1995-206 j:\wpdocs\ord\homeown.o
O DINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DENTON, TEXAS,
APPROVING GUIDELINES FOR OPERATION OF THE CITY OF DENTON HOMEOWNER
REHABILITATION PROGRAM AND ELIGIBILITY CRITERIA; AUTHORIZING
EXPENDITURES IN EXCESS OF $15,000 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 Homeowner
Rehabilitation Program administered by the City of Denton community
Development Office and funded through a federal grant from the
Department of Housing and Urban Development; NOW, THEREFORE,
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION I. That it approves the Homeowner Rehabilitation
Program Guidelines and Homeowner 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
excess of $15,000 by the Community Development Office for projects
meeting program guidelines and criteria.
SECTION III. That this ordinance shall become effective
immediately upon its passage.
PASSED AND APPROVED this the /~ day of ~~ , 1995.
ATTEST: BOB
JENNIFER WALTERS, CITY SECRETARY
APPROVED AS TO LEGAL FORM:
HERBERT L. PROUTY, CITY ATTORNEY
TABLE OF CONTENTS
INTRODUCTION
DESCRIPTION OF PROGI~%M PROCEDURES
I ELIGIBILITY REQUIREMENTS
II APPLICATION PROCESSING
III DESCRIPTION OF FINANCIAL ASSISTANCE CATEGORIES
IV FEASIBILITY FOR REHABILITATION PROCESS
V APPEALS PROVISIONS
VI CONTRACTOR SELECTION AND MONITORING
VII PAYMENTS TO CONTRACTOR
VIII CONTRACTOR DEBARMENT
GENE TE S cONDITIONS
MINIMUM REHABILITATION STANDARDS
APPENDICES
1. Carrying Out Energy-Saving Requirements for Single-Family
Buildings
2. Section 8 Existing Housing/Program
3. QUALIFYING INCOME LIMITS AND RANGES FOR THE CITY OF
DENTON'S FEDERALLY ASSISTED PROGRAMS
STANDARDS OF WORKMANSHIP GENERAL SPECIFICATIONS - 1.0
INTRODUCTION
The City of Denton Homeowner 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 being to correct code violations.
The Homeowner Rehabilitation Program is administered by the City of
Denton's Community Development office and is funded through a
federal grant from the Department of Housing and Urban Development.
The Community Development Office is located at 100 West Oak Street,
suite 208, Denton, Texas 76201 - or call (817) 383-7726.
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
Homeowner Rehabilitation Program and types of assistance available.
For further information or clarification of the guidelines, contact
the Community Development Office at (817) 383-7726.
DESCRIPTION OF PROGRAM PROCEDURES
I. ELIGIBILITY REQUIREMENTS - Eligibility requirements must be met for both
the applicant and the structure for an applicant to receive rehabilitation
assistance.
A. APPLICANT/HOUSEHOLD ELIGIBILITY REQUIREMENTS ARE:
1. Must be a United States citizen or a legal resident alien.
2. Must have owned and occupied the single-family-dwelling unit for
not less than two years.
3. Must hold a Fee Simple Title to the property.
NOTE: If applicant is purchasing the h~me by & -contr&ct for
deed" (or & l~ke contract), where a~plicant does not gain
possession of the property deed until all contract agreements
have been met, applicant is not eligible for rehabili~tion
pro~or~ ~o s&tis~ the el~bil~t~ reqll/~e~ozL~ oE t~eB X.A.3. ~.
4. Must be willing to have existing property code violation(s)
corrected such as high weeds, trash, debris, junk vehicles, etc.
5. Must meet income limitations.
a. Gross annual total household income is 80 percent or below
Denton's current Area Median Income as established by HUD.
Current maximum income limit by household size is:
NUMBER OF PEOPLE 80% of Denton's AMI
LIVING IN HOUSEHOLD (MAXIMUM INCOME LIMIT)
1 $26,300
2 $30,100
3 $33,850
4 $37,600
5 $40,600
6 $43,600
7 $46,600
8 or more $49,650
b. Must not have assets (total combined for all household
members) in excess of $100,000.
NOTE 1: The appraised value of the applicant's home is
excluded in total assets calculation.
NOTE 2: ~--ual income and asset income are calculated using the
most current guidelines and rules as established in the Techni-
cal Guide for Determ;~inq Income.
6. Must be in good credit standing with and exhibit the ability to
pay creditors for the following basic housing expenses:
a. Home Mortgage Payment
b. Loan payment (when owner's property is collateral on loan)
c. Property Taxes (City, County, DISD)
d. Homeowner's Insurance Policy premiums
e. Utilities: electrical/water/sewage/solid waste and gas
Program Procedures - Page 1
B. PROPERTY ELIGIBILITY REQUIREMENTS
1. Must be classified as a single-family-dwelling unit, situated in
the city limits of Denton.
2. Must exhibit building code deficiencies that make the structure
unsafe or unsanitary.
3. Must be serviced by a City-approved water supply, sanitary sewer
and electrical system.
4. Must be feasible for rehabilitation as defined in Section III of
the Program Procedures.
5. Must be covered by an approved homeowner's insurance policy.
NOTEs If an applicant's property is not currently insurable
because of its present condition, the applicant must obtain a
homeowner's insurance policyquote (from any re~utable insurance
agency). The quote should be hase~ on the affter-rehabilition
structural status. Applicant should inform agent that the
structure will be rehabilitated to meet all current Building,
Electrical, Pl,,mhing and Fire-Safety codes. Applicant must
provide this quote to the Community Development Office and sign
a NOTICE OF I~T=4~TANDAGREEMENTTOOBTAIN A HOMEOWNER INSb~%NCB
POLICY to satisfy eligibility required in item I.B.5.
6. ~ A property that has been previously rehabilitated with Federal
or State grant funds is subject to waitinq period and dollar
limitations when being considered for additional rehabilitation.
These limitations, as set forth by the Community Development
office, are=
IF THE TOTAL COST THE WAITING THE MAXIMUM AMT OF
OF PREVIOUS REHAB PERIOD MUST FUNDS ELIGIBLE FOR
WAS IN THE RANGE OF BE AT LEAST ADDITIONAL REHAB (%)
$10,999 or below 7 years 80% maximum allowed
$11,000 - $16,999 8 years 70% maximum allowed
$17,000 - $19,999 10 years 60% maximum allowed
$20,000 or above 15 years 50% maximum allowed
II. APPLICATION PROCESSING
A. A person whose household's total gross annual income does not exceed
current program income limits and who is the owner and occupant of a
single-family dwelling unit in the city limits of Denton is eligible
for placement on the Homeowner Rehabilitation Program Waiting List.
