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1992-158ALL00316 ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DENTON, TEXAS, APPROVING GUIDELINES FOR OPERATION OF THE CITY OF DENTON HOUSING REHABILITATION PROGRAM AND ELIGIBILITY CRITERIA, AUTHORIZING EX- PENDITURES IN EXCESS OF $10,000 FOR PROJECTS MEETING PROGRAM GUIDELINES AND CRITERIA; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City Council of the City of Denton recognizes the need to assist low and moderate income families in securing safe, sanitary and decent housing; and WHEREAS, the City of Denton participates in a Housing Rehabili- tation Program administered by the city of Denton Community Devel- opment office and funded through a federal grant from the Depart- ment of Housing and Urban Development; NOW, THEREFORE, THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS: SECTION I. That it approves the Housing Rehabilitation Program Guidelines and Housing Rehabilitation Program Eligibility Criteria which is attached to this ordinance as Exhibit A and authorizes the city of Denton Community Development office to administer this program. SECTION II. That it authorizes the expenditure of funds in ex- cess of $10,000 for the Community Development Office for projects meeting program guidelines and criteria. SECTION III. That this ordinance shall become effective October 1, 1992. ~ PASSED AND APPROVED this the /~'-'day of 1992. ATTEST: JENNIFER WALTERS, CITY SECRETARY APPROVED AS TO LEGAL FORM: DE~I~txA. DRAYOVITCH, CITY ATTORNEY CITY OF DENTON HOUSING REHABILITATION PROGRAM GUIDELINES TABLE OF CONTENTS Introduction Description of Program Procedures I. Eligibility Requirements II. Application Processing III. Contractor Selection and Monitoring IV. Payment to Contractor V. Financial Assistance Programs VI. Appeals Provisions General Terms and Conditions o Minimum Rehabilitation Standards Appendices Introduction The city of Denton Housing Rehabilitation Program is designed to assist low and moderate income families in securing safe, sanitary and decent housing. This program's objective is to rehabilitate single family owner occupied houses by making needed repairs with the first priority as correcting code violations. The Housing Rehabilitation Program is administered by the City of Denton's Community Development office and funded through a federal grant from the Department of Housing and Urban Development. The Community Development office is located at ll0-B West Oak Street. The following pages contain a detailed description of the program including policies and procedures. The purpose of these guidelines is to explain to potential clients and the citizens of Denton, the Housing Rehabilitation Program and types of assistance available. For further information or clarification of the guidelines, contact the Community Development Office at 383-7726. AAA005CE DESCRIPTION OF PROGRAM PROCEDURES DESCRIPTION OF PROGRAM PROCEDURES I. ELIGIBILITY REOUIREMENTS To be eligible for rehabilitation assistance, the applicant must be a citizen of the United States or a legal resident alien. The applicant must be the owner occupant of a single family dwelling unit and should hold Fee Simple Title to the property. In the event the home is being purchased under a contract of sale, the seller must provide the purchaser with a warranty deed on the property before loan settlement occurs or consent to allow a lien placed against the property. Only homeowner's who qualify on the basis of the most current HUD Section 8 Housing Program Income Limits shall be eligible for assistance. The following table shall be used to establish an applicant's eligibility based on gross family income and family size: NUMBER IN HOUSEHOLD INCOME 1 $25,200 2 $28,800 3 $32,400 4 $36,000 5 $38,900 6 $41,750 7 $44,650 8 or more $47,500 The applicant's statement of income shall be verified by contacting the applicant's employer and/or obtaining a copy of the applicant's latest income tax return. Annual income includes earnings (wages, pensions, etc.) spouse's earnings, interest from stocks, bonds, savings accounts, income from real estate, public assistance, child support payments, etc. Also included is any amount earned by any other adults (18 or over) currently residing in the unit, unless residence in the unit is a result of a physical disability or individual is a full-time student (12 hours or more). An example of this situation would be an elderly parent living with children and drawing social Security. The social Security income would not be included as household income. Applicants must also exhibit the ability to pay monthly housing expenses including mortgage payments, taxes, insurance, utility bills, etc. All property taxes AAAO05CE must be paid in full. Homeowners, on an annual basis, will be required to provide proof of insurance coverage and payment of taxes when requested in writing by the Community Development office. II. APPLICATION PROCESSING Any persons wishing to apply for Housing Rehabilitation assistance must complete the application and all other required forms included in the application packet. All information on the completed applications will be verified by the Community Development staff. If any information is found to have been intentionally falsified, the application will be rejected and the applicant will not be allowed to reapply. Applications will be taken on a continual basis but will be evaluated monthly. If the applicant is determined to be eligible for the program, a preliminary inspection will be made of the dwelling unit. The dwelling unit must meet certain standards to be considered rehabable. These standards are listed below: 1. If the unit is situated in the designated flood-plain area, some cost limitation may apply. 2. The unit must be classified as a single family owner-occupied structure. 3. The unit must be in an existing condition that would permit rehabilitation to bring the structure to meet Section 8 Housing Quality Standards. The first priority item in rehabilitation beyond Section 8 Standards will be to correct code deficiencies. (See Appendix 2) 4. The unit must be serviced by a city approved water supply, sanitary sewer and electrical system. 5. The foundation of the structure must be in a stable condition which would permit lasting rehabilitation efforts. All applicants who meet the minimum eligibility standards and whose houses qualify as rehabable, will be rated to decide a priority for receiving assistance. (Please See Next Page) AAA005CE Individuals applying will be ranked according to the following rating guide. Projects may be chosen on a priority basis at any time. Currently, project selection is based on a first come, first served basis. REHABILITATION GRANT/LOAN APPLICATION ELIGIBILITY STANDARDS Income: 1) Below maximum income level 5 2) Less than 75% of maximum income level 10 3) Below maximum income level and 30% of monthly income expended on housing . 10 4) Less than 75% of maximum income level and 30% or more of income expended on housing . 20 Risk Analysis: 1) Does the property owner exhibit the ability to pay monthly housing expenses 20 TOTAL o 65 Grant applicants must have a minimum of twenty five (25) points to be ranked for possible assistance. The applicant must be below the minimum income levels (5 points) and must exhibit the ability to pay monthly housing expenses (20 points). However, final decisions on the applicant's eligibility for assistance will be determined by the Community Development Staff. Each applicant may be prioritized according to their needs and the structure's condition. Priority ratings will be determined using the above point scale. A total of ten (10) points will be subtracted from the application of any individual who has had a rehabilitation under any federal or state program during the past ten (10) years. AAA005CE III. CONTRACTOR SELECTION AND MONITORING All housing rehabilitation recipients are responsible for finding a contractor who will develop a proposal to make the necessary repairs to their home. Your contractor's proposal must be submitted to the Community Development office within thirty (30) days from the date you receive the work order write-up prepared by the Community Development Housing Inspector. Contact any reputable and experienced contractor and request a bid for the required work. IF YOU HAVE ANY TROUBLE FINDING A CONTRACTOR, contact any of the following places for assistance: * Your local Better Business Bureau. * Any friends or neighbors who have had remodeling done to their properties. * Chamber of Commerce When a contractor comes to look at your home you should: * Show him/her the mandatory work items that have been identified by the Community Development Housing Inspector. * Advise him/her that the bid proposal must be returned to you or the Community Development office for submission to the rehabilitation program on or before the due date. DO NOT SIGN ANY AGREEMENT WITH THE CONTRACTOR. Bring the contractor's bid proposal to the Community Development office at ll0-B West Oak where you made your original application. The Community Development Coordinator will review the proposal to verify that: 1. The contractor is licensed, insured and has Worker's Compensation. 2. All required improvements have been included in the bid. 3. The proposed work is in conformance with the program's General Specifications. 4. All proposed rehabilitation costs are reasonable. 