HomeMy WebLinkAbout1992-158ALL00316
ORDINANCE NO. C;
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DENTON, TEXAS,
APPROVING GUIDELINES FOR OPERATION OF THE CITY OF DENTON HOUSING
REHABILITATION PROGRAM AND ELIGIBILITY CRITERIA, AUTHORIZING EX-
PENDITURES IN EXCESS OF $10,000 FOR PROJECTS MEETING PROGRAM
GUIDELINES AND CRITERIA; AND PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, the City Council of the City of Denton recognizes the
need to assist low and moderate income families in securing safe,
sanitary and decent housing; and
WHEREAS, the City of Denton participates in a Housing Rehabili-
tation Program administered by the City of Denton Community Devel-
opment Office and funded through a federal grant from the Depart-
ment of Housing and Urban Development; NOW, THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION I. That it approves the Housing Rehabilitation Program
Guidelines and Housing Rehabilitation Program Eligibility Criteria
which is attached to this ordinance as Exhibit A and authorizes the
City of Denton Community Development Office to administer this
program.
SECTION II. That it authorizes the expenditure of funds in ex-
cess of $10,000 for the Community Development Office for projects
meeting program guidelines and criteria.
SECTION III. That this ordinance shall become effective
October 1, 1992.
PASSED AND APPROVED this the /� day of 1992.
BOB CASTLEBERRY, MAYOR
ATTEST:
JENN�IFEE\\R,_'WALTERS, CITY SECRETARY
BY: �J
APPROVED AS TO LEGAL FORM:
DEB A. DRAYOVITCH, CITY ATTORNEY
BY��_.--
CITY OF DENTON
HOUSING REHABILITATION PROGRAM
GUIDELINES
TABLE OF CONTENTS
Introduction
Description of Program Procedures
I. Eligibility Requirements
II. Application Processing
III. Contractor Selection and Monitoring
IV. Payment to Contractor
V. Financial Assistance Programs
VI. Appeals Provisions
General Terms and Conditions
o Minimum Rehabilitation Standards
Appendices
Introduction
The City of Denton Housing Rehabilitation Program is designed to
assist low and moderate income families in securing safe, sanitary
and decent housing. This program's objective is to rehabilitate
single family owner occupied houses by making needed repairs with
the first priority as correcting code violations.
The Housing Rehabilitation Program is administered by the City of
Denton's Community Development Office and funded through a federal
grant from the Department of Housing and Urban Development. The
Community Development Office is located at 110-B West Oak Street.
The following pages contain a detailed description of the program
including policies and procedures. The purpose of these guidelines
is to explain to potential clients and the citizens of Denton, the
Housing Rehabilitation Program and types of assistance available.
For further information or clarification of the guidelines, contact
the Community Development Office at 383-7726.
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DESCRIPTION OF PROGRAM PROCEDURES
I.
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DESCRIPTION OF PROGRAM PROCEDURES
ELIGIBILITY REQUIREMENTS
To be eligible for rehabilitation assistance, the
applicant must be a citizen of the United States or a
legal resident alien. The applicant must be the owner
occupant of a single family dwelling unit and should hold
Fee Simple Title to the property. In the event the home
is being purchased under a contract of sale, the seller
must provide the purchaser with a warranty deed on the
property before loan settlement occurs or consent to allow
a lien placed against the property. Only homeowner's who
qualify on the basis of the most current HUD Section 8
Housing Program Income Limits shall be eligible for
assistance. The following table shall be used to
establish an applicant's eligibility based on gross family
income and family size:
NUMBER IN HOUSEHOLD INCOME
1
$25,200
2
$28,800
3
$32,400
4
$36,000
5
$38,900
6
$41,750
7
$44,650
8 or more
$47,500
The applicant's statement of income shall be verified by
contacting the applicant's employer and/or obtaining a
copy of the applicant's latest income tax return. Annual
income includes earnings (wages, pensions, etc.) spouse's
earnings, interest from stocks, bonds, savings accounts,
income from real estate, public assistance, child support
payments, etc. Also included is any amount earned by any
other adults (18 or over) currently residing in the unit,
unless residence in the unit is a result of a physical
disability or individual is a full-time student (12 hours
or more). An example of this situation would be an
elderly parent living with children and drawing Social
Security. The Social Security income would not be
included as household income.
Applicants must also exhibit
housing expenses including
insurance, utility bills,
the ability to pay monthly
mortgage payments, taxes,
etc. All property taxes
must be paid in full. Homeowners, on an annual basis,
will be required to provide proof of insurance coverage
and payment of taxes when requested in writing by the
Community Development Office.
II. APPLICATION PROCESSING
Any persons wishing to apply for }sousing Rehabilitation
assistance must complete the application and all other
required forms included in the application packet. All
information on the completed applications will be verified
by the Community Development staff. If any information is
found to have been intentionally falsified, the
application will be rejected and the applicant will not be
allowed to reapply. Applications will be taken on a
continual basis but will be evaluated monthly.
If the applicant is determined to be eligible for the
program, a preliminary inspection will be made of the
dwelling unit. The dwelling unit must meet certain
standards to be considered rehabable. These standards are
listed below:
1. If the unit is situated in the designated flood -plain
area, some cost limitation may apply.
2. The unit must be classified as a single family
owner -occupied structure.
3. The unit must be in an existing condition that would
permit rehabilitation to bring the structure to meet
Section 8 Housing Quality Standards. The first
priority item in rehabilitation beyond Section 8
Standards will be to correct code deficiencies. (See
Appendix 2)
4. The unit must be serviced by a City approved water
supply, sanitary sewer and electrical system.
5. The foundation of the structure must be in a stable
condition which would permit lasting rehabilitation
efforts.
All applicants who meet the minimum eligibility standards
and whose houses qualify as rehabable, will be rated to
decide a priority for receiving assistance.
(Please See Next Page)
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Individuals applying will be ranked according to the following
rating guide. Projects may be chosen on a priority basis at any
time. Currently, project selection is based on a first come, first
served basis.
REHABILITATION GRANT/LOAN APPLICATION
ELIGIBILITY STANDARDS
Income:
1) Below maximum income level . . . . . . . . . . . . . . 5
2) Less than 75% of maximum income level . . . . . . . . . 10
3) Below maximum income level and 30% of monthly income
expended on housing . . . . . . . . . . . . . . . . . . 10
4) Less than 75% of maximum income level and 30% or more
of income expended on housing . . . . . . . . . . . . . 20
Risk Analysis:
1) Does the property owner exhibit the ability to pay
monthly housing expenses . . . . . . . . . . . . . . . 20
TOTAL . . . . . . . . . . . . 65
Grant applicants must have a minimum of twenty five (25) points to
be ranked for possible assistance. The applicant must be below the
minimum income levels (5 points) and must exhibit the ability to
pay monthly housing expenses (20 points). However, final decisions
on the applicant's eligibility for assistance will be determined by
the Community Development Staff. Each applicant may be prioritized
according to their needs and the structure's condition. Priority
ratings will be determined using the above point scale. A total of
ten (10) points will be subtracted from the application of any
individual who has had a rehabilitation under any federal or state
program during the past ten (10) years.
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III. CONTRACTOR SELECTION AND MONITORING
All housing rehabilitation recipients are responsible for
finding a contractor who will develop a proposal to make
the necessary repairs to their home. Your contractor's
proposal must be submitted to the Community Development
office within thirty (30) days from the date you receive
the work order write-up prepared by the Community
Development Housing Inspector.
Contact any reputable and experienced contractor and
request a bid for the required work.
IF YOU HAVE ANY TROUBLE FINDING A CONTRACTOR, contact any
of the following places for assistance:
* Your local Better Business Bureau.
* Any friends or neighbors who have had remodeling done
to their properties.
* Chamber of Commerce
When a contractor comes to look at your home you should:
* Show him/her the mandatory work items that have been
identified by the Community Development Housing
Inspector.
* Advise him/her that the bid proposal must be returned
to you or the Community Development office for
submission to the rehabilitation program on or before
the due date.
DO NOT SIGN ANY AGREEMENT WITH THE CONTRACTOR.
Bring the contractor's bid proposal to the Community
Development office at 110-B West Oak where you made your
original application. The Community Development
Coordinator will review the proposal to verify that:
1. The contractor is licensed, insured and has Worker's
Compensation.
2. All required improvements have been included in the
bid.
3. The proposed work is in conformance with the program's
General Specifications.
4. All proposed rehabilitation costs are reasonable.
5. The contractor you have chosen has not been
disqualified (debarred) by any local, state or federal
government agency.
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Contractors participating in the Housing Rehabilitation
Program will be selected by the eligible homeowner. The
homeowner will be required to solicit bid proposals from
at least three contractors based on the preliminary work
write-up done by the Community Development inspector. The
homeowner shall also be responsible for supplying the
contractor with a contractor's packet which includes the
contractor performance manual, general specifications for
workmanship, all insurance and bonding requirements, a
contractor's eligibility certification form and a copy of
the preliminary work write-up. After the homeowner has
received at least three bid proposals and all other
required forms from the contractors, these shall be
submitted to Community Development Office for review.
*The homeowner is encouraged to contact several
contractors in order to find one that is suitable and to
obtain competitive bids.
The bid proposals that are submitted by the homeowner will
be reviewed by the Community Development coordinator to
determine if the total bid price is reasonable and under
the maximum allowable amount. The bid proposals will then
be submitted to the Housing Rehabilitation Loan Advisory
Committee. The committee will approve or disapprove of
the homeowner's choice based on the bids and the cost
estimates provided. THE CITY OF DENTON AND THE HOMEOWNER
RESERVE THE RIGHT TO REJECT ANY AND ALL BIDS.
If one of the bid proposals selected by the homeowner is
approved by the committee, then the Community Development
staff shall proceed with the review of all other forms
submitted by the contractor. The contractor shall submit
a certification of eligibility form. Any contractor whose
name appears on the most current HUD or City of Denton
Debarred Contractor's List will not be eligible to
participate in this program. References will be checked
and claims of substandard workmanship will be cause to
declare a contractor ineligible. The contractor must also
submit all required proof of insurance forms and bonds (if
applicable). Failure to submit these will result in
rejection of the bid proposal.
Once the contractor has been selected and approved, a
contract agreement must be signed. Before the contractor
can start work, the homeowner must issue a notice to
proceed.
The contractor's work will be monitored by the homeowner,
the Community Development Staff and the City of Denton
building code inspector. If the homeowner considers any
work done by the contractor to be unsatisfactory or
incomplete, the homeowner should advise the contractor of
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the discrepancy and ask that it be corrected. In the
event a dispute exists between the homeowner and the
contractor with respect to the rehabilitation work, the
City shall take appropriate action in accordance with the
provisions of the construction contract to assure that the
owner is satisfied before making any payment to the
contractor. In the event a dispute cannot be resolved,
the Director of Planning and Development shall consider
all pertinent facts and shall decide an appropriate course
of action to resolve the dispute.
Acceptance of Work
1. Final Inspection - In order for the contractor to
close out a rehabilitation job, a final inspection
shall be made by the City of Denton building code
inspector, the Community Development Staff, and the
homeowner. if the final inspection results in no
additional work or no specified corrections, the
homeowner shall sign the contractor's release form
which states that all work has been completed to their
(homeowner's) satisfaction. The building code
inspector shall sign a final inspection form to
confirm the same. At this time, the contractor is
required to submit to the homeowner copies of all
warranties and releases of liens from subcontractors
and suppliers. Community Development will not
authorize payment to the contractor until these
documents are properly completed and submitted to the
homeowner.
