1992-159ALL00317
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DENTON, TEXAS, AP-
PROVING THE GUIDELINES FOR THE RENTAL REHABILITATION PROGRAM AND
ELIGIBILITY CRITERIA; AUTHORIZING EXPENDITURES 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 maintains a program to rehabilitate
tenant occupied housing units by making needed repairs through its
Rental Rehabilitation Program which is administered by the city of
Denton Community Development office and funded through a federal
grant; NOW, THEREFORE;
THE COUNCIL OF THE CITY OF DENTON HEREBY ORDAINS:
SECTION I. That it approves the attached Rental Rehabilitation
Program Guidelines and Eligibility Criteria and authorized the city
of Denton Community Development to administer this program.
SECTION II. That it authorizes the expenditure of funds in ex-
cess of $10,000 by 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: BOB CASTLEBERRY, MAY/ ~
JENNIFER WALTERS, CITY SECRETARY
APPROVED AS~O LEGAL FORM:
DEBRA A. DRAYOVITCH, CITY ATTORNEY
CITY OF DENTON
RENTAL REHABILITATION PROGRAM
GUIDELINES
Introduction
The city of Denton Rental 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 renter occupied housing units by making needed repairs
with the first priority as correcting code violations.
The Rental Rehabilitation Program is administered by the city of
Denton's community Development office and funded through a federal
grant. The Community Development office is located at ll0-B W. 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
Rental Housing Rehabilitation Program and types of assistance
available. For further information or clarification of the
guidelines, contact the Community Development office at 383-7726.
TABLE OF CONTENTS
Introduction
Description of Program Procedures
I. Eligibility Requirements
II. Application Processing
III. Contractor Selection, Monitoring and Debarment
IV. Payment to Contractor
V. Financial Subsidy Mechanism
VI. Deferred Payment Loan with a 10% Per Year Forgiveness
VII. Appeals Procedure
VIII. Program Guidelines
IX. Minimum Rehabilitation Standards
Appendices
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 of a rental 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 oocurs or consent to
allow a lien placed against the property. The current
tenants of the unit to be rehabilitated must be low income.
Low income is defined by the most current HUD Section 8
Housing Program Income Limits. The following table shall be
used to establish a tenant's eligibility based on gross
family income and family size:
NUMBER IN HOUSEHOLD INCOME
1 $13.900
2 $15,900
3 $17.850
4 $19850
5 $21 450
6 $23 050
7 $24 600
8 $26 200
The tenant's statement of income shall be verified by
contacting the tenant's employer and/or obtaining a copy of
the tenant's latest income tax return. Annual income
includes earnings (wages, pensions, etc.) spouses earnings,
interest from stocks, bonds, income from real estate, public
assistance, etc. Also included is any amount regularly
contributed by any other adult member of the family.
Applicants must also exhibit the ability to pay monthly
property expenses including mortgage payments, taxes,
insurance, utility bills, etc. All property taxes assessed
by the various taxing agencies in Denton County must be paid
in full.
II. APPLICATION PROCESSING:
Any property owners wishing to apply for Rental
Rehabilitation assistance must complete the application and
all other required forms included in the proposal packet.
Ail 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. 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
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certain standards to be considered rehabable. These
standards are listed below:
1. The unit must be located within the recognized Rental
Rehabilitation Target Area (Appendix 1).
2. The unit must not be situated in the Designated Flood
Plain Area.
3. The unit must be classified as a renter-occupied
structure.
4. 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 (Appendix 2).
5. The unit must be serviced by a city approved water
supply, sanitary sewer and electrical system.
6. The foundation of the structure must be in a stable
condition which would permit lasting rehabilitation
efforts.
Pro~ect Selection
Ultimate selection will be based upon an analysis of the
following factors:
Location of unit 5
Owner's ability to ~b~a~n'p~i~ate'finlncing. 15
Number and extent of major health and safety
10
violations to be corrected . · ~
Tenant displacement (preference given to no
displacement). · 15
Economic feasibility 10
Amount of subsidy req~i~e~ · 10
Equity in ~roperty .... 5
Potential impact on neighborhood · 10
10
Track record of landlord
Management and maintenance ~a~a~i~ities] 10
Quality of rehabilitation plan 10
Accessibility or adaptability of ~n~t for
handicapped tenants. . 10
Commitment by landlord to and/or ~i~e~ihood of low
income tenant placement. 25
145
Each proposal will be rated according to the factors listed
above. Proposals which receive the highest ratings will be
contracted out first. In cases in which the rating yields
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equivalent scores, priority will be determined in accord
with "first come-first served.',
III. CONTRACTOR SELECTION, MONITORING AND DEBARMENT:
Contractors participating in the Rental Rehabilitation
Program will be selected by the eligible property owner.
