These standards are to be used as guidelines for property rehabilitation under the Program. The Program may, at its discretion, waive certain of these standards if needed to fulfill the intent of the Act. When suitable local standards have been developed, these standards are not applicable. General. Definitions given in this regulation are included to provide a basis for understanding the meaning of these terms, phrases, and their derivatives when they are used in these regulations. These definitions have general consistency with those used throughout the building industry, but are directed to the specific needs of rehabilitation. None is intended to nullify the provisions of any local code but the terms are furnished to provide understanding of these guidelines. Terms Defined. “Accessory building” means a secondary building, the use of which is incidental to that of the main building and which is located on the same plot. “Addition” means a construction which increases the size of a building or adds to the building, such as a porch, an attached garage, or a carport. “Alley” means a service way providing a secondary public means of access to abutting properties. “Alteration” means construction which may change the floor plan, structural parts, mechanical equipment, or location of openings, but which does not increase the size of the building. Area. “Building area” means the total ground area of each building and accessory building, but not including uncovered entrance platforms, terraces, and steps. “Floor area” means the total area of one story measured within exterior enclosing walls or between exterior walls and firewalls of a building. This area includes bays and dormers, but does not include space in garages or carports or in attics. “Attic” means the accessible space between the top of the uppermost ceiling and the underside of the roof. Inaccessible spaces are considered structural cavities. “Building line” means a line established by law or agreement usually parallel to the property line, beyond which a structure may not extend. “Carport” means a roofed space having at least one side open to the weather, primarily designed or used for motor vehicles. “Cellar” means that space of a building which is partly or entirely below grade and has more than half of its clear height below the average grade of the adjoining ground. “Chase” means an enclosed shaft in a masonry or other wall providing for the accommodation of pipes, ducts, or conduits. Construction Classification. “Construction classification” means a classification of buildings into types of construction which is based upon the fire resistance of walls, floors, roof, ceilings, and other elements. “Type 1, fire-resistive construction” means that type of construction in which the walls, partitions, columns, floors, roof, ceilings, and other structural members are noncombustible with sufficient fire resistance to withstand the effects of a fire and prevent its spread from one story to another. “Type 2, noncombustible construction” means that type of construction in which the walls, partitions, columns, floors, roof, ceiling, and other structural members are noncombustible, but which does not qualify as Type 1, fire-resistive construction (Type 2a (1 hour protected), and Type 2b, which does not require protection for certain members). “Type 3, exterior protected construction” means that type of construction in which the exterior walls are of noncombustible construction having a fire resistance rating as specified and are structurally stable under fire conditions, and in which the interior structural members and roof are wholly or partly of combustible construction. “Type 3a” means exterior protected construction in which the interior exitways, columns, beams, and bearing walls are noncombustible in combination with the floor system, roof construction, and non-load bearing partitions of combustible construction. “Type 3b” means exterior protected construction in which the interior structural members are of protected combustible materials, or of heavy timber unprotected construction. “Type 4, wood frame construction” means that type of construction in which the exterior walls, partitions, floors, roof, and other structural members are wholly or partly of wood or other combustible materials. Court. “Inner court” means an open, outdoor space enclosed on all sides by exterior walls of a building or by exterior walls and property lines on which walls are allowable. “Outer court” means an open, outdoor space enclosed on at least two sides by exterior walls of a building or by exterior walls and property lines on which walls are allowable, with one side open to a street, driveway, alley, or yard. “Damp-proofing” means a treatment of a surface or structure which retards the passage of water. “Driveway” means a private way for the use of vehicles and pedestrians. Dwelling. “Dwelling” means a building designed or used as the living quarters for one or more families. “Detached” means a dwelling which is completely surrounded by permanent open space. “Semi-detached” means a dwelling, one side wall of which is a party or lot-line wall. “Row” means a dwelling, the walls on two sides of which are party or lot-line walls. “End-row” means semi-detached. “Multifamily” means a building containing three or more living units for families living independently of each other. “Dwelling unit” (see “living unit”). “Easement” means a vested or acquired right to use land other than as a tenant, for a specific purpose, this right being held by someone other than the owner who holds title to the land. “Exit” means a continuous and unobstructed way to get from the interior of a building to the outside at grade level. A secondary exit may, under certain conditions, provide only emergency egress to an adjacent building or roof, from which safe travel can be made to grade level. “Fire division” means the interior means of separation of one part of a floor area from another part together with the floor construction to form a complete fire barrier between adjoining or superimposed floor areas in the same building. “Fire resistance” means that property of