5. The contractor you have chosen has not been disqualified (debarred by any local, state or federal government agency. AAA005CE Contractors participating in the Housing Rehabilitation Program will be selected by the eligible homeowner. The homeowner will be required to solicit bid proposals from at least three contractors based on the preliminary work write-up done by the Community Development inspector. The homeowner shall also be responsible for supplying the contractor with a contractor's packet which includes the contractor performance manual, general specifications for workmanship, all insurance and bonding requirements, a contractor's eligibility certification form and a copy of the preliminary work write-up. After the homeowner has received at least three bid proposals and all other required forms from the contractors, these shall be submitted to Community Development office for review. *The homeowner is encouraged to contact several contractors in order to find one that is suitable and to obtain competitive bids. The bid proposals that are submitted by the homeowner will be reviewed by the Community Development coordinator to determine if the total bid price is reasonable and under the maximum allowable amount. The bid proposals will then be submitted to the Housing Rehabilitation Loan Advisory Committee. The committee will approve or disapprove of the homeowner's choice based on the bids and the cost estimates provided. THE CITY OF DENTON AND THE HOMEOWNER RESERVE THE RIGHT TO REJECT ANY AND ALL BIDS. If one of the bid proposals selected by the homeowner is approved by the committee, then the Community Development staff shall proceed with the review of all other forms submitted by the contractor. The contractor shall submit a certification of eligibility form. Any contractor whose name appears on the most current HUD or City of Denton Debarred Contractor's List will not be eligible to participate in this program. References will be checked and claims of substandard workmanship will be cause to declare a contractor ineligible. The contractor must also submit all required proof of insurance forms and bonds (if applicable). Failure to submit these will result in rejection of the bid proposal. Once the contractor has been selected and approved, a contract agreement must be signed. Before the contractor can start work, the homeowner must issue a notice to proceed. The contractor's work will be monitored by the homeowner, the Community Development Staff and the city of Denton building code inspector. If the homeowner considers any work done by the contractor to be unsatisfactory or incomplete, the homeowner should advise the contractor of AAA005CE the discrepancy and ask that it be corrected. In the event a dispute exists between the homeowner and the contractor with respect to the rehabilitation work, the city shall take appropriate action in accordance with the provisions of the construction contract to assure that the owner is satisfied before making any payment to the contractor. In the event a dispute cannot be resolved, the Director of Planning and Development shall consider all pertinent facts and shall decide an appropriate course of action to resolve the dispute. Acceptance of Work 1. Final Inspection - In order for the contractor to close out a rehabilitation job, a final inspection shall be made by the city of Denton building code inspector, the Community Development Staff, and the homeowner. If the final inspection results in no additional work or no specified corrections, the homeowner shall sign the contractor's release form which states that all work has been completed to their (homeowner's) satisfaction. The building code inspector shall sign a final inspection form to confirm the same. At this time, the contractor is required to submit to the homeowner copies of all warranties and releases of liens from subcontractors and suppliers. Community Development will not authorize payment to the contractor until these documents are properly completed and submitted to the homeowner. 2. Warranty of Work - As stated in the rehabilitation contract, the contractor shall guarantee the work performed for a period of at least one year from the date of final acceptance. The contractor will return in thirty (30) days and ask the homeowner if any additional repairs are necessary. Any deficiencies or necessary repairs to specified work will be completed at this time. If no repairs are needed, the contrac- tor will request that the homeowner release the contingency payment. IV. PAYMENT TO CONTRACTOR: The contractor shall receive payment, minus contingency amount, for all completed contracts within 15 working days after final inspection approval. Ten percent (10%) of the total contract amount will be withheld for thirty (30) days. At this time, the property owner must approve release of contingency funds. AAA005CE A forty-five percent (45%) interim payment will be made available to the contractor upon property owner and inspector approval. An "All Bills Paid" affidavit or release of lien from all subcontractors and suppliers must be submitted before payment. All electrical, plumbing, mechanical, and roofing permits must also be submitted prior to payment. V. CONTRACTOR DEBARMENT A contractor will be declared ineligible to participate in projects funded by the City of Denton's Housing Rehabilitation Program for one or more of the following Gauses: 1. Failure to complete a project within the prescribed contract period. 2. Failure to complete warranty repairs within a reasonable time period. 3. Failure to use licensed plumbing and electrical subcontractors. 4. Failure to obtain proper insurance, i.e., both liability and worker's compensation. 5. Failure to complete work in accordance with program specifications and/or accepted standards of workmanship. 6. Failure to pay all subcontractors working on the project appropriately and/or submit affidavits of payment signed by all subcontractors. 7. Failure to obtain proper permits for work in progress. Contractors will be notified of their proposed debarment and will be afforded the opportunity to comment or appeal the action. All appeals must be made in writinq to the Community Development office at least 15 days after the date of the notification letter. Contractors debarred from the Housing Rehabilitation Program may no longer contact homeowners receiving CDBG funds with the intent of providing a bid on the project. VI. DESCRIPTION OF FINANCIAL ASSISTANCE PROGRAMS The city of Denton has several financial assistance categories for those who qualify for the Housing AAA005CE Rehabilitation Program. A description of each category and its requirements follows: 1. Home Renewal Loan: A Home Renewal Loan is a rehabilitation loan made to eligible applicants primarily to bring their property into compliance with Section 8 Housing Codes. The maximum allowable loan is $15,000.00 ($9,000 for previous rehabilitation recipients)* or the value of the equity in the property, whichever is less. Value of equity is determined by subtracting the indebtedness secured by the property from 1.245% of the current tax appraised value. The loan shall carry 3% interest and be for a term of up to l0 years with monthly loan payments. The loan will be secured by a lien on the property. The applicant must meet the basic minimum eligibility requirements of the Housing Rehabilitation Program to qualify for the loan. 2. Deferred Payment Loan: A Deferred Payment Loan is similar to the Home Renewal Loan. It is made to eligible applicants to bring their property into compliance with Section 8 Housing Quality Standards and within reason, the City of Denton Housing Codes. The maximum allowable loan amount is $15,000.00 ($9,000 for previous rehabilitation recipients)* or the value of the equity in the property, whichever is less. Value of the equity is determined by subtracting the indebtedness secured by the property from 1.245% of the current tax appraised value. The loan shall carry 0% interest and continues until the applicant satisfies the conditions listed in the promissory note. There are no monthly payments. Deferred Payment Loans are secured by a lien on the property. The applicant can be a contract purchaser, however, the seller must provide him with a Warranty Deed or consent to have a lien placed against the property at the time of closing. The applicant must meet the basic eligibility requirements of the Housing Rehabilitation Program, and in addition, meet the special income limits as established for this loan program. (See Appendix 3). 3. Combination Loans: A Combination Loan is a rehabilitation loan comprised in part of the Home Renewal Loan and Deferred Payment Loan Programs. This program is intended for qualifying families whose incomes are not low enough to be eligible for a straight Deferred Payment Loan, but not high enough to make repayments on a full Home Renewal Loan. The maximum allowable loan is $15,000.00 ($9,000 for previous rehabilitation recipients)*. The Home AAA005CE Renewal Loan portion of the combination shall carry 3% interest and be for a term of up to 10 years with monthly loan payments. The deferred payment portion shall carry 0% interest and the loan continues until the requirements of the promissory note have been satisfied. There will be no monthly payments on this portion of the Combination Loan. The loan is secured by a mortgage or deed of trust. Applicants must be able to obtain a Warranty Deed from the seller at the time of closing. The applicant must meet the basic minimum eligibility requirements of the Housing Rehabilitation Program and in addition meet the special income limits as established for this program. These income limits are defined in Appendix 3. 4. The level of monetary assistance will be determined prior to rehabilitation. A structural evaluation will be completed. Each structure will be assessed and it will be determined whether the repairs needed are (a) minor, (b) moderate, (c) major, or (d) extensive. Allocations will be as follows: minor repair/rehabilitation - $9,000 allocation moderate repair/rehabilitation $12,000 allocation major repair/rehabilitation - $15,000 allocation Structures needing repairs in excess of the $15,000 allocation cannot be rehabilitated under this program. 