2. Warranty of Work - As stated in the rehabilitation
contract, the contractor shall guarantee the work
performed for a period of at least one year from the
date of final acceptance. The contractor will return
in thirty (30) days and ask the homeowner if any
additional repairs are necessary. Any deficiencies or
necessary repairs to specified work will be completed
at this time. If no repairs are needed, the contrac-
tor will request that the homeowner release the
contingency payment.
IV. PAYMENT TO CONTRACTOR:
The contractor shall receive payment, minus contingency
amount, for all completed contracts within 15 working days
after final inspection approval. Ten percent (10%) of the
total contract amount will be withheld for thirty (30)
days. At this time, the property owner must approve
release of contingency funds.
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A forty-five percent (45%) interim payment will be made
available to the contractor upon property owner and
inspector approval.
An "All Bills Paid" affidavit or release of lien from all
subcontractors and suppliers must be submitted before
payment. All electrical, plumbing, mechanical, and
roofing permits must also be submitted prior to payment.
V. CONTRACTOR DEBARMENT
A contractor will be declared ineligible to participate in
projects funded by the City of Denton's Housing
Rehabilitation Program for one or more of the following
causes:
1. Failure to complete a project within the prescribed
contract period.
2. Failure to complete warranty repairs within a
reasonable time period.
3. Failure to use licensed plumbing and electrical
subcontractors.
4. Failure to obtain proper insurance, i.e., both
liability and worker's compensation.
5. Failure to complete work in accordance with program
specifications and/or accepted standards of
workmanship.
6. Failure to pay all subcontractors working on the
project appropriately and/or submit affidavits of
payment signed by all subcontractors.
7. Failure to obtain proper permits for work in progress.
Contractors will be notified of their proposed debarment
and will be afforded the opportunity to comment or appeal
the action. All appeals must be made in writing to the
Community Development Office at least 15 days after the
date of the notification letter.
Contractors debarred from the Housing Rehabilitation
Program may no longer contact homeowners receiving CDBG
funds with the intent of providing a bid on the project.
VI. DESCRIPTION OF FINANCIAL ASSISTANCE PROGRAMS
The City of Denton has several financial assistance
categories for those who qualify for the Housing
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Rehabilitation Program. A description of each category
and its requirements follows:
1. Home Renewal Loan: A Home Renewal Loan is a
rehabilitation loan made to eligible applicants
primarily to bring their property into compliance with
Section 8 Housing Codes. The maximum allowable loan
is $15,000.00 ($9,000 for previous rehabilitation
recipients)* or the value of the equity in the
property, whichever is less. Value of equity is
determined by subtracting the indebtedness secured by
the property from 1.245% of the current tax appraised
value. The loan shall carry 3% interest and be for a
term of up to 10 years with monthly loan payments.
The loan will be secured by a lien on the property.
The applicant must meet the basic minimum eligibility
requirements of the Housing Rehabilitation Program to
qualify for the loan.
Deferred Payment Loan: A Deferred Payment Loan is
similar to the Home Renewal Loan. It is made to
eligible applicants to bring their property into
compliance with Section 8 Housing Quality Standards
and within reason, the City of Denton Housing Codes.
The maximum allowable loan amount is $15,000.00
($9,000 for previous rehabilitation recipients)* or
the value of the equity in the property, whichever is
less. Value of the equity is determined by
subtracting the indebtedness secured by the property
from 1.245% of the current tax appraised value. The
loan shall carry 0% interest and continues until the
applicant satisfies the conditions listed in the
promissory note. There are no monthly payments.
Deferred Payment Loans are secured by a lien on the
property. The applicant can be a contract purchaser,
however, the seller must provide him with a Warranty
Deed or consent to have a lien placed against the
property at the time of closing. The applicant must
meet the basic eligibility requirements of the Housing
Rehabilitation Program, and in addition, meet the
special income limits as established for this loan
program. (See Appendix 3).
3. Combination Loans: A Combination Loan is a
rehabilitation loan comprised in part of the Home
Renewal Loan and Deferred Payment Loan Programs. This
program is intended for qualifying families whose
incomes are not low enough to be eligible for a
straight Deferred Payment Loan, but not high enough to
make repayments on a full Home Renewal Loan. The
maximum allowable loan is $15,000.00 ($9,000 for
previous rehabilitation recipients)*. The Home
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Renewal Loan portion of the combination shall carry 3%
interest and be for a term of up to 10 years with
monthly loan payments. The deferred payment portion
shall carry 0% interest and the loan continues until
the requirements of the promissory note have been
satisfied. There will be no monthly payments on this
portion of the Combination Loan. The loan is secured
by a mortgage or deed of trust. Applicants must be
able to obtain a Warranty Deed from the seller at the
time of closing. The applicant must meet the basic
minimum eligibility requirements of the Housing
Rehabilitation Program and in addition meet the
special income limits as established for this program.
These income limits are defined in Appendix 3.
4. The level of monetary assistance will be determined
prior to rehabilitation. A structural evaluation will
be completed. Each structure will be assessed and it
will be determined whether the repairs needed are (a)
minor, (b) moderate, (c) major, or (d) extensive.
Allocations will be as follows:
minor repair/rehabilitation - $9,000 allocation
moderate repair/rehabilitation - $12,000
allocation
major repair/rehabilitation - $15,000 allocation
Structures needing repairs in excess of the $15,000
allocation cannot be rehabilitated under this program.
5. Repayment Policy for Financial Assistance: Whether
the applicant receives a loan, a grant or a
combination loan/grant, he or she must agree to have
a lien placed on their property until they have
satisfied the requirements of the promissory note. In
the case of a loan or combination loan/grant, the lien
will remain until the loan has been paid in full. In
the event of death of the loan recipient, the
remainder of the loan must be paid by whomever becomes
the legal owner. If for any reason the loan recipient
decides to sell the property before the loan is paid
in full, the remaining amount will become due at the
time of the sale.
* No recipient of rehabilitation assistance may request additional
assistance from the City of Denton for home repairs until five (5)
years after the date of the release of lien on the prior note.
In the case of a grant, the lien will remain in effect
until the grantee has lived on his/her property for
the number of months specified in the promissory note.
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In the event of the sale of the property, the grant
shall convert to a loan for the remainder of the
amount due. In the event of the death of the grantee,
the grant shall convert to a loan for the remainder of
the amount due unless another family member who meets
the income eligibility requirements resides on the
property. In this case, the remainder of the loan
will be forgiven as the original promissory note
states.
A waiver of these provisions can be requested if the
property owner feels that their circumstances require
special consideration. Section VI of the Guidelines
explains how to request a waiver.
The Community Development Staff will review each
application and determine what type of financial
assistance the applicant is eligible to receive. The
chart shown in Appendix 3 will be used as a guide for
the committee to use. Other factors such as
percentage of monthly income spent on housing expenses
and other large payments such as medical expenses will
be taken into consideration.
VII. APPEALS PROVISIONS:
A. Request for Waiver: The City of Denton's Housing
Rehabilitation Program has been developed to adhere to
a set of guidelines in order to assure proper
administration and management. In the event that an
applicant feels that his circumstances require special
consideration, he can request a waiver from the usual
requirements. All requests for a waiver will be
reviewed by the Community Development Administrator on
a case by case basis.
B. Appeals Procedure: Applicants who have been
determined by the Community Development Administrator
to be ineligible for rehabilitation, may appeal this
decision to the Executive Director of Planning and
Development Department. A written appeal must be
submitted.
The Executive Director of the Planning and Development
Department shall issue a written response within
fifteen days of receiving the complaint.
Any applicant who feels that they have been unjustly
denied rehabilitation assistance under the City's
Housing Rehabilitation Program should follow the
appeals procedure outlined above.
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GENERAL TERMS AND CONDITIONS
GENERAL TERMS AND CONDITIONS
1. Property owner agrees to comply with all HUD requirements
with respect to Title VI of the Civil Rights Act of 1964,
to not discriminate upon the basis of race, color, creed
or national origin in the sale, lease, rental, or use of
occupancy of the subject property.
2. Property owner agrees to not award any contract for
rehabilitation work to be paid for in whole or in part
with the proceeds of the grant, to any contractor who, at
the time, is ineligible under the provisions of any
applicable regulations issued by the Secretary of Labor,
United States Department of Labor, the Department of
Housing and Urban Development, or the Community
Development Office to receive an award of such contract.
3. Property owner agrees not to pay any bonus, commission or
fee for the purpose of obtaining the Community Development
Staff's approval of the grant application or any other
approval of concurrence required by the Housing
Rehabilitation Program.
4. The homeowner will continue to occupy the premises during
the rehabilitation; but he will cooperate with the
contractor in a reasonable manner.
5. Property owner agrees that existing house utility services
will be made available to the contractor without charge as
follows: electricity, gas, water and telephone (local
calls only).
6. Property owner agrees that the City shall be the agent for
the owner and as such agent shall hold the funds made
available to the owner for the rehabilitation grant for
the purpose of the disbursement thereof to the contractor.
7. Property owner agrees that it is his sole responsibility
to see that the contractor completes the work specified in
his contract to the owner's satisfaction and that the City
of Denton has no responsibility for any defects, faulty
work or incomplete work by the contractor. The owner
further agrees that the City has no liability for warranty
of any of the workmanship or materials furnished by the
contractor under the contract. The owner further agrees
that latent or hidden conditions in the property which
were not included in the original inspection and work
write-up of the City are not the responsibility of the
contractor nor of the City, but remain the responsibility
of the owner.
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8. As part of the consideration for providing the funds to
rehabilitate property as described herein, the property
owner agrees to maintain and keep the property in good
repair after the completion of the work to be performed by
contractor, taking into consideration the ability of the
owner to do so.
The owner shall issue a written Notice to Proceed within
thirty (30) days from the date of acceptance of the
contractor's bid and proposal. If the Notice to Proceed
is not received by the contractor within this thirty (30)
day period, the contractor has the option of withdrawing
his bid and proposal. If the contractor chooses to do
this a written notice must be delivered to the owner with
a copy to the City. The contractor shall not begin the
work to be performed until receipt of written Notice to
Proceed from the owner after which the contractor shall
begin the work within ten (10) calendar days of the date
of said Notice and shall complete said work within sixty
(60) days or the number of days stated in the Rehabilita-
tion contract.
10. The contractor shall not assign the contract without
written consent of the owner and the City and/or its
agent.
11. It is agreed between the owner and the contractor that
damages due to delay are impossible to determine and that
in the event the contractor does not complete the work
required under the contract within the specified time, the
contractor shall be liable for and shall pay to the City
as liquidated damages the sum of one percent (1%) of the
total contract amount or $55, whichever is greatest, for
each calendar day of delay from the date stipulated for
completion in the Rehabilitation Contract until such work
is satisfactorily completed and accepted.
12. The contractor shall not be charged with liquidated
damages for any delays in the completion of work due to
the following:
A. Any acts of the government; including controls or
restrictions upon or requisitioning of materials,
equipment, tools or labor by reason of war, National
Defense or any other national emergency.
B. Any acts of the owner.
C. Causes not reasonably foreseeable by the parties to
this contract at the time of the execution of the
contract which are beyond the control and without the
fault or negligence of the contractor; including but
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not limited to acts of God or of the public enemy;
acts of another contractor in the performance of
some other contract with the owner, fires, floods,
epidemics, quarantine restrictions, strikes, freight
embargoes and weather of unusual severity such as
hurricanes, tornadoes, etc.
D. Any delay of the subcontractor occasioned by any of
the causes specified in Subparagraphs (A) (B) and (C)
above, provided that the contractor promptly (within
10 days) notifies the Owner in writing of the cause of
the delay. If the facts show the delay to be properly
excusable, the owner shall extend the contract time by
a period commensurate with the period of excusable
delay.
