Residential Inspection Requirements

Transcription

1 Information Bulletin No. 12 Department of Community Development (314) Residential Inspection Requirements Property Maintenance Inspectors perform a visual inspection of the premises based on the requirements of the 2003 International Property Maintenance Code, and typically will inspect for the areas noted in the following sections: A. Exterior; B. Interior; C. Plumbing; D. Electrical and E. Mechanical. Please note that this list is not all inclusive and the Property Maintenance code must be considered as the official source. SECTION A: EXTERIOR Roof Sagging; covering damaged; deteriorated or missing Overhang Chimney Gutters Downspouts Siding Brick/masonry walls Foundation Windows Doors Screen/storm doors Shutter/awning Porch/deck Stairs Fascia, soffit or trim damaged; deteriorated; needs painting Excessive leaning; open mortar joints; spalled brick faces Damaged; deteriorated; hanging; crushed; missing; needs paint Damaged; deteriorated; handing; crushed; missing; needs paint Damaged; deteriorated; loose; missing; needs paint Spalled brick; mortar damaged, deteriorated or missing; bulged, cracked Damaged; deteriorated; open cracks; breaks; bulged Damaged; broken glass; improperly boarded; needs paint, missing glass; damaged screens; missing screens Damaged; broken glass; improperly boarded; needs paint; missing glass; improper fit Damaged; deteriorated; missing; no self-closing device; selfclosing device damaged; needs paint Damaged; deteriorated; hanging; needs paint Structural damage; handrails and guardrails missing, damaged or inadequate; lattice/skirt damaged, deteriorated or missing Damaged; deteriorated; uneven riser heights; handrail missing, damaged or inadequate; damaged or deteriorated stringers; inadequate support Building numbers Missing, damaged; illegible Retaining walls Walks Leaning dangerously; missing safety guardrail; structural damaged; not adequate Damaged; deteriorated; cracked; uneven This checklist is only a general guide for quick reference.

2 SECTION A: EXTERIOR (CONT D) Pools/hot tubs, spas & ponds Driveways Grading Inadequately fenced, deteriorated Damaged; deteriorated; cracked; uneven; gravel drive deteriorated, uneven or inadequate Sloping towards house; causes accumulation of standing water Yard No vegetation; dead trees; dead brush; firewood stacked on ground; overgrowth; improper storage; parking on unpaved surfaces; drain gate missing or broken Volunteer growth Growing along foundation, fences or other areas Sanitation Fencing Lighting Electric Service Air conditioning Storage tanks Trash; garbage; improper or open storage; clogged drains; sewer backup in yard Damaged; deteriorated; needs paint; not adequate, installed without permit Inadequate at exterior stairs and/or landings Too low to ground; too close to window/door; too low to deck, porch or pool; deteriorated service entrance cables Condensing unit in disrepair; loose/exposed wiring; missing disconnect device Leaking; abandoned Security/safety Garage accessory structures SECTION B: INTERIOR Vacant dwelling open at doors and/or windows; illegal or improper security bars/grilles; missing locks; missing hardware Needs paint; damaged beyond repair and must be demolished; structural damage Walls Ceilings Foundation Floors Windows Damaged; peeling paint; stains; wet or damp; unclean, structural damage, movement Damaged; peeling paint; stains; wet or damp; unclean Damaged; deteriorated; open cracks; breaks; bulged; spalling; dampness or water seepage Damaged; stained; excessive wear; unclean Damaged; deteriorated; broken or cracked glass; missing or damaged hardware; loose in frame; illegal bars; missing or damaged sash cords, needs paint; not operable and/or sealed shut

