Atlanta Housing Authority Inspection Standards V 1.0

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2 Atlanta Housing Authority Inspection Standards V 1.0 Overview Atlanta Housing Authority's Inspection Standards were developed to evaluate properties from single detached dwellings to multi-family properties that contain five (5) or more units located within a single property location. Sections 1 5 apply to all units. Section 6 provides a combined inspection of the site, building exteriors, building systems, and common areas of multi-family properties to determine the rating for the property. Section 7 identifies the standards of the surrounding neighborhood that impact on the quality of life and safety of the Housing Choice participant. These standards were developed using the National Fire Protection Association (NFPA) Life Safety Code, the International Residential Code (IRC), the City Of Atlanta (COA) Code, the Uniform Federal Accessibility Standards (UFAS) in conjunction with Atlanta Housing Authority's requirements to ensure the properties participating in our Housing Choice Program adhere to our commitment to provide a decent, safe and sanitary environment to house the participants of our Housing Choice Program. An asterisk * preceding a standard denotes an Atlanta Housing Authority Requirement. AHA has developed standards that are additions to the minimum as required by HUD.

3 1. General 1 2. Exteriors 2 3. Interiors 3 4. Mechanical/ 4 Electrical Systems 5. Safety 5 6. Multi-Family 6 Site & Areas 7. Neighborhood 7

4 TABLE OF CONTENTS 1. GENERAL BUILDING REPAIRS / REMODELING RODENT PROOFING LEAD BASED PAINT EXTERIORS THE PROPERTY Property in General Front / Back / Sides of Building BUILDING EXTERIOR Front / Back / Sides of Building Exterior Doors Walls Windows BASEMENT / CRAWLSPACE UTILITIES PORCHES / EXTERIOR LANDINGS General Front / Right / Left / Rear GARAGE / CARPORT General Conditions Electrical Conditions STORAGE / UTILITY ROOM OR BUILDING General Conditions Electrical Conditions INTERIORS GENERAL FLOOR WALLS CEILING EXTERIOR DOORS INTERIOR DOORS WINDOWS CLOSET FIREPLACE ELECTRICAL MECHANICAL ADA ACCESSIBILITY HALLWAY / STAIRWAY - SPECIFIC General Ceiling Interior Stairways BEDROOM - SPECIFIC General Interior Doors Updated August 30,

5 Closet BATHROOM - SPECIFIC General Interior Doors Tub / Shower Surround Cabinets Sink Toilet Tub / Shower Exhaust Fan KITCHEN - SPECIFIC Cabinets Sink Appliances LAUNDRY ROOM - SPECIFIC Cabinets Laundry Sink Appliances MECHANICAL/ELECTRICAL SYSTEMS GENERAL Fuel Gas (Natural Gas / Propane) Fired Appliances WATER HEATER General Gas Operated Water Heaters Electric Water Heaters HVAC Heating - General Gas Fired Free-Standing Heaters Gas Fired Floor Heater FORCED AIR FURNACES Gas Fired Furnaces Electric / Heat Pump Furnaces Electric Baseboard Heaters Air Conditioning Units Compressors Electrical Panels SAFETY FIRE EXTINGUISHERS SMOKE DETECTORS CARBON MONOXIDE DETECTORS (CO) ENERGY EFFICIENCY MULTI-FAMILY PROPERTY SITE & COMMON AREAS GENERAL PARKING AREAS, DRIVES, AND SIDEWALKS SIDEWALKS AND STEPS Updated August 30,

6 6.4 MAILBOX RETAINING WALLS SPECIALITY BUILDING EXTERIORS Management Office Community / Activity Center / Rooms / Buildings Laundry Rooms / Buildings Day Care Center Maintenance Buildings / Areas Pool Structures (Bathrooms / Change Rooms / Pool Equipment) SPECIALITY BUILDING INTERIORS Management Office Community Activity Centers / Rooms / Buildings Laundry Rooms / Buildings Day Care Center Maintenance Buildings / Areas Pool Structures (Bathrooms / Change Rooms / Pool Equipment) PLAYGROUNDS Playground Equipment Play Area Surface Playground Fencing POOL / POOL AREAS Pool Health / Safety Inspections Pool Deck Conditions Pool Operation Pool Fencing and Gates SANITARY SEWERS AND STORM SEWERS TRASH COLLECTION AREAS SITE LIGHTING PROPERTY FENCING AND GATES HIGH-RISE EMERGENCY / LIFE SAFETY SYSTEMS City of Atlanta Highrise Inspections Fire Detection and Alarm system Emergency Egress (Doors, Stairways, Hallways) BUILDING SYSTEMS Domestic Water (Building Systems) Electrical Systems Elevators Emergency Power Roof Exhaust Fans Fire Protection Heating, Ventilation, and Air Conditioning (HVAC) Sanitary System HEALTH AND SAFETY Noise Trash Storage of Flammable Materials Air Quality Electrical Hazards Updated August 30,

7 Safety Hazards Infestation NEIGHBORHOOD GENERAL BUILDINGS WITHIN THE NEIGHBORHOOD OCCUPIED LOTS WITHIN THE NEIGHBORHOOD UNOCCUPIED LOTS WITHIN THE NEIGHBORHOOD TRASH AND DEBRIS JUNK CARS AND VEHICLES DISTURBING NOISE AND VIBRATIONS Updated August 30,

8 1. GENERAL 1.1 BUILDING REPAIRS / REMODELING A permit is required for any repair work with a total valuation in excess of $2, [COA]. Permits are required for the installation or replacement of heating and air conditioning systems, electrical and plumbing equipment. [COA ] * Owners are required to produce permits when requested by the inspector. 1.2 RODENT PROOFING Buildings or structures and the walls enclosing habitable or occupiable rooms and spaces in which persons live, sleep, or work, or in which feed, food or foodstuffs are stored, prepared, processed, served or sold, shall be constructed to protect against the entry of rodents. [IRC G (301.14)] 1.3 LEAD BASED PAINT Buildings built before 1978 may contain lead-based paint. Federal requirements under 24 CRF 35, indicate that owners/landlords of properties, built prior to 1978, receiving tenant or project-based voucher assistance must actively manage lead-based paint. Owner/Landlord Responsibilities At time of lease signing: Provide the resident with an EPA-approved lead hazard information pamphlet such as Protect Your Family from Lead in Your Home (EPA-747-K ) Provide the resident with a notification and disclosure statement which either identifies the presence of known lead-based paint or lead-based paint hazards or assumes the presence of lead-based paint based on the age of the property. Provide the resident a list of all records or reports available pertaining to leadbased paint or lead-based paint hazards. Stabilize [remove and/or encapsulate/paint] deteriorating paint surfaces using leadsafe work practices prior to resident move-in or within 30 days from AHA s deficiency notification. Deteriorating paint above the De Minimis level requires the owner/landlord to conduct a clearance test by a certified lead inspector. De Minimis Level is defined as: 20 square feet of exterior surface 2 square feet of interior surfaces 10 percent of small components. Provide resident and AHA the results of any lead hazard reduction activities and clearance examination within 15 days of receiving the report. Incorporate ongoing lead-based paint maintenance activities into regular building operations. Updated August 30,

