PM Report - condensed - 2106 Davis Steet (2).tif City of Blair
Property Maintenance Report
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Date of inspection: 5/12/2014
Owner Name: Greg Lewis
Phone#677-7821
Property Location: 2106 Davis St.
Legal Description:
Case reference: ZV-2014-0005
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Note: Items in red are fire, life, and safety issues.
PART 1—SCOPE AND APPLICATION
SECTION 101 GENERAL j
101.1 Title.These regulations shall be known as the International Property Maintenance Code of the City of Blair,hereinafter referred to as"this code."
101.2 Scope.The provisions of this code shall apply to all existing residential and nonresidential structures and all existing premises and constitute minimum
requirements and standards for premises,structures,equipment and facilities for light,ventilation,space,heating,sanitation,protection from the elements,life safety,
safety from fire and other hazards,and for safe and sanitary maintenance;the responsibility of owners,operators and occupants;the occupancy of existing structures
andpremises,and for administration,enforcement and penalties.
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 occupancy and maintenance of structures and premises.Existing structures and premises that do not comply with these provisions shall be altered or repaired
to provide a minimum level of health and safety as required herein.
Do not do any work until proper permits are approved and issued by the City of Blair.
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Inspections or code reviews presuming to give authority to violate or cancel the provisions of this code or other ordinances of
this jurisdiction shall not be valid. 110.1.There may be violations not marked on this report that still require repair or
replacement.
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Priority Code:
A—Must be completed prior to any occupancy.
B—Must be completed prior to July 1, 2015.
C—Must be completed prior to use as multi-family structure.
A permit must be issued for all work and may require a licensed contractor.
Violation Code Description
Comments
Chapter 3—General Requirements
Section 302 Exterior Property Areas
302.8 MOTOR VEHICLES. No inoperative or unlicensed motor vehicle shall be A—Unlicensed truck Must be licensed or removed.
X parked,kept or stored on any premises,and no vehicle shall at any time be in a state of
major disassembly,disrepair or in the process of being stripped or dismantled.
Section 304 Exterior Structure
304.1 GENERAL. The exterior of a structure shall be maintained in good repair, A—Areas and items directly used.B—All areas of the
X structurally sound and sanitary so as not to pose a threat to the public health,safety or
exterior.
welfare.
304.2 PROTECTIVE TREATMENT.All exterior surfaces,including,but not limited B—Window and door frames and back of house need
to,doors,door and window frames,cornices,porches,trim,balconies,decks and fences
X unit or repair.
Shall be maintained in good condition. Exterior wood surfaces,other than decay- p
resistant woods,shall be protected from the elements and decay by painting or other
protective covering or treatment. Peeling,flaking and chipped paint shall be eliminated
and surfaces repainted.
304.3 PREMISES IDENTIFICATION.Buildings shall have approved address numbers A—Address numbers must meet Current Municipal
X placed in a position to be plainly legible and visible from the street or road fronting the
property. Code.
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304.4 STRUCTURAL MEMBERS.All structural members shall be maintained free C—Structural members must be inspected by a
X from deterioration,and shall be capable of safely supporting the imposed dead and live
structural engineer.
toads.
304.6 EXTERIOR WALLS. All exterior walls shall be free from holes,breaks,and B—Decayed exterior Walls at exterior stair cover need
loose or rotting materials;and maintained weatherproof and properly surface coated
Xwhere required to prevent deterioration. replaced. Window sills gleed paint Or repair. Repair
holes.
304.10 STAIRWAYS,DECKS,PORCHES AND BALCONIES. Every exterior B—Rebuild rear deck and stairs with new approved
X stairway,deck,porch and balcony,and all appurtenances attached thereto,shall be
maintained structurally sound,in good repair,with proper anchorage and capable of pressure treated WOOd Or materials naturally resistant to
supporting the imposed loads. decay.
304.13 WINDOW,SKYLIGHT AND DOOR FRAMES. Every window,skylight,door A—Cracked Windows repaired Or replaced.
and frame shall be kept in sound condition,good repair and weather tight.All glazing
X materials shall be maintained free from cracks and holes. Every window,other than a B—Windows must operate properly.
fixed window,shall be easily openable and capable of being held in position by window
hardware.