3 SECTION B: INTERIOR (CONT D) Doors Damaged; deteriorated; not latching; improper locking mechanism; illegal security bars; missing hardware; needs paint Cabinets/counters Damaged; deteriorated; hardware damaged; flooring damage; loose; sink base; medicine cabinet damaged Ventilation Window or mechanical vent to outside for full bathrooms; kitchen vent not clogged; windows operable in rooms for ventilation Sink/Tub Handrails Guardrails Stairs/treads Deteriorated surfaces; damaged; not secure, hole below kitchen sink; seal around tub; bathroom not arranged for privacy; tub/ shower walls damaged or deteriorated; tile and/or accessories broken or needs grout Damaged; deteriorated; missing; improper height; improper length Damaged; deteriorated; missing; improper height; improper length Damaged; deteriorated; missing; riser height; stable Fireplace Joists Column/beam Fire separation Lighting Smoke detectors Sanitation Infestation Systems Damaged mantle; open mortar joints in firebox; damaged clean out; unsafe; installed without permit Damaged; sagging; cracked; notched; split; termite damage Damaged; rotted; sagging; rusted; improperly installed; deteriorated; column set directly on floor; temporary column Between garage and dwelling; garage and basement; damaged; deteriorated; not properly installed Common halls and stairs; at service equipment; laundry area Missing; improperly located; not working Trash; garbage; improper storage; clogged drains; sewer back up; unsanitary conditions Insects; rats; vermin; termites; termite damage Electric off; electric damaged; water off; hot water not being provided; no heat

4 SECTION C: PLUMBING Stacks/drains Water heater Toilet Water pressure Venting Traps Damaged; deteriorated; broken; leaking; improperly installed Inoperable; leaking; improperly installed; improper venting; missing PTR valve; missing drip tube Inoperable; leaking; improperly installed; flush mechanism defective; flushing mechanism not code approved At sinks 2 gallons per minute minimum on hot or cold only; tubs 2 gallons per minute Check for s-traps; improper slope and length Deteriorated; leaking; taped SECTION D: ELECTRICAL Damaged or leaking fixtures; damaged or leaking faucets or supply lines; improper materials or methods used; plumbing work done without permit Service Grounding Wiring Laundry area Window A/C Switches Fixtures Over fusing; double lugging; knock out covers missing; inadequate (minimum 60 amp, 3 wire service), panel cover missing Ground wire at panel; water meter or dielectric union missing or loose Damaged; loose; hanging; improperly installed; improper splices; open junction boxes; extension cords used as permanent wiring Missing grounded receptacle, no light Not within reach of grounded receptacle; needs separate grounded circuit Insufficient number (minimum 2 per habitable room and one per full bathroom) Ungrounded 3-prong receptacles; garage door opener on ungrounded receptacle Damaged; inoperable; improperly installed, cover plate missing or damaged Damaged; missing; inoperable; cover plate missing or damaged Damaged; missing; inoperable Electrical work done without permit

5 SECTION E: MECHANICAL Furnace Furnace Venting Ductwork Gas lines Clothes dryer Ventilator Damaged; deteriorated; not operating properly; not maintaining proper room temperature; inadequate provisions for combustion air and ventilation Improperly installed or sized; missing screws; less than 1/4 inch per foot rise Duct damaged; heat registers and/or return air grills damaged, loose or missing; improperly installed; penetrates fire separation Not of code-approved material; improperly installed; not capped or plugged Lacks proper ventilation Missing; damaged; clogged Heating equipment too close to combustible material; filters dirty or missing; mechanical work done without permit MAXIMUM OCCUPANCY The Inspector will also determine the maximum occupancy load for the unit, which is determined by the number and size of the legal bedrooms, the size of the living/dining rooms and number of bathrooms. PERMITS MAY BE REQUIRED Some of the correction work required to be performed as a result of the Residential/Housing Inspection may require BUILDING, ELECTRICAL, MECHANICAL, PLUMBING OR FENCE PERMITS. These are separate permits and this work must be inspected by the BUILDING, ELECTRICAL/ MECHANICAL OR PLUMBING INSPECTORS. The Property Maintenance Inspector cannot approve such corrective work until it is inspected and approved by the Building Inspector, Electrical/ Mechanical Inspector or the Plumbing Inspector, in accordance with the type of permit that was issued. If a Building, Electrical, Mechanical or Plumbing Permit is issued prior to the Residential/Housing Inspection, this work must also be completed and approved by the appropriate inspector before the Property Maintenance Inspector can close his/her file and an unconditional permit be issued. If you have any questions or would like more information, please call the University City Department of Community Development Monday thru Friday, 8:00 a.m. to 5:00 p.m. at (314)