9 2. EXTERIORS 2.1 THE PROPERTY Property in General The property must have good curb appeal. Grass or ground cover, plants, and shrubbery must be well maintained. Overgrown vines, kudzu, and other overgrown plants and trees must be removed. The exterior must be in good repair. [COA] The property must be free of trash and debris. [COA] The property should be free of graffiti, Roadways and parking areas must be in good repair. Roadways and parking areas must not have holes, major cracks (Cracks greater than 3/4 inch, hinging, tilting or missing section(s) that affect traffic ability over more than 5% of the property's parking lots/driveways/roads) or other tripping hazards (If the height differential is greater than 3/4 inch, consider this a safety hazard. If the condition of the surface could cause tripping or falling, you must manually record this deficiency as ``Health and Safety.''). Inoperative/un-tagged vehicles on the property are not acceptable. [COA ] Parking in non-parking areas (on grass) is not acceptable. Mail boxes must be in good repair. Building numbers must be visible from the street. Street and other sidewalks must be free of major cracks, broken pieces and be in good repair Front / Back / Sides of Building The property may not have problems with water ponding or erosion. The property must drain properly and adequately. Water must drain away from building exteriors. The property must have well maintained ground cover and may not exhibit exposed bald spots. Grass must be maintained, cut, and trimmed appropriately. Bushes/shrubbery/trees must be well maintained and trimmed. The property may not be overgrown with kudzu, vines, plantings, or other weeds and vegetation. [COA] Updated August 30,

10 Sidewalks must be in good repair. Sidewalks must not have holes, major cracks or other tripping hazards. Fences must be complete, in good repair, and all gates must operate properly. Retaining walls should be in good repair, clean with no structural damage or excess leaning. Exterior stairs must meet code for step height and run, stability, handrails and have no tripping hazards as follows: Riser Height: The maximum riser height shall be 7 3/4 inches with no variation between the highest and lowest greater than 3/8 inches. Tread Depth: The minimum tread depth shall be 10 inches with the greatest tread depth within any flight of stairs shall not exceed the smallest by more than 3/8 inches. Handrail Height: Height shall be measured vertically from the sloped plane adjoining the tread nosing, or finished surface of ramp slope, shall be not less than 34 inches and not more than 38 inches. Handrails: Handrails shall be provided on at least one side of each continuous run of treads or flight with four or more risers. Porches, balconies, or raised floor surfaces more than 30 inches above the floor or grade shall have safety guards not less than 36 inches in height. Guards shall be provided in compliance with code as follows: Safety guards shall be required where stairway and/or landings are located more than 30 inches above the floor or grade below. Safety guards shall be not less than 34 inches and not more than 38 inches in height measured vertically from the nosing of tread or landing surface. Safety guards shall be spaced so that a sphere 4 3/8 inches can not pass through stairs and a 4 inch sphere can not pass through landings. Landings or floors are required at each side of each exterior door. Exterior landing or floor can not be lower than 7 3/4 inches below the threshold of the door. The width of each stair landing shall not be less than the stairway served. Every landing shall have a minimum dimension of 36 inches measured in the direction of travel. 2.2 BUILDING EXTERIOR Front / Back / Sides of Building Foundation cannot have cracking or other obvious signs of damage. Foundation vents must be in good repair and properly screened. * All hose bibs must be in proper working order. Updated August 30,

11 The siding, soffit, fascia and trim must be in good repair. Paint should not exhibit chipping or peeling. Missing/damaged shingles and/or flashing on the roof must be repaired. Chimney must be structurally sound. Flashing must be in place and show no evidence of leaks. Gutters and downspouts cannot show signs of leaking, sagging, and must be properly attached. Gutters and downspouts must be clean and not show signs of trash accumulation. Erosion may not be present at downspouts. Splash blocks or other devices to control water run off should be present. Windows must be in good repair. Windows may not show damage or failing glazing compound. All windows that are designed to open must be screened. Screens must be the proper size, may not be damaged, and cannot be permanently attached. * Shutters must be in good repair. Shutters must not be damaged or rotting, and must be properly attached. Windows with shutters must have a pair of matching shutters. Exterior stairs must meet code for step height and run, stability, handrails and have no tripping hazards as follows: Riser Height: The maximum riser height shall be 7 3/4 inches with no variation between the highest and lowest greater than 3/8 inches. Tread Depth: The minimum tread depth shall be 10 inches with the greatest tread depth within any flight of stairs shall not exceed the smallest by more than 3/8 inches. Handrail Height: Height shall be measured vertically from the sloped plane adjoining the tread nosing, or finished surface of ramp slope, shall be not less than 34 inches and not more than 38 inches. Handrails: Handrails shall be provided on at least one side of each continuous run of treads or flight with four or more risers. Porches, balconies, or raised floor surfaces more than 30 inches above the floor or grade shall have safety guards not less than 36 inches in height. Guards shall be provided in compliance with code as follows: Safety guards shall be required where stairway and/or landings are located more than 30 inches above the floor or grade below. Safety guards shall be not less than 34 inches and not more than 38 inches in height measured vertically from the nosing of tread or landing surface. Updated August 30,

12 Safety guards shall be spaced so that a sphere 4 3/8 inches can not pass through stairs and a 4 inch sphere can not pass through landings. Landings or floors are required at each side of each exterior door. Exterior landing or floor can not be lower than 7 3/4 inches below the threshold of the door. The width of each stair landing shall not be less than the stairway served. Every landing shall have a minimum dimension of 36 inches measured in the direction of travel. All egress doors shall be readily operable from the side from which egress is to be made without the use of a key or special knowledge or effort. i.e., Double cylinder locks are not permitted. Signs of rodent and/or insect infestation are not acceptable. ADA ramps, if present, must meet Uniform Federal Accessibility Standards (Fed- Std-795) for slope, stability, handrails and have no tripping hazards. Electrical hazards such as exposed wiring, open electrical boxes or damaged electrical devices are not acceptable. Outlets in wet locations must be GFI protected. Electrical outlets can not be broken, loose or damaged. Appropriate switch covers must be in place. Light switches can not be broken, loose or damaged. Appropriate switch covers must e in place. All lighting fixtures shall be properly attached, have a globe or shield in place and be operational. Electrical hazards due to water leaks on or near electrical equipment are not acceptable Exterior Doors Doors must operate (open/close/seal) properly. Door and trim must be in good condition. Hardware and locks must function properly. Surfaces should be free holes and rust. Paint should not exhibit chipping or peeling. Weather stripping and threshold may not be damaged and/or missing and should provide weather tight seal. Updated August 30,

13 Broken or cracked window pane(s) must be replaced All egress doors shall be readily operable from the side from which egress is to be made without the use of a key or special knowledge or effort. i.e., Double cylinder locks are not permitted. Storm/screen door must operate properly and screens must be in good repair Walls Walls must be in good repair. Walls may not exhibit any holes or poorly finished joints. Paint should not exhibit chipping or peeling. All wall surfaces must be clean. Walls must not show water stains, and/or damage due to water, mold and mildew Windows Broken or cracked window panes are not acceptable. Window panes must be weather tight. Missing gaskets, and/or missing glazing compound are not acceptable. Paint should not exhibit chipping or peeling. Screens should be present and free of damage. Burglar bars must be operable from interior of room. Windows used as secondary means of egress from living spaces shall meet the following code requirements: Clear opening of not less than 5.7 sq ft Minimum clear opening width - 20 inches Minimum clear opening height - 24 inches Maximum of 44 inches from floor to the bottom of the opening Maximum of 20 feet from bottom of the opening to grade 2.3 BASEMENT / CRAWLSPACE Exterior doors must have appropriate hardware (handles, latches, hinges, and locks), be in good repair, and operate properly. Basements and crawlspaces should be clean and free of trash, demolition materials, and improperly stored items that limit access and egress from the space. Areas in the basement and/or crawlspace may not exhibit standing water or have mold and/or mildew present. Updated August 30,

14 Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. All lighting fixtures shall be properly attached, have a globe or shield in place, and be operational. Signs of rodent and/or insect infestation are not acceptable. 2.4 UTILITIES Gas service is required to be on and remain active, if applicable. Gas meter must be easily accessible and properly mounted, if applicable. Fuel gas leaks are not acceptable and must be repaired immediately, if applicable. Electrical service is required to be on and must remain active. Electrical service must be properly attached to the structure. Electrical meter/panel must be easily accessible and properly mounted. Water service is required to be on and must remain active. Water meter valve box must be properly installed to prevent tripping hazards and must have appropriate cover. Water service and water distribution systems shall be designed, pipe sizes selected and maintained such that under conditions of peak demand, the capacities at the point of outlet discharge shall provide the Flow Rates and Pressures as indicated in IRC Table P Flow from fixtures should not significantly change when the water supply system is at peak demand (tub and sink should show no loss of flow when toilet is flushed or washing machine flow starts.) Sanitary sewer cleanouts must be installed to prevent tripping hazards and must have appropriate covers/caps. 2.5 PORCHES / EXTERIOR LANDINGS General Exterior landings must be clean and free of hazards that can impede access and/or egress. Porches should be clean and free of hazards. Any items stored on the porch should not impede access or egress to or from the unit. Signs of rodent and/or insect infestation are not acceptable. Updated August 30,