B. To be placed on the Waiting List, owner must complete a Waiting List
Application Form. Forms are available at the Community Development
Office, 100 West Oak Street, Suite 208, Denton, Texas, (817) 383-7726.
C. A completed Waiting List Application Form is assigned the next
available number on the Waiting List in order by time and date the
completed application is received by the Community Development Office.
D. When applicant reaches the top of the Waiting List, he/she will be
notified to complete the application process. The Community
Development Office will mail a Letter of Notice to Apply for
Assistance. This notice will give a deadline date by which the
applicant must schedule an appointment with the Community Development
Office to complete the application process. Any applicant who does
not contact the Community Development office by the deadline date will
be removed from the Waiting List. The Letter of Notice to Apply for
Assistance requests applicant to:
Program Procedures - Page 2
BRING ~_LL ITEMS LISTED BELOW THAT PERTAIN TO YOUR HOUSEHOLD TO THE
APPOINTMENT:
Copy of Deed or Warranty Deed for the property to be rehabili-
tated (applicant must be deed holder)
· Name and mailing address of your mortgage company if you have a
mortgage payment
· Homeowner insurance policy with "~aid" receipt or canceled check
· Current year's "Daid" Property Tax receipts from DISD, City and
County tax offices.
· Most current Notice of ADpraised Value from the Denton Central
Appraisal District
· Current year's Income Tax Return with W-2's for each household
member who filed tax returns
· Most current Social Security income statement (if applicable)
· Paycheck stubs for last four weeks for each employed household
member
· Employer's name and mailing address for each employed household
member
· Names and addresses of retirement income or any other income
sources (~?.T. INCOME SOURCES MUST BE DISCLOSED--RETIREMeNT,
RENTAL/HAP INCOME, AFDC, FOOD STAMPS, ETC.)
· Divorce decree if you receive child/other support from a divorce
or if you were awarded deed to your property through a divorce
· Name, address and account number(s) of all banks, credit unions,
savings banks, IRA accounts, etc. for all household members who
have any of these types of accounts
· -Bills for the last six months from Lone Star Gas and City
Utilities. If you don't have last six months bills, Lone Star
Gas O__R City of Denton Util's will mail you a summary.
E. Applicant must provide all information requested in II.D. above that
applies to his/her household and complete all required verification
forms in the application packet. Ail information will be verified by
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 to this program.
F. Community Development staff will calculate the gross annual household
income and determine the percent of income spent for housing expenses.
G. Community Development staff will notify applicant of the financial
assistance category he/she is eligible for under the program
guidelines. Applicant will be notified that final eligibility for
assistance is determined upon completion of the feasibility for
rehabilitation process.
III. DESCRIPTION OF FINANCIAL ASSISTANCE CATEGORIES
The City of Denton has three financial assistance categories for those
whoqualify for the Homeowner Rehabilitation Program. These categories
are based on the Qualif¥inq Income Limits and Ranqes for the City of
Denton's Federally Assisted Proqrams (see appendix 3 to these guidelines
for current income limit ranges). A description of the financial
assistance categories and their requirements are:
A. 50 Percent Rehabilitation Loan / 50 Percent Deferred Payment Loan:
Clients whose gross annual household income falls above 65 percent
up to 80 percent of the area median family income limits will
qualify for this two-part loan;
1. a 3 Dercent interest loan with the loan amount being based on
50 percent of the total project cost amortized over 120
months. The lien will not be released on this part of the
Program Procedures - Page 3
loan until all 120 payments are received in full by the City
of Denton; and
2. a deferred payment loan with the loan amount being based on 50
percent of the total project cost. A detailed description of
the deferred payment loan is found below after section VII.C.
B. 25 Percent Rehabilitation Loan / 75 Percent Deferred Payment Loan:
Clients whose gross annual household income falls above 50 percent
up to 65 percent of the area median family income limits will
qualify for this two-part loan;
1. a 3 percent interest loan with the loan amount being based on
25 percent of the total project cost amortized over 120
months. The lien will not be released on this part of the
loan until all 120 payments are received in full by the City
of Denton; and
2. a deferred payment loan with the loan amount being based on 75
percent of the total project cost. A detailed description of
the deferred payment loan is found below after section VII.C.
C. 5 Percent Rehabilitation Loan / 95 Percent Deferred Payment Loan
Clients whose gross annual household income falls at 50 percent or
below of the area median family income limits will qualify for
this two-part loan;
1. a 3 percent interest loan with the loan amount being based on
5 percent of the total project cost amortized over 120 months.
The lien will not be released on this part of the loan until
all 120 payments are received in full by the City of Denton;
and
2. a deferred payment loan with the loan amount being based on 95
percent of the total project cost. A detailed description of
the deferred payment loan is found below after section VII.C.
*DESCRIPTION OF A DEFERRED PAYI~NT LOAN
A deferred payment loan shall carry 0 percent interest and
continues until the applicant satisfies the conditions listed in
the promissory note executed prior to project start date. There
are no monthly payments. Deferred payment loans are secured by a
lien on the property. For each month the homeowner lives on the
property, 1/120 of the total deferred payment loan amount will be
forgiven. If the rehabilitated dwelling is sold or transferred
before the lien period expires, the homeowner is credited for
every month of residency. The credit is subtracted from the total
loan amount to determine the unforgiven loan balance. The
unforgiven balance is owed and becomes due to the Community
Development Program upon sale or rental of the property. Amounts
received are used as program income. The City of Denton will be
in the 1st lien position on all rehabilitated dwellings. However,
in situations where 1st lien position is not feasible, the City
will accept a lower lien position subject to the review and
approval of the Community Development Administrator. The lien
will not be released unless the following conditions are met:
1. The homeowner must reside in the unit for the full period of
the lien.
2. The property must be maintained to meet City code require-
ments.
