§ 156.19 Responsibilities Of Owners

1. Exits.

A. Every means of egress shall be maintained in good condition and shall be free of obstruction at all times. Fire escapes, exit corridors, exit stairways, and escape and rescue windows and any other means of egress shall be maintained in a good state of repair at all times. Exit signs, emergency lighting, early warning systems, and sprinkler systems shall be maintained in good condition at all times. Required fire doors shall be maintained self-closing and self-latching. Fire doors for stairway enclosures may be self-closing as provided for in Chapter 10 of the International Building Code.

(1) Every foundation, roof, floor, wall, ceiling, stair, step, elevator, handrail, guardrail, porch, sidewalk, and appurtenance thereto shall be maintained in a safe and sound condition and shall be capable of supporting the loads that normal use may cause to be placed thereon.

(2) Every structure shall be maintained in compliance with Section 661, Chapter 5 of the Iowa Administrative Code (State Fire Code), as amended, and the building codes in effect at the time the building was constructed. If the use or occupancy is changed, compliance with currently adopted codes is required.

(3) The required occupancy separations shall be provided and maintained in all structures having mixed or multiple occupancies. The one-hour occupancy separation between dwellings and garages shall be provided regardless of the date of construction and may be limited to the installation of materials approved for one-hour fire-resistive construction on the garage side and a tight fitting, 20-minute rated door or approved equivalent opening protection.

B. Fire drills shall be conducted once per academic semester for all fraternities and sororities as approved by the Fire Department.

C. Doors. Every door, door hinge, door latch, door lock, or any associated door hardware shall be maintained in good and functional condition, and every door, when closed, shall fit well within its frame.

D. Windows. Every window, existing storm window, window latch, window lock, aperture covering, and any associated hardware shall be maintained in good and functional condition and shall fit well with its frame.

E. Interior. Every interior partition, wall, floor, ceiling, and other interior surface shall be maintained so as to permit it to be kept in a clean and sanitary condition. All building interior public and service areas shall be maintained in a sanitary condition.

2. Plumbing System. Every supplied plumbing fixture, water piping, and waste piping shall be maintained in a good and sanitary condition. All plumbing installed or replaced shall be so designed as to prevent contamination of the water supply through backflow, back siphonage, or cross connection. All plumbing newly installed or replaced shall be in compliance with the Iowa State Plumbing Code. A minimum water pressure of 15 pounds shall be maintained to all open outlets at all times.

3. Gas Piping and Appliances. All gas piping shall be properly installed, properly supported and shall be maintained free of leaks, corrosion, or obstruction so as to reduce gas pressure or volume. Every gas appliance shall be connected to a gas line with solid metal piping or approved listed metal appliance connector preceded by an approved listed shutoff valve. Gas pressure shall be adequate to permit a proper flow of gas from all open gas valves at all times. All gas piping shall be in compliance with the Iowa State Mechanical Code.

4. Guardrails and Handrails. All guardrails and handrails shall be maintained in a safe and sound condition at all times. Guardrails shall be provided where there is an abrupt elevation change exceeding 30 inches adjacent to pedestrian areas. Guardrails and handrails which are newly installed or replaced shall comply with the International Building Code.

5. Chimneys and Flue Piping. Every chimney and all flue piping shall be adequately supported, maintained, clean, and in a good state of repair.

6. Exterior Surfaces. All exterior surfaces of a dwelling and its accessory structures, fences, porches, and similar appurtenances which are subject to decay or deterioration shall be protected from the elements and against decay or deterioration by properly primed and painted non-lead-based paint or other approved protective coating.

7. Exits.

A. Every means of egress shall be maintained in good condition and shall be free of obstruction at all times. Fire escapes, exit corridors, exit stairways, and escape and rescue windows and any other means of egress shall be maintained in a good state of repair at all times. Exit signs, emergency lighting, early warning systems, and sprinkler systems shall be maintained in good condition at all times. Required fire doors shall be maintained self-closing and self-latching. Fire doors for stairway enclosures may be self-closing as provided for in Section 3309(c) of the Uniform Building Code.

B. Fire drills shall be conducted once per academic semester for all fraternities and sororities as approved by the Fire Department.

8. Screens and Storm Windows. On structures having interchangeable storm windows and screens, the owner or operator of the premises shall be responsible for hanging all screens and storm windows, except when written agreement between the owner and the occupant provides otherwise. Screens shall be provided no later than May 1 of each year, and storm windows shall be provided no later than November 1 of each year. All windows manufactured to be operable for ventilation shall be provided with screens of not less than 16 mesh per square inch. However, windows in areas not accessible to tenants or areas which are exclusively service areas shall be exempted from screen requirements. All single-pane windows which serve habitable rooms and bathrooms shall be provided with storm windows.

9. Electrical System. The electrical system of every dwelling or accessory structure shall not, by reason of over loading, dilapidation, lack of insulation, improper fusing or for any other cause, expose the occupants to hazards of electrical shock or fire, and every electrical outlet, switch and fixture shall be complete as manufactured and maintained in a good and safe working condition. Only approved extension cords and multi-plug adapters or other devices approved by the inspector shall be allowed. All electrical wiring newly installed or replaced shall be in compliance with the National Electrical Code.