15 2.5.2 Front / Right / Left / Rear Porch and landing floors must be in good repair with no tripping hazards, structural problems (rot/sagging/water ponding). The finish must be in good condition. Safety guards shall be provided in compliance with code as follows: Safety guards shall be required where porches, balconies or raised floor surfaces are located more than 30 inches above the floor or grade below. Safety guards shall be not less than 36 inches in height. Safety guards shall be spaced so that a sphere 4 inches can not pass through. Landings or floors are required at each side of each exterior door. Exterior landing or floor can not be lower than 7 3/4 inches below the threshold of the door. The width of each stair landing shall not be less than the stairway served. Every landing shall have a minimum dimension of 36 inches measured in the direction of travel. Screens must not have holes or be rusted; support framing and lattice must be in good repair and properly finished. Screen door must operate properly and screens must be in good repair Ceilings may not have holes of any size and must be properly finished. Paint should not exhibit chipping or peeling. A lighting fixture shall be required in the immediate vicinity of the top landing of all exterior stairways. All lighting fixtures shall be properly attached, have a globe or shield in place, and be operational. Outlets in "wet" locations must be GFI protected. Outlets can not be broken, loose, damaged and appropriate cover must be in place. Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. ADA ramp, if present, must meet Uniform Federal Accessibility Standards (Fed-Std- 795) for slope, stability, handrails and have no tripping hazards. 2.6 GARAGE / CARPORT General Conditions No Owner items can be stored in tenant storage areas when the property is leased. Garage/carports must be free of obstructions and clutter. Updated August 30,

16 All items must be stored neatly to preclude tripping, provide access, and eliminate fire hazards. The roofing, siding, soffit, fascia and trim must be in good repair. Paint should not exhibit chipping or peeling. Missing/damaged shingles and/or flashing on the roof must be repaired. Roof penetrations, structural damage, and/or leaks are not acceptable. Gutters and downspouts cannot show signs of leaking, sagging, and must be properly attached. Gutters and downspouts must be clean and not show signs of trash accumulation. Erosion may not be present at downspouts. Splash blocks or other devices to control water run off should be present. Doors must operate (open/close/seal) properly Electrical Conditions Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. Electrical hazards due to water leaks on or near electrical equipment are not acceptable. Outlets in "wet" locations are required to be GFI protected. Outlets can not be broken, loose, damaged and appropriate cover must be in place. All lighting fixtures shall be properly attached, have a globe or shield in place, and be operational. Light switches can not be broken, loose, or damaged. Appropriate switch covers must be in place. 2.7 STORAGE / UTILITY ROOM OR BUILDING General Conditions No Owner items can be stored in tenant storage areas when the property is leased. The Storage/Utility room must be free of obstructions and clutter. All items must be stored neatly to preclude tripping, provide access, and eliminate fire hazards. Updated August 30,

17 The roofing, siding, soffit, fascia and trim must be in good repair. Doors must operate (open/close/seal) properly Electrical Conditions Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. Electrical hazards due to water leaks on or near electrical equipment are not acceptable. All lighting fixtures shall be properly attached, have a globe or shield in place, and be operational. Light switches can not be broken, loose, or damaged. Appropriate switch covers must be in place. Updated August 30,

18 3. INTERIORS 3.1 GENERAL Rooms must be free of obstructions and clutter. All items must be stored neatly to preclude tripping, provide access, and eliminate fire hazards. Signs of rodent and/or insect infestation are not acceptable. Mold and mildew are environmental hazards that must be cleaned/removed immediately. Cause of growth must be identified and corrected. 3.2 FLOOR The floor must be structurally sound. There must be no signs of structural failure. Wood flooring must be in good repair. Missing and/or damaged planks are not acceptable. Hard (ceramic, clay, etc.) tile flooring must be in good repair. Missing and/or damaged tiles are not acceptable. Vinyl floor covering must be in good repair. Vinyl flooring must be installed properly and must not be damaged and/or missing. Vinyl flooring must be consistent throughout. Carpet must be in good repair. Carpet may not be excessively worn, dirty, and/or stained. The flooring surface must be clean. Paint should not exhibit chipping or peeling. Flooring must not show water stains, and/or damage due to water, mold and mildew. 3.3 WALLS Walls must be in good repair. Walls may not exhibit any holes or poorly finished joints. Paint should not exhibit chipping or peeling. All wall surfaces must be clean. Walls must not show water stains, and/or damage due to water, mold and mildew. Updated August 30,

19 3.4 CEILING Ceiling must be in good repair. Ceiling may not exhibit any holes or poorly finished joints, and/or signs of water damage. Minimum ceiling height is 7' 0", except in stairways [see stairways for definition]. Paint should not exhibit chipping or peeling. All ceiling surfaces must be clean. Ceilings must not show water stains, and/or damage due to water, mold and mildew. 3.5 EXTERIOR DOORS Doors must operate (open/close/seal) properly. Door and trim must be in good condition. Hardware and locks must function properly. Surfaces should be free holes and rust. Paint should not exhibit chipping or peeling. Weather stripping and threshold may not be damaged and/or missing and should provide weather tight seal. Broken or cracked window pane(s) must be replaced All egress doors shall be readily operable from the side from which egress is to be made without the use of a key or special knowledge or effort. i.e., Double cylinder locks are not permitted. Storm/screen door must operate properly and screens must be in good repair. 3.6 INTERIOR DOORS Doors must operate (open/close/seal) properly. Door and trim must be in good condition. All egress doors shall be readily operable from the side from which egress is to be made without the use of a key or special knowledge or effort. i.e., Double cylinder locks are not permitted. Paint should not exhibit chipping or peeling. 3.7 WINDOWS Windows must open/close properly and remain in open position without aid. Windows must have properly operating locks. Updated August 30,

20 Broken or cracked window pane must be replaced. Window panes must be weather tight. Missing gaskets, and/or missing glazing compound are not acceptable. Paint should not exhibit chipping or peeling. Burglar bars must be operable from interior of room. Window blinds, shades and/or curtains must be properly installed, operational and clean. Windows used as secondary means of egress from living spaces shall meet the following code requirements: Clear opening of not less than 5.7 sq ft Minimum clear opening width - 20 inches Minimum clear opening height - 24 inches Maximum of 44 inches from floor to the bottom of the opening Maximum of 20 feet from bottom of the opening to grade 3.8 CLOSET Doors must operate (open/close/seal) properly. Door and trim must be in good condition. Paint should not exhibit chipping or peeling. Closet must have a closet rod installed. All lighting fixtures shall be properly attached, have a globe or shield in place, and be operational. 3.9 FIREPLACE If fireplace is operational it must be clean and have proper and functional vents. If fireplace is inoperable, it must be properly sealed to prevent use. Fireplace should be properly cleaned of ashes. * If operable, landlord must provide written proof provided by a licensed service provider for chimneys and fireplaces that the fireplace is clean and safe to operate ELECTRICAL Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. Outlets can not be broken, loose, or damaged. Appropriate outlet covers must be in place. Updated August 30,