3. Mortgage payments must be met on a timely basis.
Program Procedures - Page 4
4. Homeowner must provide documentation of adequate homeowner's
insurance, including casualty and fire coverage, and the City
must be listed on the Certificate of Insurance to be notified
in case of policy cancellation,
NOTE: Contracts require the owner to, upon completion of the
rehabilitation, maintain and/or purchase, for the full length
of time which the City of Denton will have a lien on property,
an insurance policy that: covers all improvements resulting
from the rehabilitation for their full insurable value;
provides fire and extended coverage, includlng windstorm
coverage; provides flood insurance at any time property is in
a flood hazard area. Owner agrees to comply at all times with
the requirements of the 80 percent coinsurance clause; and
keep any buildings occupied as required by the insurance
policy.
5. If within the period of the lien the homeowner defaults on
their deferred payment loan, and/or if the homeowner defaults
on payments on their 3 percent interest loan, the loan will be
called due in full and foreclosure proceedings may be initi-
ated. The City will make every effort to work with the
homeowner to avoid foreclosure and will examine each situation
on a case by case basis.
E. Repayment Policy for Financial Assistance: The applicant must
agree to have a lien placed on their property until they have
satisfied the requirements of the promissory note. 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 or rent the property before the
loan is paid in full, the remaining amount will become due at the
time of the sale or upon rental.
F. Liens will remain in effect until the grantee has met all require-
ments as specified in the promissory note. In the event of the
sale of the property, any unpaid balance of the loan and any
unforgiven portion of the deferred payment loan will become due
immediately. If, in the event of the death of the grantee, a
family member who meets the income eligibility requirements takes
up residency in the property, the loan will continue as stated in
the original promissory note.
G. If, after the loan payback begins, a household experiences a
permanent, substantial loss of household income, a homeowner can
request a review to adjust their current level of assistance.
However, in no instance will the payable loan portion be reduced
below the minimum 5 percent payable loan level. The loss of
income must be from an income-earning owner(s} whose income was
used in determining the original loan assistance category. Loss
of employment (voluntarily or involuntarily) is not considered a
"permanent loss". For purposes of this program "permanent loss"
is defined as:
1. death
2. retirement (must be 62 years of age or older)
3. permanent disability
To determine if a reduction in the loan is eligible, the household
members will be asked to complete all income information and forms
as required in Section II - Application Processing. A determina-
tion will be made after evaluating the household size and income
using the program guideline income limits and financial assistance
Program Procedures - Page 5
categories that are being used at the time the request for reduced
loan payment is made. If the loss of income places the household
in a lower payback category, the loan balance will be reduced
(which will increase the deferred payment loan balance) according
to current financial assistance category guidelines. When a loan
reduction is granted, the homeowner must sign an Extension of Note
and Lien reflecting the new loan and deferred loan amounts.
A waiver of these provisions can be requested if the property owner
feels that their circumstances require special consideration. Section
V. of Program Procedures explains how to request a waiver.
IV. FEASIBILITY FOR REHABILITATION PROCESS
A. A decision as to whether a structure is feasible for rehabilita-
tion is made after a complete assessment of the following factors.
1. Completion of a detailed inspection of the property by
Community Development staff is conducted. This inspection
includes completing a list of all deficiencies which must be
corrected in order to bring the structure up to minimum
program standards (compliance with HUD's Section 8 Minimum
Housing Quality Standards [Appendix 2] and City of Denton
codes.
2. Determine if the rehabilitation cost will be affected by: a
property being located in a designated 100-year floodplain, a
need to abate possible presence of lead-based paint, possible
historical restoration requirements or can rehab reduce noise
levels if property is in a high noise area.
NOTE: The Floodplain Management regulations limit the total
cost of all non-code repairs for any structure located in a
designated 100-year floodplain to not exceed 50 percent of a
property's (structure only) pre-rehabilitation appraised value
as set by the Denton Central Appraisal District.
3. Determine if the framework and foundation of a structure are
stable, or can be made stable through rehabilitation.
4. Is a room addition(s) needed to relieve serious overcrowding?
NOTE: Rehabilitation of a structure will never net fewer
bedrooms than the number of bedrooms a family has before
rehab£1itation. Room additions and improvements to relieve
serious overcrowding may be eligible and require the approval
of the Community Development Administrator. The City will
follow the standards consistent with the Housing Quality
Standards when considering the number of bedrooms needed to
avoid overcrowding. They are:
~ of Occupants in Household
~ of Bedrooms Minimum Maximum
2 1 4
3 3 6
4 6 8
B. Using all information obtained in items III.A.1-4. above, a cost
estimate and structural evaluation will be completed. The level
of monetary assistance will be assessed. Moderate Rehabilitation
will be any rehabilitation between $5,000 - $24,999 while Substan-
Program Procedures - Page 6
tial Rehabilitation is $25,000 to below Program Maximum Limits.
A project with a cost estimate above Program Maximum Limits is not
eligible for rehabilitation assistance. Applicant may be referred
to Optional Reconstruction Program.
c. PROGRAM MAXIMUM LIMITS FOR REHABILITATION
A rehabilitation that cannot meet all of the following limit tests
is considered cost prohibitive or not feasible for rehabilitation.
1. Rehabilitation will not exceed $40 per square foot of total
living space (using after rehabilitation square footage).
2. Rehabilitation will not exceed the current Maximum Home
Subsidy Limits for Denton as set by HUD.
3. The after rehabilitation appraised property value plus the
total cost to rehabilitate will not exceed the current Single
Family Mortgage Limit for Denton as established by HUD.
D. PRO,RAM MINIMUM LIMITS FOR REHABILITATION
A structure needing less than $5000 of repairs is not eligible for
rehabilitation assistance.
Any applicant who feels that he/she has been unjustly denied rehabilita-
tion assistance under the City's Homeowner Rehabilitation Program should
follo~ the appeals procedure outlined in Section V.
V. APPEALS PROVISIONS:
A. Request for Waiver: The City of Denton's Homeowner Rehabilitation
Program has been developed to adhere to a set of guidelines in
order to assure proper administration and management of the
Homeowner Rehabilitation Program. In the event that an applicant
feels that his/her circumstances require special consideration,
he/she can request, in writing, a waiver from the usual require-
ments. Ail requests should specify the requirement(s) to be
considered for waiver and state the applicant's reason(s) or
special circumstances why he/she believes a waiver should be
approved. Requests will be reviewed by the Community Development
Administrator on a case by case basis. Applicant will be notified
in writing of the Community Development office's final decision.