304.14 INSECT SCREENS. From May 1 and October 1,every door,window and other A—Repair Or replace in Occupied areas.
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 B—Repair Or replace in all Other areas.
X consumption are processed,manufactured,packaged or stored,shall be supplied with
approved tightly fitting screens of not less than 16 mesh per inch(16 mesh per 25 mm)
and every swinging door shall have a self-closing device in good working condition.
Exceptions:Screens shall not be required where other approved means,such as air
curtains or insect repellent fans,are employed.
304.15 DOORS. All exterior doors,door assemblies and hardware shall be maintained A—Repair or replace in Occupied areas.
X in good condition.Locks at all entrances to dwelling units,rooming units and guest
B—Repair Or replace In all Other areas.
rooms shall tightly secure door.
304.18.1 DOORS.Doors providing access to a dwelling unit,rooming unit or C—Applies if used for Multi-family housing.
housekeeping unit that is rented,leased or let shall be equipped with a deadbolt lock
meeting specifications set forth herein. Such deadbolt locks shall be operated only by
the turning of a knob or key and shall have a lock throw of not less than 1-inch.For the
X purpose of this section,a sliding bolt shall not be considered an acceptable deadbolt
lock. Such deadbolt locks shall be installed according to manufacturer's specifications
and maintained in good working order.All deadbolt locks required by this section shall
be designed and installed in such a manner so as to be operable inside of the dwelling
units,rooming unit or housekeeping unit without the use of a key,tool,combination
thereof or any other special knowledge or effort.
Section 305 Interior Structure
305.1 GENERAL.The interior of a structure and equipment therein shall be maintained A—Repair all fire damage.
in good repair,structurally sound and in a sanitary condition.Every OCCUPANT shall C—Draft Stop and fire block tO current code.
X keep that part of the structure he occupies or controls in a clean and sanitary condition.
Every OWNER of a structure containing a rooming house,hotel,dormitory,two or more
dwellings units,shall maintain in a clean and sanitary condition,the shared or public
areas of the structure and the exterior property.
305.2 STRUCTURAL MEMBERS.All structural members shall be maintained A—Fire damage must be repaired or replaced.
X structurally sound,and be capable of supporting the imposed loads. C—Structural members, including flooring and roofing,
must be inspected by a structural engineer.
305.3 INTERIOR SURFACES.All interior surfaces,including windows and doors, A—Repair or replace in Occupied areas.
shall be maintained in good,clean and sanitary condition. Peeling,chipping,flaking or
lace in all other areas.replace or a
abraded paint shall be repaired,removed or covered. Cracked or loose plaster,decayed B—Repair p
wood and other defective surface conditions shall be corrected.
305.4 STAIRS AND WALKING SURFACES.Every stair,ramp,landing,balcony, A—Repair or replace in occupied areas.
porch,deck or other walking surface shall be maintained in sound condition and good
B—Repair or replace in all other areas.
repair,
305.5 HANDRAILS AND GUARDS.Every handrail and guard shall be firmly fastened A—Repair or replace in occupied areas,
and capable of supporting normally imposed loads and shall be maintained in good
B—Repair or replace in all other areas.
condition.
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Section 306 Handrails and Guardrails
306.1 GENERAL.Every exterior and interior flight of stairs having more than four A—Repair or replace in occupied areas,
risers shall have a handrail on one side of the stair and every open portion of a stair,
landing,balcony,porch,deck,ramp or other walking surface which is more than 30 B—Repair Or replace i11 all Other areas.
inches(762 mm)above the floor or grade below shall have guards.Handrails shall not
X be less than 30 inches(762 mm)high or more than 42 inches(1067 mm)high measured
vertically above the nosing of the tread or above the finished floor or the landing or
walking surfaces.Guards shall not be less than 30 inches(762 mm)high above the floor
of the landing,balcony,porch,deck or ramp or other walking surfaces.Exception:
Guards shall not be required where exempted by the adopted building code.
Section 307 Rubbish and Garbage
307.1 ACCUMULATION OF RUBBISH OR GARBAGE.All exterior property and A—Junk in yard must be removed.
X premises,and the interior of every structure,shall be free from any accumulation of
rubbish or garbage.