5. Repayment Policy for Financial Assistance: Whether the applicant receives a loan, a grant or a combination loan/grant, he or she must agree to have a lien placed on their property until they have satisfied the requirements of the promissory note. In the case of a loan or combination loan/grant, the lien will remain until the loan has been paid in full. In the event of death of the loan recipient, the remainder of the loan must be paid by whomever becomes the legal owner. If for any reason the loan recipient decides to sell the property before the loan is paid in full, the remaining amount will become due at the time of the sale. * No recipient of rehabilitation assistance may request additional assistance from the City of Denton for home repairs until five (5) years after the date of the release of lien on the prior note. In the case of a grant, the lien will remain in effect until the grantee has lived on his/her property for the number of months specified in the promissory note. AAA005CE In the event of the sale of the property, the grant shall convert to a loan for the remainder of the amount due. In the event of the death of the grantee, the grant shall convert to a loan for the remainder of the amount due unless another family member who meets the income eligibility requirements resides on the property. In this case, the remainder of the loan will be forgiven as the original promissory note states. A waiver of these provisions can be requested if the property owner feels that their circumstances require special consideration. Section VI of the Guidelines explains how to request a waiver. The Community Development Staff will review each application and determine what type of financial assistance the applicant is eligible to receive. The chart shown in Appendix 3 will be used as a guide for the committee to use. Other factors such as percentage of monthly income spent on housing expenses and other large payments such as medical expenses will be taken into consideration. VII. APPEALS PROVISIONS: A. Request for Waiver: The city of Denton's Housing Rehabilitation Program has been developed to adhere to a set of guidelines in order to assure proper administration and management. In the event that an applicant feels that his circumstances require special consideration, he can request a waiver from the usual requirements. All requests for a waiver will be reviewed by the Community Development Administrator on a case by case basis. B. Appeals Procedure: Applicants who have been determined by the Community Development Administrator to be ineligible for rehabilitation, may appeal this decision to the Executive Director of Planning and Development Department. A written appeal must be submitted. The Executive Director of the Planning and Development Department shall issue a written response within fifteen days of rebeiving the complaint. Any applicant who feels that they have been unjustly denied rehabilitation assistance under the City's Housing Rehabilitation Program should follow the appeals procedure outlined above. AAA005CE GENERAL TERMS AND CONDITIONS GENERAL TERMS AND CONDITIONS 1. Property owner agrees to comply with all HUD requirements with respect to Title VI of the civil Rights Act of 1964, to not discriminate upon the basis of race, color, creed or national origin in the sale, lease, rental, or use of occupancy of the subject property. 2. Property owner agrees to not award any contract for rehabilitation work to be paid for in whole or in part with the proceeds of the grant, to any contractor who, at the time, is ineligible under the provisions of any applicable regulations issued by the Secretary of Labor, United States Department of Labor, the Department of Housing and Urban Development, or the community Development office to receive an award of such contract. 3. Property owner agrees not to pay any bonus, commission or fee for the purpose of obtaining the Community Development Staff's approval of the grant application or any other approval of concurrence required by the Housing Rehabilitation Program. 4. The homeowner will continue to occupy the premises during the rehabilitation; but he will cooperate with the contractor in a reasonable manner. 5. Property owner agrees that existing house utility services will be made available to the contractor without charge as follows: electricity, gas, water and telephone (local calls only). 6. Property owner agrees that the City shall be the agent for the owner and as such agent shall hold the funds made available to the owner for the rehabilitation grant for the purpose of the disbursement thereof to the contractor. 7. Property owner agrees that it is his sole responsibility to see that the contractor completes the work specified in his contract to the owner's satisfaction and that the City of Denton has no responsibility for any defects, faulty work or incomplete work by the contractor. The owner further agrees that the city has no liability for warranty of any of the workmanship or materials furnished by the contractor under the contract. The owner further agrees that latent or hidden conditions in the property which were not included in the original inspection and work write-up of the City are not the responsibility of the contractor nor of the City, but remain the responsibility of the owner. AAA005CE 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. The owner shall issue a written Notice to Proceed within thirty (30) days from the date of acceptance of the contractor's bid and proposal. If the Notice to Proceed is not received by the contractor within this thirty (30) day period, the contractor has the option of withdrawing his bid and proposal. If the contractor chooses to do this a written notice must be delivered to the owner with a copy to the city. The contractor shall not begin the work to be performed until receipt of written Notice to Proceed from the owner after which the contractor shall begin the work within ten (10) calendar days of the date of said Notice and shall complete said work within sixty (60) days or the number of days stated in the Rehabilita- tion contract. 10. The contractor shall not assign the contract without written consent of the owner and the City and/or its agent. 11. It is agreed between the owner and the contractor that damages due to delay are impossible to determine and that in the event the contractor does not complete the work required under the contract within the specified time, the contractor shall be liable for and shall pay to the City as liquidated damages the sum of one percent (1%) of the total contract amount or $55, whichever is greatest, for each calendar day of delay from the date stipulated for completion in the Rehabilitation Contract until such work is satisfactorily completed and accepted. 12. The contractor shall not be charged with liquidated damages for any delays in the completion of work due to the following: A. Any acts of the government; including controls or restrictions upon or requisitioning of materials, equipment, tools or labor by reason of war, National Defense or any other national emergency. B. Any acts of the owner. C. Causes not reasonably foreseeable by the parties to this contract at the time of the execution of the contract which are beyond the control and without the fault or negligence of the contractor; including but AAA005CE 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. AAA005CE 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. Ail damaged, loose or rotted parts shall be removed and replaced and the finished work shall match adjacent work in design and dimension. 19. After the final inspection and acceptance by the owner of all work under the contract including cleanup, the contractor shall submit to the owner for approval his requisition for payment. When the required warranties and the release of liens have been executed by the contractor, the final payment will be made which will include any amounts remaining due under the contract as adjusted in accordance with approved change orders and subject to withholding of any amounts due the owner for "liquidated damages" as may be necessary to protect the owner against any claim arising from the contractor's operations under the contract. Payments will be made within 10 days of formal requisition for payment. Only one partial payment may be made when 50% of the work has been completed. 20. A Rehabilitation Grant may be made only to cover the cost necessary to bring the dwelling into conformance with Section 8, Existing Housing Quality Standards. The two categories of repairs listed below are to be included as priority items: A. Required Repairs: Code violations which create hazardous conditions in regard to safety or health will generally involve the basic heating, plumbing or electrical systems. B. Recommended Repairs: Code corrections or preventive maintenance efforts which should be undertaken to avoid more costly future action. (1) Heating, plumbing and electrical improvements (2) Weatherization (3) Exterior work such as roofing, siding, painting, step and porch repair and retaining walls (4) Interior work such as renovation and repair of existing kitchen and bath facilities. 21. Mobile homes are not eligible for rehabilitation assistance. 22. The Denton County Appraisal District automatically reappraises any house where a building permit is issued. Although a building permit is not normally issued for AAA005CE rehabilitation work, the homeowner should be aware of this fact. If the home is reappraised, yearly property taxes will also increase. 