B. Appeals Procedure: Applicants who have been determined by the
community Development Administrator to be ineligible for rehabili-
tation, may appeal this decision to the Director of Planning and
Development Department. A written appeal must be submitted.
The Director of the Planning and Development Department shall
issue a written response within fifteen days of receiving the
request.
VI. CONTRACTOR SELECTION ANDMONITORING
Ail 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 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.
Program Procedures - Page 7
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
· Community Development Office Contractor's List
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 rehabilita-
tion 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 100 West Oak Street, Suite 208, where you made your original
application. The Community Development Housing Rehabilitation Inspector
or Housing Rehabilitation Specialist will review the proposal to verify
that:
1. The contractor is licensed and has all City-required insurance
~overages.
2. Ail 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 (de-
barred) by any local, state or federal government agency.
The bid proposals that are submitted by the homeowner will be reviewed
by the Community Development Housing Rehabilitation Inspector to
determine if the total bid price is reasonable and under the maximum
allowable amount. THE CITY OF DENTON AND THE HOMEOWNER RESERVE THE
RIGHT TO REJECT ANY AND ALL BIDS.
If the bid proposal selected by the homeowner is approved by the
Community Development Administrator, then the Community Development
staff shall proceed with the review of all other forms submitted by the
contractor. 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 ineligi-
ble. 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 unsatis-
factory or incomplete, the homeowner should advise the contractor of the
discrepancy and ask that it be corrected. In the event a dispute exists
between the homeowner and the contractor with respect to the rehabilita-
tion work, the City shall take appropriate action in accordance with the
Program Procedures - Page 8
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
Community Development office copies of all warranties and releases
of liens from subcontractors and suppliers, tone, unity Development
will not authorize payment to the contractor until these documents
are properly completed and submitted. Con~nunity Development staff
will make copies of warranties and other documentation. The owner
will receive original warranty and guarantee documents. The
Community Development office will retain copies of these documents
for the file.
2. Warranty of Work - As stated in the rehabilitation contract, the
dontractor 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 contractor will request that the homeowner
release the contingency payment.
VII, PAYMENT TO CONw~t,~CTOR
The contractor shall receive payment, minus contingency amount, for all
completed contracts within 15 working days after final inspection
approval. The contingency amount equals 10 percent of the total
contract amount and will be withheld for thirty (30) days. After thirty
days, if no additional or warranty work remains, the contractor must
request from property owner an approval to release withheld contingency
funds.
A 45 percent interim payment will be made available to the contractor
upon property owner and inspector approval when 50 percent of the
contract work has been completed.
An "Ail Bills Paid" affidavit and release of lien from all subcontrac-
tors and suppliers must be submitted by the contractor to the Community
Development office before payment can be released to contractor. Ail
electrical, plumbing, mechanical, roofing permits and termite inspection
must also be submitted to the Community Development office prior to
releasing contingency payment to the contractor.
VIII. CONTRACTOR DEBARMENT
A contractor will be declared ineligible to participate in projects
funded by the City of Denton's Homeowner Rehabilitation Program for one
or more of the following causes:
1. Failure to complete a project within the prescribed contract
period.
Program Procedures - Page 9
2. Failure to complete warranty repairs within a reasonable time
period.
3. Failure to use licensed plumbing and electrical subcontractors.
4. Failure to obtain City-required insurance, i.e., general contrac-
tor's liability, automobile liability and builder's risk (if
applicable).
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 appropri-
ately and/or submit affidavits of payment signed by all subcon-
tractors.
7. Failure to obtain proper permits for work in progress.
8. Failure to treat homeowners with respect and courtesy.
Contractors will be notified of their proposed debarment and will be
afforded the opportunity to comment or appeal the action. Ail appeals
must be made in writinq to the Community Development Office at least 15
days after the date of the notification letter.
Contractors debarred from the Homeowner Rehabilitation Program may no
longer contact homeowners receiving CDBG or HOM~ grant funds with the
intent of providing a bid for a project.
Program Procedures - Page 10
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
Homeowner Rehabilitation Program.
4. Property owner will continue to occupy the premises during the rehabilita-
tion; 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.
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.
9. Property 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 Rehabilitation
contract.
10. The contractor shall not assign the contract without written consent of
the owner and the City and/or its agent.
General Terms and Conditions - Page 1
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 1 percent 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 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.
General Terms and Conditions - Page 2
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 minus a 10 percent contingency 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 percent 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. Req~ired 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, air conditioning, 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 not eligible for rehabilitation assistance.
22. The Denton County Appraisal District automatically reappraises any house
where a building permit is issued. The homeowner should be aware of this
fact. If the home is reappraised, yearly property taxes may 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 require-
ments.
No change orders for recommended or general property improve-
ments will be approved.
General Terms and Conditions - Page 3
C. The change order amount is limited to a maximum of 10 percent of the
total contract amount. If it is necessary to request a change order
to make required repairs and the contract is already at the program's
maximum allowable expenditure amount, a work item of less priority
will be deleted from the bid proposal in order to compensate for the
added amount. However, if there are no work items of less priority
to delete from the bid proposal, the project's maximum amount must
be approved by the Community Development Administrator.
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 Coz~unity Development staff prior to work being
completed.
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 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. Ail change order requests must be submitted by the contractor, signed
by the homeowner and approved by the Community Development Adminis-
tra%or. 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 Administrator 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 Executive
Director of Planning and Community Development.
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 vinyl 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 responsi-
bility for faulty materials or workmanship. The contractor shall promptly
remedy any 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
General Terms and Conditions - Page 4
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
sa~e.
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 Programs and no other employee of the Depart-
ment of Planning and Community 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 Homeowner
Rehabilitation Program. The length of time this exclusion shall be
in effect is one 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.
General Terms and Conditions - Page 5
~INI~ REIL~BIL~T&TION 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. Ail roofs that all
stripped shall be replaced with new 30 pound 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 Tr{--~ Ail 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.
Ail 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.
Kitchens: Kitchens shall have a specific area which contains a sink with hot and
cold running water, counter work space, storage space for food and space for
storage of cooking utensils.
Stairs: Ail stairs shall provide for the safety of ascent and descent. Ail
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, air conditioners, 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 components shall be in serviceable
condition for the expected useful life of the rehabilitated building. Structural
members which are in seriously deteriorated condition shall be replaced.