13. The contractor shall not be held responsible for
preexisting violations of law including but not restricted
to zoning or building code regulations at the property
listed in the contract. Before beginning work, the
contractor shall examine the work write-up for compliance
with the applicable ordinance and codes for the new or
replaced work and shall immediately report any discrepancy
to the owner. Where the requirements of the work write-up
fail to comply with such applicable ordinances or codes
for the new or replaced work, the owner and the City will
adjust the contract by change order to conform to such
ordinances or code and make appropriate adjustment in the
contract price unless waivers in writing covering the
difference have been granted by the proper authority.
14. The contractor shall comply with all non-discrimination
clauses included in the contract; non-compliance will
result in termination of the contract.
15. Bids or proposals will be submitted at the bidder's risk
and the City or the owner reserve the right to reject any
or all bids or proposals.
16. Subcontractors shall be bound by the terms and conditions
of the contract, insofar as it applies to their work.
This shall not relieve the general contractor from the
full responsibility to the owner for the completion of all
work to be executed under this agreement and he shall not
be released from this responsibility by any
subcontractural agreement he may make with others.
17. When adjacent property is affected or endangered by any
work done under this contract, it shall be the
responsibility of the contractor to take whatever steps
are necessary for the protection of the adjacent property
and to notify the owner thereof of such hazards.
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18. Repairs shall be made to all surfaces damaged by the
contractor resulting from his work under this contract at
no additional cost to the owner. Where "repair of
existing work" is called for by the contract, the feature
shall be placed in "equal to new condition" either by
patching or replacement. All damaged, loose or rotted
parts shall be removed and replaced and the finished work
shall match adjacent work in design and dimension.
19. After the final inspection and acceptance by the owner
of all work under the contract including cleanup, the
contractor shall submit to the owner for approval his
requisition for payment. When the required warranties and
the release of liens have been executed by the contractor,
the final payment will be made which will include any
amounts remaining due under the contract as adjusted in
accordance with approved change orders and subject to
withholding of any amounts due the owner for "liquidated
damages" as may be necessary to protect the owner against
any claim arising from the contractor's operations under
the contract. Payments will be made within 10 days of
formal requisition for payment. Only one partial payment
may be made when 50% of the work has been completed.
20. A Rehabilitation Grant may be made only to cover the cost
necessary to bring the dwelling into conformance with
Section 8, Existing Housing Quality Standards. The two
categories of repairs listed below are to be included as
priority items:
A. Required Repairs: Code violations which create
hazardous conditions in regard to safety or health
will generally involve the basic heating, plumbing or
electrical systems.
B. Recommended Repairs: Code corrections or preventive
maintenance efforts which should be undertaken to
avoid more costly future action.
(1) Heating, plumbing and electrical improvements
(2) Weatherization
(3) Exterior work such as roofing, siding, painting,
step and porch repair and retaining walls
(4) Interior work such as renovation and repair of
existing kitchen and bath facilities.
21. Mobile homes are
assistance.
22. The Denton
reappraises
Although a
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County
any house
building
not eligible for rehabilitation
Appraisal District automatically
where a building permit is issued.
permit is not normally issued for
rehabilitation work, the homeowner should be aware of this
fact. If the home is reappraised, yearly property taxes
will also increase.
23. Change orders may be made to cover an item of work which
cannot be determined until sometime during the course of
the rehabilitation work. The Community Development Staff
shall not consider a change order proposed by a bidder
that is not called for in the contract document prepared
by the Community Development office. Change orders will
be considered as follows:
A. Change orders are used to add work necessary to
correct incipient items that have been found to be
defective after work is in progress but were not
anticipated at the time the contract was executed.
B. Change order requests will be limited to only those
items that must be corrected to meet Section 8
standards and/or city code requirements.
No change orders for recommended or general property
improvements will be approved.
C. The change order amount is limited to a maximum of
10 percent (10%) of the total contract amount. No
more than $15,000.00 will be spent on any house.
$9,000.00 will be the maximum on structures that
have previously been rehabilitated under a federal
program. If it is necessary to request a change order
to make required repairs and the contract is already
at the maximum amount, a work item of less priority
will be deleted from the bid proposal in order to
compensate for the added amount.
See description of Program Procedures.
D. Change orders will be used when it is necessary to
delete work from a contract for any reason. When
items are deleted from the contract, they shall be at
their previously bid amount. When items are deleted,
but do not have specific costs, in such cases the
contract shall be reduced by negotiating the cost at
prevailing rates.
E. All change orders shall be executed by the homeowner,
contractor, and a member of the Community Development
Staff.
F. Except for the purpose of affording protection against
any emergency endangering life or property, the
Contractor shall make no change in the work or
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rehabilitation, provide any extra or additional work
or supply additional labor, services or materials
beyond that actually required for the execution of the
contract.
G. All change order requests must be submitted by the
contractor, signed by the homeowner and approved by
the Community Development Coordinator. No claim for
an adjustment of the contract price by the contractor
or homeowner will be valid unless this is done.
H. The approval of a change order shall constitute
authorization by the homeowner and Community
Development Coordinator to change the grant amount
equal to the cost of the work added or deleted.
I. It may be necessary to change the time of completion
due to the addition of certain work items or delays
that are beyond the contractor's control.
J. If the contractor feels that any of the limitations
listed above will result in the incomplete
rehabilitation of the structure as specified in the
contract, he may appeal the limitation to the Housing
Rehabilitation Advisory Committee.
24. If the work completed is not in accordance with the
construction contract, a member of the Community
Development Staff shall advise the property owner of the
non-compliance who then shall obtain appropriate action
from the contractor. No payment shall be processed on a
construction contract until a contractor has
satisfactorily completed all necessary corrective action.
25. The owner shall be able to select the color and style of
certain materials (i.e. carpet, floor covering, paneling,
paint, etc.). No more than one selection of carpet and
vinyli-ny.-may be made. No more than two interior paint
choices and two exterior paint choices may be made (main
color and trim).
26. The contract warrants that all materials, fixtures, and
equipment furnished by the contractor and its
subcontractors shall be new, of good title and that the
work will be done in a neat and workmanlike manner.
Neither the final payment nor any provision in the
contract nor partial or entire use or occupancy of the
premises by the owner shall constitute an acceptance of
work not done in accordance with the Contract or relieve
the Contractor of liability in respect to any express
warranties or responsibility for faulty materials or
workmanship. The contractor shall promptly remedy any
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defect in the work and pay for any damage to other work
resulting therefrom which may appear within a period of
one year from the date of final acceptance of the work
unless a longer period is specified. The owner will give
notice of observed defects with reasonable promptness.
27. Interest of certain federal and other officials:
A. No member or Delegate to the Congress of the United
States and no Resident Commissioner and no federal
employee shall be admitted to any share or part of
this contract or to any benefit to arise from same.
B. No member of the governing body of the City and no
other public official of or within the City or County
who exercises any functions or responsibilities in
connection with the administration of the Community
Development Block Grant Program and no other employee
of the Department of Planning and Development who
exercises any such functions or responsibilities shall
have any interest, direct or indirect, in
rehabilitation proceeds which is incompatible or in
conflict with the discharge or fulfillment of his
functions and responsibilities in connection with the
carrying out of the Housing Rehabilitation Program.
The length of time this exclusion shall be in effect
is one (1) year following the ending of term of office
and shall be binding upon, but not limited to, all of
the individuals and agencies herein described.
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MINIMUM REHABILITATION STANDARDS
Roofs
Roofs should not leak and have no evidence of rotted decking,
fascia or soffit. Any roof with two or more layers of roofing must
be stripped to the decking. If it is determined a new roof is
necessary the decking must be checked for broken or rotted decking
and shall be repaired or replaced as needed. Where new decking is
required the material shall be one-half inch plywood or one-half
inch waferboard to be used with H clips between sheets. All roofs
that all stripped shall be replaced with new felt paper, the proper
flashing and metal drip edge with 240 pound shingles. Any roof
with less than a 4/12 pitch shall be covered with rolled roofing,
with at least 12 inches of lap, if installation of rolled roofing
is not sufficient to promote proper run off roof will be rebuilt.
Siding and Trim
All exterior siding and trim shall be free of holes, cracks or
rotted material which might admit moisture into walls. New siding
may be applied only if the cost of new siding and installation is
comparable to the repair and painting costs of the existing siding.
windows
All windows and hardware shall operate satisfactorily. Cracked or
broken windows shall be replaced. Window glazing shall be weather
tight and windows shall be weather stripped so as not to allow
entry of air and water around the glass, sashes or window casings.
All windows shall have screens and working locks.
Drainage
The grade of concrete or dirt should drain at least five (5) feet
away from foundation walls.
Site Improvements
All replaced concrete surfaces are to be level with the widths to
match the existing surfaces.
All steps both concrete or wood that pose a threat to the occupants
shall be repaired or, if necessary, replaced with treated material
or concrete.
Foundations and Piers
Skirting shall be six (6) inches underground level. If it is
necessary to install skirting, new 22 or 24 gauge skirting shall be
used.
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Kitchens
Kitchens shall have a specific area which contains a sink with hot
and cold running water, counter work space, and space for storage
of cooking utensils.
stairs
All stairs shall provide for the safety of ascent and descent. All
treads and risers should show no evidence of breakage or have
evidence of excessive wear. All stairs shall be equipped with
handrails.
Utility Areas
Gas or oil fired water heaters or furnaces shall not be located in
the bathrooms or bedrooms. In addition to all plumbing and
electrical codes, water heaters and furnaces shall be enclosed with
a sealed door and adequate upper and lower combustion air. All
washer and dryer hookups must meet City Code.
Structural system
The wood, masonry or steel
condition for the expected
building. Structural members
condition shall be replaced.
components shall be in serviceable
useful life of the rehabilitated
which are in seriously deteriorated
Sagging and unlevel floors shall be raised and stabilized as level
as possible without causing interior damage.
Termite inspection and treatment shall be done if evidence of
active infestations exist. A certified pest control company will
carry out the treatment and present documents of proof.
Electrical System
All replacement of existing wiring and equipment shall be done in
conformance with the National Electric Code and the City of Denton
Code. Any potential source of electrical hazard or ignition of
combustible material shall be corrected.
GFI outlets shall be used in bathrooms, kitchen, garage, and
exterior receptacles. Additional outlets shall be added to
eliminate extension cords and, at the request of the City
Inspector, to meet City Codes.
Plumbing
The plumbing system shall operate free of fouling and clogging, and
not have cross -connections which permit contamination of the water
supply or back siphonage between fixtures.
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All sinks, lavatories, water closets, water heater, and other
plumbing fixtures shall have accessible cutoff valves. All
fixtures shall have P-traps, necessary vents and be properly
connected to a public or private sewage disposal system. All sewer
lines shall have accessible cleanouts. All water heaters shall be
installed with double wall vent stack, a pop -off valve, and
overflow to the exterior of the structure.
Mechanical Equipment
All gas fired heating units must be vented with double wall pipe
and proper upper and lower combustion air. The unit shall not be
installed in a living area such as bedrooms or under stairways.
Rigid gas pipe must be used to supply heating units with a maximum
of three (3) feet of flexible pipe from the stop to the appliance.
All duct work shall be properly sealed from the heat source to the
register vent and from the return air supply to the heat source.
Insulation and Weatherization
A R-19 insulation value in the attic shall be required.
Exterior Doors
All exterior doors shall be solid core. All locks shall be capable
of tightly securing the door and shall be readily openable from the
inside without the use of keys. All exterior doors shall be
weather stripped so that there is no significant entry of air or
water into the structure.
Porches and Decks
All porches and decks shall be safe and capable of supporting
anticipated loads. All porches and decks in deteriorated condition
and which serve no useful purpose or which are not economically
repairable shall be removed.
Porches and decks thirty (30) inches above grade shall have
guardrails and flights of stairs with four (4) or more risers.