construction assemblies which under fire conditions prevents or retards the passage of excessive heat, hot gases, or flames. “Fire-resistance ratings” means time in hours or parts of hours that a material, construction, or assembly will withstand fire exposure, as determined in a recognized fire test. “Fire resistive” means that quality of materials and assemblies to resist fire and prevent its spread. “Fire retardant treated wood” means lumber or plywood treated by a recognized impregnation process to reduce its combustibility. “Fire separation” means a construction of specified fire resistance separating parts of a building horizontally or vertically as required. “Firestopping” means a barrier within concealed spaces which is effective against the spread of flames or hot gases. “Flame-resistant” means that property of a material which is flame resistant by nature or has been made so by an accepted method. “Flame spread” means the propagation of flame over a surface. “Flashing” means sheet metal or other impervious materials used in roof and wall construction to protect a building from the seepage of water. “Floor” (see “story”). “Foundation” means construction, below or partly below grade, which provides support for exterior walls or other structural parts of the building. Garage. “Garage” means a building or enclosure primarily designed or used for motor vehicles. “Attached” means a garage having all or part of one or more walls common to the dwelling or to a covered porch attached to the dwelling. “Detached” means a garage which is completely surrounded by open space. A garage connected to the dwelling by an uncovered terrace is defined as a detached garage. “Built-in” means a garage located within the exterior walls of a dwelling. “Grade, finish” means the top surface elevation of lawns, walks, drives, or other improved surfaces after completion of construction or grading operations. “Habitable room” (see “room”). “Height, building” means vertical distance measured from curb or grade level, whichever is the higher, to the highest level of a flat roof or the average height of a pitched roof, excluding penthouse or other roof appendages occupying less than 30 percent of the roof area. When a height limitation is set forth in stories, this height shall include each full story as defined there. “Joists” means a series of floor, roof, or ceiling framing members spaced not more than 30 inches on center. “Kitchen” means a space, 50 square feet or more in area, used for cooking and preparation of food. “Kitchenette” means a space, less than 50 square feet in area, used for cooking and preparation of food. “Living unit” means a dwelling or portion of a dwelling providing complete living facilities for one family, including permanent provisions for living, sleeping, eating, cooking, and sanitation. Loads. “Dead load” means the weight of all permanent construction in a building. “Live load” means the weight of all moving and variable loads that may be placed on or in a building such as snow, wind, occupancy. Lot. “Lot” means a parcel of land that is described by reference to a recorded plat or by metes and bounds. “Corner lot” means a lot abutting upon two or more streets at their intersection. “Interior lot” means a lot bounded by a street on one side only. “Double-fronted lot” means an interior lot bounded by a street on front and back. Lot coverage" means that percentage of the plot area covered by the total of all building areas. “Lot line” means a line bounding the lot as described in the title to the property. “New construction” means proposed construction or other new structures erected on cleared or vacant land, or new additions to an existing building which enlarge the floor area or height of the building. “Noncombustible” means material or a combination of materials which will not ignite or support combustion at a temperature of 1,382 degrees F during a 5 minute exposure. “Plot” means a parcel of land consisting of one or more lots or portions of it, which is described by reference to a recorded plat or by metes and bounds. “Property” means a lot or plot, including all buildings and improvements on it. “Property line” means a recorded boundary of a plot. “Rafters” means a series of roof framing members, spaced not more than 30 inches on center in roofs having slopes over 3 in 12. “Rehabilitation” means the restoration of a reuseable single structure, or group of structures, which overcomes deterioration and provides a satisfactorily improved physical condition for residential purposes. “Rehabilitation construction” means all the following: All repairs to or replacement of present elements of an existing building, such as windows, stairs, walls, floors, roof, plumbing, wiring, heating, or other equipment; Rearrangement of rooms by the relocation of partitions or by the installation of new bathrooms and kitchens; The general replacement of the interior of a building. This replacement may but does not have to include changes to structural elements such as floor systems, columns, or load-bearing interior or exterior walls. “Repair” means restore to a sound and acceptable state of operation, serviceability, or appearance. Repairs shall be expected to last as long as the replacement by new items. “Replace” means to remove an existing item or portion of a system, and to construct or install a new item of similar or improved quality as the existing item when new. Replacement will ordinarily take place when the item is incapable of repair or when repair would be more costly. Room. “Habitable room” means a space used for living, sleeping, eating, or cooking, or combinations of these, but not including bathrooms, toilet compartments, closets, halls, storage rooms, laundry and utility rooms, basement recreation rooms, and similar spaces. “Combined rooms” means two or more adjacent habitable spaces which by their relationship, planning, and openness permit their common use. “Shaft” means a vertical opening or enclosed space extending through two or more floors of a building, or through a floor and roof. “Shall” is a term that imposes obligation to act. “Should” is a term that indicates