, [BG] SLEEPING UNT: title now reads ... [A] SLEEPING UNT. For the complete errata history of this code, please visit: https://www.iccsafe.org/errata-central/ 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE 49 ' 1 ' , ' u Copyright®zot�ICC. ALL RIGHTS RESf.RVED. Accessed 6y Ashley Stathams(astathatosPannateras.gov), (-)Order Number atooa»>ebon\fay os, zoxa oe:ta.{gf(YD'I]pursuant to license Agreement with ICC. No further reproduction, no further reprodunions by any third party, or distribution amhorized. Single user only, copldng and networking prohibited. ANY UNAUTHOAIZF:D AEPIiODUCI'ION OA DISTAlAUT10N IS A VIOLATION OP THE PEUF:ItAL COPYRIGHT ACT ANU THE LICENSE AGREEh(ENT, AND SUOIF.CT TO CIVI[. ANU CAI\FINAL YE.NALTIES THEREUNDER I008�9�86 50 2018 INTERNATIONAL PROPERTY MAINTENANCE CODE' Copyright O zoty ICC..{LL RIGHTS AFSF.RVED..{ccessed 6y,{shtey Stathatos (astathatos�annaterrsgovJ, (-)Order Number c toaa>s>ee on \lay os, zozo oa: t�a .{h{ (pDT) pursuant to License ,{grcement t.�th ICC. No (Whet aproduction, no (unher reproductions by any third pony, or distribution auehorized. Single user ont}•, cop}4ng and networking prohibited. ANY UNAUTI{OHIZF.D Rf.PRODUClION OR DIS7'RIRUf10N IS A VIOLATION OP THE FEDERAL COPYRIGHT ACl'.{NU'I'HE LICENSE. AGREEI.(E\T, AND SUR(ECT TO C(\'II. ANll CRI\SINAL PENALTIES TE{f.IiEUNDER. INTERNATIONAL CODE COUNCIL' People Helping People Builtl a Safer Worltl` IN Mann INTERNATIONAL CODE COUNCIL® 10057986 ICC Plan Review Services... 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