They shall have a handrail on at least one side.
Gutters and Downspouts
Gutters and downspouts should exist where they are deemed necessary
to promote proper drainage. Gutters will not normally be installed
if they do not already exist.
Downspouts that cannot be connected to drain tiles shall have
splash backs with proper site grading.
Chimneys and Vents
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Furnace and water heater vents shall be double wall vent pipe.
Existing unlined masonry chimneys having open mortar joints or
cracks shall be removed or made safe by installation of a UL
approved flue liner.
Vent -a -hood stacks shall be vented through the roof.
Interiors
All floors, walls, and ceilings shall be maintained in good, clean,
and sanitary condition. All peeling paint, cracked or loose
plaster, and other defective surface conditions shall be
eliminated. All doors shall be operational.
Carpet and vinyl that is badly
cleaned shall be replaced. This
Inspector. Existing carpet shall
cleaner, if necessary.
Bathrooms
worn, torn or too dirty to be
shall be determined by the C.D.
be cleaned by a commercial steam
An operational water closet, tub or shower, and lavatory should be
in the bathroom. Hot water should flow to the lavatory and tub or
shower. Cold water should be supplied to all fixtures. Either a
window or an exhaust fan must be present to properly vent the
bathroom.
Cabinets
Built-in kitchen cabinets shall be repaired up to 50 percent of the
cost of new cabinets. Bathroom cabinets are not required.
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APPENDICES
Appendix 2
SECTION 8 EXISTING HOUSING/PROGRAM
5-882.109 Housing quality standards - Housing used in this
program shall meet the Performance Requirements set
forth in this section. In addition, the housing
shall meet the Acceptability Criteria set forth in
this section except for such variations as are
proposed by the PHA and approved by HUD. Local
climatic or geological conditions or local codes are
examples which may justify such variations.
(A) Sanitary Facilities - (1) Performance Requirement.
The dwelling unit shall include its own sanitary
facilities which are in proper operating condition,
can be used in privacy, and are adequate for personal
cleanliness and the disposal of human waste. (2)
Acceptability Criteria. A flush toilet in a
separate, private room, a fixed basin with hot and
cold running water, and a shower or tub with hot and
cold running water shall be present in the dwelling
unit, all in proper operating condition. These
facilities shall utilize an approved public or
private disposal system.
(B) Food Preparation and Refuse Disposal - (1)
Performance Requirement. The dwelling unit shall
contain suitable space and equipment to store,
prepare, and serve foods in a sanitary manner. There
shall be adequate facilities and services for the
sanitary disposal of food wastes and refuse,
including facilities for temporary storage where
necessary. (2) Acceptability Criteria. The unit
shall contain the following equipment in proper
operating condition: cooking stove or range and a
refrigerator of appropriate size for the unit,
supplied by either the owner or the Family, and a
kitchen sink with hot and cold running water. The
sink shall drain into an approved public or private
system. Adequate space for the storage, preparation
and serving of food shall be provided. There shall
be adequate facilities and services for the sanitary
disposal of food wastes and refuse, including
facilities for temporary storage where necessary
(e.g. garbage cans).
(C) Space and Security - (1) Performance Requirement.
The dwelling unit shall afford the family adequate
space and security. (2) Acceptability Criteria.
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A living room, kitchen area, and bathroom shall be
present; and the dwelling unit shall contain at least
one sleeping or living/sleeping room of appropriate
size for each two persons. Exterior doors and
windows accessible from outside the unit shall be
lockable.
(D) Thermal Environment - (1) Performance Requirement.
The dwelling unit shall have and be capable of
maintaining a thermal environment healthy for the
human body. (2) Acceptability Criteria. The
dwelling unit shall contain safe heating and/or
cooling facilities which are in proper operating
condition and can provide adequate heat and/or
cooling to each room in the dwelling unit appropriate
for the climate to assure a healthy living
environment. Unvented room heaters which burn gas,
oil or kerosene are unacceptable.
(E) Illumination and Electricity - (1) Performance
Requirement. Each room shall have adequate natural
or artificial illumination to permit normal indoor
activities and to support the health and safety of
occupants. Sufficient electrical sources shall be
provided to permit use of essential electrical
appliances while assuring safety from fire. (2)
Acceptability Criteria. Living and sleeping rooms
shall include at least one window. A ceiling or wall
type light fixture shall be present and working in
the bathroom and kitchen area. At least two electric
outlets one of which may be present and operable in
the living area, kitchen area, and each bedroom area.
(F) Structure and Materials - (1) Performance
Requirement. The dwelling unit shall be structurally
sound so as not to pose any threat to the health and
safety of the occupants and so as to protect the
occupants from the environment. (2) Acceptability
Criteria. Ceilings, walls and floors shall not have
any serious defects such as severe bulging or
leaning, large holes, loose surface materials, severe
buckling or noticeable movement under walking stress,
missing parts or other serious damage. The roof
structure shall be firm and the roof shall be
weathertight. The exterior wall structure and
exterior wall surface shall not have any serious
defects such as serious leaning, buckling, sagging,
cracks or holes, loose siding, or other serious
damage. The condition and equipment of interior and
exterior stairways, halls, porches, walkways, etc.,
shall be such as not to present a danger of tripping
or falling. elevators shall be maintained in safe
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and operating condition. In the case of a mobile
home, the home shall be securely anchored by a
tiedown device which distributes and transfers the
loads imposed by the unit to appropriate ground
anchors so as to resist wind overturning and sliding.
(G) Interior Air Quality - (1) Performance Requirement.
The dwelling unit shall be free of pollutants in the
air at levels which threaten the health of the
occupants. (2) Acceptability Criteria. The dwel-
ling unit shall be free from dangerous levels of air
pollution from carbon monoxide, sewer gas, fuel gas,
dust, and other harmful air pollutants. Air
circulation shall be adequate throughout the unit.
Bathroom areas shall have at least one openable
window or other adequate exhaust ventilation.
(H) Water Supply - (1) Performance Requirement. The
water supply shall be free from contamination. (2)
Acceptability Criteria. The unit shall be served by
an approved public or private sanitary water supply.
(I) Lead Based Paint - (1) Performance Requirement. (i)
The dwelling unit shall be in compliance with HUD
Lead Based Paint regulations, 24 CFR, Part 35, issued
pursuant to the Lead Based Paint Poisoning Prevention
Act, 42 U.S.C. 4801, and the owner shall provide a
certification that the dwelling is in accordance with
such HUD Regulations. (ii) If the property was
constructed prior to 1950, the Family upon occupancy
shall have been furnished the notice required by HUD
Lead Based Paint regulations and procedures regarding
the hazards of lead based paint poisoning the
symptoms and treatment of lead poisoning and the
precautions to be taken against lead poisoning. (2)
Acceptability Criteria. Same as Performance
Requirements.
(J) Access - (1) Performance Requirement. The dwelling
unit shall be usable and capable of being maintained
without unauthorized use of other private properties,
and the building shall provide an alternate means of
egress in case of fire. (2) Acceptability Criteria.
The dwelling unit shall be usable and capable of
being maintained without unauthorized use of other
private properties, and the building shall provide an
alternate means of egress in case of fire.
(K) Site and Neighborhood - (1) Performance Requirement.
The site and neighborhood shall be reasonably free
from disturbing noises and reverberations and other
hazards to the health, safety, and general welfare of
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the occupants. (2) Acceptability Criteria. The
site and neighborhood shall not be subject to serious
adverse environmental conditions, natural or
man-made, such as dangerous walks, steps,
instability, flooding, poor drainage, septic tank
backups, sewage hazards or mudslides; abnormal air
pollution, smoke or dust; excessive noise, vibration
or vehicular traffic; excessive accumulations of
trash; vermin or rodent infestation; or fire hazards.
(L) Sanitary Condition - (1) Performance Requirement.
The unit and its equipment shall be in sanitary
condition. (2) Acceptability Criteria. The units
and its equipment shall be free of vermin and rodent
infestation.
(M) Congregate Housing. The foregoing standards shall
apply except for paragraph (b) of this section, Food
Preparation and Refuse Disposal. In addition the
following standards shall apply:
(1) The unit shall contain a refrigerator of
appropriate size.
(2) The central dining facility (and kitchen
facility, if any) shall contain suitable space
and equipment to store, prepare and serve food
in a sanitary manner, and there shall be
adequate facilities and services for the
sanitary disposal of food wastes and refuse,
including facilities for temporary storage
where necessary (e.g., garbage cans).
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STANDARDS OF WORKMANSHIP
STANDARDS OF WORKMANSHIP
GENERAL SPECIFICATIONS
INDEX
Item
Page
Item
Page
I.
Foundation
VII.
Windows
1.
Leveling
1
1.
Wood Units
6
2.
Skirt
1
2.
Aluminum Unite
6
3.
Creephole Door
1
3.
Window Screens
6
4.
Ventilation
1
4.
Reputty
6
5.
Floor Framing
2
5.
Window Glass
6
6.
Floor Joists
2
6.
Replace Sills
6
7.
Weatherstripping
6
II.
Walls
(exterior)
1.
Replace Stud Wall
2
8.
Storm Windows
7
2.
Repair Asbestos Siding
2
3.
New Asbestos Siding
2
VIII.
Exterior
Trim
4.
Repair Comp. Siding
2
1.
All Exterior Trim
7
5.
Straighten Walls
2
2.
Masonry
7
6.
Replace Siding
2
IX.
Finish
Floors
III.
Porches
1.
Wooden
7
1.
Removal
3
2.
Tile Installation
7
2.
Replace Wooden Flooring
3
3.
Ceramic Tile
7
3.
Wrought Iron
3
4.
Carpet
7
4.
Wood Columns
3
5.
Concrete Porch
3
X.
Walls
(interior)
6.
Stoops
3
1.
Dry Wall Products
8
7.
Steps
3
2.
Wainscot
8
8.
Handrails
3
3.
Ceiling Insulation
8
9.
Guardrails
3
4.
Ceiling Finishes
9
IV.
Walks
and Drives
XI.
Mill
Work
1.
Walks
4
1.
Material
9
2.
Driveways
4
2.
Workmanship
9
3.
Approaches
4
XII.
Painting
V.
Roof
1.
Material
9
1.
Level
4
2.
General Requirements
9
2.
Decking
4
3.
Preparation of Surfaces
10
3.
Gutter and Downspout
4
4.
Exterior Painting
11
4.
Flashing and Valley
4
5.
Masonry Painting
11
5.
Repair Comp. Roof
4
6.
Interior Painting
11
6.
New Built-up Roof
4
7.
Caulking
11
7.
New Built-up over old
5
8.
Application
12
8.
New Comp. over old
5
9.
All Roofing Work
5
XIII.
Finish Hardware
1.
Finish Hardware
12
VI.
Doors
1.
Exterior Doors
5
XIV.
Miscellaneous
2.
Frame
5
1.
Counter Tops
12
3.
Threshold
5
2.
Attic Vents
12
4.
All New Openings
5
3.
Mechanical Ventilators
12
5.
Remove & Close opening
5
4.
Vent -a -hoods
12
6.
Aluminum Screen Doors
5
5.
Built-ins
12
7.
Wooden Screen Doors
5
6.
Attic Insulation
12
B.
Interior Doors
6
7.
Clean up
13
9.
Storm Doors
6
8.
Site Drainage
13
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Item Pace
XV.
Plumbing
1. Bathroom Accessories
13
2. Heating
13
3. Plumbing Lines
13
4. Septic Tanks
13
XVI.
Electrical
1. Electrical Lines
13
XVII.
Energy Conservation
1. Doors and Windows
14
2. Openings
14
3. Pipe Insulation
14
4. Duct Insulation
14
S. Design Insulation
14
6. Ceiling Insulation
14
7. Wall Insulation
14
XVIII.