21 All lighting fixtures shall be properly attached, have a globe or shield in place, and be operational. Ceiling fan(s) shall be properly attached, have light globes in place and be operational. Light switches can not be broken, loose, or damaged. Appropriate switch covers must be in place. Outlets in "wet" locations are required to be GFI protected. Outlets can not be broken, loose, damaged and appropriate cover must be in place MECHANICAL Missing or damaged HVAC supply and/or return air registers and grills must be replaced/repaired ADA ACCESSIBILITY ADA ramps must meet Uniform Federal Accessibility Standards (Fed-Std-795) for slope, stability, handrails and have no tripping hazards. All ADA accessible properties must meet Uniform Federal Accessibility Standards (Fed-Std-795) HALLWAY / STAIRWAY - SPECIFIC General Hallway must have a minimum clear width of 36" Ceiling Minimum ceiling clearance required is 7' 0". Stair ceilings must have a minimum clearance of 6' 8" measured at the most forward edge (front nose) of the stair Interior Stairways Stairs must meet code for step height and run, stability, handrails and have no tripping hazards as follows: Riser Height: The maximum riser height shall be 7 3/4 inches with no variation between the highest and lowest greater than 3/8 inches. Tread Depth: The minimum tread depth shall be 10 inches with the greatest tread depth within any flight of stairs shall not exceed the smallest by more than 3/8 inches. Handrail Height: Height shall be measured vertically from the sloped plane adjoining the tread nosing, or finished surface of ramp slope, shall be not less than 34 inches and not more than 38 inches. Handrails: Handrails shall be provided on at least one side of each continuous run of treads or flight with four or more risers. Safety guards shall be provided in compliance with code as follows: Updated August 30,

22 Safety guards shall be required where stairway and/or landings are located more than 30 inches above the floor or grade below. Safety guards shall be not less than 34 inches and not more than 38 inches in height measures vertically from the nosing of tread or landing surface. Safety guards shall be spaced so that a sphere 4 3/8 inches can not pass through stairs and a 4 inch sphere can not pass through landings. Stairway must have a minimum of 36" clear width. For interior stairs the artificial light sources shall be capable of illuminating the treads and landings to levels not less that 1 foot-candles measured at the center of treads and landings BEDROOM - SPECIFIC General * AHA requires a minimum size of 10' x 8' to qualify as a bedroom Interior Doors Hardware for bedroom and bathroom doors must be lockable for the interior of the room only. All egress doors shall be readily operable from the side from which egress is to be made without the use of a key or special knowledge or effort. i.e., Double cylinder locks are not permitted Closet * Each bedroom must have a closet space that is a minimum of 4 square feet and does not infringe on the minimum bedroom size BATHROOM - SPECIFIC General Plumbing (pipes and faucets) should not be free of leaks. Drains should not be clogged Interior Doors Hardware for bedroom and bathroom doors must be lockable for the interior of the room only. All egress doors shall be readily operable from the side from which egress is to be made without the use of a key or special knowledge or effort. i.e., Double cylinder locks are not permitted Tub / Shower Surround Tub, shower surround must be clean with no holes or cracks. Surface of tub/shower surround should be free of holes, loose tile or board, missing grout and/or caulking. Updated August 30,

23 Cabinets Cabinets should be in good repair with properly operating doors and drawers, installed shelves, etc. Counter tops must be in good repair, properly attached, with backsplash(es) sealed to walls and no burn marks or holes. Cabinets with water damaged bottoms must be repaired or replaced. All penetrations in cabinets must be sealed to prevent rodent/insect access. Cabinets must be clean and orderly Sink Sink must be clean. Sinks with chipped or otherwise damaged surfaces are not acceptable. Sink must drain properly. Faucets must operate smoothly and be easy to shut off, with no dripping or other leaks. Leaking or improperly connected supply lines or drains are not acceptable Toilet Toilet must be clean. Toilet and/or tank may not be cracked/broken or otherwise damaged. Toilet must flush properly. Toilet must be properly secured to floor. Leaking or improperly connected supply lines or drains must be repaired Tub / Shower Tub/shower must be clean. Tub/shower must drain properly. Faucets must operate smoothly and be easy to shut off, with no dripping or other leaks. Shower head must have proper water restrictor installed and should allow for proper spray pattern. Leaking or improperly connected supply lines or drains are not acceptable. Updated August 30,

24 Exhaust Fan Bathrooms without operable window are required to be vented by exhaust fan. Fan must operate properly without excess noise and have all guards and grills in place. Exhaust fan must be clean. Fan must be properly secured. Fans must be vented to exterior, not into attic space. Exterior hood/fan vent must be properly attached, have operating damper and be clean. Switch can not be broken, loose, damaged and appropriate cover must be in place. Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable KITCHEN - SPECIFIC Cabinets Cabinets should be in good repair with properly operating doors and drawers, installed shelves, etc. Counter tops must be in good repair, properly attached, with backsplash(es) sealed to walls and no burn marks or holes. * A minimum of 24 inches by 24 inches of counter space for food preparation is required. Cabinets with water damaged bottoms are not acceptable. All penetrations in cabinets must be sealed to prevent rodent/insect access. Cabinets must be clean and orderly Sink Sinks with chipped or otherwise damaged surfaces are not acceptable. Sink must not drain slowly and/or must not be stopped up. Faucets must operate smoothly and be easy to shut off, with no dripping or other leaks. Leaking or improperly connected supply lines or drains are not acceptable. Updated August 30,

25 Appliances Stove/Cook Top Stove/cook top must be clean. All control knobs must be in place and operable. All burners must be clean. Drip pans designed to this unit must be installed Gas Operated Stove / Oven Each fuel gas fired appliance shall have a shutoff valve separate from the appliance. The shutoff valve shall be located in the same room as the appliance, not further than 6 feet from the appliance, and shall be installed upstream from the union, connector or quick disconnect device it serves. Connection of this appliance to gas supply must be by flexible gas line not exceeding 6 feet in length. If fuel gas leak is detected, immediate repair is required. Pilot lights must be clean and operate properly. Pilot light must remain lit. Electric igniters must operate properly. Burner flames must burn BLUE to pass inspection. Burners that do not burn clean (BLUE) require adjustment for proper combustion. If excess Carbon Monoxide (CO) has been detected, immediate repair/adjustment of this unit is required Electric Operated Stove / Oven All electric "eyes" must be present and operational. Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. Outlets can not be broken, loose, or damaged. Appropriate outlet covers must be in place. Electrical connection for this unit must be properly anchored All Ovens Oven must be clean on the exterior as well as the interior. Oven must have racks, drip pans and other factory items installed. Updated August 30,

26 Factory quality, undamaged handles are required. Gasket must be properly installed without tears, gaps, splits or signs of excessive wear. Oven windows must not be broken or otherwise damaged. Door must close tightly, remain in full open position and 1/4 open position, and latch properly if latch is present Gas Operated Ovens Each fuel gas fired appliance shall have a shutoff valve separate from the appliance. The shutoff valve shall be located in the same room as the appliance, not further than 6 feet from the appliance, and shall be installed upstream from the union, connector or quick disconnect device it serves. Connection of this appliance to gas supply must be by flexible gas line not exceeding 6 feet in length. Oven must light properly. Oven burners operate properly. Burner must be clean. Burner igniter must operate properly Electric Operated Ovens All heating elements must operate properly Kitchen Hood / Exhaust Fan Kitchen hood/exhaust fan must be clean and operate smoothly without excessive noise. Hood/fan must be properly secured. All control knobs/buttons must be in place and operable. Fan must operate properly without excessive noise and all lights must operate. Filter element must be clean or replaced if damaged or missing. Exterior hood/fan vent must be properly attached, have operating damper and be clean. Hood/fan must have all lenses and protective panels installed. Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. Updated August 30,