10. Plumbing System. Every supplied plumbing fixture, water piping, and waste piping shall be maintained in a good and sanitary condition. All plumbing installed or replaced shall be so designed as to prevent contamination of the water supply through backflow, back siphonage, or cross connection. All plumbing newly installed or replaced shall be in compliance with the Uniform Plumbing Code . A minimum water pressure of 15 pounds shall be maintained to all open outlets at all times.

11. Gas Piping and Appliances. All gas piping shall be properly installed, properly supported and shall be maintained free of leaks, corrosion, or obstruction so as to reduce gas pressure or volume. Every gas appliance shall be connected to a gas line with solid metal piping or approved listed metal appliance connector preceded by an approved listed shutoff valve. Gas pressure shall be adequate to permit a proper flow of gas from all open gas valves at all times. All gas piping shall be in compliance with the Uniform Plumbing Code.

12. Heating and Cooling Equipment. The heating equipment of each dwelling shall be maintained in good and safe working condition and shall be capable of heating all habitable rooms, bathrooms, and toilet rooms located therein to the minimum temperature required by this Code. Supplied cooling equipment shall be maintained in a good and safe working condition. However, heating and supplied cooling equipment shall not be required to be maintained in operational condition during that time of the year when said equipment is not normally used. No combustible material shall be stored within three feet of a fuel burning furnace and/or fuel burning hot water heater.

13. Kitchen and Bathroom Flooring. Every toilet room, bathroom, and kitchen floor surface shall be constructed and maintained so as to permit such floor to be easily kept in a clean, dry, and sanitary condition.

14. Supplied Facilities.

A. Every facility, utility, and piece of equipment required by this Code and/or present in the unit and/or designated for the exclusive use of the occupants of said unit, at the time that either the rental agreement is signed or possession is given, shall function safely, and shall be maintained in proper working condition. Maintenance of facilities, utilities, and equipment not required by this Code shall be the owner’s responsibility unless stated to the contrary in the rental agreement.

B. No supplied facility shall be removed, shut off, or disconnected from any occupied dwelling unit or rooming unit except for such temporary interruptions as may be necessary while actual repairs, replacements, or alterations are being made.

15. Equipment Rooms. Boiler rooms, mechanical rooms, and electrical panel rooms shall not be used for the storage of combustible material or equipment. A minimum three-foot clearance shall be maintained in front of electrical panels and disconnects.

16. Pest Extermination. Whenever infestation exists in two or more dwelling units or rooming units of any dwelling or in the shared or public parts of any dwelling containing two or more dwelling units or more than one rooming unit, the extermination thereof shall be the responsibility of the owner.

17. Fire Protection. All fire extinguishing devices and all early warning fire protection systems shall be maintained in good working condition at all times. All fire protection equipment and early warning equipment shall be maintained in compliance with the Uniform Fire Code, the State Fire Code, the Tiffin Fire Code, and subsections 156.18(3) and (4) of this chapter. Buildings which are required to have an automatic fire alarm system shall have that alarm system tested annually by a qualified alarm technician to certify that the alarm system is in compliance with the current standard of N.F.P.A. 72. Buildings which are required to have an automatic sprinkling system shall have that system tested biennially by a qualified sprinkler system technician to certify that the system is in compliance with the current standard of N.F.P.A. Chapter 25, as amended.

18. Address Numbers. Approved numbers or addresses shall be placed on all buildings in such a position as to be plainly visible and legible from the public way fronting the property, and from the vehicle access area if vehicle access is from other than the front of the building. Said numbers and letters shall contrast with their background and shall be a minimum of four inches in height. Where access to or within a multi-family structure or any area is unduly difficult because of secured openings or where immediate access is necessary for life saving and firefighting purposes, a key box shall be installed in an approved location. The key box shall be a type approved by the Fire Chief and shall contain keys and/or access codes necessary to gain access. If applicable, a key switch may be installed in an approved location.

19. Guardrails and Handrails. All guardrails and handrails shall be maintained in a safe and sound condition at all times. Guardrails shall be provided where there is an abrupt elevation change exceeding 30 inches adjacent to pedestrian areas. Guardrails and handrails which are newly installed or replaced shall comply with the Uniform Building Code.

20. Sealed Passages. All pipe passages, chutes, and similar openings through walls, floors, or ceilings shall be adequately closed or sealed to prevent the spread of fire or the passage of vermin.

21. Trees and Plant Materials. All trees and plant materials shall be maintained in a manner which prevents damage or decay to a structure. Trees required by the Tiffin Tree Ordinance shall be maintained.

22. Clean Units. No owner or operator shall permit occupancy of any vacant dwelling unit or rooming unit unless it is clean, safe, sanitary, and fit for human occupancy.

23. Exterior Area Maintenance.

A. Every owner or operator shall be responsible for maintaining the exterior areas in a safe, clean, and sanitary condition.

B. Every fence shall be maintained in a good state of repair and shall comply with the Tiffin Zoning Ordinance.

24. Solid Waste Facilities. Every owner of a dwelling or rental structure shall supply adequate facilities for the disposal of solid waste which are approved by the inspector and/or are in compliance with the Tiffin Solid Waste Ordinance.

25. Occupancy Requirements.

A. A dwelling unit shall not be occupied by a number of persons greater than allowed by the Tiffin Zoning Ordinance.

B. No room shall be used as a habitable room unless certified as a habitable room at the time the certificate of structural compliance is issued or amended.

26. Cooking in Rooming Units. No owner or operator shall knowingly allow the use of cooking equipment within any rooming unit.