1. St. Louis County, Missouri
Code Enforcement Division
2000 International Property Maintenance Code
Photo Exhibit
08/30/05

2. St. Louis County, Missouri
Code Enforcement Division
2000 International Property Maintenance Code
Building Exterior & Lot
Basement
Garage
Interior
Kitchen
Dining Room
Living Room
Bathrooms
Bedrooms
General

3. Building Exterior & Lot
Check driveway conditions.
Section 302.3
Check for cracks and voids, damaged sections of deteriorated driveways. Surface differentials of ¾” or more shall be eliminated. Driveways shall be maintained. Gravel is acceptable if existing and maintained.

4. Building Exterior & Lot
Check roof conditions.
Section 303.7
Deteriorated overhang, loose roof shingles, roofing flashing and vents shall be repaired/replaced. Roofs shall be sound, tight and have no defects that admit rain.

5. Building Exterior & Lot
Check roof conditions.
Section 303.7
Deteriorated overhang, loose roof shingles, roofing flashing and vents shall be repaired/replaced. Roofs shall be sound, tight and have no defects that admit rain.

6. Building Exterior & Lot
Check roof vent & flue conditions.
Section 303.7
Check roof vents and flues for acceptable flashing and installation.

7. Building Exterior & Lot
Check roof vent & flue conditions.
Section 303.7
Check roof vents and flues for acceptable flashing and installation.

8. Building Exterior & Lot
Check roof vent & flue conditions.
Section 303.7
Check gable vents for acceptable condition.

9. Building Exterior & Lot
Verify acceptable & visible house address numbers.
Section 303.3
House address numbers shall be 4” minimum high, ½” stroke width visible from the street. Missing numbers shall be replaced.

10. Building Exterior & Lot
Check derelict vehicle & garage door conditions.
Sections &
Derelict and unlicensed vehicles shall be removed from the premises. Deteriorated garage doors shall be repaired.

11. Building Exterior & Lot
Check decorative feature conditions.
Section 303.8
Examples of a missing column support, deteriorated fascia and gable vent that require repair to maintain a safe condition.

12. Building Exterior & Lot
Check decorative feature conditions.
Section 303.8
Example of a missing column support at a residence entry. Check fascia and gable vent conditions.

13. Building Exterior & Lot
Check fascia & soffit conditions.
Section 303.8
Examples of a deteriorated fascia and soffit that require repair and anchorage to maintain a safe condition.

14. Building Exterior & Lot
Check fascia & soffit conditions.
Section 303.8
Examples of a deteriorated fascia and soffit that require repair and anchorage to maintain a safe condition.

15. Building Exterior & Lot
Check guttering system conditions.
Section 303.7
Leaves and foreign matter shall be cleaned out from gutters and downspouts. Damaged and loose downspouts and gutters shall be repaired/replaced/secured.

16. Building Exterior & Lot
Check exterior door conditions.
Section
All exterior doors, door assemblies and hardware shall be maintained in good condition. Fit and adjust door to operate properly. Deteriorated doors, jambs, thresholds and hardware shall be repaired/replaced.

17. Building Exterior & Lot
Check doors for proper operation.
Sections &
Open and close doors to verify proper operation. Check for insect screens for each habitable room.

18. Building Exterior & Lot
Check window conditions.
Section
Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. Glazing shall be maintained free from cracks and holes.

19. Building Exterior & Lot
Check insect screen conditions.
Section
Every door, window and other outside opening required for ventilation of habitable rooms or food preparation areas shall have tightly fitting screens of not less than 16 mesh per inch.

20. Building Exterior & Lot
Check debris, litter & tall grass.
Sections 302.1, & 305
All rubbish, garbage, yard waste shall be removed and disposed of. Grass over 8” in height shall be cut.

21. Building Exterior & Lot
Check condition of fences.
Sections & 303.2
Examples of deteriorating fences requiring repair, paint and maintenance.

22. Building Exterior & Lot
Check condition of fences.
Sections & 303.2
Example of a deteriorating fence requiring repair and maintenance.
Example of a hazardous electrified fence.

23. Building Exterior & Lot
Check swimming pool conditions.
Section
Swimming pools shall be maintained in a clean and sanitary condition in good repair, drained in off-seasons.

24. Building Exterior & Lot
Check swimming pool gate/latching/closing.
Section
Fences around pools shall be 4 foot high and use gate latch hardware not accessible to small children. Gates are required to be self-closing and self-latching from a still position 6” from the gatepost.

25. Building Exterior & Lot
Check electric service entrance.
Sections 604 & 605
Check the service entrance cable and conduits. Any deteriorated and defective electrical wiring or equipment shall be repaired/replaced to eliminate hazards.