27 Garbage Disposal Garbage disposal must be operational and cannot exhibit excess vibrations or other problems. Splash guard must be in place. Leaking or improperly connected supply lines or drains are not acceptable. Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. Switch can not be broken, loose, damaged and appropriate cover must be in place Dishwasher Dishwasher must operate properly. Dishwasher must fill, drain and dry according to manufacturer specs. Dishwasher may not make excessive noise. All control knobs/buttons must be in place and operable. Gasket(s) must be properly installed without tears, gaps, splits or signs of excessive wear. Interior of dishwasher should not be damaged or rusty. All racks must operate smoothly and not show signs of rust or other damage. Soap dispenser must operate properly. All dishwasher spray arms must operate smoothly. Leaking or improperly connected supply lines or drains are not acceptable. Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable Refrigerator / Freezer Refrigerator/freezer must operate properly. Unit must be able to maintain proper low temperatures. Refrigerator/freezer must be clean and/or all ice buildup removed. Gasket(s) must be properly installed without tears, gaps, splits or signs of excessive wear. Refrigerator/freezer condenser coils must be clean and air must be free to circulate around coils. Updated August 30,

28 Refrigerator/freezer must be in good physical condition - no sharp edges, missing or damaged parts and pieces. Appropriate handles must be in place. All lights on interior of refrigerator/freezer must operate properly LAUNDRY ROOM - SPECIFIC Cabinets Cabinets should be in good repair with properly operating doors and draws, installed shelves, etc. Cabinets must be clean and orderly Laundry Room Sink Sink must be clean. Sink must drain properly. Faucets must operate smoothly and be easy to shut off, with no dripping or other leaks. Leaking or improperly connected supply lines or drains are not acceptable Appliances Washing Machine Washing machine connections box must be properly installed. Washing machine electrical outlet should be on a separate circuit. Leaking or improperly connected supply lines or drains are not acceptable Dryer General Dryer must be vented to exterior. Exterior hood/fan vent must be properly attached, have operating damper and be clean Dryer Gas Operated Each fuel gas fired appliance shall have a shutoff valve separate from the appliance. The shutoff valve shall be located in the same room as the appliance, not further than 6 feet from the appliance, and shall be installed upstream from the union, connector or quick disconnect device it serves. Connection of this appliance to gas supply must be by flexible gas line not exceeding 6 feet in length. If fuel gas leak is detected, immediate repair is required. Updated August 30,

29 Pilot lights must be clean and operate properly. Pilot light must remain lit. Electric igniters must operate properly. All burners must be clean and operate properly. Outlets cannot be broken, loose, or damaged and appropriate cover must be in place. If excess Carbon Monoxide (CO) has been detected, immediate repair/adjustment of this unit is required Dryer Electric Operated Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. Electrical outlet can not be broken, loose or damaged and appropriate cover must be in place. Electrical connection for this device must be properly anchored. Updated August 30,

30 4. MECHANICAL / ELECTRICAL SYSTEMS 4.1 GENERAL Fuel Gas (Natural / Propane) Fired Appliances Fuel gas fired appliances shall not be located in, or obtain combustion air from: 1) Sleeping Rooms, 2) Bathrooms, 3) Toilet Rooms, 4) Storage Closets. Proper source of air is required for all fuel gas fired appliances. If located in a closet, two 12" x 12" openings; 12" below ceiling and 12" above floor are required. Clearances for fuel-fired appliances must be installed per the terms of the equipment listing and the manufacturer's instructions. Each fuel gas fired appliance shall have a shutoff valve separate from the appliance. The shutoff valve shall be located in the same room as the appliance, not further than 6 feet from the appliance, and shall be installed upstream from the union, connector or quick disconnect device it serves. Venting of fuel fired appliances shall be in accordance with IRC Sections G2426 Venting and G2427 Venting Equipment and all other federal, state and local codes and manufacturer's requirements. Code approved exhaust ducting is required to be installed. Exhaust ducting should not exhibit rusting/corrosion or holes. Joints should be tight and fastened with appropriate screws (NOTE: DUCT TAPING OF JOINTS IS NOT ALLOWED). Exhaust duct should have positive slope (minimum of 1/4" per foot) to discharge point. The draft hood must be installed level and securely. Exhaust ducting must be in compliance with code for clearance from combustible materials (see IRC Section G2409). * Inspector will check for fuel gas leaks. Fuel gas leaks are not acceptable. Immediate repair is required. Pilot lights must operate properly. Improperly operating pilot lights must be repaired/replaced immediately. Equipment and appliances having an ignition source shall be elevated such that the source of ignition is not less than 18 inches above the floor in private garages. Unless the appliance is not protected from impact by vehicles, in which case the appliance must be elevated 6 feet above the floor. * Inspectors will check for excess Carbon Monoxide (CO). If detected, immediate repair/adjustment of the unit is required. * YEARLY MAINTENANCE OF ALL GAS APPLIANCES BY LICENSED SERVICE PERSONNEL IS REQUIRED. LANDLORD MUST PROVIDE A COPY OF A SERVICE REPORT CONDUCTED WITHIN 12 MONTHS OF THE UNIT INSPECTION. Updated August 30,

31 4.2 WATER HEATER General Water heater must be in good repair. Water heater must produce hot water. All newly installed units require a permit for installation and inspection/signoff by the City of Atlanta. Inspection certificate must be provided by landlord. [COA Code] Leaking or improperly connected water lines are not acceptable. Water heater must have code approved drip pan, drained to exterior of the structure for water heaters located inside the structure or in attic spaces. A code approved safety valve must be installed on water heaters. Discharge pipe from water heater safety valve must be routed to the exterior of the structure or to a floor drain. Water leakage from discharge valve is not acceptable. Cold water supply line requires a shut-off valve. Water heaters located in closets require that the door be a minimum of 24" wide. Remove/relocate all combustible materials stored against or near water heaters and vents. All protective covers provided by original manufacturer must be installed Gas Operated Water Heaters Comply with General Fuel Fire Appliance requirements as stated in this document (4.1.1) Electric Operated Water Heaters Electrical disconnect switch must be installed per code requirements. Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. 4.3 HVAC Heating - General City of Atlanta Code: Part III - Code of Ordinances - Land Development Code: Appendix - E: Section 21 establishes that heat shall be available from September 15th through May 1st. Updated August 30,

32 All fuel-fired heaters must be vented. Unit must be in good repair; operate quietly; have all protective panels in place. Unit must not exhibit any rusting, corrosion or holes Gas Fired Free-Standing Heaters Primary heating can not be provided by free-standing floor heaters. Replace with appropriate heating system. Comply with General Fuel Fire Appliance requirements as stated in this document (4.1.1). Thermostat must operate properly. Repair/replace if necessary Gas Fired Floor Heaters Comply with General Fuel Fire Appliance requirements as stated in this document. Thermostat must operate properly. Repair/replace if necessary. 4.4 FORCED AIR FURNACES Gas Fired Furnaces Unit must be in good repair; operate quietly; and have all protective panels in place. Furnace must be properly supported. Supply and return ducting must be properly connected to unit and not exhibit rusting/corrosion or holes. Proper insulation must also be in place. Clearances for fuel-fired appliances must be installed per the terms of the equipment listing and the manufacturer's instructions. Comply with General Fuel Fire Appliance requirements as stated in this document. Electrical disconnect switch must be installed in accordance with NFPA 70 (NEC) and COA codes. Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. Condensate line from air conditioning evaporator coil must drain to the exterior of the structure or to a floor drain. Water may not be evident around furnace Electric / Heat Pump Furnaces Unit must be in good repair; operate quietly; and have all protective panels in place. Furnace must be properly supported. Updated August 30,