Sagging and non-level floors shall be raised and stabilized as level as possible
without causing interior damage.
Minimum Rehabilitation Standards - Page 1
Termite inspection is required 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 and warranty.
Electrical System: Ail 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 recepta-
cles. Additional outlets shall be added to eliminate extension cords and, at the
request of the City Inspector, to meet City Codes.
Pl,,mbing: 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.
All sinks, lavatories, water closets, water heater, and other plumbing fixtures
shall have accessible cutoff valves. Ail 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. Ail water heaters shall be
installed with double wall vent stack, a pop-off valve, and overflow to the
exterior of the structure.
Mechanical Equipment: Ail 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. Ail duct work shall be
properly sealed from the heat source to the register vent and from the return air
supply to the heat source.
HVAC duct insulation must be R-4 or greater and pipe insulation must be R-2 or
greater.
Insulation and Weatherization= An R-30 insulation value in the attic shall be
required.
Exterior Doors= Ail exterior doors shall be solid core. Ail locks shall be
capable of tightly securing the door and shall be readily openable from the
inside without the use of keys. Ail exterior doors shall be weather stripped so
that there is no significant entry of air or water into the structure.
Porches and Decks: Ail porches and decks shall be safe and capable of supporting
anticipated loads. Ail 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 conneg~ed to drain tiles shall have splash backs with
proper site grading.
Minimum Rehabilitation Standards - Page 2
Chimneys and Vents: 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: Ail floors, walls, and ceilings shall be maintained in good, clean,
and sanitary condition. Ail peeling paint, cracked or loose plaster, and other
defective surface conditions shall be eliminated. All doors shall be opera-
tional.
Carpet and vinyl that is badly worn, torn or too dirty to be cleaned shall be
replaced. This shall be determined by the C.D. Housing Inspector. Existing
carpet shall be cleaned by a commercial steam cleaner, if necessary.
Bathrooms: 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.
Minimum Rehabilitation Standards - Page 3
APPENDICES
Appendix 1 Carrying Out Energy-Saving Require-
ments for Single-Family Buildings
Appendix 2 Section 8 Existing Housing/Program
Appendix 3 QUALIFYING INCOME LIMITS ANDRANGES
FOR THE CITY OF DENTON'S FEDERALLY
ASSISTED PROGRAMS
Appendix 2
SECTION 8 EXISTING HOUSING/PROGRAM
S-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 Require-
ment. 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 facili-
ties 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.
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) Accept-
ability 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. Unrented 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 illumina-
tion to permit normal indoor activities and to support the
health and safety of occupants. Sufficient electrical sources
shall be provided to permit use of essentia~ 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 weather
tight. 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 and operating condition.
In the case of a mobile home, the home shall be securely
anchored by a tie-down 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 dwelling 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 accor-
dance 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) Acceptabil-
ity 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 the occupants. (2) Acceptabil-
ity 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 mud
slides; 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) Acceptabil-
ity 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).
STANDARDs OF WORKMANSHIP
GENERAL SPECIFICATIONS - 1.0
INDEX
Item Paqe Item ~aqe
I. Foundation VII. Windows 1. Leveling I 1. Wood Units 7
2. Skirt i 2. Aluminum Units 7
3. Creephole Door i 3. Window Screens 7
4. Ventilation i 4. Reputty 8
5. Floor Framing 2 5. Window Glass 8
6. Floor Joists 2 6. Replace Sills 8
7. Weatherstripping 8
II. Walls (exterior) 8. Storm Windows 8
1. Replace Stud Wall 2
2. Repair Asbestos Siding 2 VIII. Exterior Trim
3. Repair Comp. Siding 2 1. Ail Exterior Trim 8
4. Straighten Walls 2 2. Masonry 8
5. Replace Siding 3
IX. Finish Floors
III. Porches 1. Wooden 9
1. Removal 3 2. Tile Installation 9
2. Replace Wooden Flooring 3 3. Carpet 9
3. Wrought Iron 3
4. Wood Col_umns 3 X. Walls (interior)
5. Concrete Porch 3 1. Dry Wall Products 10
6. Stoops 3 2. Wainscot 10
7. Steps 4 3. Ceiling Insulation 10
8. Handrails 4 4. Ceiling Finishes 10
9. Guardrails 4
XI. Mill Work
IV. Walks and Drives 1. Material 11
1. Walks 4 2. Workmanship 11
2. Driveways 4
3. Approaches 4 XII. Painting
1. Material 11
V. Roof 2. General Requirements 11
1. Level 5 3. Preparation of Surfaces 12
2. Decking 5 4. Exterior Painting 14
3. Gutter and Downspout 5 5. Masonry Painting 14
4. Flashing and Valley 5 6. Interior Painting 14
5. Repair Comp. Roof 5 7. Caulking 14
6. New Built-up Roof 5 8. Application 14
7. New Built-up over Old 5
8. New Comp. over old 5 XIII. Finish Hardware
9. All Roofing Work 6 1. Finish Hardware 15
VI. Doors XIV. Miscellaneous 1. Exterior Doors 6 1. Counter Tops 15
2. Frame 6 2. Attic Vents 15
3. Threshold 6 3. Mechanical Ventilators 15
4. All New Openings 6 4. Vent-a-hoods 15
5. Remove & Close Opening 6 5. Built-ins 15
6. Wooden Screen Doors 6 6. Attic Insulation 15
7. Interior Doors 7 7. Clean up 16
8. Storm Doors 7 8. Site Drainage 16
Item Paqe
XV. Plumbing
1. Bathroom Accessories 16
2. Heating 16
3. Air Conditioning 16
4. Plumbing Lines 16
5. Septic Tanks 16
XVI. Electrical
1. Electrical Lines 17
XVII. Energy Conservation
1. Doors and Windows 17
2. Openings 17
3. Pipe Insulation 17
4. Duct Insulation 17
5. Design Insulation 17
6. Ceiling Insulation 17
7. Wall Insulation 17
XVIII. Span Tables
1. Ceiling Joists 18
2. Rafters 19
3. Floor Joists 20
XIX. Miscellaneous
1. Construction Code Info 21
2. Safety Standards 22
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 founda-
tion 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
Standards of Workmanship - Page 1
1 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 corro-
sion-resistant wire mesh with mesh openings of 1/4
inch in dimension.