26. Building Exterior & Lot
Check electric disconnect.
Sections 604 & 605
Any missing covers on electric disconnects, deteriorated and defective electrical wiring or equipment shall be repaired/replaced to eliminate hazards.

27. Building Exterior & Lot
Check exterior painting & accessory buildings.
Sections 302.9, & 302.7
Exterior surfaces where chipping and peeling paint occurs shall be scraped and painted. Accessory structures shall be maintained structurally sound and in good repair.

28. Building Exterior & Lot
Check exterior painting & accessory buildings.
Section & 303.6
All exterior surfaces where chipping and peeling paint occurs shall be scraped and painted. Accessory structures shall be maintained structurally sound and in good repair.

29. Building Exterior & Lot
Check foundation and retaining wall conditions.
Sections & 302.7
Verify that foundation walls are maintained plumb and free from open cracks and breaks. Retaining walls shall be maintained structurally sound and in good repair.

30. Building Exterior & Lot
Check foundation and retaining wall conditions.
Sections & 302.7
Verify that foundation walls are maintained plumb and free from open cracks and breaks. Retaining walls shall be maintained structurally sound and in good repair.

31. Building Exterior & Lot
Check exterior wall conditions.
Section 303.6
Check for melted, deformed, damaged and missing siding.

32. Building Exterior & Lot
Check chimney conditions.
Section
All chimneys shall be maintained structurally safe and sound and in good repair. Loose areas and cracked masonry joints shall be repaired/replaced/tuckpointed.

33. Building Exterior & Lot
Check wall exhaust vent conditions.
Sections & 603.5
Bathroom, dryer and kitchen exhaust vents shall have self closing covers with screens to minimize air leakage and prevent pests from entering the structure.

34. Building Exterior & Lot
Check stair risers, treads, handrails.
Sections , & 304.5
Deteriorated, damaged, loose or missing risers, treads, handrails & guardrails shall be repaired/replaced. New handrails shall be 34” to 38” above the nose of the stair tread or floor. New guardrails shall be 36” minimum height. Stair risers shall maintain the same height and treads the same depth for the length of the stairs so as to avoid a tripping hazard.

35. Building Exterior & Lot
Check for correctly installed guardrails.
Sections & 304.5
Examples of a loose and damaged guardrail and an acceptable guardrail. New guardrails shall be 36” high where adjacent surfaces are 30” or more below the walking surface.

36. Building Exterior & Lot
Check for waterproof exterior GFCI receptacles.
Sections 604 & 605
Exterior outlet receptacles shall have waterproof covers and be protected on a ground fault circuit interrupter circuit.

37. Building Exterior & Lot
Check for evidence of vermin infestation.
Sections & 306.1
Exterminate health hazards by thoroughly treating affected areas for insects, pests and rodents according to standard practices.

38. Building Exterior & Lot
Check conditions of sidewalks & steps.
Section 302.3
Check for cracks and voids needing patching. Damaged sections of deteriorated sidewalks and steps shall be replaced. Surface differentials of ¾” or more shall be removed to eliminate trip hazards.

39. Check fire blocking/stops at walls and ceilings. Section 703
Basement
Check fire blocking/stops at walls and ceilings.
Section 703
Fire stops at mechanical, electrical and plumbing penetrations shall be installed.

40. Verify smoke detector installation. Section 704
Basement
Verify smoke detector installation.
Section 704
New smoke detectors shall be installed if defective or missing. Smoke detectors should be installed in each bedroom, on each floor level and in each hall within 15 feet of a bedroom. They should also be installed on each floor level of multi-family unit common hallways.

41. Check plumbing for safety and leaks. Sections 504, 505, 506 & 507
Basement
Check plumbing for safety and leaks.
Sections 504, 505, 506 & 507
Check hot and cold water lines, water meter and valves for acceptable installation and leaks.

42. Check plumbing for safety and leaks. Sections 504, 505, 506 & 507
Basement
Check plumbing for safety and leaks.
Sections 504, 505, 506 & 507
Deteriorated plumbing such as deteriorated soil stacks and unsecured water lines shall be repaired/replaced. Verify that a clean-out plug is installed in the soil stack.

43. Check electrical system for safety (sags, etc.). Sections 604 & 605
Basement
Check electrical system for safety (sags, etc.).
Sections 604 & 605
All electrical systems, equipment , wiring and appliances shall be properly installed and maintained in a safe and approved manner. Deterioration, damage and defects shall be corrected to eliminate hazards.

44. Check electrical system for safety (sags, etc.). Sections 604 & 605
Basement
Check electrical system for safety (sags, etc.).
Sections 604 & 605
All electrical systems, equipment , wiring and appliances shall be properly installed and maintained in a safe and approved manner. Deterioration, damage and defects shall be corrected to eliminate hazards.