33 Supply and return ducting must be properly connected to unit and not exhibit rusting/corrosion or holes. Proper insulation must also be in place. Clearances for appliances must be installed per the terms of the equipment listing and the manufacturer's instructions. Thermostat must operate properly. Electrical disconnect switch must be installed per code requirements. Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. Condensate line from air conditioning evaporator coil must drain to the exterior of the structure or to a floor drain. Water may not be evident around furnace Electric Baseboard Heaters Heating unit must be securely mounted and can not have damaged enclosure or exposed elements or devices. Thermostat must operate properly. Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable Air Conditioning Units * All Housing Choice properties must provide air conditioning. Window units are acceptable if they do not impede egress from the unit (rooms with a single window can t have an AC unit in that window as it blocks the only external exit in case of fire). * Air conditioning must be provided to all living and sleeping spaces. Single window or wall units are adequate as long as they are designed to cover the space in which they are installed Compressors Unit must be in good repair; operate quietly; and have all protective panels in place. Compressor unit must be supported properly. Compressor unit should not be dirty. Air flow must not be blocked by leaves/vines. Refrigerant vapor line must be properly insulated. Electrical disconnect switch must be installed per code requirements. Updated August 30,

34 Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable Electrical Panels Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. Access to electrical panel(s) can not be blocked, in accordance with building codes. Updated August 30,

35 5. SAFETY 5.1 FIRE EXTINGUISHERS * An operable fire extinguisher must be provided in the kitchen area. Fire extinguisher shall be appropriate for grease and electrical fires. 5.2 SMOKE DETECTORS An operating smoke detector is required outside of all sleeping areas. An operating smoke detector is required on each level of a multi-level property. An operating smoke detector is required in the basement. 5.3 CARBON MONOXIDE DETECTORS (CO) * If fuel gas fired appliances are utilized or connections are made available, Carbon Monoxide detectors are required as follows: An operating Carbon Monoxide detector is required outside of all sleeping areas. An operating Carbon Monoxide detector is required on each level of a multi-level property. An operating Carbon Monoxide detector is required in the basement. 5.4 ENERGY EFFICIENCY * All roof/ceiling portions of the building thermal envelope, including cathedral ceilings shall be insulated in compliance with the International Residential Code; the International Energy Conservation Code or to R-30, whichever is more stringent. Owner shall provide appropriate access for inspection. * To qualify as a "renovated" property, compliance with the International Residential Code; the International Energy Conservation Code or State/Local Energy Conservation Codes is required. Owner shall provide appropriate proof of compliance. * The use of energy efficient appliances (heaters, air conditioners, refrigerators, water heaters, etc.) is encouraged. Updated August 30,

36 6. MULTI-FAMILY PROPERTY SITE & COMMON AREAS 6.1 GENERAL Common areas and buildings must comply with the standards as defined in the headings listed below: 1.1 BUILDING REPAIRS/REMODELING 1.2 RODENT PROOFING 1.3 LEAD-BASED PAINT 6.2 PARKING AREAS, DRIVES, AND SIDEWALKS * Parking areas, drives and sidewalks must be free from serious cracks, potholes, and tripping hazards. * Parking areas, drives and sidewalks must not exhibit loose materials, settlement, heaving, ponding, and/or inadequate drainage. * Curbs, curb cuts, and drive entrances must not be damaged. 6.3 SIDEWALKS AND STEPS Sidewalks and exterior steps must not have broken or missing handrails. Sidewalks and exterior steps must not have cracks and/or exhibit problems of settlement, heaving, and/or spalling. 6.4 MAILBOXES * Mailbox(es) must be in good condition and must not be damaged or missing. Signage must be in good repair. * Access to mailbox(es)) and/or shelters must not be impaired * Shelters and enclosures must comply with the standards as defined in the headings listed below: 2.1. THE PROPERTY 2.2 BUILDING EXTERIOR 2.3 BASEMENT/CRAWLSPACE 2.4 UTILITIES 2.5 PORCHES/EXTERIOR LANDINGS 2.6 GARAGE/CARPORT 2.7 STORAGE/UTILITY ROOM OR BUILDINGS 6.5 RETAINING WALLS * Retaining walls must not be damaged, leaning, falling, and where applicable, must not be missing guardrails. Updated August 30,

37 6.6 SPECIALTY BUILDING EXTERIORS Management Office * Management office must comply with the standards as defined in the headings listed below: 2. THE EXTERIOR 2.1 THE PROPERTY 2.2 BUILDING EXTERIOR 2.3 BASEMENT/CRAWLSPACE 2.4 UTILITIES 2.5 PORCHES/EXTERIOR LANDINGS 2.6 GARAGE/CARPORT 2.7 STORAGE/UTILITY ROOM OR BUILDINGS Community Activity Center / Rooms / Buildings * Community/Activity Centers/Rooms and/or Buildings must comply with the standards as defined in the headings listed below: 2. THE EXTERIOR 2.1 THE PROPERTY 2.2 BUILDING EXTERIOR 2.3 BASEMENT/CRAWLSPACE 2.4 UTILITIES 2.5 PORCHES/EXTERIOR LANDINGS 2.6 GARAGE/CARPORT 2.7 STORAGE/UTILITY ROOM OR BUILDINGS Laundry Rooms / Buildings * Laundry Room(s)/Building(s) must comply with the standards as defined in the headings listed below: 2. THE EXTERIOR 2.1 THE PROPERTY 2.2 BUILDING EXTERIOR 2.3 BASEMENT/CRAWLSPACE 2.4 UTILITIES 2.5 PORCHES/EXTERIOR LANDINGS 2.6 GARAGE/CARPORT 2.7 STORAGE/UTILITY ROOM OR BUILDINGS Day Care Center * Laundry Room(s)/Building(s) must comply with the standards as defined in the headings listed below: 2. THE EXTERIOR 2.1 THE PROPERTY 2.2 BUILDING EXTERIOR 2.3 BASEMENT/CRAWLSPACE 2.4 UTILITIES 2.5 PORCHES/EXTERIOR LANDINGS 2.6 GARAGE/CARPORT Updated August 30,

38 2.7 STORAGE/UTILITY ROOM OR BUILDINGS Maintenance Buildings / Areas * Maintenance Buildings(s)/Area(s) must comply with the standards as defined in the headings listed below: 2. THE EXTERIOR 2.1 THE PROPERTY 2.2 BUILDING EXTERIOR 2.3 BASEMENT/CRAWLSPACE 2.4 UTILITIES 2.5 PORCHES/EXTERIOR LANDINGS 2.6 GARAGE/CARPORT 2.7 STORAGE/UTILITY ROOM OR BUILDINGS Pool Structures (Bathrooms / Change Rooms / Pool Equipment) * Pool Structures must comply with the standards as defined in the headings listed below: 2. THE EXTERIOR 2.1 THE PROPERTY 2.2 BUILDING EXTERIOR 2.3 BASEMENT/CRAWLSPACE 2.4 UTILITIES 2.5 PORCHES/EXTERIOR LANDINGS 2.6 GARAGE/CARPORT 2.7 STORAGE/UTILITY ROOM OR BUILDINGS 6.7 SPECIALTY BUILDING INTERIORS Management Office * The Management Office must comply with the standards as defined in the headings listed below: 3. INTERIORS 3.1 GENERAL 3.2 FLOOR 3.3 WALLS 3.4 CEILING 3.5 EXTERIOR DOORS 3.6 INTERIOR DOORS 3.7 WINDOWS 3.9 FIREPLACE 3.10 ELECTRICAL 3.11 MECHANICAL 3.12 ADA ACCESSIBILITY 3.13 HALLWAY/STAIRWAY SPECIFIC 3.15 BATHROOM SPECIFIC 3.16 KITCHEN SPECIFIC Updated August 30,