5. FLOOR FRAMING: Replace all rotten or deteriorated
flooring pieces with a standard grade material. All
materials should comply with existing codes.
6. FLOOR JOISTS: Reference specifications as noted on
Page 20.
II. 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 conform-
ing 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.
Standards of Workmanship - Page 2
5. REPLACE SIDING: Ail wood siding shall be D grade or
written approved equal material. Siding shall have a
minimum thickness of 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 weather
boarding 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 weather board-
ing 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 written
approved equal.
4. 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 36°F or above and
rising. Concrete shall not be deposited on frozen
qround. 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 neces-
Standards of Workmanship - Page 3
sary structural members required to form a structur-
ally sound unit.
7. STEPS: If steps are called for, they shall be poured.
monolithically, and shall have an 8 inches maxim-m
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 a written ap-
proved equal 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. SIDEWAI.KS: 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.
Standards of Workmanship - Page 4
V. ROOF
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 exist-
inq. 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 anchorage 7 feet - 0
inches heiqht.
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. Re-nail all loose shin-
gles. 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) ply 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) ply 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.
Standards of Workmanship - Page 5
Maximum allowable span for rafters specified on
attached tables (Page 19).
9. ALL ROOFING WORK: (either new or old) Shall be
accomplished in a workmanlike manner, and shall be
done in accordance with manufacturer's recommenda-
tions, and installed in such a manner (with proper
flashing, counter flashing and all other necessary
components) to prevent leaks of any kind. Provide
temporary covering for roof when adverse weather
conditions prevent the roofing and associated work
from being installed and protection is required.
Maximum allowable span for rafters specified on
attached tables - page 19.
VI. DOORS
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.
Ail exterior doors shall be weatherstripped with M-D
Nu-Koil, vinyl and aluminum, or written approved
equal. Threshold, set in mastic and door bottom
weatherstrip. 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 written approved equal 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.
5. 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. WOODEN SCREEN DOORS: Shall be of select preservative-
treated Western Ponderosa Pine with dowel joint
construction and furnished with 18/16 mesh corrosion
Standards of Workmanship - Page 6
resistant aluminum screen wire. Minimum thickness 1
1/8 inches.
7. INTERIOR DOORS: Shall be of interior standard grade
with minimum thickness of 1 3/8 inches. Ideal Brand
or written approved equal. Door frame shall have a
minimum thickness of 3/4 inch.
8. 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
jam~ 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 written
approved equal.)
VII. WINDOWS
1. 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 written approved equal.
Minimum thickness of 1 3/8 inches. All windows shall
conform to existing dimensions unless otherwise
specified. All shall be double pane 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. Operat-
ing sashes are to be properly weather-stripped to
minimize entrance of air and moisture. Double pane
shall be Allenco, Jordan or written approved equal
brand. Double pane (thermal insulated) windows shall
always be installed unless otherwise specified. All
windows shall conform to existing dimensions unless
otherwise specified. All shall be double pane with
screens.
3. 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
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.
Standards of Workmanship - Page 7
4. 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 qlass
must be used if within 12 inches of exterior door).
6. 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.
Caulk, prime and two coats of finish paint.
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, water-
proof 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 written
approved equal brand).
VIII. EXTERIOR TRIM
1. ALL EXTERIOR TRIM: (Corner boards, bird boards,
fascia boards and other moldings) shall be of D grade
and applied in a workmanlike manner. ReDlace all trim
if existinq 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
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 require written approval of equal quality.
Standards of Workmanship - Page 8
IX. 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 written approved
equal. All damaaed sub-flooring shall be reDlaced
with materials similar to existing. Floors shall be
trimmed flush at any change in elevation in excess of
1/8 inch. Floor joists shall conform to attached span
tables - page 20.
2. 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 accord-
ing 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. Carpet-
ing 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 carpet-
ing 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
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
Standards of Workmanship - Page 9
around balustrades; fasten to the tread and riser
face. Fasten carpet and pad at the top and bottom of
each riser. Where gaps exist at bottom of finished
wall after installation of carpet, base molding,
either wood or rubber, must be installed (not quarter
round).
X. WALLS (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 al-
lowed).
2. ~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 shall not
exceed 1 1/2 gallons per 100 square feet of surface.
Joist placement shall conform with attached span
tables - page 20.
4. CEILING FINISHES: Drop ceilings shall be 1/2 inch
Gypsum. A cove molding (3/4 inch or 1 1/2 inches)
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
Standards of Workmanship - Page 10
shall be interlocking, pattern and color to be se-
lected by Owner. Provide manufacturers molding to the
perimeter. Suspended ceilings shall have exposed "T"
Bar or un-exposed "T" Bar, as specified, to be in-
stalled per manufacturers directions.
XI. MILL WORK
1. MATERIAL (GRADE AND SPECIES): Material shall be of a
select grade of white pine or written approved equal.
Plywood shall be of AD grade or written approved
equal.
2. 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 prop-
erly. 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.
XII. PAINTING*
1. 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 consis-
tency 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 deliv-
ered 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. Ail 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.
2. GENERAL REQUIREMENTS: Maintain temperature of rooms
where varnish or enamel is being applied at 70°F, or
more, and at 50°F or more during other interior
painting. Exterior painting shall be performed when
the air temperature is 50°F or higher and in dry
Standards of Workmanship - Page 11
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 wind6Ws. 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 manufac-
turer'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 prepara-
tion 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
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:
Standards of Workmanship - Page 12
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 sandpa-
per.
-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.
Plaster, Concrete, Masonry: If high alkali is pres-
ent, 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.
Standards of Workmanship - Page 13
* Ali 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 written approved equal.
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 recommenda-
tions.
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 contain-
ers 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 character-
istics for various applications (Pittsburgh Wall Fresh
68-6 paint or written approved equal).
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 written ap-
proved equal, 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 mold-
ings or colors, sharp and clean without 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 accor-
dance with specifications. At completion, touch up
and restore finish where damaged or defaced and leave
in first class condition. Painted or finished sur-
faces cut in fitting or erection shall be restored.