45. Check foundation for evidence of leaks. Section 304.1 & 303.5
Basement
Check foundation for evidence of leaks.
Section & 303.5
Leaking and cracked foundation walls shall be repaired and maintained in a sanitary condition, in good repair, and be structurally sound.

46. Check furnace venting. Section 603
Basement
Check furnace venting.
Section 603
3 sheet metal screws shall be installed at each metal flue joint. Properly seal opening around furnace flue at chimney. Check for deteriorated or missing chimney cap.

47. Basement
Check water heater fittings, pressure relief valve (PRV), and the flue for leaks.
Sections 505.4
Check for a Pressure Relief Valve and 3 screws connecting the flue.
Missing blow-off arms shall be installed.
Check for deteriorated dielectric unions.

48. Verify 60 amp minimum electric service. Section 604.2
Basement
Verify 60 amp minimum electric service.
Section 604.2
Check the electrical panel box for a minimum 60 amp service and wire clamps. Check circuits for appropriately rated fuses.

49. Check gas line shut-off valves at all gas appliances.
Basement
Check gas line shut-off valves at all gas appliances.
Sections & 603.5
Check for natural gas shut-off valves on the furnace, water heater, stove/oven and ranges.

50. Check stair risers, treads, handrails & headroom.
Basement
Check stair risers, treads, handrails & headroom.
Sections 304.4, & 404.3
Deteriorated, damaged, loose or missing risers, treads, handrails & guardrails shall be repaired/replaced. New handrails shall be 34” to 38” above the nose of the stair tread or floor. New guardrails shall be 36” minimum height. Stair risers shall maintain the same height and treads the same depth for the length of the stairs so as to avoid a tripping hazard. Stairs shall have a ceiling height of not less than 6’-8”.

51. Check sump pump installations. Sections 504, 505 & 506
Basement
Check sump pump installations.
Sections 504, 505 & 506
Check sump pump pit size, pump size and installation, discharge piping and pump wiring.

52. Check jumper cables at water meter. Section 605.1
Basement
Check jumper cables at water meter.
Section 605.1
A minimum #8 ground-wire jumper cable shall be installed and clamped on both sides of water meter.

53. Check garage door opener. Section 604.3
Check garage door opener for proper operation and safety over-ride for obstructions under door when closing.

54. Check garage fire blocking & rating. Section 703
Any holes or openings in the gypsum board fire separation wall between the garage and living space or at pipe and wire penetrations shall be repaired/replaced. Fire stops may be 22 gauge steel sheet metal, ¾” plywood or ½” gypsum board.

55. Check stair risers, treads, handrails & guardrails.
Interior
Check stair risers, treads, handrails & guardrails.
Sections & 304.5
Deteriorated, damaged, loose or missing risers, treads, handrails & guardrails shall be repaired/replaced. New handrails shall be 34” to 38” above the nose of the stair tread or floor. New guardrails shall be 36” minimum height. Stair risers shall maintain the same height and treads the same depth for the length of the stairs so as to avoid a tripping hazard. Stairs shall have a ceiling height of not less than 6’-8”.

56. Check floor diffusers and wall registers. Sections 602 & 607
Interior
Check floor diffusers and wall registers.
Sections 602 & 607
Check for unobstructed floor and wall diffusers.

57. Check electric receptacles for open grounds. Section 604.3
Interior
Check electric receptacles for open grounds.
Section 604.3
Open grounds discovered with a plug-in ground tester on receptacle outlets shall be corrected.

58. Check for electrical hazards. Section 604.3
Interior
Check for electrical hazards.
Section 604.3
Check for improper wiring, splices not enclosed in closed junction boxes and loose, hanging wires not enclosed in conduit, extension cord use.

59. Check for electrical hazards. Section 604.3
Interior
Check for electrical hazards.
Section 604.3
Check for ductwork and/or water piping over electrical panel boxes.

60. Check floor, walls and ceilings. Sections 304.1 & 304.3
Interior
Check floor, walls and ceilings.
Sections & 304.3
Drywall cracks/breaks, missing door trim and defective wall finishes shall be repaired/replaced. Peeling, chipping, flaking or abraded paint, cracked or loose plaster, decayed wood and other defective surface conditions shall be repaired, removed or covered.

61. Check light fixtures. Sections 402.2 & 605.3
Interior
Check light fixtures.
Sections & 605.3
Every public hall, interior stairway, toilet room, kitchen, bathroom, laundry room boiler room and furnace room shall contain at least one light fixture. Repair/replace broken fixtures.

62. Verify the type of egress door locks. Section 702.3
Interior
Verify the type of egress door locks.
Section 702.3
All means of egress doors shall be readily openable from the inside without the need for keys, special knowledge or effort. Thumb-turn deadbolts are acceptable, keyed deadbolts are not permitted. Replace missing hardware.