23. Change orders may be made to cover an item of work which cannot be determined until sometime during the course of the rehabilitation work. The Community Development Staff shall not consider a change order proposed by a bidder that is not called for in the contract document prepared by the Community Development office. Change orders will be considered as follows: A. Change orders are used to add work necessary to correct incipient items that have been found to be defective after work is in progress but were not anticipated at the time the contract was executed. B. Change order requests will be limited to only those items that must be corrected to meet Section standards and/or city code requirements. No change orders for recommended or general property improvements will be approved. C. The change order amount is limited to a maximum of 10 percent (10%) of the total contract amount. No more than $15,000.00 will be spent on any house. $9,000.00 will be the maximum on structures that have previously been rehabilitated under a federal program. If it is necessary to request a change order to make required repairs and the contract is already at the maximum amount, a work item of less priority will be deleted from the bid proposal in order to compensate for the added amount. See description of Program Procedures. D. Change orders will be used when it is necessary to delete work from a contract for any reason. When items are deleted from the contract, they shall be at their previously bid amount. When items are deleted, but do not have specific costs, in such cases the contract shall be reduced by negotiating the cost at prevailing rates. E. All change orders shall be executed by the homeowner, contractor, and a member of the Community Development Staff. F. Except for the purpose of affording protection against any emergency endangering life or property, the Contractor shall make no change in the work or AAA005CE rehabilitation, provide any extra or additional work or supply additional labor, services or materials beyond that actually required for the execution of the contract. G. All change order requests must be submitted by the contractor, signed by the homeowner and approved by the Community Development Coordinator. No claim for an adjustment of the contract price by the contractor or homeowner will be valid unless this is done. H. The approval of a change order shall constitute authorization by the homeowner and Community Development Coordinator to change the grant amount equal to the cost of the work added or deleted. I. It may be necessary to change the time of completion due to the addition of certain work items or delays that are beyond the contractor's control. J. If the contractor feels that any of the limitations listed above will result in the incomplete rehabilitation of the structure as specified in the contract, he may appeal the limitation to the Housing Rehabilitation Advisory Committee. 24. If the work completed is not in accordance with the construction contract, a member of the community Development Staff shall advise the property owner of the non-compliance who then shall obtain appropriate action from the contractor. No payment shall be processed on a construction contract until a contractor has satisfactorily completed all necessary corrective action. 25. The owner shall be able to select the color and style of certain materials (i.e. carpet, floor covering, paneling, paint, etc.). No more than one selection of carpet and vinyling may be made. No more than two interior paint choices and two exterior paint choices may be made (main color and trim). 26. The contract warrants that all materials, fixtures, and equipment furnished by the contractor and its subcontractors shall be new, of good title and that the work will be done in a neat and workmanlike manner. Neither the final payment nor any provision in the contract nor partial or entire use or occupancy of the premises by the owner shall constitute an acceptance of work not done in accordance with the Contract or relieve the Contractor of liability in respect to any express warranties or responsibility for faulty materials or workmanship. The contractor shall promptly remedy any AAAO05CE defect in the work and pay for any damage to other work resulting therefrom which may appear within a period of one year from the date of final acceptance of the work unless a longer period is specified. The owner will give notice of observed defects with reasonable promptness. 27. Interest of certain federal and other officials: A. No member or Delegate to the Congress of the United States and no Resident Commissioner and no federal employee shall be admitted to any share or part of this contract or to any benefit to arise from same. B. No member of the governing body of the City and no other public official of or within the City or County who exercises any functions or responsibilities in connection with the administration of the Community Development Block Grant Program and no other employee of the Department of Planning and Development who exercises any such functions or responsibilities shall have any interest, direct or indirect, in rehabilitation proceeds which is incompatible or in conflict with the discharge or fulfillment of his functions and responsibilities in connection with the carrying out of the Housing Rehabilitation Program. The length of time this exclusion shall be in effect is one (1) year following the ending of term of office and shall be binding upon, but not limited to, all of the individuals and agencies herein described. AAA005CE MINIMUM REHABILITATION STANDARDS Roofs Roofs should not leak and have no evidence of rotted decking, fascia or soffit. Any roof with two or more layers of roofing must be stripped to the decking. If it is determined a new roof is necessary the decking must be checked for broken or rotted decking and shall be repaired or replaced as needed. Where new decking is required the material shall be one-half inch plywood or one-half inch waferboard to be used with H clips between sheets. All roofs that all stripped shall be replaced with new felt paper, the proper flashing and metal drip edge with 240 pound shingles. Any roof with less than a 4/12 pitch shall be covered with rolled roofing, with at least 12 inches of lap, if installation of rolled roofing is not sufficient to promote proper run off roof will be rebuilt. Siding and Trim 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 Ail 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. Ail 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 Ail 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. AAA005CE Kitchens Kitchens shall have a specific area which contains a sink with hot and cold running water, counter work space, and space for storage of cooking utensils. Stairs 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. Ail stairs shall be equipped with handrails. Utility Areas Gas or oil fired water heaters or furnaces shall not be located in the bathrooms or bedrooms. In addition to all plumbing and electrical codes, water heaters and furnaces shall be enclosed with a sealed door and adequate upper and lower combustion air. Ail 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 unlevel floors shall be raised and stabilized as level as possible without causing interior damage. Termite inspection and treatment shall be done if evidence of active infestations exist. A certified pest control company will carry out the treatment and present documents of proof. Electrical System 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 receptacles. 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. AAA005CE Ail sinks, lavatories, water closets, water heater, and other plumbing fixtures shall have accessible cutoff valves. All fixtures shall have P-traps, necessary vents and be properly connected to a public or private sewage disposal system. Ail sewer lines shall have accessible cleanouts. All water heaters shall be installed with double wall vent stack, a pop-off valve, and overflow to the exterior of the structure. Mechanical Eguipment Ail gas fired heating units must be vented with double wall pipe and proper upper and lower combu'stion 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. Insulation and Weatherizatien A R-19 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 All 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 connected to drain tiles shall have splash backs with proper site grading. chimneys and Vents AAA005CE 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. Ail doors shall be operational. 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. 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. AAA005CE APPENDICES 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 Requirement. The dwelling unit shall contain suitable space and equipment to store, prepare, and serve foods in a sanitary manner. There shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage where necessary. (2) Acceptability Criteria. The unit shall contain the following equipment in proper operating condition: cooking stove or range and a refrigerator of appropriate size for the unit, supplied by either the owner or the Family, and a kitchen sink with hot and cold running water. The sink shall drain into an approved public or private system. Adequate space for the storage, preparation and serving of food shall be provided. There shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage where necessary (e.g. garbage cans). (C) Space and Security - (1) Performance Requirement. The dwelling unit shall afford the family adequate space and security. (2) Acceptability Criteria. AAA005CE A living room, kitchen area, and bathroom shall be present; and the dwelling unit shall contain at least one sleeping or living/sleeping room of appropriate size for each two persons. Exterior doors and windows accessible from outside the unit shall be lockable. (D) Thermal Environment - (1) Performance Requirement. The dwelling unit shall have and be capable of maintaining a thermal environment healthy for the human body. (2) Acceptability Criteria. The dwelling unit shall contain safe heating and/or cooling facilities which are in proper operating condition and can provide adequate heat and/or cooling to each room in the dwelling unit appropriate for the climate to assure a healthy living environment. 