Standards of Workmanship - Page 14
XIII. FINISH HARDWARE
1. FINISH HARDWARE: All exterior door locks shall be
properly installed with key-in-knob and deadbolt,
Weiser, Schlage, Kwikset or Westlock brand -- not less
that "contractor" grade; i.e., Kwikset Titan series,
Schlage Contractor Series, etc. 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, Kwikset, Westlock brand -- not less that
"contractor" grade -- 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.
XIV. MISCELLANEOUS
1.. COUNTER TOPS: Tops material shall be securely bonded
to reinforced steel core or to 3/4 inch plywood or
other written approved equal material. Top material
shall be phenolic laminate, vinyl plastic covering,
linoleum, ceramic tile, stainless steel, or be of
written approved equal material suitable for its
intended use. At least a 3 inch backsplash shall be
provided when abutting walls. Ail edges shall be of
same material as cabinet top. Where formica, lino-
leum, 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 con-
structed 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-HOOD: See work write up for numbers and makes.
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, fiberqlass cellulose
blown insulation, and evenly blown (from exterior
plate to exterior plate) over the entire attic of
habitable rooms. Shall have an R value of 30.
Standards of Workmanship - Page 15
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 written
approved equal enclosed shelf space. In all cases
where shower head is installed, provide a shower rod
or shower door. Tub kit should be two piece fiber-
glass unit with overlapping edges (medium grade).
2. ~HVAC: For all air conditioning, 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.
The installing contractor must provide documentation
showing the Energy Eff. Rating.
3. AIR-CONDITIONING: Addition or replacement of HVAC
systems shall have high-efficiency systems and burners
that are not oversized by more than 15 percent. The
installing contractor shall provide documentation
showing the unit's size and the energy efficiency
rating.
4. PLUMBING LINES: All plumbing stacks shall be con-
cealed in wall and extended through roof, with roof
flashinq.
5. SEPTIC TANK: Removal shall be done in such a manner
as to cause a minimum amount of damage to the sur-
rounding structures and landscaping. Fill shall be of
such consistency as to prevent subsequent settlings of
the fill. Fill with sand.
* All plumbing components, installations, modifica-
tions shall meet the codes and ordinances of the City
of Denton, Texas. All work must be done by properly
licensed individuals.
Standards of Workmanship - Page 16
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, consider-
ing economic feasibility, program need and type of
construction involved. See work write-up for specifica-
tions.
1. Doors must be weatherstripped and windows must be
~reputtied or caulked.
2. All openings, cracks or joints in the building enve-
lope 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 percent oversize.*
6. Ceiling insulation must be to a value of R-30.*
7. Wall insulation must be to a value of R-ii.*
* 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 21).
Standards of Workmanship - Page 17
CEILING JOISTS
-~~
LUMBER MAXIMUM ALLOWABLE SPAN*
GRADE & SPECIES SPACING OC 2 X 6 2 X 8 2 X 10 2 X 12
12" 19' 11" 26' 2" 33' 5" 40' 8"
DOUGLAS 16" 18' 1" 23' 10" 30' 5" 36' 10"
FIR 24" 15' 9" 20' 10" 26' 6" 32' 3"
12" 16' 1" 21' 2" 27' 1" 33' 10"
DOUGLAS 16" 14' 7" 19' 3" 24' 7" 29' 11"
FIR 24" 12' 9" 16' 10" 21' 6 26' 8"
12" 19' 6" 25' 8" 32' 9" 39' 10"
YELLOW 16" 17' 8" 23' 4" 29' 9" 36' 2"
PINE 24" 15' 6" 20' 5" 26' 0" 31' 7"
~3 12" 18' 8" 24' 7" 31' 4" 37'
YELLOW
PINE 16" 16' 11" 22' 4" 28' 6" 34'
24" 14' 9" 19' 6" 24' 10" 29'
~ 12" 18' 2" 24' 0" 30' 7" 37'
SPRUCE-
PINE- 16" 16' 6" 21' 9" 27' 9" 33'
FIR 24" 14' 5" 19' 0" 24' 3" 28'
SPRUCE-
PINE- 16" 10' 3" 16' 11" 21' 2" 27'
FIR 24" 8' 11" 14' 1" 18' 6" 23'
THESE SPANS ARE INTERPOLATED BY USE OF THE FOLLOWING TABLES OF THE 1991 EDITION OF THE UNIFORM
BUILDING CODE:
TABLE NO. 25-A-1 - ALLOWABLE UNIT STRESSES - STRUCTURAL LUMBER
ALLOWABLE UNIT STRESSES FOR STRUCTURAL LUMBER - VISUAL GRADING
(NORMAL LOADING. SEE ALSO SECTION 2504)
TABLE NO. 25-U-J-6 - ALLOWABLE SPANS FOR CEILING JOISTS - 10 LBS PER SQ FT LIVE LOAD
DESIGN CRITERIA: DEFLECTION FOR 10 LBS PER SQ FT LIVE LOAD. LIMITED TO SPAN IN INCHES DIVIDED BY 240.
STRENGTH-LIVE LOAD OF 10 LBS. PER SQ ,FT. FLUS DEAD LOAD OF 5 LBS PER SQ FT DETERMINES THE REQUIRED
FIBER-STRESS VALUE.