Span Tables
1. Ceiling Joists
15
2. Rafters
16
3. Floor Joists
17
XIX.
Miscellaneous
1. construction code Info
18
2. Safety Standards
19
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GENERAL SPECIFICATIONS
TRADE NAMES: Are used to establish a guide as to quality and type
of material required.
MATERIALS: Shall be new, in good condition and of standard grade
unless otherwise specified.
REPAIRS: Where repairs of existing work are called for, the
feature is to be placed in "equal or new" condition either by
patching or replacement. All damaged, loose or rotten parts shall
be removed and replaced, and the finished work shall match adjacent
work in design and dimension.
IMPLIED WORK: Work specified and not shown on drawings or drawn
and not specified will be executed as if fully described by both
methods; and any work or materials which are not directly noted in
the specifications or drawings, but necessary for the proper
carrying out of the obvious intentions thereof are to be understood
as implied work and will be provided for by the contractor in his
proposal as fully as if specifically described and drawn.
EXAMINATION OF PREMISES: It is understood and agreed that the
Contractor has by careful examination, satisfied himself as to the
nature and location of the work, the character and quality of the
materials to be encountered, the general and local conditions, and
all matters which can in any way affect the work under this
contract. The proposal shall be based on the plans, specifications
and contract documents supplemented by the conditions at the site.
REMOVAL OF PORTIONS OF THE STRUCTURE: Removal of portions of the
structure shall be done in a workmanlike manner with a minimum
amount of damage to the remaining portions of the structure.
I. FOUNDATION
1. LEVELING: Shall be done in accordance with the
building code.
2. SKIRT: Shall be constructed of conforming materials
with 8 inches 22 or 24 gauge galvanized flashing with
2 inches overlap on bottom of skirt and extended into
ground.
3. CREEPHOLE DOOR: Shall be hinged and constructed of
such rodent proof material as to conform with
foundation skirt, and shall be adequate size for
entrance to crawl space. (Size: 24 inches x 24 inches
hatch and stops).
4. FOUNDATION VENTILATION: Under -floor areas shall be
ventilated by openings in exterior foundation walls.
Such openings shall have a net area of not less than
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II.
I square foot for each 150 square feet of under -floor
area.
Openings shall be located as close to corners as
practical and shall provide cross ventilation. The
required area of such openings shall be approximately
equally distributed along the length of at least two
opposite sides. They shall be covered with
corrosion -resistant wire mesh with mesh openings of
1/4 inch in dimension.
FLOOR FRAMING: Replace all rotten or deteriorated
flooring pieces with a standard grade material. All
materials should comply with existing codes.
WALLS EXTERIOR
1. WALL FRAMING: Replacement studs shall conform with
existing wall framing. In the event an entire wall is
added or replaced, the following criteria shall be
applied: stud grade 2 x 4's located at load -bearing
walls shall have a maximum height of 10 feet, shall be
spaced a maximum 24 inches OC, supporting roof and
ceiling only, shall be spaced a maximum 16 inches OC
supporting one floor, roof and ceiling. Stud grade 2
x 4's located at non -load -bearing walls shall have a
maximum height of 14 feet; shall be spaced a maximum
24 inches OC. Utility grade studs shall not be spaced
more than 16 inches OC nor support more than a roof
and ceiling, nor exceed 8 feet in height for exterior
walls and load -bearing walls, or 10 feet for interior
non -load -bearing walls.
2. REPAIR ASBESTOS SIDING: Replacement shall be
conforming pattern, type and color. If unable to
match the structure shall be painted to make color
conform.
3. REPAIR COMPOSITION SIDING: Replacement shall be of
conforming pattern, type and color. If unable to
match, the structure shall be painted to make color
conform. Asphalt minimum weight 105# per square,
insulated composition minimum weight 225# per square.
4. STRAIGHTEN WALLS: Walls shall be straightened by
removing necessary wall boards (either exterior or
interior) in order to work wall framing to a straight
and even plane. Replace such structural members as
required and brace properly. Reinstall siding and
other components in a workmanlike manner. Caulk all
exterior joints before painting.
5. REPLACE SIDING: All wood siding shall be D grade or
equivalent. Siding shall have a minimum thickness of
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3/8 inch unless placed over sheathing that has an ICBO
(International Code of Building Officials) approval.
Siding patterns known as rustic, drop siding or
shiplap shall have an average thickness of not less
than 3/8 inch. Bevel siding shall have a minimum
thickness measured at the butt section of not less
than 7/16 inch and a tip thickness not less than 3/16
inch. All weatherboarding or siding shall be securely
nailed to each stud with not less than one nail, or to
solid 1 inch nominal wood sheathing or 1/2 inch
plywood sheathing with not less than one line of nails
spaced not more than 24 inches OC in each piece of the
weatherboarding or siding. All fasteners used for the
attachment of siding shall be of a corrosion -resistant
type.
III. PORCHES
1. REMOVAL: Shall be done in such a manner as to cause
a minimum amount of damage to the remaining structure.
Adequate bracing and strengthening shall be done as
necessary for the main structure after removal.
2. REPLACE WOODEN FLOORING: Flooring shall be of tongue
and groove type, and preservative treated to prevent
deterioration unless otherwise specified.
3. WROUGHT IRON COLUMNS: Colonel Logan or equivalent.
WOOD COLUMNS: Shall be a minimum 4 inches x 4 inches
dimension. Columns and posts located on concrete or
masonry floors or decks exposed to the weather or to
water splash which support permanent structures shall
be supported by concrete piers or metal pedestals
projecting above floors, unless approved wood or
natural resistance to decay or treated wood is used.
The pedestals shall project at least 6 inches above
such floors. Individual concrete or masonry piers
shall project at least 8 inches above exposed ground
unless the columns or posts which they support are of
approved wood of natural resistance to decay or
treated wood is used.
5. CONCRETE PORCH: Shall have a compressive strength at
28 days of at least 3000# PSI. Concrete will be
deposited when temperature is 360F or above and
rising. Concrete shall not be deposited on frozen
ground. Shall be reinforced with minimum 6-6 x 10-10
wire mesh.
6. STOOPS: Are to be constructed of such material as to
conform with existing roof, and shall have all
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necessary structural members required to form a
structurally sound unit.
7. STEPS: If steps are called for, they shall be poured
monolithically, and shall have an 8 inches maximum
rise and 9 inches minimum run.
8. HANDRAILS: Handrails shall be required for stairways
having four or more risers and serving one individual
dwelling unit. Handrails shall be placed not less
than 30 inches nor more than 34 inches above the
nosing of treads and shall extend not less than 6
inches beyond the top and bottom risers. The handgrip
portion of handrails shall be not less than 1 and 1/4
inches nor more than 2 inches in cross -sectional
dimension or the shape shall provide an equivalent
gripping surface. The handgrip portion of handrails
shall have a smooth surface with no sharp corners.
9. GUARDRAILS: All unenclosed balconies or porches which
are more than 30 inches above grade or floor below
shall be protected by a guardrail. Guardrails shall
be not less than 42 inches in height. Open guardrail
and stair railings shall have intermediate rails or an
ornamental pattern such that a sphere 6 inches in
diameter cannot pass through.
IV. WALKS DRIVES
1. SIDEWALKS: Concrete shall have a compressive strength
at 28 days of at least 3000 P.S.I. Concrete will be
deposited when temperature is at 36 degrees Fahrenheit
or above the rising. Sidewalks shall be reinforced
with a minimum single layer of 6-gauge mesh, 2 layers
of 10-gauge mesh, or #3 rebar 18 inches O.C.E.W.
Sidewalks shall have a minimum grade of 1/4 inch per
foot.
2. DRIVEWAYS: Concrete shall have a compressive strength
at 28 days of at least 3000 P.S.I. Concrete will be
deposited when temperature is 36 degrees Fahrenheit or
above and rising. Driveways shall be reinforced with
a minimum single layer of 6-gauge mesh, 2 layers of
10-gauge mesh, or #3 rebar 18 inches O.C.E.W. All
driveways shall have a minimum concrete thickness of
5 inches, with a minimum grade of 1/4 inch per foot.
Expansion joints, constructed from wood of natural
resistance to decay, such as the heartwood of redwood,
bald cypress, or the cedars, shall be placed at a
maximum of 30 feet intervals.
3. DRIVE APPROACHES: Prior to beginning any work in the
public right-of-way, contact the Building Inspection
Department at 566-8360.
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V.
F 0•q
1. LEVEL: Install sufficient bracing to remove and
prevent recurrence of sway and to maintain a true and
even plane.
2. DECKING: Repair by replacing defective sheathing
boards leaving new deck surface smooth and clean, and
adequately secured to structural members. Nails to be
8d common or box for shiplap; all other 1 x 242
materials shall have 8d common or box nails and 6d
common or box nails for plywood sheathing 6 inches OC
along all edges and 12 inches OC along intermediate
members for plywood. Plywood is to be sheathing grade
no less than 3/8 inch but be same thickness as
existing. Floors shall be trimmed flush at any change
in elevation in excess of 1/8 inch.
3. GUTTER AND DOWNSPOUT: Shall be of galvanized metal
properly hung with 1/4 inch hardware cloth screen to
prevent entrance of foreign materials, and shall have
a concrete inches splash guard inches under the
downspout. Minimum 2 strap anchoraae 7 feet - 0
inches height.
4. FLASHING AND VALLEY MATERIAL: All shall be 26 gauge
galvanized iron. Valley tin shall be a minimum of 20
inches wide.
5. REPAIR OF COMPOSITION ROOF: All missing or broken
shingles shall be replaced. Renail all loose
shingles. Replacement shall be of same color, design,
weight and brand (if possible) as existing roofing
material.
6. NEW BUILT UP ROOF: Nail one (1) ply of 30# felt. Mop
two (2) plys with 15# felt properly mopped with hot
tar. Apply hot mop and gravel, properly spread to
create a uniform and durable roof.
7. NEW BUILT UP ROOF OVER OLD: Thoroughly clean surface.
Install two (2) plys of 15# felt properly mopped with
hot tar. Apply hot mop and gravel properly spread to
create a uniform and durable roof.
8. NEW COMPOSITION ROOF OVER OLD: Properly repair
structural wood material by replacing all rotten and
defective decking, overhang, rafter ends, fascia and
cornice. Apply 235# composition roof with 1 1/4
inches galvanized roofing nails. Install according to
manufacturer's recommendations. Install 1 inch x 1
1/2 inches metal edging over all exposed edges of
roof. No more than one overlayment or two layers of
composition roof shall be applied to any structure.
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VI.
Maximum allowable span for rafters specified on
attached tables.
ALL ROOFING WORK: (either new or old) Shall be
accomplished in a workmanlike manner,
and shall be
done in accordance with m a n u f a ct
recommendations, and installed in such a
proper flashing, counter flashing a
necessary components) to prevent leaks
Provide temporary covering for roof
weather conditions prevent the roofing a
work from being installed and protection
Maximum allowable span for rafters
attached tables - page 16.
an
DOORS
u r e r• s
manner (with
all other
of any kind.
when adverse
nd associated
is required.
specified on
1. EXTERIOR DOORS: Shall be of exterior standard grade
with a minimum thickness of 1 3/4 inches. Doors shall
be six panel solid core type paint to match exterior.
All exterior doors shall be weatherstripped with M-D
Nu-Koil, vinyl and aluminum, or approved equal.
New door should conform to existing dimensions unless
otherwise specified. Installation of a door includes
new keyed lock, dead bolt and all new hardware.
2. FRAME: Shall be of 2 inches material, properly plowed
jamb, to receive 1 3/4 inches door.
3. THRESHOLD: Shall be of proper height and width for
the particular opening.