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 illumination to permit normal indoor activities and to support the health and safety of occupants. Sufficient electrical sources shall be provided to permit use of essential electrical appliances while assuring safety from fire. (2) Acceptability Criteria. Living and sleeping rooms shall include at least one window. A ceiling or wall type light fixture shall be present and working in the bathroom and kitchen area. At least two electric outlets one of which may be present and operable in the living area, kitchen area, and each bedroom area. (F) Structure and Materials - (1) Performance Requirement. The dwelling unit shall be structurally sound so as not to pose any threat to the health and safety of the occupants and so as to protect the occupants from the environment. (2) Acceptability Criteria. Ceilings, walls and floors shall not have any serious defects such as severe bulging or leaning, large holes, loose surface materials, severe buckling or noticeable movement under walking stress, missing parts or other serious damage. The roof structure shall be firm and the roof shall be weathertight. The exterior wall structure and exterior wall surface shall not have any serious defects such as serious leaning, buckling, sagging, cracks or holes, loose siding, or other serious damage. The condition and equipment of interior and exterior stairways, halls, porches, walkways, etc., shall be such as not to present a danger of tripping or falling, elevators shall be maintained in safe AAA005CE and operating condition. In the case of a mobile home, the home shall be securely anchored by a tiedown device which distributes and transfers the loads imposed by the unit to appropriate ground anchors so as to resist wind overturning and sliding. (G) Interior Air Quality (1) Performance Requirement. The dwelling unit shall be free of pollutants in the air at levels which threaten the health of the occupants. (2) Acceptability Criteria. The dwel- ling unit shall be free from dangerous levels of air pollution from carbon monoxide, sewer gas, fuel gas, dust, and other harmful air pollutants. Air circulation shall be adequate throughout the unit. Bathroom areas shall have at least one openable window or other adequate exhaust ventilation. (H) Water Supply - (1) Performance Requirement. The water supply shall be free from contamination. (2) Acceptability Criteria. The unit shall be served by an approved public or private sanitary water supply. (I) Lead Based Paint - (1) Performance Requirement. (i) The dwelling unit shall be in compliance with HUD Lead Based Paint regulations, 24 CFR, Part 35, issued pursuant to the Lead Based Paint Poisoning Prevention Act, 42 U.S.C. 4801, and the owner shall provide a certification that the dwelling is in accordance with such HUD Regulations. (ii) If the property was constructed prior to 1950, the Family upon occupancy shall have been furnished the notice required by HUD Lead Based Paint regulations and procedures regarding the hazards of lead based paint poisoning the symptoms and treatment of lead poisoning and the precautions to be taken against lead poisoning. (2) Acceptability Criteria. Same as Performance Requirements. (J) Access - (1) Performance Requirement. The dwelling unit shall be usable and capable of being maintained without unauthorized use of other private properties, and the building shall provide an alternate means of egress in case of fire. (2) Acceptability Criteria. The dwelling unit shall be usable and capable of being maintained without unauthorized use of other private properties, and the building shall provide an alternate means of egress in case of fire. (K) Site and Neighborhood - (1) Performance Requirement. The site and neighborhood shall be reasonably free from disturbing noises and reverberations and other hazards to the health, safety, and general welfare of AAA005 CE the occupants. (2) Acceptability Criteria. The site and neighborhood shall not be subject to serious adverse environmental conditions, natural or man-made, such as dangerous walks, steps, instability, flooding, poor drainage, septic tank backups, sewage hazards or mudslides; abnormal air pollution, smoke or dust; excessive noise, vibration or vehicular traffic; excessive accumulations of trash; vermin or rodent infestation; or fire hazards. (L) Sanitary Condition - (1) Performance Requirement. The unit and its equipment shall be in sanitary condition. (2) Acceptability Criteria. The units and its equipment shall be free of vermin and rodent infestation. (M) Congregate Housing. The foregoing standards shall apply except for paragraph (b) of this section, Food Preparation and Refuse Disposal. In addition the following standards shall apply: (1) The unit shall contain a refrigerator of appropriate size. (2) The central dining facility (and kitchen facility, if any) shall contain suitable space and equipment to store, prepare and serve food in a sanitary manner, and there shall be adequate facilities and services for the sanitary disposal of food wastes and refuse, including facilities for temporary storage where necessary (e.g., garbage cans). AAAO05CE STANDARDS OF WORKMANSHIP STANDARDS OF WORKMANSHIP GENERAL SPECIFICATIONS INDEX Item Paae Item Paqe I. Foundation VII. Windows 1. Leveling i 1. Wood Units 6 2. Skirt 1 2. Aluminum Units 6 3. Creephole Door i 3. Window Screens 6 4. Ventilation 1 4. Reputty 6 5. Floor Framing 2 5. Window Glass 6 6. Floor Joists 2 6. Replace Sills 6 7. Weatherstripping 6 II. Walls (exterior) 1. Replace Stud Wall 2 8. Storm Windows 7 2. Repair Asbestos Siding 2 3. New Asbestos Siding 2 VIII. Exterior Trim 4. Repair Comp. Siding 2 1. All Exterior Trim 7 5. Straighten Walls 2 2. Masonry 7 6. Replace Siding 2 IX. Finish Floors III. Porches 1. Wooden 7 1. Removal 3 2. Tile Installation 7 2. Replace Wooden Flooring 3 3. Ceramic Tile 7 3. Wrought Iron 3 4. Carpet 7 4. Wood Columns 3 5. Concrete Porch 3 X. Walls (interior) 6. Stoops 3 1. Dry Wall Products 8 7. Steps 3 2. Wainscot 8 8. Handrails 3 3. Ceiling Insulation 8 9. Guardrails 3 4. Ceiling Finishes 9 IV. Walks and Drives XI. Mill Work 1. Walks 4 1, Material 9 2. Driveways 4 2. Workmanship 9 3. Approaches 4 XII. Painting V. Roof 1. Material 9 1. Level 4 2. General Requirements 9 2. Decking 4 3. Preparation of Surfaces 10 3. Gutter and Downspout 4 4. Exterior Painting 11 4. Flashing and Valley 4 5. Masonry Painting 11 5. Repair Comp. Roof 4 6. Interior Painting 11 6. New Built-up Roof 4 7. Caulking 11 7. New Built-up over Old 5 8. Application 12 8. New Comp. over old 5 9. Ail Roofing Work 5 XIII. Finish Hardware 1. Finish Hardware 12 VI. Doors 1. Exterior Doors 5 XIV. Miscellaneous 2. Frame 5 1. Counter Tops 12 3. Threshold 5 2. Attic Vents 12 4. All New Openings 5 3. Mechanical Ventilators 12 5. Remove & Close Opening 5 4. Vent-a-hoods 12 6. Aluminum Screen Doors 5 5. Built-ins 12 7. Wooden Screen Doors 5 6, Attic Insulation 12 8. Interior Doors 6 7. Clean up 13 9. Storm Doors 6 8. Site Drainage 13 AAA005CE Item Paae XV. Plumbing 1. Bathroom Accessories 13 2. Heating 13 3. Plumbing Lines 13 4. Septic Tanks 13 XVI. Electrical 1. Electrical Lines 13 XVII. Energy Conservation 1. Doors and Windows 14 2. Openings 14 3. Pipe Insulation 14 4. Duct Insulation 14 5. Design Insulation 14 6. Ceiling Insulation 14 7. Wall Insulation 14 XVIII. Span Tables 1. Ceiling Joists 15 2. Rafters 16 3. Floor Joists 17 XIX. Miscellaneous 1. Construction Code Info 18 2. Safety Standards 19 AAA005CE 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 2_~2 or 2_~4 gauge galvanized flashing with 2 inches overlap on bottom of skirt and extended into ground. 3. CREEPHOLE DOOR: Shall be hinged and constructed of such rodent proof material as to conform with foundation skirt, and shall be adequate size for entrance to crawl space. (Size: 24 inches x 24 inches hatch and stoDs~. 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 AAA005CE 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 corrosion-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. 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 conforming pattern, type and color. If unable to match the structure shall be painted to make color conform. 3. REPAIR COMPOSITION SIDING: Replacement shall be of conforming pattern, type and color. If unable to match, the structure shall be painted to make color conform. Asphalt minimum weight 105# per square, insulated composition minimum weight 225~ per square. 4. STRAIGHTEN WALLS: Walls shall be straightened by removing necessary wall boards (either exterior or interior) in order to work wall framing to a straight and even plane. Replace such structural members as required and brace properly. Reinstall siding and other components in a workmanlike manner. Caulk all exterior ioints before painting. 5. REPLACE SIDING: All wood siding shall be D grade or equivalent. Siding shall have a minimum thickness of AAA005CE 3/8 inch unless placed over sheathing that has an ICBO (International Code of Building Officials) approval. Siding patterns known as rustic, drop siding or shiplap shall have an average thickness of not less than 3/8 inch. Bevel siding shall have a minimum thickness measured at the butt section of not less than 7/16 inch and a tip thickness not less than 3/16 inch. All weatherboarding or siding shall be securely nailed to each stud with not less than one nail, or to solid 1 inch nominal wood sheathing or 1/2 inch plywood sheathing with not less than one line of nails spaced not more than 24 inches OC in each piece of the weatherboarding or siding. All fasteners used for the attachment of siding shall be of a corrosion-resistant type. III. PORCHES 1. REMOVAL: Shall be done in such a manner as to cause a minimum amount of damage to the remaining structure. Adequate bracing and strengthening shall be done as necessary for the main structure after removal. 2. REPLACE WOODEN FLOORING: Flooring shall be of tongue and groove type, and preservative treated to prevent deterioration unless otherwise specified. 3. WROUGHT IRON COLUMNS: Colonel Logan or equivalent. 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 ground. Shall be reinforced with minimum 6-6 x 10-10 wire mesh. 6. STOOPS: Are to be constructed of such material as to conform with existing roof, and shall have all AAA005CE necessary structural members required to form a structurally sound unit. 7. STEPS: If steps are called for, they shall be poured monolithically, and shall have an 8 inches maximum rise and 9 inches minimum run. 8. HANDRAILS: Handrails shall be required for stairways having four or more risers and serving one individual dwelling unit. Handrails shall be placed not less than 30 inches nor more than 34 inches above the nosing of treads and shall extend not less than 6 inches beyond the top and bottom risers. The handgrip portion of handrails shall be not less than 1 and 1/4 inches nor more than 2 inches in cross-sectional dimension or the shape shall provide an equivalent gripping surface. The handgrip portion of handrails shall have a smooth surface with no sharp corners. 