The property owner will be required to solicit a bid
proposal from contractor based on the preliminary work
write-up done by the CD inspector. The property owner
cannot submit a bid proposal or act as the general
contractor. The property owner shall also be responsible
for supplying the contractor with a contractor,s packet
which includes the contractor information sheet, 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. Bid proposal and all other required forms
from the contractors shall be submitted to Community
Development Office for review.
The bid proposal that is submitted by the property owner
will be reviewed by the Community Development coordinator to
determine if the total bid price is reasonable. Bid
proposal must fall within a ten percent (10%) margin of the
cost estimate determined by Community Development inspector.
The bid proposal will then be submitted to the Rental
Rehabilitation Advisory Committee. The committee will make
the final decision on the selection of bid proposals. THE
CITY OF DENTON AND THE PROPERTY OWNER RESERVE THE RIGHT TO
REJECT ANY AND ALL BIDS.
If the bid proposal submitted by the property owner is
approved by the committee, then the Community Development
staff shall proceed with the review of all other forms
submitted by the contractor. Any contractor whose name
appears on the most current HUD 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.
Once the contractor has been selected and approved, a
contract agreement must be signed. Before the contractor
can start work, the property owner must issue a notice to
proceed.
The contractor's work will be monitored by the property
owner, the Community Development staff and the City of
Denton building code inspector. If the property owner
considers any work done by the contractor to be
unsatisfactory or incomplete, the property owner should
advise the contractor of the discrepancy and ask that it be
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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. Ail appeals must be made ~ 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 a project.
IV. PAYMENT TO CONTRACTOR:
The contractor shall receive payment for all completed
contracts within 15 working days after final inspection
approval. Ten percent (10%) of the total contract amount
will be withheld for 30 days. At the end of this time, the
property owner must approve release of contingency funds.
An "All Bills Paid" affidavit or release of lien from all
subcontractors and suppliers must be submitted before
payment. Also, all Sections III forms, payroll forms and
any other paper work required by the Community Development
Coordinator must be filed in the Community Development
office before final payment is released. Rental
rehabilitation partial payment minimum are as follows:
projects over 50,000 at least 10% per draw, projects under
50,000 50% and final payment.
V. FINANCIAL SUBSIDY MECHANISM:
The maximum loan amount will be the lesser of $5,000.00 per
efficiency, $6,500.00 per one bedroom unit, $7,500.00 per
two bedroom unit, and $8,500.00 per three bedroom unit and
up or 50% of the eligible project cost. The owner must
comply with the terms of the note and mortgage executed at
loan closing which include the following restrictions:
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corrected. In the event a dispute exists between the
property owner 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 Inspector, and the property owner.
If the final inspection results in no additional work or
no specified corrections, the property owner shall sign
the contractor's release form which states that all work
has been completed to their (property owner'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
property owner copies of all warranties and releases of
liens from subcontractors and suppliers. The Community
Development Coordinator will not authorize payment to
the contractor until these documents are properly
completed and submitted to the property owner and copies
provided to the Community Development Office.
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 Community Development
Inspector shall make a sixty day inspection of the
rehabilitated property. Any deficiencies or complaints
observed at this time shall be referred to the
contractor.
Contractor Debarment
A contractor will be declared ineligible to participate in
projects funded by the City of Denton's Housing
Rehabilitation Program for one or more of the following
causes:
1. Failure to complete a project within the prescribed
contract period.
2. Failure to complete warranty repairs within a reasonable
time period.
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VII. ~pPEALS PROCEDURE:
Applicants who have been determined by the Community
Development Coordinator to be ineligible for rehabilitation,
may appeal this decision to the Director of Planning and
Development Department. A written appeal is required.
The 'Director of the Planning and Development Department
shall issue a written response within fifteen days of
receiving the complaint.
Any applicant who feels that they have been unjustly denied
rehabilitation assistance under the city's Rental
Rehabilitation Program should follow the appeals procedure
outlined above.
VIII. PROGRAM GUIDELINES:
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, or the Department of
Housing and Urban Development to receive an award of
such contract.
3. Property owner agrees to not pay any bonus, commission
or fee for the purpose of obtaining the Community
Development Coordinator's approval of the grant
application or any other approval of concurrence
required by the Housing Rehabilitation Program.
4. The.tenant will continue to occupy the premises during
the rehabilitation. Any tenant required to move
temporarily or permanently as a result of the
rehabilitation*, must be paid relocation/displacement
costs as outlined in the Tenant Assistance Policy.