Standards of Workmanship - Page 18
RAFTERS
LUMBER MAXIMUM ALLOWABLE SPAN*
GRADE & SPECIES SPACING OC 2 X 6 2 X 8 2 X 10 2 X 12
12' 16' 5" 21' 8" 2;" 8" 33' 8"
DOUGLAS 16" 14' 3" 18' 9" 24' 0" 29' 1"
FIR 24" 11' 7" 15' 4" 19' ;"' 23' 9"
12" 12' 7" 16' 7" 21' 2" 25' 9"
DOUGLAS 16" 10' 11" 14' 4" 18' 4" 22' 4"
FIR 24" 8' 11" 11' 9" 14' 11" 18' 2"
12" 16' 2" 21' 4" 27' 2" 33' 1"
YELLOW 16" 14' 0" 18' 5" 23' F' 28'
PINE 24" 11' 5" 15' 1" 19' 3" 23' 4"i
#3 12" 12' 3" 16' 1" 20' 7" 25' 0"
YELLOW
PINE 16" 10' 7" 13' 11" 17' 10" 21' 8"
24" 8' 8" 11' 5" 14' 5" 17' 8"
~2 12" 13' 8" 18' 0" 23' 0" 27' 11"
SPRUCE-
PINE- 16" 11' 10" 15' 7" 19' 11" 24' 2"
FIR 24" 9' 8" 12' 9" 16' 3" 19' 9"I
#3 12" 10' 4" 13' 7" 17' 5" 21' 2"
SPRUCE- 8' 11" 9" 1"
PINE- 16" 11' 15' 18' 4"
FIR 24" 7' 4" 9' 7" 12' 3" 14 11"
* THESE SPANS ARE INTERPOLATED BY USE OF THE FOLLOWING TABLES OF THE 1991 EDITION OF THE UNIFORM
BUILDING CODE:
TABLE NO. 25-A-1 - ALLOWABLE UNIT STRESSES - STRUCTURAL LUMBER
ALLOWABLE UNIT STRESSES FOR STRUCTURAL LUMBER - VISUAL GRADING
(NORMAL LOADING. SEE ALSO SECTION 2504)
TABLE NO. 25-U-R-13 - ALLOWABLE SPANS FOR HIGH SLOPE RAJ-~-RS SLOPE OVER 3 IN 12
20 LBS PER SQ FT LIVE LOAD (LIGHT ROOF COVERING)
DESIGN CRITERIA: STRENGTH - SEVEN LBS PER SQ FT DEAD LOAD PLUS 20 LBS PER SQ FT LIVE LOAD DETERMINES
REQUIRED FIBER STRESS. DEFLECTION - FOR 20 LBS PER SQ FT LIVE LOAD. LIMITED TO SPAN IN INCHES DIVIDED
BY 180. RAFTERS: SPANS ARE MEASURED ALONG THE HORIZONTAL PROJECTION AND LOADS ARE CONSIDERED
AS APPLIED ON THE HORIZONTAL PROJECTION.
Standards of Workmanship - Page 19
FLOOR JOISTS
LUMBER MAXIMUM ALLOWABLE SPAN*
GRADE & SPECIES SPACING OC 2 X 6 2 X 8 2 X 10 2 X 12
12" 10' 11" 14' 5" 18' 5" 22' 5"
DOUGLAS 16" 9' 11" 13' 1" 16° 9" 20' 4"
FIR 24" 8' 8" 11' 5" 14' 7,' 17' 9"
12" 10' 6" 13° 10" 17' 8" 21' 6"
#3 9' 19' 6"
DOUGLAS 16" 6" 12' 7" 16' 0"
FIR 24" 8' 4" 11' 0' 14' 0" 17' 0"
12" 10' 9" 14' 2" 18' 0" 21' 11'J
I
YELLOW 16" 9' 9" 12' 10" 16' 5" 19' 11"I
PINE 24" 8' 6' 11' 3" 14' 4" 17, 5"11
~.J 12" 10' 3" 13' 6" 17, 3" 21' 0"I
YELLOW 16" 4"Ii
PINE 9' 12' 3" 15' 8" 19' 1'"
I
24" 8' 2" 10' 9" 13' 8" 16' 8"1
I
#2 12" 10, 0- 13' 2- 16, 10- 20' 6,,li
SPRUCE- I1'
PINE- 16" 9' 1' 12' 0" 15' 3" 18' 7"
FIR 24" 7' 11" 10' 6" 13' 4" 16' 3"11
~3 12" 9' 9" 12' 10" 16' 5" 19' 11-1
SPRUCE-
I
PINE- 16" 8' 10" 11' 8" 12' 11" 18' 1"I
FIR 24" 7' 9" 10' 2" 13' 0" 15' 10"11
I
* THESE SPANS ARE INTERPOLATED BY USE OF THE FOLLOWING TABLES OF THE 1991 EDITION OF THE UNIFORM
BUILDING CODE:
TABLE NO. 25-A-1 - ALLOWABLE UNIT STRESSES - STRUCTURAL LUMBER
ALLOWABLE UNIT STRESSES FOR STRUCTURAL LUMBER - VISUAL GRADING
(NORMAL LOADIHG. SEE ALSO SECTION 2504)
TABLE NO. 25-U-J-1 - ALLOWABLE SPANS FOR FLOOR JOISTS - 40 LBS PER SQ FT LIVE LOAD
DESIGN CRITERIA: DEFLECT]ON - FOR 40 LBS PER SQ FT LIVE LOAD. LIMITED TO SPAN IN INCHES DIVIDED BY 360.
STREHGTH - LIVE LOAD OF 40 LBS PER SQ FT PLUS DEAD LOAD OF 10 LBS PER SQ FT DETERMINES THE REQUIRED
FIBER STRESS VALUE.
Standards of Workmanship - Page 20
XIX. MISCELLANEOUS
1. COMMERCIAL AND MULTI-FAMILY INFORMATION CONCERNING
CITY CONSTRUCTION CODES
The construction codes which have been adopted for use
in the City of Denton are:
a. 1991 Uniform Building Code with Amendments
b. 1985 Uniform Mechanical Code with Amendments
c. 1993 National Electrical Code with Amendments
d. 1985 Uniform Plumbing Code with Amendments
Copies of these codes may be read in the Building
Inspection office. Contractors will be responsible to
comply with changes made to the approved codes adopted
for use in the City of Denton.
Permits are required on the following:
Building (New or Remodeling) Plumbing
Heating, Ventilating & Cooling Electrical
~Sidewalk (if in Right-of-Way) Roofing (when not part
Lawn Sprinkler of building permit)
Driveway Approach Swimming Pool
Fence Sign
Following are required inspections and phone numbers
to request those inspections:
566-8363 566-8361 566-8364
BUILDING ELECTRIC PLUMBING
Approach Saw Service Rough-In
Foundation Rough In Partial Rough
Framing Slab Rough In Water Yd Line
A C Duct Service Lateral Sewer
Fireplace Underground Gas Yd Line
A C Final Temp Power Stack Out
Parking Pool Grounding Gas Pressure Test
Fence Sign Vacuum Breaker
Mobile Home Re-Connect PLUMB& GAS FINAL
Setback Pool Final
Sign FINAL ELECTRIC
Swimming Pool
Roof Drain
FINAL BUILDING
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.
Standards of Workmanship - Page 21
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 permittee
to obtain required inspections before a building or
use is completed or occupied. A CERTIFICATE OF OCCU-
PANCY 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 byUnderwriters
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.
Standards of Workmanship - Page 22