9. GUARDRAILS: All unenclosed balconies or porches which are more than 30 inches above grade or floor below shall be protected by a guardrail. Guardrails shall be not less than 42 inches in height. Open guardrail and stair railings shall have intermediate rails or an ornamental pattern such that a sphere 6 inches in diameter cannot pass through. IV. WALKS DRIVES 1. SIDEWALKS: Concrete shall have a compressive strength at 28 days of at least 3000 P.S.I. Concrete will be deposited when temperature is at 36 degrees Fahrenheit or above the rising. Sidewalks shall be reinforced with a minimum single layer of 6-gauge mesh, 2 layers of 10-gauge mesh, or #3 rebar 18 inches O.C.E.W. Sidewalks shall have a minimum grade of 1/4 inch per foot. 2. DRIVEWAYS: Concrete shall have a compressive strength at 28 days of at least 3000 P.S.I. Concrete will be deposited when temperature is 36 degrees Fahrenheit or above and rising. Driveways shall be reinforced with a minimum single layer of 6-gauge mesh, 2 layers of 10-gauge mesh, or #3 rebar 18 inches O.C.E.W. All driveways shall have a minimum concrete thickness of 5 inches, with a minimum grade of 1/4 inch per foot. Expansion joints, constructed from wood of natural resistance to decay, such as the heartwood of redwood, bald cypress, or the cedars, shall be placed at a maximum of 30 feet intervals. 3. DRIVE APPROACHES: Prior to beginning any work in the public right-of-way, contact the Building Inspection Department at 566-8360. AAA005CE 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 Sd common or box nails and 6d common or box nails for plywood sheathing 6 inches OC along all edges and 12 inches OC along intermediate members for plywood. Plywood is to be sheathing grade no less than 3/8 inch but be same thickness as existinG. Floors shall be trimmed flush at any change in elevation in excess of 1/8 inch. 3. GUTTER AND DOWNSPOUT: Shall be of galvanized metal properly hung with 1/4 inch hardware cloth screen to prevent entrance of foreign materials, and shall have a concrete inches splash guard inches under the downspout. Minimum 2 strap anchoraae 7 feet 0 inches height. 4. FLASHING AND VALLEY MATERIAL: All shall be 26 gauge galvanized iron. Valley tin shall be a minimum of 20 inches wide. 5. REPAIR OF COMPOSITION ROOF: All missing or broken shingles shall be replaced. Renail all loose shingles. Replacement shall be of same color, design, weight and brand (if possible) as existing roofing material. 6. NEW BUILT UP ROOF: Nail one (1) ply of 30# felt. Mop two (2) plys with 15# felt properly mopped with hot tar. Apply hot mop and gravel, properly spread to create a uniform and durable roof. 7. NEW BUILT UP ROOF OVER OLD: Thoroughly clean surface. Install two (2) plys of 15# felt properly mopped with hot tar. Apply hot mop and gravel properly spread to create a uniform and durable roof. 8. NEW COMPOSITION ROOF OVER OLD: Properly repair structural wood material by replacing all rotten and defective decking, overhang, rafter ends, fascia and cornice. Apply 235# composition roof with 1 1/4 inches galvanized roofing nails. Install according to manufacturer's recommendations. Install 1 inch x 1 1/2 inches metal edging over all exposed edges of roof. No more than one overlayment or two layers of composition roof shall be applied to any structure. AAA005CE Maximum allowable span for rafters specified on attached tables. 9. ALL ROOFING WORK: (either new or old) Shall be accomplished in a workmanlike manner, and shall be done in accordance with m a n u f a c t u r e r ' s recommendations, 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 16. 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. All exterior doors shall be weatherstripped with M-D Nu-Koil, vinyl and aluminum, or approved equal. Threshold, set in mastic and door bottom weatherstriD. New door should conform to existing dimensions unless otherwise specified. Installation of a door includes new keyed lock, dead bolt and all new hardware. 2. FRAME: Shall be of 2 inches material, properly plowed jamb, to receive 1 3/4 inches door. 3. THRESHOLD: Shall be of proper height and width for the particular opening. 4. ALL NEW OPENINGS: 4 feet wide or less in bearing walls shall be provided with headers consisting of either two pieces of 2 inch framing lumber placed on edge and securely fastened together or 4 inch lumber of equivalent cross section. All openings more than 4 feet wide shall be provided with headers or lintels. Each end of a header or lintel shall have a length of bearing of not less than 1 1/2 inches for the full width of the lintel. All non-bearing loads shall be constructed with two 2 x 4 headers placed in such a manner as to remove all trace of closing. 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. ALUMINUM SCREEN DOORS: Shall be of extruded construction with a minimum thickness of 1 inch, and 2 inches wide fluted stiles, a 2 1/2 inches wide AAAO05CE extruded. Shall be furnished with 18/16 mesh corrosion resistant aluminum screen wire or nylon screen. 7. WOODEN SCREEN DOORS: Shall be of select preservative treated Western Ponderosa Pine with dowel joint construction and furnished with 18/16 mesh corrosion resistant aluminum screen wire. Minimum thickness 1 1/8 inches. 8. INTERIOR DOORS: Shall be of interior standard grade with minimum thickness of 1 3/8 inches. Ideal Brand or equivalent. Door frame shall have a minimum thickness of 3/4 inch. 9. STORM DOORS: Storm Doors are to be of aluminum, baked-enameled, factory finished. Unit is to include threshold, weatherstripping, closer chain stop and lock assembly. Door is to be hinged on the same side jamb as exterior door, or as indicated in drawing on work write-up. Door must give a tight fit when closed. (Larson Model Number 290 and 280 or equivalent.) VII. WINDOWS 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 equivalent. Minimum thickness of 1 3/8 inches. All windows should conform to existing dimensions unless otherwise specified. All should be doublepaned with screens. 2. ALUMINUM UNITS: Shall be constructed of heavy gauge extruded aluminum sections (minimum thickness .062). Exposed surfaces of all aluminum members shall be extruded of First Class Finish material with no serious defects or blemishes. All joints shall be neatly fitted, secure, and made water-tight. Operating sashes are to be properly weather-stripped to minimize entrance of air and moisture. Double pane shall be Allenco, Jordan or equivalent brand. Double pane (thermal insulated) windows should always be installed unless otherwise specified. All windows should conform to existing dimensions unless otherwise specified. All should be doublepaned with screens. 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 AAAO 05 CE 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. 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 alass 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, waterproof seal, but still provide removal of unit. Erection shall be by experienced mechanics only. Windows shall be provided with all necessary hardware for installation. Perimeter shall be caulked, grouted. Window shall be installed plumb, true to plane and firmly secured. Leave frame and opening in a like new condition (Allenco, Jordan or equivalent brand). VIII. EXTERIOR TRIM 1. ALL EXTERIOR TRIM: (Corner boards, bird boards, fascia boards and other mouldings) shall be of D grade and applied in a workmanlike manner. Replace all trim if existing trim style is not available. 2. MASONRY: Ail 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 AAA005CE tooled and left in a clean condition. Building face brick shall be of gas-fired solid clay or shale units. Structural clay tile, concrete masonry units and stone shall be of an approved type. 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 equivalent. All damaged subfloorina shall be re~laced with materials similar to existina. Floors shall be trimmed flush at any change in elevation in excess of 1/8 inch. Floor joists should conform to attached span tables - page 17. 2. TILE INSTALL4%TION: All vinyl-asbestos or inlaid linoleum floor covering shall be minimum 10 mils. Surfaces shall be properly prepared either by sanding and removing all foreign material from surfaces, filling properly, and cleaned; or by installing an underlayment in a neat and workmanlike manner according to manufacturer's recommendations. Floor covering shall be a first-line inlaid linoleum or a first-line vinyl asbestos tile. Covering shall be installed in a workmanlike manner, and with mastic materials recommended by manufacturer. Remove base trim and reDlace after placing floor covering. Install quarter round base trim if no trim exists. 3. CARPET: Prepare floor area by correcting subfloor of any irregularities. Clean the area thoroughly prior to laying carpet. Lay carpet and pad wall to wall in conformance with manufacturers directions. All carpet shall have a face weight of 24.5 oz. or more. Carpeting shall be stretched tight, free from puckers, scallops, and ripples. Carpeting shall be cut evenly and fitted close to walls and all other projections. It shall be cut to fit closely and evenly into trim strips and to and through thresholds where carpet joins together in doorways. Filler strips~ in carpeting shall not be less than 12 inches wide and 36 inches long. All carpet shall be lined up so that all lines (weaving) of carpet match as woven. Both in width and length. Re-fit all doors as necessary so that they clear carpeting completely when opening and closing. Remove all loose threads and clean any spots with spot remover, final vacuum. Allow only a minimum number of seams; no T or head seams will be allowed. Make seams parallel and perpendicular to walls. Do not make seams perpendicular to doors. Make cuts under doors at the mid-point of the door thickness AAAO05CE when the door is in the closed position. Lay all carpet with the tufting or nap in one direction. Installation on Stairs: Place seams at the bottom of risers. Use carpeting that is full width of the widest part of the stairway. Wrap carpet and pad around balustrades; fasten to the tread and riser face. Fasten carpet and pad at the top and bottom of each riser. 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 allowed). 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 should not exceed 1 1/2 gallons per 100 square feet of surface. Joist placement should conform with attached span tables - page 15. 