4. ALL NEW OPENINGS: 4 feet wide or less in bearing
walls shall be provided with headers consisting of
either two pieces of 2 inch framing lumber placed on
edge and securely fastened together or 4 inch lumber
of equivalent cross section. All openings more than
4 feet wide shall be provided with headers or lintels.
Each end of a header or lintel shall have a length of
bearing of not less than 1 1/2 inches for the full
width of the lintel. All non -bearing loads shall be
constructed with two 2 x 4 headers placed in such a
manner as to remove all trace of closing.
REMOVE AND CLOSE OPENING: After removal, structure
shall be properly strengthened and openings shall be
covered with conforming exterior and interior finish
materials in such a manner as to remove all trace of
closing.
6. ALUMINUM SCREEN DOORS: Shall be of extruded
construction with a minimum thickness of 1 inch, and
2 inches wide fluted stiles, a 2 1/2 inches wide
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extruded. Shall be furnished with 18/16 mesh
corrosion resistant aluminum screen wire or nylon
screen.
7. WOODEN SCREEN DOORS: Shall be of select preservative
treated Western Ponderosa Pine with dowel joint
construction and furnished with 18/16 mesh corrosion
resistant aluminum screen wire. Minimum thickness 1
1/8 inches.
8. INTERIOR DOORS: Shall be of interior standard grade
with minimum thickness of 1 3/8 inches. Ideal Brand
or equivalent. Door frame shall have a minimum
thickness of 3/4 inch.
STORM DOORS: Storm Doors are to be of aluminum,
baked -enameled, factory finished. Unit is to include
threshold, weatherstripping, closer chain stop and
lock assembly. Door is to be hinged on the same side
jamb as exterior door, or as indicated in drawing on
work write-up. Door must give a tight fit when
closed. (Larson Model Number 290 and 280 or
equivalent.)
VII. WINDOWS
WOOD UNITS: Shall be constructed of type "S" or "T"
stiles, check rail or plain rail. Material shall be
of preservative -treated Western Ponderosa Pine. Ideal
brand standard grade or equivalent. Minimum thickness
of 1 3/8 inches. All windows should conform to
existing dimensions unless otherwise specified. All
should be doublepaned with screens.
2. ALUMINUM UNITS: Shall be constructed of heavy gauge
extruded aluminum sections (minimum thickness .062).
Exposed surfaces of all aluminum members shall be
extruded of First Class Finish material with no
serious defects or blemishes. All joints shall be
neatly fitted, secure, and made water -tight.
Operating sashes are to be properly weather-stripped
to minimize entrance of air and moisture. Double pane
shall be Allenco, Jordan or equivalent brand. Double
pane (thermal insulated) windows should always be
installed unless otherwise specified. All windows
should conform to existing dimensions unless otherwise
specified. All should be doublepaned with screens.
WINDOW SCREENS: Wood screens shall be constructed of
3/4 inch material; header and sides shall be minimum
of 2 inches in width; base shall be minimum of 3
inches in width; and shall be properly doweled at
joints and screen wire shall be 18/16 mesh aluminum or
galvanized screen wire. Aluminum screens shall be of
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standard design and construction with a minimum cross
rail and frame width of 1/2 inch, and thickness of 3/8
inch, and wired with 18/16 mesh corrosion -resistant
aluminum wire. All window screens shall be full
screens.
REPUTTY: Surfaces shall be properly prepared by
removal of all cracked or otherwise unsound glazing
material. Proper holding devices will be installed.
New glazing compounds shall be of a good grade and
applied according to manufacturer's specifications.
Type glazing compound shall conform with usage.
5. WINDOW GLASS: All broken or cracked glass shall be
replaced with minimum of DSB glass. (Tempered glass
REPLACE SILLS: Wooden sills shall be of preservative
treated Western Ponderosa Pine, and shall be made to
join neatly with the window jamb and structure.
7. WEATHERSTRIPPING: Shall be applied in such a manner
as to prevent the entrance of air and moisture.
8. STORM WINDOWS: Furnish aluminum double hung storm
window and screen unit in all openings specified in
the Bid Work Write-up. Size unit to install on either
new or existing window as specified. Exposed surfaces
of aluminum shall be free of surface blemishes and
uniform in color. Furnish aluminum fixed panel storm
window and screen where specified. If no existing
fastening system is present, units shall be installed
with suitable fasteners to allow a tight fit,
waterproof seal, but still provide removal of unit.
Erection shall be by experienced mechanics only.
Windows shall be provided with all necessary hardware
for installation. Perimeter shall be caulked,
grouted. Window shall be installed plumb, true to
plane and firmly secured. Leave frame and opening in
a like new condition (Allenco, Jordan or equivalent
brand).
VIII. EXTERIOR TRIM
1. ALL EXTERIOR TRIM: (Corner boards, bird boards,
fascia boards and other mouldings) shall be of D grade
and applied in a workmanlike manner. Replace all trim
if existing trim style is not available.
2. MASONRY: All masonry work shall be applied in a
workmanlike manner. Where brick is installed, there
shall be a continuous reinforced concrete grade beam
with proper footings. All joints shall be properly
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tooled and left in a clean condition. Building face
brick shall be of gas -fired solid clay or shale units.
Structural clay tile, concrete masonry units and stone
shall be of an approved type.
FINISH FLOORS
1. WOODEN: All damaged portions shall be removed and new
flooring of the same type and material applied. All
surfaces shall be properly sanded, filled, sealed and
varnished with two coats of gloss varnish. Bruce
Flooring and finishing products or equivalent. All
any change in
joists should
17.
e
Floors shall be trimmed flush at
ion in excess of 1/8 inch. Floor
conform to attached span tables - page
TILE INSTALLATION: All vinyl -asbestos or inlaid
linoleum floor covering shall be minimum 10 mils.
Surfaces shall be properly prepared either by sanding
and removing all foreign material from surfaces,
filling properly, and cleaned; or by installing an
underlayment in a neat and workmanlike manner
according to manufacturer's recommendations. Floor
covering shall be a first -line inlaid linoleum or a
first -line vinyl asbestos tile. Covering shall be
installed in a workmanlike manner, and with mastic
materials recommended by manufacturer. Remove base
trim and replace after placing floor covering.
Install quarter round base trim if no trim exists.
3. CARPET: Prepare floor area by correcting subfloor of
any irregularities. Clean the area thoroughly prior
to laying carpet. Lay carpet and pad wall to wall in
conformance with manufacturers directions. All carpet
shall have a face weight of 24.5 OZ. or more.
Carpeting shall be stretched tight, free from puckers,
scallops, and ripples. Carpeting shall be cut evenly
and fitted close to walls and all other projections.
It shall be cut to fit closely and evenly into trim
strips and to and through thresholds where carpet
joins together in doorways. Filler strips, in
carpeting shall not be less than 12 inches wide and 36
inches long. All carpet shall be lined up so that all
lines (weaving) of carpet match as woven. Both in
width and length. Re -fit all doors as necessary so
that they clear carpeting completely when opening and
closing. Remove all loose threads and clean any spots
with spot remover, final vacuum. Allow only a minimum
number of seams; no T or head seams will be allowed.
Make seams parallel and perpendicular to walls. Do
not make seams perpendicular to doors. Make cuts
under doors at the mid -point of the door thickness
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X.
when the door is in the closed position. Lay all
carpet with the tufting or nap in one direction.
Installation on Stairs: Place seams at the bottom of
risers. Use carpeting that is full width of the
widest part of the stairway. Wrap carpet and pad
around balustrades; fasten to the tread and riser
face. Fasten carpet and pad at the top and bottom of
each riser.
ALLS (INTERIOR
1. DRYWALL PRODUCTS: All drywall products shall be a
minimum thickness of 3/8 inch where framing is not
greater than 16 inches OC. Where framing is 24 inches
OC, drywall products shall be no less than 1/2 inch in
thickness. All drywall products are to be installed
in a workmanlike manner. Where repairs are being
made, drywall products shall be of the same thickness
as existing material. All drywall products shall be
taped, bedded, floated, sanded and textured in a
workmanlike manner, and dried properly (minimum of 24
hours drying period between each coat shall be
allowed).
WAINSCOT: Where masonite or temper tile is used, it
shall be installed with metal trim and sealed properly
to prevent entrance of moisture. Where ceramic tile
is used, it shall be installed with an adhesive
recommended by the manufacturer, or installed on metal
lath and masonry mortar, and grouted properly to make
moisture proof. All wainscot shall be installed a
minimum of 4 feet high (off floor) in all bathrooms,
and shall be a minimum of 70 inches above the drain
inlet around showers and bathtubs.
3. CEILING INSTALLATION: Install wallboards with long
dimensions at right angles to the supporting members,
ends rest on supporting members. Stippled ceiling -
remove all loose and chipped paint and sand surfaces
of semi -gloss or paint surfaced. Apply joint compound
and tape if necessary to any sub -surface cracks or
nail pops and allow to dry overnight. Apply a 3/16
inch minimum to 6/16 inch maximum skim coat of ready
mix joint compound as evenly as possible over prepared
surface. Immediately push soft brush into compound
and pull out perpendicular from surface. Any design
must be approved by Owner. Joint compound should not
exceed 1 1/2 gallons per 100 square feet of surface.
Joist placement should conform with attached span
tables - page 15.
4. CEILING FINISHES: Drop ceilings shall be 1/2 inch
Gypsum. A cove molding (3/4 inch or 1 1/2 inches)
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XI.
XII.
shall be provided where ceiling butts wood or paneled
walls. Finish shall be heavy texture or as specified
by Owner. Install 1 inch by 3 inches furring strips
12 inches square ceiling tile. (Acoustical) Tile
shall be interlocking, pattern and color to be
selected by Owner. Provide manufacturers molding to
the perimeter. Suspended ceilings shall have exposed
"T" Bar or un-exposed "T" Bar, as specified, to be
installed per manufacturers directions.
MILL WORK
1. MATERIAL (GRADE AND SPECIES): Material shall be of a
select grade of white pine or equivalent. Plywoods
shall be of AD grade or equivalent.
WORKMANSHIP: All measurements and dimensions shall be
verified at the job and the General Contractor shall
be responsible for any work that does not fit
properly. Rough carpentry shall be self fitted and
nailed and drawn up tight. Finish work shall be
finished smooth, free of machine or tool marks,
abrasions, raised grain, etc., on exposed surfaces,
and shall be machine sanded and hand dressed to a
smooth finish. Joints shall be tight and so formed as
to conceal shrinkage. Mill assemblies shall be joined
with concealed nails and screws where practical, or
with mortise and tenons with glued blocks where
practical. All molded members and trim shall be
mitered or coped at corners. Nails in exposed work
shall be set. Running flat finish shall have kerfed
or worked hollow backs and shall be on commercial
lengths. Trim around doors and openings shall be full
length and jointed only at corners. Scribing,
mitering, and joining shall be done accurately and
neatly.
PAINTING*
MATERIALS: Paint shall be well ground, shall not
settle badly, cake, or thicken in the container, shall
be readily broken up with a paddle to a smooth
consistency and have easy brushing properties. Paint
shall be ready mixed except that tinting and thinning
may be done at the job. All paint materials shall be
delivered in original unopened containers, with labels
and tags intact. All materials shall be of the
highest quality and be used for the purpose for which
it was manufactured. USE OF A LEAD BASE PAINT SHALL
BE PROHIBITED. All raw wood should be primed and
painted to match existing as closely as possible.
Include this in the bid for the installation of the
new material.