63. Verify minimum headroom is met, check room size.
Interior
Verify minimum headroom is met, check room size.
Sections 404.3, & 404.5
Habitable areas shall have a ceiling height of not less than 7’-0”, 6’-8” for basement laundry, study or recreation areas, and 6’-4” under beams, girders & ducts. Room sizes should meet or exceed minimum sizes in Table

64. Check for kitchen exhaust. Sections 603.1 & 603.2
Kitchen shall have exterior vent, non-vented hood fan, or operating window.

65. Check the kitchen stove/range anchor. Section 603.1
Install anti-tipping anchor for stoves according to manufacturer’s specifications.

66. Check water at kitchen sink & GFCI. Sections 502.1, 605.1 & 605.2
Test hot and cold water at the kitchen sink tap. GFCI receptacles are required at all outlets serving kitchen counters.

67. Dining Room 7. Living Room
Check fireplace.
Sections 603.2, 603.3, & 703
Check fireplace for safe installation, fire-blocking, hearth extensions, chimney flue installation and obstructions, outdoor combustion air supply.

68. Check for a secure toilet. Sections 504 & 505
Bathrooms
Check for a secure toilet.
Sections 504 & 505
Check toilet anchorage to the floor. Check for a secure toilet seat. Defective toilet flush mechanisms shall be repaired/replaced to ensure proper water level. Check seal at toilet base for leakage.

69. Check Drains. Sections 504 & 505
Bathrooms
Check Drains.
Sections 504 & 505
Check drains and traps for unacceptable installations such as flex piping.

70. Check plumbing for safety and leaks. Sections 504, 505, 506 & 507
Bathrooms
Check plumbing for safety and leaks.
Sections 504, 505, 506 & 507
Missing dielectric unions shall be installed. Plastic/rubber water lines shall be replaced with approved metallic piping in accordance to the International Plumbing Code.

71. Check the sealant at the bathtub. Sections 504 & 505
Bathrooms
Check the sealant at the bathtub.
Sections 504 & 505
Check for cracking and gaps in the sealant, caulking and tile mortar around bathtub and shower enclosures. Damaged tub enclosures or shower doors shall be repaired/replaced.

72. Check GFCI receptacles, lights, vanities.
Bathrooms
Check GFCI receptacles, lights, vanities.
Sections 605.2, & 304.1
All receptacles in bathrooms must be GFCI protected. Damaged or deteriorated vanities and/or countertops shall be repaired.

73. Check water pressure, hot & cold water, and leaks. Section 504
Bathrooms
Check water pressure, hot & cold water, and leaks.
Section 504
Check for sufficient water pressure, correct hot & cold water connections and leakage around bathtub and fixtures.

74. Check for bathroom exhaust fans. Sections 403.1 & 403.2
Bathrooms
Check for bathroom exhaust fans.
Sections & 403.2
Adequate ventilation shall be provided with a mechanical fan or window. Exhaust fans shall vent to the exterior and shall be located at the top of a wall or in the ceiling.

75. Check for smoke detectors.
Bedrooms
Check for smoke detectors.
Section 704
New smoke detectors shall be installed if defective or missing. Smoke detectors should be installed in each bedroom, on each floor level and in each hall within 15 feet of a bedroom. They should also be installed on each floor level of multi-family unit common hallways.

76. Check for restricted egress at windows.
Bedrooms
Check for restricted egress at windows.
Section 702.4
An example of bars on bedroom windows that are permitted if they are releasable or removable from the inside without the use of a key, tool, or force greater than that which is required for normal operation of the opening.

77. Post vacant houses. Section 301.3
General
Post vacant houses.
Section 301.3
Post notices on vacant houses. All vacant structures and land shall be maintained in a clean, safe, secure and sanitary condition.

78. Check hosebibbs for leaks & backflow valves.
General
Check hosebibbs for leaks & backflow valves.
Section 301.3
Leaking hosebibbs shall be repaired/replaced. All plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks and defects.

79. Check to see if the property is ready for inspection.
General
Check to see if the property is ready for inspection.
A Re-Occupancy inspection should take approximately 20 to 30 minutes to complete if the property does not have a large number of maintenance and repair items.
For properties with an inordinate amount of work remaining to perform to meet the International Property Maintenance Code for re-occupancy, the inspection should be rescheduled for a later date to allow the Owner time to correct the deficiencies.

80. Check the property for possible zoning violations.
General
Check the property for possible zoning violations.
A Re-occupancy inspection should note any possible zoning violations at the property:
Commercial or military vehicles.
Buildings or structures erected without permits.
Animal containment problems.
Illegal signage.
Outdoor storage.
Property Use (i.e. commercial/retail in residential zoning).

81. St. Louis County, Missouri
Code Enforcement Division
Effective:
October 1, 2005