minimum good practice but does not impose an obligation to act. “Space heater (room heater)” means a self-contained above-the-floor device for furnishing heated air, through openings in its casing directly into the space in which the device is located or immediately adjacent to it. The device may be free-standing or recessed in a wall or partition. Story. “Story” means that portion of a building between a floor and the next floor above, or roof. “Basement” means a space of full story height below the first story, which is partly below grade. “First story” (“first floor”) means the lowermost story which is accessible from outside the building at grade with its floor closest to grade, and which is used as habitable space. “Half story” means a story, finished as living accommodations, located wholly or partly within the roof frame and having a floor area at least one half as large as the story below. Space with less than 4 feet clear headroom may not be considered as floor area. “Top story” means the story between the uppermost floor and the ceiling or roof above. “Street” means a public or private way which affords principal means of vehicular access to properties which abut on it. “Substandard building” means a building or portion of a building in which there exist physical conditions serious enough to endanger the life, limb, health, property, safety, or welfare of the occupants or of the public, as determined by the program. Ventilation. “Mechanical ventilation” means supply and removal of air by power-driven devices. “Natural ventilation” means ventilation by openings to outside air through windows, doors, or other openings. Wall. “Bearing wall” means a wall which supports any vertical load in addition to its own weight. “Curtain wall” means a nonbearing exterior wall supported by the structural framework of the building. “Faced wall” means a wall in which the masonry facing and backing are so bonded as to exert a common action under load. “Fire wall” means a continuous wall from foundation to roof with designated qualities of fire resistance and structural stability which subdivides a building into fire areas and which resists the spread of fire. “Non-bearing wall” means a wall which supports no vertical load other than its own weight. “Parapet wall” means that part of any wall entirely above the roof. “Party wall” means a wall used jointly by two parties under easement, erected upon a line separating two parcels of land, each of which is a separate real estate entity. “Retaining wall” means a wall used to resist lateral displacement of any material. Local Codes and Regulations. These guidelines, while setting forth basic objectives and provisions specifically related to rehabilitation, may not be construed as relieving the property owner, project sponsor, or their builder of his responsibility for compliance with local ordinances, codes, and regulations, including established requirements of a health officer or other authority having jurisdiction. When a local code, regulation, or requirement exists, it shall apply unless a political subdivision chooses to use these standards. Service and Facilities. Utilities shall be provided for each property or project. Although the normal condition is for independent utilities for each property, a concentration and combining of utilities may be acceptable when a project of a number of properties has the same sponsor or is under a single mortgage. Access. Access to the Building. Walks and steps shall be provided for all weather access to the building, and constructed to provide safety, reasonable durability, and economy of maintenance. Access to Each Living Unit. Access to each living unit shall be provided without passing through any other living unit. Real Estate Entity. The land offered as security for an insured mortgage normally will comprise a single plot. Determining the Number of Living Units. Each dwelling or portions of a dwelling providing complete living facilities for one family shall be counted as a living unit. A room or group of rooms containing complete living facilities, such as an apartment of a janitor or caretaker, shall be counted as a separate living unit. Partial Non-residential Use. A space or feature included in the property from which income is anticipated apart from the rental of living units is termed non-residential or commercial use. Non-residential use shall be of a character which is compatible with the residential character of the property or project. The extent of non-residential use shall be determined by the proper local authority. Dilapidated or Blighted Structures. All dilapidated portions of existing properties or blighted structures which are not economically repairable shall be removed (see Regulation .05G for exterior appurtenances). Site Conditions. The property should not be subject to hazards such as objectionable smoke, noxious odors, unusual noise, or the probability of flooding. Essential community facilities and services, such as employment centers, shopping centers, schools, recreation areas, and police and fire protection, should be reasonably accessible to the site or group of sites making up the project. Physically Handicapped. Any improvement necessary to accommodate the physically handicapped shall be considered a standard requirement of the Program, the cost of which shall be computed as a code cost item. The objective is to develop the individual site or group of sites so that obsolescence is overcome, and so that the development is appropriate and an asset to the neighborhood in which it is located. Every residential building shall have sufficient open space to permit convenient access for maintenance, fire protection, adequate light and ventilation of habitable rooms, and reasonable indoor privacy. In the site development of a target area, consideration should be given to the needs of the residents for non-vehicular open space for active and inactive recreation. Adequate night lighting for the safe use of streets, parking areas, walks, and steps should be provided or arrangements made for its provision by public authority. The open space of each property shall provide for the immediate