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2. GENERAL REQUIREMENTS: Maintain temperature of rooms
where varnish or enamel is being applied at 700F, or
more, and at 50OF or more during other interior
painting. Exterior painting shall be performed when
the air temperature is 50OF or higher and in dry
weather. Field painting will not be required on items
specified to be completely finished at factory or on
aluminum, copper, brass, and bronze, or on glazing
compound in aluminum windows. Back prime wood trim
with one coat of linseed oil paint. Allow paint to
dry hard between coats (2 to 5 days). Protect all
work from damage by the use of drop cloths. Remove
paint stains completely from finished work. Covering
shall be complete. When color, stain, dirt, or
undercoats show through the final coat of paint the
work shall be covered by additional coats until the
paint is of uniform color and appearance and coverage
is complete. Where two coats or more of paint are
specified, the coat applied prior to the finish coat
shall be applied noticeably lighter in shade than the
final coat. Hardware and accessories, fixtures, and
similar items placed prior to painting shall be
removed or protected during painting and replaced on
completion of painting. Sand interior enamel surfaces
lightly between coats. In the selection of paints, a
reasonable choice of colors shall be offered to the
homeowner.
3. PREPARATION OF SURFACES: Perform preparation and
cleaning procedures in accordance with paint
manufacturer's instructions and as herein specified,
for each particular substrate condition.
Remove hardware, hardware accessories, machined
surfaces, plates, lighting fixtures, and similar items
in place and not to be finish -painted, or provide
surface -applied protection prior to surface
preparation and painting operations. Remove, if
necessary, for complete painting of items and adjacent
surfaces. Following completion of painting of each
space or area, reinstall removed items.
Clean surfaces to be painted before applying paint or
surface treatments. Remove oil and grease prior to
mechanical cleaning. Program cleaning and painting so
that contaminants from cleaning process will not fall
onto wet, newly -painted surfaces. All surfaces
requiring finishing shall be thoroughly cleaned and
dry prior to painting.
Exterior Surface Preparation: Remove existing loose,
scaling, peeling or cracking paint; scrape, sand or
wire brush surfaces to smooth condition to receive
finish, feather edges into sound adjoining surfaces
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and dust clean. Such treated surfaces to receive two
coats of paint. Protect glass, screen and finished
surfaces adjacent to painted surfaces. Remove paint
misapplied to non -painted surfaces. Perform the
following preparation operations for various interior
substrates as indicated:
Wood: Shellac knot holes, pitch pockets and sappy
portions, or seal with knot sealer. Remove projecting
nails, screws, or hooks. Fill nail holds, cracks and
defects after first coat, with putty matching color of
stain or paint.
Steel and Iron: Remove grease, oil, dirt and dust.
Touch-up chipped and abraded primer on items that have
been shop primed, using same type of primer.
Plaster, Concrete, Masonry: Check for high moisture
and alkali content. If high alkali is present, dry
out the surfaces. Prime new materials.
Gypsum Wallboard: Clean and sand existing surfaces.
Apply one coat of texture, sealer and primer to new
material.
Painted and Stained Surfaces: Remove loose paint,
dirt, fungus and other foreign materials from the
surface. Smooth surfaces with steel wool or
sandpaper.
Wallpaper: Remove all paper to firm subsurface.
Patch holes in subsurface, and apply seal coat.
Interior Surface Preparation: Remove existing loose
cracking, scaling, peeling and/or blistered paint;
scrape sand or wire brush surfaces to smooth condition
to receive finish, feather edges into sound adjoining
surfaces, and dust clean, perform the following
preparation operations for various interior substrates
as indicated.
Wood: Remove projecting nails, hooks or screws.
Shellac knot holes, pitch pockets and sappy portions,
or seal with knot sealer. Fill nail holes, cracks and
defects after first coat, with putty matching color of
stain or paint. Prime new materials; spot prime
existing materials.
Steel and Iron: Remove grease, oil, dirt and dust.
Touch-up chipped and abraded primer on items that have
been shop primed, using same type of primer.
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Plaster, Concrete, Masonry: If high alkali is
present, neutralize to suitable levels. If high
moisture is present, dry out the surfaces.
Painted, Wallpapered and Stained Surfaces: Remove
loose paint or wallpaper, dirt, fungus or other
foreign materials from the surface. Smooth surfaces
with steel wool or sandpaper.
* All raw wood should be primed and painted to match
existing as closely as possible. Include this in the
bid for the installation of new materials.
4. EXTERIOR PAINTING: Exterior woodwork shall be painted
to cover as follows: First coat shall be exterior
primer, and additional coats shall be oil base or
exterior latex paint. Pittsburgh Weather Fresh 33-110
paint or equivalent.
5. MASONRY PAINTING: (All exterior concrete masonry
except face brick): All exterior masonry surfaces
shall receive a minimum of overcoat of primer and
filler as manufactured by a masonry paint company, and
a minimum of coat of acrylic, and shall be applied in
strict accordance with the manufacturer's
recommendations.
6. INTERIOR PAINTING: Kitchen, wood doors, wood trim,
and other finish woodwork shall be painted to cover
with (primer on new work) oil based enamel (gloss
selected by owner). Walls, ceilings and all drywall
products shall be painted to cover with latex enamel
paint. (Color selected by owner). All paint
containers shall bear a label containing the product
name and the manufacturer, together with an
Underwriters Laboratories, Inc. label, which indicates
the required surface covering and resulting flame
spread characteristics for various applications
(Pittsburgh Wall Fresh 68-6 paint or equivalent).
7. CAULKING: Completely seal, with caulking compound,
joints around frames of doors, windows and other
openings in exterior masonry walls, joints where
masonry abuts other exterior surface finishes and
other joints indicated or specified to be caulked.
Caulking compound shall be Grade 1, or equivalent, and
be delivered to the job in the manufacturer's unopened
containers.
8. APPLICATION: Work shall be done by skilled mechanics
and shall be uniform in appearance, of approved color,
smooth and free from runs, sags, skips, and defective
brushing. Make edges of paint adjoining other
moldings or colors, sharp and clean without
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XIII.
XIV.
overlapping. Should workmanship of finish be found
defective, proper preparatory work shall be done and
additional coats applied as necessary to give a finish
in accordance with specifications. At completion,
touch up and restore finish where damaged or defaced
and leave in first class condition. Painted or
finished surfaces cut in fitting or erection shall be
restored.
FINISH HARDWAR
1. FINISH HARDWARE: All exterior door locks shall be
properly installed with key -in -knob and deadbolt,
Weiser, Schlage, Westlock brand. Where more than one
new lock is installed to the exterior of building,
these locks shall all be keyed alike. All exterior
door butts shall be minimum of 3 1/2 inches x 3 1/2
inches in size with minimum of 3 butts to each door.
All new interior passage locks shall be of Weiser,
Schlage, Westlock brand and shall match as nearly as
possible the existing locks. All interior door butts
shall be minimum of 3 inches x 3 inches in size with
a minimum of 2 butts to each door. All cabinet
hardware shall be polished finished material and
properly fitted as required for the particular use.
MISCELLANEOUS
1. COUNTER TOPS: Tops material shall be securely bonded
to reinforced steel core or to 3/4 inch plywood or
other equivalent material. Top material shall be
phenolic laminate, vinyl plastic covering, linoleum,
ceramic tile, stainless steel, or their equivalent
material suitable for its intended use. At least a 3
inches backsplash shall be provided when abutting
walls. All edges shall be of same material as cabinet
top. Where formica, linoleum, or plastic materials
are used for cabinet top, all sinks shall be installed
with Hudee rim. All sinks shall be stainless steel,
standard grade.
2. ATTIC VENTS: Attic vents and louvers shall be
constructed of either heavy gauged galvanized iron or
wood. They shall be of adequate size for proper
ventilation of the structure.
3. MECHANICAL VENTILATORS: All mechanical ventilators
shall be vented through the roof, and shall be covered
with a rain -proof of galvanized metal (minimum 16
gauge).
4. VENT -A -HOODS: See work write up for numbers and
makes.
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5.
BUILT-INS: (oven
and cooking top - gas or electric)
See work write-up
for model, make and size.
6.
ATTIC INSULATION:
Attic insulation shall be a minimum
of 6 inches thick rock wool, fiberglass cellulose
blown insulation,
and evenly blown (from exterior
plate to exterior
plate) over the entire attic of
habitable rooms.
Should have a R value of 19.
7.
CLEAN UP: Wash
all windows, leave all floors,
porches, and walks
in "broom" clean condition. Remove
all debris from the premises.
8.
SITE DRAINAGE: Where required by a change in the
exterior building
lines or to correct an existing
condition where surface water runs toward or stands
against the walls
or foundation, the ground surface
shall be graded in
such a manner as to effect adequate
drainage away from the structure and/or structures.
XV. PLUMBING*
1. BATHROOM ACCESSORIES: Each complete bathroom shall be
provided with at least: Grab bar 250# pull and soap
dish at bathtub, toilet paper holder at water closet.
Soap dish at lavatory (maybe integral with lavatory),
towel bar, mirror and a medicine cabinet or equivalent
enclosed shelf space. In all cases where shower head
is installed, provide a shower rod or shower door.
Tub kit should be two piece fiberglass unit with
overlapping edges (medium grade).
2. HEATING: For all wall furnaces, floor furnaces and
forced air furnaces, BTU output should be adequate to
heat area. This should be based on the square feet of
the area the unit is intended to heat.
3. PLUMBING LINES: All plumbing stacks shall be
concealed in wall and extended through roof, with roof
flashing.
4. SEPTIC TANK: Removal shall be done in such a manner
as to cause a minimum amount of damage to the
surrounding structures and landscaping. Fill shall be
of such consistency as to prevent subsequent settlings
of the fill. Fill with sand.
* All plumbing components, installations, modifi-
cations shall meet the codes and ordinances of the
City of Denton, Texas. All work must be done by
properly licensed individuals.
AAA005CE
XVI. ELECTRICAL*
1. ELECTRICAL LINES: All electrical lines shall be
concealed or encased in an approved conduit.
* All electrical components, installation, modifi-
cations shall meet the codes and ordinances of the
City of Denton, Texas. All work must be done by
properly licensed individuals.
XVII. ENERGY CONSERVATION STANDARDS
These standards provide the mandatory levels in the
rehabilitation of residential structures. It is realized
that not all of the requirements can be followed in all
situations due to existing building conditions and funds
available. Any one or more of these requirements may be
eliminated to the extent they are not practical,
considering economic feasibility, program need and type of
construction involved. See work write-up for
specifications.
1. Doors must be weatherstripped and windows must be
reputtied or caulked.
2. All openings, cracks or joints in the building
envelope must be caulked or sealed.
3. Heating, ventilation and air conditioning systems must
have pipe insulation to a value of R-2.*
4. Heating, ventilation and air conditioning systems must
have duct insulation to a value of R-4.*
5. Heating, ventilation and air conditioning systems must
be of a high efficiency design and must be no greater
than 15% oversize.*
6. Ceiling insulation must be to a value of R-19.*
7. Wall insulation must be to a value of R-11.*
* Applies only when construction elements become
exposed or when new materials are installed.
* For additional specifications and standards of
workmanship see appropriate local code (page 18).
XIX. MISCELLANEOUS
1. COMMERCIAL AND MULTI -FAMILY INFORMATION CONCERNING
CITY CONSTRUCTION CODES
AAA005CE
The construction codes which have been adopted for use
in the City of Denton are:
a. 1985 Uniform Building Code with Amendments
b. 1973 Uniform Mechanical Code with Amendments
C. 1984 National Electrical Code with Amendments
d. 1979 Uniform Plumbing Code with Amendments
Copies of these codes may be read in the Building
Inspection Office.