Chapter 4-Light, Ventilation and Occupancy Limitations
Section 402 Light
402.2 COMMON HALLS AND STAIRWAYS. Every common hall and stairway in C—Section applies if used for Multi-family housing.
residential occupancies,other than in one-and two-family dwellings,shall be lighted at A1S0, exterior landings at exterior BOOTS Of each unit
X all times with at least a 60-watt standard incandescent light bulb for each 200 square feet
(19 m2)of floor area or equivalent illumination,provided that the spacing between require lighting as per NEC.
lights shall not be greater than 30 feet(9144 mm).
Chapter 5-Plumbing Facilities and Fixture Requirements
Section 502 Required Facilities
502.1 DWELLING UNITS.Every dwelling unit shall contain its own bathtub or shower,A—Repair Or replace in occupied areas.
lavatory,water closet and kitchen sink which shall be maintained in a sanitary,safe
X working condition. The lavatory shall be placed in close proximity to the door leading B—Repair Or replace in all Other areas.
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.
503 Toilet Rooms
503.4 FLOOR SURFACE. In other than dwelling units,every toilet room floor shall be A—Repair or replace in Occupied areas.
X maintained to be a smooth,hard,nonabsorbent surface to permit such floor to be easily
B—Repai
kept in a clean and sanitary condition. l'or replace in all other areas.
504 Plumbing Systems and Fixtures
504.1 GENERAL.All plumbing fixtures shall be properly installed and maintained in A—RepaiI'Or replace in Occupied areas.
X working order,and shall be kept free from obstructions,leaks and defects and be capable
of performing the function for which such plumbing fixtures are designed. All plumbing B—Repair or replace in al l Other areas.
fixtures shall be maintained in a safe,sanitary and functional condition.
504.3 PLUMBING SYSTEM HAZARDS.Where it is found that a plumbing system in a A &B—Some fixtures are using S-traps,Which are not
structure constitutes a hazard to the occupants or the structure by reason of inadequate allowed by the Plumbing Code. Show that all plumbing
X service,inadequate venting,cross connection,backsiphonage,improper installation,
deterioration or damage or for similar reasons,the code official shall require the defects fixtures are properly vented.
to be corrected to eliminate the hazard.
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505 Water System
505.1 GENERAL.Every sink,lavatory,bathtub or shower,drinking fountain,water A—Repair or replace in Occupied areas.
closet or other plumbing fixture shall be properly connected to either a public water
X system or to an approved private water system. All kitchen sinks,lavatories,laundry B—Repair or replace in all Other areas.
facilities,bathtubs and showers shall be supplied with hot or tempered and cold running
water in accordance with the International Plumbing Code.
505.3 SUPPLY.The water supply system shall be installed and maintained to provide a A—Repair Or replace in Occupied areas.
X supply of water to plumbing fixtures,devices and appurtenances in sufficient volume
and at pressures adequate to enable the fixtures to function properly,safely and free B—Repair Or replace ]n all Other areas.
from defects and leaks.
505.4 WATER HEATING FACILITIES.Water heating facilities shall be properly A—Repair Or replace in occupied areas.
installed,maintained and capable of providing an adequate amount of water to be drawn
at every required sink,lavatory,bathtub,shower and laundry facility at a temperature of B—Repair or replace in all Other areas.
X not less than 100 degrees F(43 degrees Q.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 maintained on water heaters.
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506 Sanitary Drainage System
506.2 MAINTENANCE.Every plumbing stack,vent,waste and sewer line shall A—Repair of replace in Occupied areas.
X function properly and be kept free from obstructions,leaks and defects.
B—Repair or replace in all other areas.
Chapter 6-Mechanical and Electrical Requirements
Section 602 Heating Facilities
602.1 FACILITIES REQUIRED.Heating facilities shall be provided in structures as A—Repair Or replace in Occupied areas.
X required by this section. B—Repair or replace in all other areas.
602.2 RESIDENTIAL OCCUPANCIES.Dwellings shall be provided with heating A—Repair or replace in Occupied areas,
facilities capable of maintaining a room temperature of 68 degrees F(20 degrees C)in
all habitable rooms,bathrooms and toilet rooms based on the winter outdoor design B—Repair Or replace in all Other areas,
X temperature for the locality indicated in Appendix D of the International Plumbing
Code. Cooking appliances shall not be used to provide space heating to meet the
requirements of this section. Exception:In areas where the average monthly
temperature is above 30 degrees F(-1 degree C),a minimum temperature of 65 degrees
F(18 degrees C)shall be maintained.