diversion of water away from buildings and disposal from the lot, for the prevention of soil saturation detrimental to structures and lot use, and, when needed, for appropriate paved walks, parking areas, driveways, exterior steps, and landscaping. The objective is to assure a living unit which provides for a healthful environment and complete living facilities arranged and equipped for suitable and desirable living conditions under consideration. Space Standards. General. The standard is to provide: Each living unit with space necessary for suitable living, sleeping, cooking and dining accommodations, storage, laundry, and sanitary facilities; and Space of such size and dimensions so as to permit placement of furniture and essential equipment. Habitable rooms in basements or below grade intended for year-round occupancy shall comply with building planning standards in the same manner as rooms above grade (see §C). Room Sizes. The size of rooms shown in Table .05-1 should be minimum for the subdividing of existing spaces or for the construction of new rooms. Unremodeled existing rooms where considered of adequate size and arrangement for the intended function by the Program are acceptable. Ceiling Heights. Ceiling heights shall permit the average person to move about comfortably, and create no unpleasant sensation because of the ceiling being of insufficient height. Privacy and Arrangement. A degree of privacy shall be provided commensurate with suitable living conditions by means of the proper location of exterior conditions, and by the interior arrangement of rooms. Access to all parts of a living unit shall be possible without passing through a public hall. Every water closet, bathtub, or shower of a living unit shall be installed in a bathroom or toilet compartment which will afford privacy to the occupant. A bathroom may not be used as a passageway to a habitable room, hall, basement, or to the exterior. Access to an existing bathroom may be through a bedroom in living units having more than one bedroom, provided it is judged to be acceptable to the market. A bathroom should not be separated from all bedrooms of a living unit by locating it a full story above or below the bedrooms. A bedroom should not be used as the only means of access to another bedroom or habitable room. Kitchen Facilities. Each living unit shall have a specific kitchen space, which contains a sink with counter work space and has hot and cold running water, adequate space for installing cooking and refrigeration equipment, and for storing cooking utensils. Bath Facilities. Complete bathing and sanitary facilities shall be provided within each living unit. They shall consist of a water-closet, a tub or shower, and a lavatory. An adequate supply of hot water to the tub or shower stall, or both, and lavatory, and cold water to all fixtures shall be provided. Arrangement of fixtures shall provide for the comfortable use of each fixture and permit at least a 90-degree door swing. Wall space shall be available for a mirror or medicine cabinet and for towel bars. Space for Laundry Facilities. Adequate space should be provided for laundry equipment within each living unit, off a public corridor, or in a basement or other suitable public space for the use of all occupants of a building. If nearby public commercial laundries are available, consideration may be given as to the extent residents of the project can be expected to use them in determining laundry space needs. Closets and General Storage. Clothes closet space shall be provided within bedrooms or conveniently located nearby. In addition, each living unit should have a suitable space within the unit or a locked space elsewhere within the building for general storage. Light and Ventilation. General. A healthful environment and an acceptable degree of comfort within all rooms and hallways of the dwelling by having sufficient light and ventilation, and natural ventilation for structural spaces to minimize conditions conducive to decay and deterioration shall be provided. Habitable Rooms. All habitable rooms, except kitchens, shall have natural light, provided by means of windows, glazed doors, or skylights. A glass area of at least 8 percent of the floor area shall be provided for new or remodeled rooms, or other spaces. An existing habitable room not disturbed in the rehabilitation which is deficient or without natural light can be considered acceptable provided this is judged to be acceptable to the market. An acceptable means of natural ventilation shall exist or be provided for all habitable spaces, except that for kitchens a mechanical ventilation system may be substituted. A ventilation area of 5 percent of the floor area of the space shall be provided. Artificial light shall be provided and so distributed as to assure healthful conditions and satisfactory illumination in all rooms. Kitchens shall have artificial light provided. Ventilation shall be provided by either mechanical ventilation, or if natural means are used, by 5 percent of the floor area but not less than a 3-square-foot area. Bathrooms and Toilet Compartments. Artificial light shall be provided. Ventilation shall be provided by either mechanical means or if natural means are used, by 5 percent of the floor area, but not less than a 1-1/2 square-foot area. Public Spaces. Artificial light shall be provided in all public spaces. Public Entrance Spaces. Either natural ventilation of at least 5 percent of the floor area or mechanical ventilation shall be provided at all public entrance spaces. Ventilation of Utility Spaces. Utility spaces which contain heat producing, air conditioning, or other equipment shall be ventilated to the outer air, and air from these spaces may not be recirculated to other parts of the building. Ventilation of Structural Spaces. Natural ventilation of spaces such as attics and enclosed basement spaces shall be provided by openings of sufficient sizes to overcome dampness and minimize the effect of conditions conducive to decay and deterioration of the structure, and to prevent excessive heat in attics. Exterior ventilation openings shall be effectively screened