Permits are required on the following:
Building New or Remodeling Swimming Pool
Plumbing Fence
Electrical Sign
Heating, Ventilating & Cooling Sidewalk
(if in Right -of -Way)
Driveway Approach Lawn Sprinkler
Following are required inspections and phone numbers
to request those inspections:
BUILDING
566-8363
Approach
Foundation
Framing
A C Duct
Fireplace
A C Final
FINAL BUILDING
Fence
Parking
Setback
Sign
Swimming Pool
ELECTRIC
566-8361
Saw Service
Rough In
Slab Rough In
Service Lateral
Underground
Temp Power
FINAL ELECTRIC
Sign
Mobile Home
Pool Grounding
Pool Final
Re -Connect
PLUMBING
566-8364
Rough -In
Partial Rough
Water Yd Line
Sewer
Gas Yd Line
Stack Out
Gas Pressure Test
PLUMB & GAS FINAL
Vacuum Breaker
Roof Drain
THESE INSPECTIONS MUST BE REQUESTED BY THE CONTRACTOR
DOING THE WORK.
PLEASE USE THE PHONE NUMBER INDICATED ABOVE, UNDER THE
TYPE INSPECTION REQUIRED, TO REQUEST THAT INSPECTION.
AAA005CE
F L 0 0 R J O I S T S
L U M B E R 1 �RI," ALLOWABLE SPAN*
AOE d SPECIES ,SP��ING 2X6 2X8 2XI0 1 2X
#2-DF
".....
DOUOLAs F1R
12"
16"
2a"
10'11"
9'
8
I1"
6
14,5..
13, 1"
_.
il'3"
18 5"—
16'9"
1414"
22 5
20'a"
17 5.,
#3-DF
..ter
12"
1 ""
24"
9'3"
�'11'
6,6'.
12'2"
10'7"
8'7"
15'7„
13'6"
10'1l"
18, 11
16'4••
12"10.9..
14'2"
-----__...._._.._....�.
18'0"
ay.n.m.�.mmmAwlrn
21'il"
2-YP
16"
g•9„
12. 10"
16's"
19'1l'
YELLOW PINE
24"
8'4"
11 1'
1410"
17'1"
YP
12"
8'11"
11'10
15'1"
18'A"
3
16"
7.9.,
10.2"
13. I.,
24"
6.4"
8'4"
1017"
13,0„
12"
1_ 6'l0
42-SPF
16"
14 7"
..�20'6"
17'9"
SpRUCE-PI NE-F1
24"
11'1l"
14.6"
R
7"7
43-SPF
12"
12'10"
nwww..wr.....
Is'7"
161.T
11 gyp'.
13,5"
24"
11 ,p„
* VIESE SPANS ARE INTERPOLATED BY USE OF THE FOLLOWING TABLES OF THE 1979
EDII, IOtr OF TM UN?FOrH BUILDING CO
DE.
TABLE NO. 2}A.I_ALLOWABLE UNIT STRESSES —STRUCTURAL LUMBER
AIIDwobIN Unit Slrnous I*r Structural LumMu—VISUAL GRADING
INOM41 IOWIng. SN 8140 Socllon 2"
TAELE NO. 26-T.J-I—ALLOWAELE 6FANE FOR FLOOR JOISTS 40 LES. ►ER SO. FT. LIVE LOAD
rt R
N"1 N "d W 10 IK M N. R Nt"wI" Mt " ,W % Y we In I..tNr NvMN !F 164 ltrrngth . U" NM It 40 IM. F"
•1MrN Mw Wwn n.M.
R A F T E R S
mom
L
U M 8
R
ALLOWMLE lrAX*
GRADE
SPECIES
SPACING
2X6
2X8
2X 1 O
2X 1
#2-OF
QOUCLAS -FIR
32"
16"
24"
1415"
14'3"
1111"
2118"
1819"
15'4"
27'a"
24 '0"
19'7"
r
33,8"
23'9"
#3-0F
12"
16"
24"
12'7"
10'11"
a'll"
11a17"
14'4"
1119"
2112"
1814""—
14'11"
2519"
2214"
11312"
YELLOW
?-YP
PINE
12"
16"
24"
1612"
1400"
11'5"
21'4"
1�—
15'1"
27'2"
2—'3,�""
33'1"
28 7"
1913"
23'4"
#3-YP
......
12"
law
24"
12'3"
10'7"
t3'O"
16']"
13'11"
1115"
2017w
17'10"
3416"
21�1]»
1-- 1 �.
2 - S P F
SPRUCE - PI NE-FI
12"
16"
24"
R
1318"
11,10"
918"
1810"
15'7"
12'S"
23'0"
19'11"
16'3"
27111w
24'2"
1919"
# 3- S P F
12"
16"
24"
10'4"
a'11"
7 ' 4 "
13'7"
----- ----
9 7 "
17'S"
15'1"
_ _'_ ---
12'3"
21 '
184
-----
14'Il"
z w
"
_-
+ TTMSB $PAR$ ARE INTERPOLATED ST USE 0f T)iE FOLLOWING TABLES OF T11E 1979
EDIT�or"THE UNIFORM SUILDINC CODE:
W
TAIL! NO. 26A•1—ALLOWAILI UNIT IT1111I694-11T1IUCTUNAL LUMIIA Q-
AM"wwpN WM1 i"",ta" for owwalwrwl Lumb w—VtVUAL OMOINO
F-
TAILING. 34-T41413--ALLOWAALA APAMS POP MIQM {LOOS IIAFTIM &LOPS MR SIM If LL-
W Lot PtA $a ". UVI LOAD fLi/Ir1 AMI Cw.w"r»
KIM 111lILIQt MwMA • T f1A 1w ML IL pN MN OR 111 I^ Ow w. IL 0, I&W NMwl�w wwMw 11w 5% M"wIw • fw
• iK M �► L Iw look tkmw " wr Itmom 0 W fIfi IN. MTR1"" rw wnwrd o" TH 1w*pow 1WA
1wU n w"IIwN w MM r VM Iw"wr"1 0 04 0a
C E I
L I N G
J O
I S T S
L U M B E
R
NAxIm.(
ALLOWABLE SPAN*
GRADE d SPECIES
SPA INC
2X6
2Xg
2X 1 0
2X 12
0. ,
12"
19"11"
26'2"_
3315"
40'6"
!l2 - DF
�..
16"
-
18' ] "
23' 10"
'30' S"
36' ] 0"
24"
15'7"
20'7"
D0UGLAS FIR
12"
16,10"
22'2_"F
8'4"
34'6"
#3-OF
16"
V14'7"
-
19'3"
-4'7"29'll
11'll"
15'9"0'1"
_24"
24'5"
"
42 YP 16^
24"
YELLOW PINE
19'6"
17'8"
1 5 ' 4"
25'li"
23�q� —
----"--
20 3
32'9"
2909"
- -
25'g^ .._ .
39110"
-
36' 2" _
31_ 4'
12"
443 YP 16"
16'4"
- 14'2„--
2116"
1818" --
2716"
~23'11;0. _
33'6"
29'0^
24"
11'7"
15'3'
19'6"
23'8"
#2-SPF_20_IO"
�..,.
SpRUCE-PI NE-F1
12"
24"
R
18'2"
12' ] 1"
24'0"
17'
.•
1 —
---3O�7ry ...R
-~26;8„ --
__21 9,...
3
—32 s -
26r6..
43-SPF
12"
16"
10"
712'
18'3"
IS'
lU"203""
2314•9
28•5
24 ' 724"
0"
12'11"
2011"
TliESE SPANS ARE INTERPOLATED BY USE OF THE FOLLOWING TABLES OF TILE 1979
EDITIOU OF .TILE UMFORM BUILDING CODE: L7
1 Z
• TAOLE NO.25•A-1-- A LLOWADLE UNET STRESSES—STPUCTUBAL LUM a ER r--r
Allowable Unll SIre *so afar Slr6lunl Lumber —.VISUAL 13RA DING
INOrmal loading. Sao III* Socllan 2504)
TA1L1 NO- fFT44—ALLOWAI1.I IWAHI FOR Ct1LINO JOItTI-10 L11. ►WA I;a ►T. LIVI LOAD
D"MN CMTtALA: drfheMen. Ea 10 PIA, 1�r CN14rp Ld
� �rl. pas M It MAN-6NA kM N 1 b� par "S.tM L � pirvo ArIMA ►T 7AQ irn01M • LM
I r, rrrgokwd fMr •Irk wAw. (_1
When area separation walls are required the portion
within the attic shall be completed and inspected
before ceiling is installed.
It is the responsibility of the individual permitee to
obtain required inspections before a building or use
is completed or occupied. A CERTIFICATE OF OCCUPANCY
must be issued on commercial projects, as required by
the Zoning Ordinance and Building Code, before any
structure is released for public use.
2. SAFETY STANDARDS:
Every sleeping room below the fourth (4th) story shall
have at least one (1) operable window or exterior
door approved for emergency egress or rescue. The
units shall be operable from the inside to provide a
full clear opening without the use of separate tools.
All egress or rescue windows from sleeping rooms shall
have a minimum net clear opening of 5.7 square feet.
The minimum net clear opening height dimension shall
be 24 inches. The minimum net clear opening width
dimension shall be 20 inches. Where windows are
provided as a means of egress or rescue they shall
have a finished sill height not more than 44 inches
above the floor.
Every dwelling and guest room in lodging houses and
every dwelling unit within an apartment house shall be
provided with smoke detectors approved by Underwriters
Laboratories or Factory Mutual. In dwelling units,
detectors shall be mounted on the ceiling or wall at
a point centrally located in the corridor or area
giving access to rooms used for sleeping purposes.
Where sleeping rooms are located on an upper level,
the detector shall be placed at the center of the
ceiling directly above the stairway. All detectors
shall be located within 12 inches of the ceiling.
When actuated, the detector shall provide an alarm in
the dwelling unit or guest room.
Every attic or furred space in which a warm -air
furnace is installed shall be readily accessible by an
opening and passageway as large as the largest piece
of the furnace and in no case less than 30 inches by
22 inches continuous from the opening to the furnace
and its controls. The opening to the passageway shall
be located not more than 20 feet from the furnace
measured along the center line of such passageway.
Every passageway shall be unobstructed and shall have
solid continuous flooring not less than 24 inches wide
from the entrance opening to the furnace.
AAAOO5CE
A kitchen type exhaust hood which requires a vent
shall be vented through the roof and not into the
attic space.
Exhaust fans vented to the outside or into ventilated
attic space are required in all bathrooms unless an
openable window is provided in the bathroom.
Gas -fired water heaters may not be located in a
bedroom or bathroom or in a closet opening into a
bathroom or bedroom.
Gas -fired water heaters located in garages must be
elevated at least 18 inches above the garage floor and
should not be located in the pathway of an automobile.
The number and location of receptacle outlets shall be
as required by the 1981 National Electrical Code.
.sI4 a
HOUBING REHABILITATION PROGRAM
Family Eligibility criteria
1. Citizen or legal resident alien.
2. Owner -occupant of a single family dwelling with fee simple
title or contract for. sale.
3. Income must be 80% of current median for the Dallas SMSA.
Income will be verified.
4. Exhibits ability to pay monthly housing expenses.
5. Owner is responsible for obtaining bids and choosing
contractor.
6. Owner agrees to comply with all applicable federal
regulations and the City of Denton's Housing
Rehabilitation Guidelines.
Unit Eligibility Criteria
1. Must be able to be brought to city code for a maximum of
$15,000.
2. Unit must be serviced by a City approved water, sanitary
sewer and electrical system.
3. Foundation must be in a stable condition which would
permit lasting rehabilitation efforts.
Levels of Assistance
1. Deferred forgivable loan. Total amount forgiven over a
five year period.
2. Fifty percent deferred forgivable loan (5 Year), fifty
percent loan over a ten year term at a three percent
interest rate.
3. Loan for total amount: (ten year term, three percent
interest rate).