602.3 HEAT SUPPLY.Every owner and operator of any building who rents,leases or A—Repair or replace in Occupied areas.
lets one or more dwelling unit,rooming unit,dormitory or guestroom on terms,either
expressed or implied,to furnish heat to the occupants,thereof shall supply heat during B—Repair OP replace In all Other areas.
the period from October 1 to May 1 to maintain a temperature of not less than 68
degrees F(20 degrees C)in all habitable rooms,bathrooms and toilet rooms.Exception:
X 1)When the outdoor temperature is below the winter outdoor design temperature for the
locality,maintenance of the minimum room temperature shall not be required provided
that the heating system is operating at its full design capacity. The winter outdoor
design temperature for the locality shall be as indicated in Appendix D of the
International Plumbing Code.2)In areas where the average monthly temperature is
above 30 degrees F(-I degree C)a minimum temperature of 65 degrees F(18 degree C)
shall be maintained.
Section 603 Mechanical Equipment
603.1 MECHANICAL APPLIANCES.All mechanical appliances,fireplaces,solid fuel- A—Repair of replace in Occupied areas.
X burning appliances,cooking appliances and water heating appliances shall be properly
installed and maintained in a safe working condition,and shall be capable of performing B—Repair Or replace tri all Other areas.
the intended function.
603.2 REMOVAL OF COMBUSTION PRODUCTS.All fuel-burning equipment and A—Have a licensed mechanical contractor verify the
appliances shall be connected to an approved chimney or vent. Exception:Fuel-burning
equipment and appliances which are labeled for unvented operation, propel'installation and clearance of all vents utilized in
X the occupied areas.
B—Have a licensed mechanical contractor verify the
proper installation and clearance of all vents.
X 1603.3 CLEARANCES.All required clearances to combustible materials shall be All phases—Comply With 603.2.
maintained.
603.5 COMBUSTION AIR.A supply of air for complete combustion of the fuel and for B—Provide combustion air per Code requirements for
X ventilation of the space containing the fuel-burning equipment shall be provided for the
the gas appliances in the basement.
fuel-burning equipment.
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Section 604 Electrical Facilities
604.1 FACILITIES REQUIRED.Every occupied building shall be provided with an A—Repair Or replace in Occupied areas.
X electrical system in compliance with the requirements of this section and Section 605.
B—Repair or replace in all other areas.
604.2 SERVICE.The size and usage of appliances and equipment shall serve as a basis A—Repair in Occupied areas.
for determining the need for additional facilities in accordance with the ICC Electrical
Code. Dwelling units shall be served by a three-wire,120/240 volt,single phase B—Repair tri all Other areas.
X electrical service having a rating of not less than 60 amperes. C—Entire electrical System must be inspected by a
licensed electrician.New service and branch panels may
be required.
604.3 ELECTRICAL SYSTEM HAZARDS.Where it is found that the electrical system A—Repair in occupied areas.
in a structure constitutes a hazard to the occupants or the structure by reason of
Repair in all other areas.
inadequate service,improper fusing,insufficient receptacle and lighting outlets, B—Re p
X improper wiring or installation,deterioration or damage,or for similar reasons,the code C—Entire electrical system must be inspected by a
official shall require the defects to be corrected to eliminate the hazard. licensed electrician.New service and branch panels may
be required.
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Section 605 Electrical Equipment
605.1 INSTALLATION.All electrical equipment,wiring and appliances shall be A—Repair in Occupied areas,
properly installed and maintained in a safe and approved manner. B—Repair in all Other areas.
X C—Entire electrical system must be inspected by a
licensed electrician.New service and branch panels may
be required.
605.2 RECEPTACLES.Every habitable space in a dwelling shall contain at least two A—In Occupied areas, each bathroom Shall have at least
separate and remote receptacle outlets. Every laundry area shall contain at least one
X grounded-type receptacle or a receptacle with a ground fault circuit interrupter. Every One GFl receptacle. GFl outlets are required at the
bathroom shall contain at least one receptacle. Any new bathroom receptacle outlet kitchen Counters as per NEC requirements.
shall have ground fault circuit interrupter protection. B—Repair or replace in all Other areas.