4. CEILING FINISHES: Drop ceilings shall be 1/2 inch Gypsum. A cove molding (3/4 inch or 1 1/2 inches) AAA005CE shall be provided where ceiling butts wood or paneled walls. Finish shall be heavy texture or as specified by Owner. Install 1 inch by 3 inches furring strips 12 inches square ceiling tile. (Acoustical) Tile shall be interlocking, pattern and color to be selected by Owner. Provide manufacturers molding to the perimeter. Suspended ceilings shall have exposed "T" Bar or un-exposed "T" Bar, as specified, to be installed per manufacturers directions. XI. MILL WORK 1. MATERIAL (GRADE AND SPECIES): Material shall be of a select grade of white pine or equivalent. Plywoods shall be of AD grade or equivalent. 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 properly. Rough carpentry shall be self fitted and nailed and drawn up tight. Finish work shall be finished smooth, free of machine or tool marks, abrasions, raised grain, etc., on exposed surfaces, and shall be machine sanded and hand dressed to a smooth finish. Joints shall be tight and so formed as to conceal shrinkage. Mill assemblies shall be joined with concealed nails and screws where practical, or with mortise and tenons with glued blocks where practical. All molded members and trim shall be mitered or coped at corners. Nails in exposed work shall be set. Running flat finish shall have kerfed or worked hollow backs and shall be on commercial lengths. Trim around doors and openings shall be full length and jointed only at corners. Scribing, mitering, and joining shall be done accurately and neatly. 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 consistency and have easy brushing properties. Paint shall be ready mixed except that tinting and thinning may be done at the job. All paint materials shall be delivered in original unopened containers, with labels and tags intact. All materials shall be of the highest quality and be used for the purpose for which it was manufactured. USE OF A LEAD BASE PAINT SHALL BE PROHIBITED. All raw wood should be primed and painted to match existing as closely as possible. Include this in the bid for the installation of the new material. AAA005CE 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 weather. Field painting will not be required on items specified to be completely finished at factory or on aluminum, copper, brass, and bronze, or on glazing compound in aluminum windows. Back prime wood trim with one coat of linseed oil paint. Allow paint to dry hard between coats (2 to 5 days). Protect all work from damage by the use of drop cloths. Remove paint stains completely from finished work. Covering shall be complete. When color, stain, dirt, or undercoats show through the final coat of paint the work shall be covered by additional coats until the paint is of uniform color and appearance and coverage is complete. Where two coats or more of paint are specified, the coat applied prior to the finish coat shall be applied noticeably lighter in shade than the final coat. Hardware and accessories, fixtures, and similar items placed prior to painting shall be removed or protected during painting and replaced on completion of painting. Sand interior enamel surfaces lightly between coats. In the selection of paints, a reasonable choice of colors shall be offered to the homeowner. 3. PREPARATION OF SURFACES: Perform preparation and cleaning procedures in accordance with paint manufacturer's instructions and as herein specified, for each particular substrate condition. Remove hardware, hardware accessories, machined surfaces, plates, lighting fixtures, and similar items in place and not to be finish-painted, or provide surface-applied protection prior to surface preparation and painting operations. Remove, if necessary, for complete painting of items and adjacent surfaces. Following completion of painting of each space or area, reinstall removed items. Clean surfaces to be painted before applying paint or surface treatments. Remove oil and grease prior to mechanical cleaning. Program cleaning and painting so that contaminants from cleaning process will not fall onto wet, newly-painted surfaces. All surfaces requiring finishing shall be thoroughly cleaned and dry prior to painting. Exterior Surface Preparation: Remove existing loose, scaling, peeling or cracking paint; scrape, sand or wire brush surfaces to smooth condition to receive finish, feather edges into sound adjoining surfaces AAAO05CE and dust clean. Such treated surfaces to receive two coats of paint. Protect glass, screen and finished surfaces adjacent to painted surfaces. Remove paint misapplied to non-painted surfaces. Perform the following preparation operations for various interior substrates as indicated: Wood: Shellac knot holes, pitch pockets and sappy portions, or seal with knot sealer. Remove projecting nails, screws, or hooks. Fill nail holds, cracks and defects after first coat, with putty matching color of stain or paint. Steel and Iron: Remove grease, oil, dirt and dust. Touch-up chipped and abraded primer on items that have been shop primed, using same type of primer. Plaster, Concrete, Masonry: Check for high moisture and alkali content. If high alkali is present, dry out the surfaces. Prime new materials. Gypsum Wallboard: Clean and sand existing surfaces. Apply one coat of texture, sealer and primer to new material. Painted and Stained Surfaces: Remove loose paint, dirt, fungus and other foreign materials from the surface. Smooth surfaces with steel wool or sandpaper. Wallpaper: Remove all paper to firm subsurface. Patch holes in subsurface, and apply seal coat. Interior Surface Preparation: Remove existing loose cracking, scaling, peeling and/or blistered paint; scrape sand or wire brush surfaces to smooth condition to receive finish, feather edges into sound adjoining surfaces, and dust clean, perform the following preparation operations for various interior substrates as indicated. Wood: Remove projecting nails, hooks or screws. Shellac knot holes, pitch pockets and sappy portions, or seal with knot sealer. Fill nail holes, cracks and defects after first coat, with putty matching color of stain or paint. Prime new materials; spot prime existing materials. Steel and Iron: Remove grease, oil, dirt and dust. Touch-up chipped and abraded primer on items that have been shop primed, using same type of primer. AAA005CE Plaster, Concrete, Masonry: If high alkali is present, neutralize to suitable levels. If high moisture is present, dry out the surfaces. Painted, Wallpapered and Stained Surfaces: Remove loose paint or wallpaper, dirt, fungus or other foreign materials from the surface. Smooth surfaces with steel wool or sandpaper. * All raw wood should be primed and painted to match existing as closely as possible. Include this in the bid for the installation of new materials. 4. EXTERIOR PAINTING: Exterior woodwork shall be painted to cover as follows: First coat shall be exterior primer, and additional coats shall be oil base or exterior latex paint. Pittsburgh Weather Fresh 33-110 paint or equivalent. 5. MASONRY PAINTING: (All exterior concrete masonry except face brick): All exterior masonry surfaces shall receive a minimum of overcoat of primer and filler as manufactured by a masonry paint company, and a minimum of coat of acrylic, and shall be applied in strict accordance with the manufacturer's recommendations. 6. INTERIOR PAINTING: Kitchen, wood doors, wood trim, and other finish woodwork shall be painted to cover with (primer on new work) oil based enamel (gloss selected by owner). Walls, ceilings and all drywall products shall be painted to cover with latex enamel paint. (Color selected by owner). All paint containers shall bear a label containing the product name and the manufacturer, together with an Underwriters Laboratories, Inc. label, which indicates the required surface covering and resulting flame spread characteristics for various applications (Pittsburgh Wall Fresh 68-6 paint or equivalent). 7. CAULKING: Completely seal, with caulking compound, joints around frames of doors, windows and other openings in exterior masonry walls, joints where masonry abuts other exterior surface finishes and other joints indicated or specified to be caulked. Caulking compound shall be Grade 1, or equivalent, and be delivered to the job in the manufacturer's unopened containers. 8. APPLICATION: Work shall be done by skilled mechanics and shall be uniform in appearance, of approved color, smooth and free from runs, sags, skips, and defective brushing. Make edges of paint adjoining other moldings or colors, sharp and clean without AAA005CE overlapping. Should workmanship of finish be found defective, proper preparatory work shall be done and additional coats applied as necessary to give a finish in accordance with specifications. At completion, touch up and restore finish where damaged or defaced and leave in first class condition. Painted or finished surfaces cut in fitting or erection shall be restored. XIII. FINISH HARDWARK 1. FINISH HARDWARE: All exterior door locks shall be properly installed with key-in-knob and deadbolt, Weiser, Schlage, Westlock brand. Where more than one new lock is installed to the exterior of building, these locks shall all be keyed alike. All exterior door butts shall be minimum of 3 1/2 inches x 3 1/2 inches in size with minimum of 3 butts to each door. All new interior passage locks shall be of Weiser, Schlage, Westlock brand and shall match as nearly as possible the existing locks. All interior door butts shall be minimum of 3 inches x 3 inches in size with a minimum of 2 butts to each door. All cabinet hardware shall be polished finished material and properly fitted as required for the particular use. XIV. MISCELLANEOUS 1. COUNTER TOPS: Tops material shall be securely bonded to reinforced steel core or to 3/4 inch plywood or other equivalent material. Top material shall be phenolic laminate, vinyl plastic covering, linoleum, ceramic tile, stainless steel, or their equivalent material suitable for its intended use. At least a 3 inches backsplash shall be provided when abutting walls. All edges shall be of same material as cabinet top. Where formica, linoleum, or plastic materials are used for cabinet top, all sinks shall be installed with Hudee rim. All sinks shall be stainless steel, standard grade. 