39 6.7.2 Community Activity Centers / Rooms / Buildings * The Community Activity Center(s)/Room(s)/Building(s) must comply with the standards as defined in the headings listed below: 3. INTERIORS 3.1 GENERAL 3.2 FLOOR 3.3 WALLS 3.4 CEILING 3.5 EXTERIOR DOORS 3.6 INTERIOR DOORS 3.7 WINDOWS 3.9 FIREPLACE 3.10 ELECTRICAL 3.11 MECHANICAL 3.12 ADA ACCESSIBILITY 3.13 HALLWAY/STAIRWAY SPECIFIC 3.15 BATHROOM SPECIFIC 3.16 KITCHEN SPECIFIC 3.17 LAUNDRY ROOM SPECIFIC Laundry Rooms / Buildings * The Laundry Rooms(s)/Building(s) must comply with the standards as defined in the headings listed below: 3. INTERIORS 3.1 GENERAL 3.2 FLOOR 3.3 WALLS 3.4 CEILING 3.5 EXTERIOR DOORS 3.6 INTERIOR DOORS 3.7 WINDOWS 3.9 FIREPLACE 3.10 ELECTRICAL 3.11 MECHANICAL 3.12 ADA ACCESSIBILITY 3.13 HALLWAY/STAIRWAY SPECIFIC 3.15 BATHROOM SPECIFIC 3.16 KITCHEN SPECIFIC 3.17 LAUNDRY ROOM SPECIFIC Day Care Center * The Day Care Center must comply with the standards as defined in the headings listed below: 3. INTERIORS 3.1 GENERAL 3.2 FLOOR 3.3 WALLS 3.4 CEILING Updated August 30,

40 3.5 EXTERIOR DOORS 3.6 INTERIOR DOORS 3.7 WINDOWS 3.9 FIREPLACE 3.10 ELECTRICAL 3.11 MECHANICAL 3.12 ADA ACCESSIBILITY 3.13 HALLWAY/STAIRWAY SPECIFIC 3.15 BATHROOM SPECIFIC 3.16 KITCHEN SPECIFIC 3.17 LAUNDRY ROOM SPECIFIC Maintenance Buildings / Areas * The Maintenance Building(s)/Area(s) must comply with the standards as defined in the headings listed below: 3. INTERIORS 3.1 GENERAL 3.2 FLOOR 3.3 WALLS 3.4 CEILING 3.5 EXTERIOR DOORS 3.6 INTERIOR DOORS 3.7 WINDOWS 3.9 FIREPLACE 3.10 ELECTRICAL 3.11 MECHANICAL 3.12 ADA ACCESSIBILITY 3.13 HALLWAY/STAIRWAY SPECIFIC 3.15 BATHROOM SPECIFIC 3.16 KITCHEN SPECIFIC Pool Structures (Bathrooms / Change Rooms / Pool Equipment) * The Pool Structures must comply with the standards as defined in the headings listed below: 3. INTERIORS 3.1 GENERAL 3.2 FLOOR 3.3 WALLS 3.4 CEILING 3.5 EXTERIOR DOORS 3.6 INTERIOR DOORS 3.7 WINDOWS 3.9 FIREPLACE 3.10 ELECTRICAL 3.11 MECHANICAL 3.12 ADA ACCESSIBILITY 3.13 HALLWAY/STAIRWAY SPECIFIC 3.15 BATHROOM SPECIFIC Updated August 30,

41 3.16 KITCHEN SPECIFIC 6.8 PLAYGROUNDS Playground Equipment * Equipment may not have damaged or missing parts; sharp edges; and/or protruding parts Play Area Surface * Play area surface must have proper drainage with no ponding. * Surface must provide adequate resilience to prevent injury from falls. * There should be any tripping hazards or protrusions [posts, stumps] Playground Fencing * Fencing and gates(s) surrounding play areas must be complete without missing sections, damaged sections, or exhibit leaning. All gates must be operational and exhibit no damage. 6.9 POOL / POOL AREAS Pool Health / Safety Inspections * Current Health and Safety inspection(s) by appropriate state/local agency(ies) for health and safety must be up to date and properly posted. Management must maintain, on site, records of inspection and maintenance Pool Deck Conditions * The deck may not exhibit any cracking, spalling, holes other tripping hazards. Deck surface must be "non-slip" Pool Operations * Pool must be operational and properly maintained. Management must maintain, on site, records of inspection and maintenance Pool Fencing and Gates * Fencing and gates(s) surrounding the pool area must be complete without missing sections, damaged sections, or exhibit leaning. All gates must be operational and exhibit no damage SANITARY SEWERS AND STORM SEWERS * Sanitary sewers and storm sewers must not be damaged or broken. Sewers must not have cracked lines, missing drain/cleanout covers, and /or manhole covers; debris; obstructions; ponding; and/or sediment. * Sewers must not exhibit obstructions, debris, sediment, and/or evidence of ponding due to obstructions. Updated August 30,

42 6.11 TRASH COLLECTION AREAS * Trash collection area(s) must not have open container(s) or excessive accumulation of trash around the collection area. * Trash collection area(s) must provide adequate storage capacity.`````````````````````` * Trash collection area(s) must not have damaged enclosures, trash chutes, and/or missing components. * Trash collection area(s) must be clean of excessive debris, trash, and garbage SITE LIGHTING * Site Lighting must be operational and must not exhibit damage and/or missing fixtures PROPERTY FENCING AND GATES * Fencing and gates(s) surrounding the multi-family property must be complete without missing sections, damaged sections, or exhibit leaning. All gates must be operational and exhibit no damage HIGH-RISE EMERGENCY / LIFE SAFETY SYSTEMS City of Atlanta High-rise Inspections * City of Atlanta High-rise Inspections - Management must maintain, on site, record of current high-rise inspection by the appropriate City of Atlanta agency(ies) Fire Detection and Alarm System * Fire Alarm System - All equipment must be operational and properly maintained in accordance with NFPA 25, 72 and 101. Control panel(s) must indicate proper operation of equipment, with no trouble indications. Management must maintain, on site, records of proper maintenance and inspections Emergency Egress (Doors, Stairways, Hallways) * Emergency egress [doors, stairways, hallways and other travel paths] must be maintained in compliance with NFPA 101 and all local and state codes. Management must maintain, on site, records of proper maintenance and inspection. * Egress direction signage [lighted or unlighted] and emergency lighting systems must be operational and properly maintained in accordance with NFPA 101. Management must maintain, on site, records of property maintenance and inspection. Fire separation doors should close properly and not exhibit any damage. Updated August 30,

43 6.15 BUILDING SYSTEMS Domestic Water (Building Systems) * Leaking Central Water Supply (Domestic Water) - Visible leaks in water system components, including both hot and cold water systems, is not acceptable. * Misaligned Chimney/Ventilation System - The ventilation system on gas-fired or oilfired water heating system must be installed in proper alignment and in accordance with the Uniform Mechanical Code. [Also see 4.1.1Fuel Gas Fired Appliances] * Missing Pressure Relief Valve - The pressure relief valve on water heating boilers and/or storage vessels shall be properly installed and piped in accordance with the Uniform Mechanical Code. [Also see 4.2 Water Heater] * Rust/Corrosion on Water Heater Chimney - Flaking rust, discoloration, pitting or crevices that may create holes that could allow toxic gases to leak from the chimney are not acceptable. [Also see Fuel Gas Fired Appliances] * Water Supply Inoperable - Water supply must remain operable. [Also see 2.4 Utilities] * Inspection of Water Heaters, Boilers and Storage Vessels - All domestic and heating system water heaters, boilers and storage vessels shall display appropriate inspection decals as required by local, state and federal code. Management must maintain, on site, records of property maintenance and inspection Electrical Systems * Blocked Access/Improper Storage - Access to all electrical panels, switchboards, and motor control centers must be clear and free in compliance with NFPA 70 (NEC). * Burnt Breakers- Evidence of carbon residue, melted breakers or arcing scars is not acceptable. * Leaks/Corrosion - Evidence of liquid stains, rust marks or other signs of corrosion on electrical enclosures or hardware are not acceptable. * Frayed Wire - Nicks, abrasions or fraying of the insulation that exposes wire that conducts current are not acceptable. * Breakers/Fuses - No open spaces in electrical panels/breaker/fuse boxes are allowed. Appropriate device or blank-off must be installed. * Covers - All electrical device boxes, panels, switchgear, control panels, etc. must have appropriate covers in place to prevent contact with exposed electrical connections. Updated August 30,