where needed. Doors and Access Openings. The standard is to provide openings adequate in size to admit furniture and equipment to all spaces and to permit inspection for repair and maintenance. Exterior Doors. Exterior doors shall have safe locks. Interior Doors. A door for each opening to a bedroom, bathroom, or toilet compartment, with a locking device on bath and toilet compartment doors, shall be provided. Stairways. General. All stairways shall provide safety of ascent and descent, and stairs and landings shall be arranged to permit adequate headroom and space for the passage of furniture and equipment. Existing Stairways. Existing stairways in sound condition to remain or to be repaired may not be, to any serious extent, below minimum standards of good practice as to rise and run of steps, headroom, obstruction, stair width, landings, or railing protection. See Regulation .06C for related conditions. New Stairways. New stairways to be constructed shall comply with standards of good practice and be appropriate to the building and occupant load. Corridors and Hallways. Corridors and hallways shall provide adequate, safe, and unobstructed circulation from living units or other spaces to various means of exit. Exterior Appurtenances. All exterior appurtenances or accessory structures which serve no useful purpose, or those in a deteriorated condition which are not economically repairable, shall be removed. These structures include porches, terraces, entrance platforms, garages, carports, walls, fences, and miscellaneous sheds. Trash and Garbage Disposal. Every dwelling and multifamily building shall be supplied with a means of disposal or removal of trash and garbage. If disposal will not take place promptly, there shall be a convenient and appropriate temporary and sanitary storage for trash and garbage provided, which is inaccessible to rodents. Noise Control. When practical, functional areas of high noise should be separated from areas of quiet. Clothes or storage closets are useful separators. Partitions should extend to solid floor-ceiling construction and should not terminate at hung ceilings. Pipes should be caulked and wrapped and ductwork should be sealed where they penetrate sound-impeding partitions and floors. Ducts should be lined near registers or grilles, and at fan discharge. Motors, fans, and other mechanical equipment should be balanced and mounted. If kitchens or bathrooms are located back-to-back, special attention should be given to the construction to reduce noise from plumbing fixtures and noise through medicine cabinets. Where living units are adjacent to high noise areas such as boiler rooms or other mechanical equipment, the construction separating the spaces should provide a greater noise resistance than normal room separation. Notes: Abbreviations: Variations to these areas and dimensions may be permitted when existing partitions preclude precise compliance, and the available area or dimensions do not hinder furniture placement and the normal use of the space. The least dimension of each room function applies, except for the overlap or double use of space in combination rooms. Objective. The objective of this section is to assure a high degree of safety to life and property preservation, by the separation of living units and the use of materials which will retard the spread of fire and prevent the passage of flame, smoke, and hot gases through open or concealed spaces within the building. An additional objective of this section is to provide means of egress which will permit persons to leave the building with safety in an emergency, and permit access for fire control personnel. General. These provisions apply to rehabilitation construction of existing buildings. However, where the construction, plan arrangement, and approximate number of occupants of a property are to remain unchanged, and the fire protection provisions of the local code are complied with, noncompliance with the provisions of this chapter may be acceptable, when so determined by proper local authority. Exits. One- and two-family dwellings of one, two, or three stories, and one- or two-story multifamily buildings having not more than four living units above the first floor shall have the following two means of egress: One exit which is a doorway, a protected passage, or a stairway; and A second exit as provided in §C(1)(a), above, or a secondary exit such as a fire escape or openable window. Access to required exits may not necessitate passage through another living unit, nor may either exit be subject to locking by any device that would impede or prohibit ready egress. Every below-grade living unit shall have direct and convenient access to the outside of the building at grade level. All interior stairways required to be enclosed shall lead directly or through an enclosed passageway to a street, or to an open space that is accessible to a street. This passageway shall conform to the requirements applying to the stair enclosure. Interior Fire Protection. Firewall, Party, or Lot-Line Wall. Firewall, party, or lot-line walls shall be continuous from the foundation to the underside of, or through, the roof, with openings in firewalls only in corridors and where properly protected with appropriate automatic fire doors. There may not be openings in party or lot-line walls. All these walls shall effectively prevent the passage of fire at every floor-ceiling intersection with the wall. Walls, Floors, and Ceiling Construction. Existing wall, floor, and ceiling construction separating living units or separating a living unit from a public corridor where it is stripped down for new finish materials, or where it is new construction, shall have a fire resistance rating of at least 3/4-hour, or 1 hour if in condominium ownership. Interior Finish. Interior finish materials of walls, partitions (fixed or movable), ceilings, and interior trim may not be subject to excessive surface flame spread, or in burning may not give off excessive amounts of smoke or toxic gasses. If new interior wall and ceiling finish materials are used, the surface flame spread shall not exceed the class or range of rating