605.3 LIGHTING FIXTURES.Every public hall,interior stairway,toilet room,kitchen, bight covers missing. A—Correct in Occupied areas.
X bathroom,laundry room,boiler room,and furnace room shall contain at least one
electric lighting fixture. B—Correct in all other areas.
Chapter 7 Fire Safety Requirements
Section 703 Fire Resistance Ratings
703.1 FIRE-RESISTANCE-RATED ASSEMBLIES.The required fire-resistance rating A—Repair assemblies damaged by fire.
of fire-resistance rated walls,fire stops,shaft enclosures,partitions and floors shall be C—Provide one hour rated assemblies with fire
maintained.
X stopping of openings for the floor and walls that
separate the dwelling units. All plans must be approved
prior to construction.
703.2 OPENING PROTECTIVES.Required opening protectives shall be maintained in C—Provide a one hour rated stair enclosure for the
an operative condition. All fire and smokestop doors shall be maintained in operable interior stair and a Orie hour Self closing, smoke Sealed
condition. Fire doors and smoke barrier doors shall not be blocked or obstructed or
X otherwise made inoperable, door at the top of the stairs.Also,the door between the
two upstairs units needs to be a lhour rated, sealed, self
closing assembly.
Section 704 Fire Protection Systems
704.1 GENERAL. All systems,devices and equipment to detect a fire,actuate an alarm C—A monitored Fire Alarm System is required if Used
X or suppress or control a fire or any combination thereof shall be maintained in an
operable condition at all times in accordance with the International Fire Code. for Multi-family housing.
704.2 SMOKE ALARMS.Single or multiple-station smoke alarms shall be installed and A_Required in Occupied areas.
maintained in Groups R-2,R-3,R-4 and in dwellings not regulated in Group R
occupancies,regardless of occupant load at all of the following locations:1)On the B—.Required in all other areas.
ceiling or wall outside of each separate sleeping area in the immediate vicinity of
bedrooms.2)In each room used for sleeping purposes.3)In each story within a
X dwelling unit,including basements and cellars but not including crawl spaces and
uninhabitable attics.In dwellings or dwelling units with split levels and without an
intervening door between the adjacent levels,a smoke alarm installed on the upper level
shall suffice for the adjacent lower level provided that the lower level is less than one
full story below the upper level. Single or multiple station smoke alarms shall be
installed in other groups in accordance with the International Fire Code.
704.3 POWER SOURCE.In Group R occupancies and in dwellings not regulated as A—Required in occupied areas.
Group R occupancies,single station smoke alarms shall receive their primary power
from the building wiring provided that such wiring is served from a commercial source B—Required in all other areas.
and shall be equipped with a battery backup. Smoke alarms shall emit a signal when the
batteries are low. Wiring shall be permanent and without a disconnecting switch other
X than as required for overcurrent protection. Exception: Smoke alarms are permitted to
be solely battery operated in buildings where no construction is taking place,buildings
that are not served from a commercial power source and in existing areas of buildings
undergoing alterations or repairs that do not result in the removal of interior wall or
ceiling finishes exposing the structure,unless there is an attic,crawl space or basement
available which could provide access for building wiring without the removal of interior
finishes.
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704.4 INTERCONNECTION.Where more than one smoke alarm is required to be A_Required in occupied areas.
installed within an individual dwelling unit in Group R-2,R-3,R-4 and in dwellings not
B—Required in all other areas.
regulated as Group R occupancies,the smoke alarms shall be interconnected in such a �
manner that the activation of one alarm will activate all of the alarms in the individual Note: Wireless interconnection is OK.
unit. The alarm shall be clearly audible in all bedrooms over background noise levels
X with all intervening doors closed. Exception:1)Interconnection is not required in
buildings which are not undergoing alterations,repairs or construction of any kind.2)
Smoke alarms in existing areas are not required to be interconnected where alterations or
repairs do not result in the removal of interior wall or ceiling finishes exposing the
structure,unless there is an attic,crawl space or basement available which could provide
access for interconnection without the removal of interior finishes.
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