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LANDLORD PROPERTY STANDARDS

This is for current properties that are being retrofitted to get up to date. This is NOT a guarantee  that the local codes department hasn’t changed a requirement. This is just a guideline for you to evaluate your property and to try to get it to some type of condition if you need to. This is for your informational purposes only. Any questions or problems, you should contact your local Codes department for guidance. This list is a combination of the Wmspt Codes Dept and from the Section 8 Inspection form.

 1)      Codes department suggests a periodic maintenance review of your apartments will alleviate a lot of problems, and to follow these guides.

 2)      Steps

a)      All steps that are greater than 4 risers require a handrail.

b)     Any stairs that are wider than 42” require handrails on both sides of the steps.

c)      Stair risers are not allowed to be different heights from the previous riser. (i.e. one riser is 2 inches and others are 6 inches). All risers on that set of steps are to be evenly spaced apart.

 3)      Porches that are greater than 30” above the ground require railing around the porch.

 4)      Hot water heaters

a)      Gas and oil units required to be properly vented with an upward pitch from unit to the chimney. Level or downward pitch not allowed.

b)     Gas units are required to have installed and operate a spill switch. This detects clogged chimneys and shuts off the unit to prevent exhaust fumes from accumulating in living areas

c)      All units require an overflow pipe from the pressure relief valve, and piped to within 6” of the floor. The piping cannot be reduced in size from the diameter of the pressure relief device.

d)     All units require that the piping be completely sealed around the vent and chimney area.

5)      Smoke Detectors

a)      Multiple unit structures require hard wired, interconnecting smoke detectors with a battery backup

b)     Single family home require minimum of battery operated smoke detector.

c)      All residential structures require minimum of 1 smoke detector on each floor, with one detector in the sleeping area (i.e. in hall outside of bedrooms)

6)      Electrical

a)      Minimum of 2 receptacles in each room (except bathroom)

b)     Bathroom minimum of 1 receptacle

c)      Cover plates on all switches, receptacles, etc.

d)     Covers on all electric junction boxes (wire connections are inside these boxes). This includes fuse & circuit breaker panel boards.

e)      No electric wire connections made outside of any junction box. Only connections are to be inside the junction box.

f)       Ground Fault Circuit Interrupter (GFCI) required for bathroom receptacle.

g)      Ground Fault Circuit Interrupter (GFCI) required for Kitchen area that has receptacle within 6 ft of water (old standard which city still uses). (But current Electric code that city will eventually go to requires GFCI in kitchen on any countertop receptacle without regard to distance from water).

h)      No floor receptacles (unless specifically designed for floor use, which is uncommon).

i)        All rooms free of electrical hazards. This includes extension cords run under rugs, multiple items plugged into one receptacle,  improper size of extension cord, improperly wired receptacle, broken wires, worn insulation, non-insulated wires, frayed wires, wires near standing water, light fixture hanging from wire and fixture not supported, cracked outlets, frequently blown fuses.

7)      Structure

a)      No deteriorated or loose parts of structure.

b)     No holes in walls

c)      Street number clearly visible from street. (Suggestion is that the number be different color from the background color so that Emergency personnel can clearly distinguish the number at night)

d)     Roof drainage with downspouts

e)      Chimney has no problems and is stable and secure.

f)       Roof in good condition with no serious defects, with no leaks

8)      No trash and rubbish or debris accumulation along with accumulation of furniture not used for living purposes.

a) Trash receptacles are present and covered

9)      Occupancy

a)      If one person, than minimum sleeping area is 70 square feet, with no dimension less than 7 feet.

b)     If 2 or more people sharing sleeping area, than minimum of 50 square feet per person with no dimension less than 7 feet.

10)  Plumbing

a)      Operates properly, with no leaks

b)     Sink with Hot and Cold water in kitchen and bathroom

c)      Sinks to have “gas traps” with a working drain.

d)     Toilet flushes

e)      No serious corrosion on piping that allows water to be discolored from rust

f)       Sewage doesn’t back up and operates properly with no clogged or very slow drains.

11)   Exits

a)      No exits or doorways are allowed to be blocked and obstructed

b)     No storage of items in stairs, doors or windows.

c)      3^rd floor occupancy. Has to be conditioned for living area. Means to have heat, proper number of receptacles and lighting, etc. Attic type space not allowed unless fixed for living space.

                                                               i.      3 units and more structures.

Required to have second means of egress from this area that is remote from the first means of egress.

                                                             ii.      1 and 2 unit structures, don’t need second means of egress from the third floor living area.

12)  Fire Safety

a)      No combustibles to be stored within 3 feet of any heat producing appliance (furnace, hot water heater, space heater, etc.)

13)  Locks

a)      No padlocks on any occupied area

b)     All doors in occupied areas are to operable from the inside and to be free and unobstructed means of egress without use of keys, special effort, nor specific knowledge.

14)  Basement

a)      If converted to living space (occupied), then it is required to have a second means of escape.

15)  Security

a)      Are all windows and doors that are accessible from the outside lockable ?

16)  Windows

a)      Is there at least one window, and are all windows free of signs of severe deterioration or missing or broken panes ?

17)  Ceilings

a)      Is the ceiling sound and free of hazardous defects?

18)  Walls

a)      Are the walls sound and free of hazardous defects?

19)  Floors

a)      Is the floor sound and free of hazardous defects?

20)  Lead Based Paint

a)      Are all painted surfaces free of deteriorated paint?

21)  Bathroom

a)      Is there some type of operable ventilation ?  (Fan or windows that open)

22)  Heating

a)      Adequate heat unit supplied. No portable heaters nor stoves and ovens to be used as a primary heat source.

b)     Well maintained flues for heating appliances.

c)      Flues sealed where it enters the chimney

d)     Flues to have an upward pitch toward the chimney

e)      No evidence of  a buildup of soot or creosote or other substances in chimney and flues.

23)  Infestation

a)      No presence of rats or severe infestation of mice or vermin (such as roaches).  Evidence is rat holes; droppings; rat runs; rat poison settings.

24)  Other Hazards

a)      No protruding nails, sharp edges that can injure someone.

b)     No poor air quality.

c)      No dilapidated sheds or garages and other structures.

d)     Evidence of flooding or major drainage problems.

e)      Evidence of mud slides or large land settlements or collapse.

f)       Proximity to open sewage

g)      Unprotected heights (Cliffs, quarries, mines, sandpits)

h)      Fireplace – Is it  safe and operable  ?

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Last modified: February 09, 2004