44 Elevators * Elevators must operate properly and be properly maintained and inspected in accordance with NFPA 101 and ASME/ANSI A17.1. * Current operation license must be properly exhibited or available for inspection on request. Management must maintain, on site, records of proper maintenance and inspections Emergency Power * Auxiliary Lighting - Emergency travel lighting [exit signs and emergency illumination] in hallways, stairways and other travel paths must be operational and maintained in accordance with NFPA 101. Management must maintain, on site, records of proper maintenance and inspections. * Emergency power system(s) must be operational and maintained in accordance with NFPA 25, 70 and 101. Management must maintain, on site, records of proper maintenance and inspections Roof Exhaust Fans * Roof Exhaust Fans - All roof ventilating kitchens or bathroom air must be operational Fire Protection * Missing Sprinkler Head/Component - Sprinkler heads/components must be in place, not disabled, painted, blocked or capped. * Fire Suppression System(s) - All fire suppression system components [piping, valves, hydrants, pumps, and hoses] must be in proper operational condition and maintained in accordance with NFPA 25 and 101. Management must maintain, on site, records of proper maintenance and inspections. Fire Extinguishers File extinguishers should be present in all mounted holders, should be properly charged, should not be damaged and show a current inspection Heating, Ventilation, and Air Conditioning (HVAC) * Boiler/Pump Leaks - Water or steam leaks from component or piping is not acceptable. * Fuel Supply Leaks - Leaks of fuel [gas, propane, fuel oil] from fuel storage, piping, pumps, using device are not acceptable. * Misaligned Chimney/Ventilation System - The ventilation system on gas-fired or oilfired water heating system must be installed in proper alignment and in accordance with the Uniform Mechanical Code. [Also see 4.1.1Fuel Gas Fired Appliances] * General Rust/Corrosion - Flaking rust, discoloration, pitting or crevices that may create holes that could allow toxic gases to leak from the equipment or associated piping or ducting is not acceptable. [Also see Fuel Gas Fired Appliances] Updated August 30,

45 * Inspection of HVAC Heaters, Boilers and Storage Vessels - All HVAC heaters, boilers and storage vessels shall display appropriate inspection decals as required by local, state and federal code. Management must maintain, on site, records of proper maintenance and inspections Sanitary System * Broken/Leaking/Clogged Pipes or Drains - Inoperable, broken, leaking, clogged sanitary piping or drains are not acceptable. * Missing Drain/Cleanout/Manhole Covers - Missing drain, cleanout or manhole covers on sanitary piping system are not acceptable HEALTH AND SAFETY Noise Noise - The property must not be subject to repetitive loud noise from traffic or other man-made sources Trash Trash Exterior - Excessive accumulations of trash or debris on the property or perimeter of the property is not acceptable. Trash Interior - Accumulations of trash or debris inside facilities is not acceptable Storage of Flammable Materials * Flammable materials must be stored in compliance with state and local codes, in appropriately rated lockable rooms and/or metal fire rated cabinets if separate storage room is not available Air Quality Air Quality - The property must not be subject to sewer odors and/or orders produced by Propane/Natural gas. Mold and Mildew Mold and mildew are environmental hazards that must be cleaned, removed immediately. Cause of growth must be identified and corrected Electrical Hazards Electrical hazards such as exposed wiring, open electrical boxes, or damaged electrical devices are not acceptable. Electrical wires cannot be frayed. Outlets can not be broken, loose, or damaged. Appropriate outlet covers must be in place. All lighting fixtures shall be properly attached, have a globe or shield in place, and be operational. Updated August 30,

46 Light switches can not be broken, loose, or damaged. Appropriate switch covers must be in place Safety Hazards * Safety hazards must be remedied as soon as they are identified. Safety hazards include but are not limited to: Tripping Hazards: Cracked sidewalks and roadways; cracked or broken stairways; stumps; improperly marked telephone guy wires; areas of erosion; damaged sign posts; etc. Equipment or Property with Sharp Edges: Damaged doorways; damaged railings; play area equipment; damaged fencing. Other: Broken glass, etc Infestation Signs of rodent and/or insect infestation are not acceptable. Updated August 30,

47 7. NEIGHBORHOOD 7.1 GENERAL Conditions in the surrounding neighborhood can have a positive or a negative impact on the quality of life and safety of Housing Choice participants. Whether the unit is a single family dwelling, a duplex, or a multi-family property (five or more units), the standards listed below apply to all neighborhoods. The neighborhood is defined as a block in each direction from the property under consideration Single Family Dwellings * A block in each direction is defined as a block to the right, a block to the left, a block across and a block behind the lot under inspection. The intent is to survey an area that impacts on the quality of life and safety of the proposed tenant Multi-family Properties * The neighborhood outside the boundaries of the multi-family property is comprised of an area one block in each direction. A "block in each direction" is defined as a block to the right, a block to the left, a block across and a block behind the multifamily property under inspection. Updated August 30,

48 A Block in Each Direction The Street The Multi-family Community * The Multi-Family must be located on a paved city street. It can't be located on an un-paved street or an alley 7.2 BUILDINGS WITHIN THE NEIGHBORHOOD * Vacant residential and commercial buildings within the designated neighborhood outside of the multi-family property must be properly secured to prevent unauthorized access. * There may be no more than 2 open, vacant buildings within the designated neighborhood outside of the multi-family property. * There may be no more than 2 open, dilapidated buildings within the designated neighborhood outside of the multi-family property. * There may be no more than 1 fire damaged building within the designated neighborhood outside of the multi-family property. Fire damaged buildings pose a special safety hazard. Fire damaged buildings are structurally unsound and difficult to secure OCCUPIED LOTS WITHIN THE NEIGHBORHOOD Occupied lots within the neighborhood must not have dangerous sidewalks and steps. Updated August 30,

49 Problems with water ponding or severe erosion in the designated neighborhood area are not acceptable. Problems with plumbing and/or sewage in the designated neighborhood area are not acceptable. Occupied lots within the neighborhood may not exhibit problems with septic tanks. Occupied lots within the neighborhood must not exhibit problems with rodent or vermin infestation. * Occupied lots within the neighborhood may not be overgrown with weeds, grass, or kudzu. * Occupied lots within the neighborhood may not be overgrown with poisonous plants. 7.4 UNOCCUPIED LOTS WITHIN THE NEIGHBORHOOD Unoccupied lots within the neighborhood must not have dangerous sidewalks and steps. Problems with water ponding or severe erosion in the designated neighborhood area are not acceptable. Problems with plumbing and/or sewage in the designated neighborhood area are not acceptable. Unoccupied lots within the neighborhood may not exhibit problems with septic tanks. Unoccupied lots within the neighborhood must not exhibit problems with rodent or vermin infestation. * Unoccupied lots within the neighborhood may not be overgrown with weeds, grass, or kudzu. * Unoccupied lots within the neighborhood may not be overgrown with poisonous plants. * Unoccupied lots within the neighborhood may not have downed trees. 7.5 TRASH AND DEBRIS The neighborhood may not have accumulations of construction debris. The neighborhood may not have accumulations of garbage. The neighborhood may not have accumulations of vehicle tires. The neighborhood may not have accumulations of abandoned furniture. Updated August 30,

50 The neighborhood may not have accumulations of abandoned appliances. 7.6 JUNK CARS AND VEHICLES * The neighborhood may not have junk cars and/or vehicles without current registration and license plates stored outside of an enclosure or garage. * The neighborhood may not have inoperative, wrecked, dismantled, or abandoned vehicles in the area. * The neighborhood may not have large commercial vehicles parked on residential streets. * The neighborhood may not have auto repair shops and/or "Shade Tree" repair shops in the area. 7.7 DISTURBING NOISE AND VIBRATIONS The neighborhood may not have excessive noise and vibration caused by vehicular traffic. The neighborhood may not be subject to excessive noise and vibration caused by commercial businesses. The neighborhood may not be subject to excessive noise and vibration caused by ongoing construction. Updated August 30,