2. ATTIC VENTS: Attic vents and louvers shall be constructed of either heavy gauged galvanized iron or wood. They shall be of adequate size for proper ventilation of the structure. 3. MECHANICAL VENTILATORS: All mechanical ventilators shall be vented through the roof, and shall be covered with a rain-proof of galvanized metal (minimum 16 gauge). 4. VENT-A-HOODS: See work write up for numbers and makes. AAA005CE 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. Should have a R value of 19. 7. CLEAN UP: Wash all windows, leave all floors, porches, and walks in "broom" clean condition. Remove all debris from the premises. 8. SITE DRAINAGE: Where required by a change in the exterior building lines or to correct an existing condition where surface water runs toward or stands against the walls or foundation, the ground surface shall be graded in such a manner as to effect adequate drainage away from the structure and/or structures. XV. PLUMBING* 1. BATHROOM ACCESSORIES: Each complete bathroom shall be provided with at least: Grab bar 250# pull and soap dish at bathtub, toilet paper holder at water closet. Soap dish at lavatory (maybe integral with lavatory), towel bar, mirror and a medicine cabinet or equivalent enclosed shelf space. In all cases where shower head is installed, provide a shower rod or shower door. Tub kit should be two piece fiberglass unit with overlapping edges (medium grade). 2. HEATING: For all wall furnaces, floor furnaces and forced air furnaces, BTU output should be adequate to heat area. This should be based on the square feet of the area the unit is intended to heat. 3. PLUMBING LINES: All plumbing stacks shall be concealed in wall and extended through roof, with roof flashina. 4. SEPTIC TANK: Removal shall be done in such a manner as to cause a minimum amount of damage to the surrounding structures and landscaping. Fill shall be of such consistency as to prevent subsequent settlings of the fill. Fill with sand. * All plumbing components, installations, modifi- cations shall meet the codes and ordinances of the city of Denton, Texas. All work must be done by properly licensed individuals. AAA005CE XVI. ELECTRICAL* 1. ELECTRICAL LINES: All electrical lines shall be concealed or encased in an approved conduit. * All electrical components, installation, modifi- cations shall meet the codes and ordinances of the city of Denton, Texas. All work must be done by properly licensed individuals. XVII. ENERGY CONSERVATION STANDARDS These standards provide the mandatory levels in the rehabilitation of residential structures. It is realized that not all of the requirements can be followed in all situations due to existing building conditions and funds available. Any one or more of these requirements may be eliminated to the extent they are not practical, considering economic feasibility, program need and type of construction involved. See work write-up for specifications. 1. Doors must be weatherstripped and windows must be reputtied or caulked. 2. All openings, cracks or joints in the building envelope must be caulked or sealed. 3. Heating, ventilation and air conditioning systems must have pipe insulation to a value of R-2.* 4. Heating, ventilation and air conditioning systems must have duct insulation to a value of R-4.* 5. Heating, ventilation and air conditioning systems must be of a high efficiency design and must be no greater than 15% oversize.* 6. Ceiling insulation must be to a value of R-19.* 7. Wall insulation must be to a value of R-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 18). XIX. MISCELLANEOUS 1. COMMERCIAL AND MULTI-FAMILY INFORMATION CONCERNING CITY CONSTRUCTION CODES AAA005CE The construction codes which have been adopted for use in the city of Denton are: a. 1985 Uniform Building Code with Amendments b. 1973 Uniform Mechanical Code with Amendments c. 1984 National Electrical Code with Amendments d. 1979 Uniform Plumbing Code with Amendments Copies of these codes may be read in the Building Inspection Office. Permits are required on the following: Building New or Remodeling Swimming Pool Plumbing Fence Electrical Sign Heating, Ventilating & Cooling Sidewalk (if in Right-of-Way) Driveway Approach Lawn Sprinkler Following are required inspections and phone numbers to request those inspections: BUILDING ~LECTRIC PLUMBING 566-8363 566-8361 566-8364 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 FINAL BUILDING FINAL ELECTRIC Gas Pressure Test PLUMB& GAS FINAL Fence Sign Vacuum Breaker Parking Mobile Home Roof Drain Setback Pool Grounding Sign Pool Final Swimming Pool Re-Connect 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. AAA005C~ FLOOR JOISTS · L. U M B E.R I -.~xr___.~ ,,~,.ow^~.e s~,^~,- ;R^OE & SPECIES ~ 2X8 2x[O 2Xi I ~2-DF ~e- 9'~" ts't" ~6'9,, 2o'4 DOUGLAS FI R ~ "-- 8'6" II'3" 14'4" 17'5" = ........ E~ I 9'3" 12'2" 15'7" 18'It" ~3-DF 18" I 7'11" " " , 10'7" 13'6" 16'4" ~ " 8'7" 10' 11" i3' 5" 12" 10'9" 14'2" 18'0" 21 ' Il" ~2-YP16" 9'9" -- 12'10" I6' 5" ~ ~4" 8'4" il'l" I 4'0" 17'1" YELLOW PINE "- 12" 8' 11" I I ' 10" ~3-YP ~6" 7 s" o;2- - ,, ~ ' I 13' I" 15'11 6'4" 8'4" 10'7" 13'0" 12" 10'0" 13'~" 16'10" 20'6" ~2-SPF ~6" 0'8,, ~'s" ~4'7,, ~7'9,, ~ ~4" 7'O" 9'4" it ' 11" 14'6" SprucE-Pi NE-FI R J2" ?'?" 10'0" ~ 6'6" 8'8" 11 '0" 13'5" 24" 5,4,, 7'1,, 9 * ~iE~R SPaS ~ I~O~,~D BY USE OF Tl~ FOLLOWING T~LES OF TI{E 1979 ~DITION OF~T~ UNIFOp~ BUILDING CODE: © TABLE NO. 2$A,!--ALLOWASLE UNIT 'S?RES.,qE~I~STPtUCTURAL LUMBER C) AIlow~fe Unll Slrllgl f~ ~l~clurll Lum~--VI~UAL ~.^o~, s~c~Es I sP_^~,NGI 2x6 I -'2x6 ' I 2x10 I 2x12 ,~.~ ~_~ s F~ .... 12" 19'6" 25'~" 32'9" 39' 10" .2-YP ~- ~7'0~- ~7"" '9" ~ .... 29 36 ' 2" 2." ~s'.- YELLOU PINE - 12" ]6' 4" 21 '6" 27'6" 33'6" i~3 YP - 16" 14'2" 16'B" ~ ................ ...... 23'11" 29'0" 24" 11~7" 15'3" t9'6" 23'8" ~I3-SPF ~6,, TIiESE SPANS ARE INTERPOLATED BY USE OF TI~ FOLI. ONING TABLES OF Tt~ 1979 EDITION OF,Tt~ ~I~FOP~ BUILDING CODF: TABLE NO. 2~A-I--ALLOWASL~ UN T ST~ESSES~$TRUCTU~AL LUMBE~ Allowable Unl Streeaea lay Sl~lurll Lumber~VISUAL GRADING (N~I IoadI~. See alIO ~cllon When area separation walls are required the portion within the attic shall be completed and inspected before ceiling is installed. It is the responsibility of the individual permitee to obtain required inspections before a building or use is completed or occupied. A CERTIFICATE OF OCCUPANCY must be issued on commercial projects, as required by the Zoning Ordinance and Building Code, before any structure is released for public use. 2. SAFETY STANDARDS: Every sleeping room below the fourth (4th) story shall have at least one (1) operable window or exterior door approved for emergency egress or rescue. The units shall be operable from the inside to provide a full clear opening without the use of separate tools. All egress or rescue windows from sleeping rooms shall have a minimum net clear opening of 5.7 square feet. The minimum net clear opening height dimension shall be 24 inches. The minimum net clear opening width dimension shall be 20 inches. Where windows are provided as a means of egress or rescue they shall have a finished sill height not more than 44 inches above the floor. Every dwelling and guest room in lodging houses and every dwelling unit within an apartment house shall be provided with smoke detectors approved by Underwriters Laboratories or Factory Mutual. In dwelling units, detectors shall be mounted on the ceiling or wall at a point centrally located in the corridor or area giving access to rooms used for sleeping purposes. Where sleeping rooms are located on an upper level, the detector shall be placed at the center of the ceiling directly above the stairway. All detectors shall be located within 12 inches of the ceiling. When actuated, the detector shall provide an alarm in the dwelling unit or guest room. Every attic or furred space in which a warm-air furnace is installed shall be readily accessible by an opening and passageway as large as the largest piece of the furnace and in no case less than 30 inches by 22 inches continuous from the opening to the furnace and its controls. The opening to the passageway shall be located not more than 20 feet from the furnace measured along the center line of such passageway. Every passageway shall be unobstructed and shall have solid continuous flooring not less than 24 inches wide from the entrance opening to the furnace. AAA005CE A kitchen type exhaust hood which requires a vent shall be vented through the roof and not into the attic space. Exhaust fans vented to the outside or into ventilated attic space are required in all bathrooms unless an openable window is provided in the bathroom. Gas-fired water heaters may not be located in a bedroom or bathroom or in a closet opening into a bathroom or bedroom. Gas-fired water heaters located in garages must be elevated at least 18 inches above the garage floor and should not be located in the pathway of an automobile. The number and location of receptacle outlets shall be as required by the 1981 National Electrical Code. AAA005C~. HOUS~N~ REHaBILITaTION Family Eligibility criteria 1. citizen or legal resident alien. 2. Owner-occupant of a single family dwelling with fee simple title or contract for sale. 3. Income must be 80% of current median for the Dallas SMSA. Income will be verified. 4. Exhibits ability to pay monthly housing expenses. §. Owner is responsible for obtaining bids and choosing contractor. 6. Owner agrees to comply with all applicable federal regulations and the City of Denton's Housing Rehabilitation Guidelines. Unit Eligibility criteria 1. Must be able to be brought to city code for a maximum of $15,000. 2. Unit must be serviced by a City approved water, sanitary sewer and electrical system. 3. Foundation must be in a stable condition which would permit lasting rehabilitation efforts. Levels of &ssistance 1. Deferred forgivable loan. Totai amount forgiven over a five year period. 2. Fifty percent deferred forgivable loan (5 Year), fifty percent loan over a ten year term at a three percent interest rate. 3. Loan for total amount (ten year term, three percent interest rate).