shown in Table .06-1. Existing undisturbed finish materials where considered to have a rating above 200 should be covered with a flame retardent paint. Exterior Fire Protection. Exterior Stairways. An exterior stairway may be acceptable as a required exit, provided that its use is not impaired by ice or snow. Exterior stairs and landings shall be of noncombustible materials except on buildings two stories in height. Roof Covering. Roof coverings shall be capable of resisting fire appropriate to the type of construction and location, and new installations shall be in accordance with nationally recognized standards. Fire retardant qualities of roof coverings shall conform to the classification established by NFPA. New roof coverings on one- and two-family dwellings and on wood frame buildings shall provide a fire resistance equivalent to a Class C roof according to NFPA classification. New roof coverings on buildings of fire resistive, noncombustible, and exterior-protected construction having more than two living units shall provide a fire resistance equivalent to a Class A or Class B roof according to U.L. classification except that where the roof area of the property is less than 3,000 square feet and is well separated from adjacent properties, the roof covering may be Class C. Fire Protection System. An approved “smoke detector” shall be provided in each sleeping area of a rehabilitated unit as defined in Chapter 11 of the National Fire Protection Association Life Safety Code (1973 edition). Exclude windows, trim, and doors not more than 25 square-foot area from flame spread calculations. Finish floors and floor coverings are not included in flame spread requirements but may not be a fire hazard. Twenty-five percent of the combined wall area of any single room may be of a finish material having a flame spread rating of up to 225. Kitchen cabinets and counter tops should not exceed a 200 flame spread rating. Classification in accordance with NFPA No. 101, “Life Safety Code,” as follows: ASTM E84 (Tunnel Test) ASTM E162-62T (Radiant Panel Test) Note: Flame spread rating based on either of the following standard tests: Objective. The objective is to provide materials of such kind and quality as to assure that the dwelling will provide appropriate structural strength, adequate resistance to weather and moisture, and reasonable durability and economy of maintenance. Quality of Materials and Products. All materials and products used as replacements or additions in rehabilitation construction shall be of good quality. Second-hand materials which meet the standards for new materials may be used when approved by the proper local authority. The suitability of special materials and products not conforming to a national standard shall be determined by the proper authority, after an evaluation of its properties and performance characteristics. Objective. The objective is to assure that the construction of the rehabilitated portion of the building will provide sufficient structural strength and rigidity; adequate protection from corrosion, decay, insects, and other destructive forces; necessary resistance to the elements; reasonable durability and economy of maintenance; and acceptable quality of workmanship. Structural Soundness. All structural components of the building shall be in sound condition and considered serviceable for the expected useful life of the rehabilitated building. Sagging or out-of-plumb floors, chimneys, fireplaces, partitions, or stairs, and bulging of exterior walls shall be restored as near as practical to an acceptable level or plumb position, and supported or braced to prevent a recurrence of these conditions. Stair railings shall be rigid. Individual structural members in a seriously deteriorated condition shall be replaced. Loosely jointed structural members shall be restored to original rigidity. Thermal Protection. Necessary corrective measures shall be required to ensure that the building has the following minimum thermal protection: Thermal protection for glazing and doors is required for all habitable heated areas in locations having more than 4500 annual winter degree days. This will be effected through the installation of storm doors and storm sashes or inserts, or insulating glass. Material and installation may be the most economical locally acceptable, but shall meet the U values as prescribed for new construction. Storm doors need not be applied to double front doors, double French doors, sliding glass doors, or any other door for which the cost of custom manufacturing would be excessive. Casement and awning windows and other types of sash may be exempted on an individual basis in any instance due discontinued sizes, unusual opening configuration for which no storm sash is manufactured and for which the cost of custom manufacturing would be excessive. Ceiling insulation shall be provided over all heated areas in locations having 2500 or more annual winter degree days as follows: 2500 to 4500 degree days —R-11 insulation; 4501 to 8000 degree days —R-19 insulation; 8001 or more degree days —R-22 insulation. In all instances the adequacy of attic ventilation must be ascertained. Exemption of the ceiling insulation requirements will be allowed for buildings having flat roofs or other ceiling areas where installation is determined to be impractical unless ceiling finish is to be removed in the course of rehabilitation. Under-floor insulation shall be required beneath all heated areas over unheated spaces in localities having 2500 or more annual winter degree days. Insulation may be installed between or under floor joists as follows: 2500 to 4500 degree days -- R-7 insulation; above 4500 degree days -- R-11 insulation. Exemption of under-floor insulation will be allowed where reflective foil insulation is already installed. When the exterior wall is repaired to the extent of removing the sheathing or inside wall covering, insulation shall be installed in the exposed portion of the wall cavity. The thermal insulation shall fill the exposed wall cavity or furring space without excessive compression. A vapor barrier shall be provided on the warm side of the cavity or furring space when insulation is added. Weatherproofing. Doors and windows shall be adequately weatherstripped to reduce infiltration of air. Loose or brittle caulking around door and window frames shall be replaced. New caulking shall be installed where none is present. Exterior Walls. General. Foundations and exterior walls shall provide safe and adequate support for all loads upon them, and prevent the entrance of water or excessive moisture. Serious defects shall be repaired and cracks effectively sealed, or replaced. Basement and Foundation Walls. Basement and foundation walls should prevent the entrance of water or moisture into basement or crawl space areas. Cracks in the walls shall be effectively sealed, and loose or defective mortar joints shall be replaced. If necessary, the interior or exterior face of the walls shall be damp-proofed by bituminous coating and cement parging. Deficiencies in proper grading or paving adjacent to the building shall be corrected to assure surface drainage away from basement walls. Partitions, Columns, and Posts. Partitions and other vertical supports which are to be continued in use shall be free of splits, excessive lean, buckling, or other defects. Floor Construction. General. All floor construction shall provide safe and adequate support for all existing or probable loads and shall be reasonably free of objectionable vibration. A suitable surface for finish flooring shall exist or be provided. Basement or Cellar Floors. The floors of all basement or cellar furnace rooms, or basements containing habitable space, shall be paved in an acceptable manner, except, if the basement or cellar has existing wood floor construction over a crawl space which is in a sound undamaged condition, it may remain, provided the crawl space is adequately vented, and an acceptable ground cover material is installed on the ground in the crawl space. Chimneys, Incinerators and Vents. Chimneys and vents shall be structurally safe, durable, smoke-tight and capable of withstanding the action of flue gases. Factory-built chimneys shall be labeled by Underwriters' Laboratories Inc., and installed in accordance with the listing. Protection from Rodents, Termites, or Other Infestation. Each building and all exterior appurtenances on the site shall be effectively protected against rodents, termites, or other vermin infestation, using approved methods. Inspection and Correction. A careful inspection by qualified persons shall be made of each building and accessory structure on each property for evidence of actual or potential infestation or access channels. Existing buildings having defects that permit the entrance of rodents, termites, or other vermin shall be corrected by appropriate preventive measures. Damaged or deteriorated structural members shall be replaced. Inspection for Decay and Deterioration. An inspection shall be made of both interior and exterior construction for evidence of rot, rust, or decay damage or other hazards. If structural damage to these materials is found to exist, correction shall be provided. Objective. Acceptably prevent the entrance or penetration of moisture and weather; Be protected from damage by decay, corrosion, insects, and other destructive elements; and Provide reasonable durability and economy of maintenance. Exterior Finish. Exterior Wall Covering. Repairs or replacement shall be made to defective exterior wall finish materials. Exterior walls shall be free of holes, cracks, and broken or rotted finish materials. Roof Covering. All roofs shall have a suitable, watertight, and reasonably durable covering free of holes, cracks, excessively worn surfaces, or other defects. Exterior Surfaces. Exterior surfaces shall be treated, if necessary, to eliminate the hazards of lead-based paint poisoning in the manner determined by the Program. Gutters and Downspouts. Each dwelling shall have a controlled method of disposal of water from roofs if necessary to prevent damage to the property, and to avoid causing unsightly staining of walls and windows where adequate roof overhangs are not provided. Flashing. To prevent the entrance of water, all critical joints in exterior roof and wall construction which are exposed or partly exposed shall be protected by sheet metal or other suitable flashing material. Windows, Doors, and Other Openings. Existing windows and doors, including their hardware, shall operate satisfactorily and give evidence of continuing acceptable service. Defective glass or locking mechanisms shall be replaced or corrected. Screens shall be provided for all windows, doors, and other openings except in regions where their use is not customary or needed. Existing screens and storm sashes which are to be continued in use shall be in suitable condition to serve their intended purpose. Interior Walls and Ceiling Finish. All interior walls and ceilings shall provide the following: A finished surface without noticeable irregularities or cracking; A waterproof and hard surface in space subject to moisture; A suitable base for painting or other decoration; and Reasonable durability and economy of maintenance. Exterior surfaces shall be treated, if necessary, to eliminate the hazards of leadbased paint poisoning in the manner determined by the Program. Finish Floors. Finish floors shall be appropriate to the use of the space and in good condition, and shall provide reasonable ease of maintenance and an extended life service. Painting and Decoration. Protective and decorative finish coating or surfacing shall provide adequate resistance to weathering, protection of surfaces from moisture or corrosion, an attractive appearance, and reasonable durability. Paint may not contain more than .5 percent lead by weight calculated as lead metal in the total nonvolatile content of liquid paints or in the dried film of paint already applied. Alterations and Repairs. All alterations, repairs, and other improvements shall be harmonious with existing materials. Objective. The objective is to provide mechanical equipment for the building and its living units that will meet the needs of the intended occupants and be of quality and condition which will assure safety of operation, adequate capacity for its intended use, protection from moisture, corrosion, or other destructive elements, reasonable quietness of operation, and reasonable durability and economy of maintenance. General. All mechanical equipment should be installed so that maintenance and replacement can be performed without the removal of other equipment. Existing mechanical equipment and systems shall be inspected for faulty operation, fire, or other hazards. Needed replacement or repair shall conform to applicable code requirements. Mechanical Ventilation and Air Conditioning. If mechanical ventilation is required in rooms or other spaces, the equipment or system shall operate satisfactorily if presently in place. If new, it shall be designed and installed to good engineering practice. Heating. Heating facilities shall be provided for each living unit and other spaces that will be safe and convenient to operate, economical in performance, quiet in operation, free from objectionable drafts, and will assure interior comfort. Each heating system or device shall have a recognized approval for safety and shall be capable of maintaining a temperature of at least 70 degrees F within the living units, corridors, public spaces, and utility spaces when the outside temperature is at the design temperature. Open-flame radiant type space heaters may not be permitted except for one- and two-family detached dwellings where it is locally determined to be the predominant method of providing heat for dwellings. Unvented space heaters may not be permitted except for existing equipment in geographic areas where the use of equipment of this kind is predominant, and only for one- and two-family detached dwellings. Appropriate clearances around all room or space heaters shall be provided, and the floor shall be protected in an acceptable manner (for gas: NFPA Standard No. 54, 54A; for oil: NFPA Standard No. 31-65). Plumbing. General. The plumbing system and its appurtenances for each building shall provide satisfactory water supply, sewage, disposal, drainage, venting, and operation of fixtures in conformance with applicable codes or in the manner prescribed by the Program. Required Fixtures. For required plumbing fixtures see Regulation .05B(5) and (6). Condition of Existing Plumbing. Plumbing systems, including building sewers, shall operate free of fouling and clogging, and may not have cross connections which permit contamination of water supply or back-siphonage between fixtures. Domestic Water Heating and Storage. Each building and living unit within the building shall have domestic hot water in quantities sufficient for the needs of the occupants. Existing water heating and storage equipment shall be in good serviceable condition. Water heaters may not be installed in a room used or designed to be used for sleeping purposes. Gas- or oil-fired water heaters may not be located in a bathroom clothes closet, under any stairway, or in a confined space with access only to the above locations. All fuel burning water heaters shall be connected to a vent leading to the exterior of the building. Electrical. General. All habitable rooms and other appropriate spaces requiring electrical service shall be provided with a system of wiring, wiring devices, and equipment to safely supply electrical energy for proper illumination, appliances, resident security, and other electrical equipment. Existing Wiring and Equipment. If its continued service is contemplated, existing wiring and electrical equipment may not be a potential source of electrical hazard or ignition of combustible materials. The proper authority shall make this determination. Wherever these potential hazards are determined to be present, replacement of existing wiring and equipment shall be made. Existing facilities that are inadequate to meet anticipated demands shall be appropriately increased. New Electrical Work. The National Electrical Code shall be used as a guide for design layout and installation of new electrical work. At least two At least two general lighting circuits (15 amp.) and one appliance general lighting circuits (15 amp.) and one appliance circuit (20 amp.) shall be provided for each living unit. Heavy duty equipment shall have individual branch circuits, as required by the National Electrical Code. Note: Table .10-2 gives the recommended minimum recovery rate in gallons per hour at 100 degrees F rise according to the storage capacity (or size) of the tank, and for a designated number of living units. The blank spaces in the table mean the tank size would be either too small to provide sufficient hot water, or too large a tank to be practical. Objective. The objective is to promote adequate maintenance of dwelling units rehabilitated under the Program. General. Each dwelling unit shall be free of maintenance conditions hazardous to health and safety upon the completion of rehabilitation work, and each occupant or sponsor should be counseled as to their responsibilities for continued maintenance of the dwelling unit. Cleanliness. Every occupant of a building should keep that part of the building or premises which he occupies, controls or uses in a clean and sanitary condition. Disposal of Garbage and Rubbish. Every occupant of a building should dispose all of his garbage and rubbish in a clean and sanitary manner. Use and Operation of Plumbing Fixtures. Every occupant of a building should keep plumbing fixtures clean and sanitary and should exercise reasonable care in their use and operation. Motor Vehicles. Not more than one currently unregistered or uninspected motor vehicle, or both, may be parked on any property, and that vehicle may not at any time be in a state of major disassembly or disrepair, nor may it be in the process of being stripped or dismantled. Abandoned Ice Boxes. Abandoned ice boxes, refrigerators, or other large airtight containers may not be stored in a living unit or elsewhere on the property. Housing and Community Development Article, §4-923(b), Annotated Code of Maryland Effective date: November 18, 1977 (4:24 Md. R. 1804) Chapter recodified from COMAR 05.01.09 to COMAR 05.04.02