*Any displacement including tenants who move out as a
result of their inability to pay increased rents, are
considered displaced. Displacement costs are the
responsibility of the property owner; however, these
costs are eligible rental rehabilitation costs.
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1. NO conversion to condominiums or any type of cooperative
ownership for the 10 year duration of the lien.
2. No discrimination against tenants receiving Federal,
State or local rental assistance for the 10 year
duration of the lien.
3. The project must be maintained in standard condition for
the 10 year duration of the lien.
4. The owner must affirmatively market vacant units for a
period of ? years from the initial occupancy of the
project.
5. The owner must comply with all applicable provisions of
the Rental Rehabilitation Grant Program that are
provided in 24 CFR Part 511 as it now exists or may be
changed during the ten year tenure of the note.
6. No less than 70% of the leased units shall be leased to
lower income families a defined in 24 CFR 813.102 during
the entire ten year tenure of the note.
If the owner violates any of these restrictions, the entire
amount of the loan less 10% for each full year after
completion of the rehabilitation of the units until the time
of default, will be due and payable in full immediately
after the owner is notified that the loan must be repaid.
Provided however, that for projects of 25 units or more that
enter into default because they are converted to any form of
condominium or cooperative ownership not eligible for the
Rental Rehabilitation Program the entire amount of the loan
shall be repaid without any reduction during the 10 year
period.
VI. DEFERRED PAYMENT LOAN WITH A 10% PER YEAR FORGIVENESS:
Approved projects will receive a deferred payment loan which
will be forgiven 10% per year. To be forgiven in full 10
years from the beginning date of the contract for
rehabilitation. Provided that the owner has maintained
occupancy by low income tenants as well as all other
provisions of the program, the amount to be paid back shall
be reduced by 10% of the original amount for each full year
after completion of the units. Provided further that if the
owner complies with all such provisions for the entire ten
year term of the note and more than nine years have elapsed
since the completion of the rehabilitation, then the entire
amount will be the lesser of the allowable amount per unit
or 50% of the eligible project cost.
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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 both the
owner's private funds and all grant funds in escrow for
the purpose of disbursement thereof to the contractor.
7. Property owner agrees that it is his sole responsibility
to see that the contractor completes the work specified
in his contract to the owner's satisfaction and that the
city of Denton has no responsibility for any defects,
faulty work or incomplete work by the contractor. The
owner further agrees that the city has no liability for
warranty of any of the workmanship or materials
furnished by the contractor under the contract. The
owner further agrees that latent or hidden conditions in
the property which were not included in the original
inspection and work write-up of the city are not the
responsibility of the contractor nor of the City, but
remain the responsibility of the owner.
8. As part of the consideration for providing the funds to
rehabilitate property as described herein, the property
owner agrees to maintain and keep the property in good
repair after the completion of the work to be performed
by contractor, taking into consideration the ability of
the owner to do so. The property owner also agrees to
maintain the property up to Housing Quality Standards
during the terms of the loan agreement and understands
that if at anytime the property fails to meet Housing
Quality standards, the loan amount will become due
immediately.
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 Rehabilitation contract.
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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 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 pre-
existing 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
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PAGE 9
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 contraot by change
order to conform to such ordinances or code and make
~ppropriate 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 responsi-
bility 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.
18. Repairs shall be made to all surfaces damaged by the
contractor resulting from his work under this contract
at no additional cost to the owner. Where "repair of
existing work" is called for by the contract, the
feature shall be placed in "equal to new condition"
either by patching or replacement. All damaged, loose
or rotted parts shall be removed and replaced and the
finished work shall match adjacent work in design and
dimension.
19. After the final inspection and acceptance by the owner
of all work under the contract including cleanup, the
contractor shall submit to the owner for approval his
requisition for payment. When the required warranties
and the release of liens have been executed by the
contractor, the final payment will be made which will
include any amounts remaining due under the contract as
adjusted in accordance with approved change orders and
subject to withholding of any amounts due the owner for
"liquidated damages" as may be necessary to protect the
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PAGE 10
owner against any claim arising from the contractor,s
operations under the contract. Payments will be made
within 15 days of formal requisition for payment.
Partial payments will be made at discretion of the owner
with the consent of the City.
20. A Rehabilitation Loan may be made to cover the cost
necessary to bring the dwelling into conformance with
Section 8, Existing Housing Quality Standards, and then
City of Denton Codes (if possible). The two categories
of repairs listed below are to be included as priority
items:
A. Re ired Re airs: Code violations which create
hazardous conditions in regard to safety or health
will generally involve the basic heating, plumbing
or electrical systems.
B. Recommended ReDairs: 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. The property owner agrees to rent the rehabilitated
rental unit at Section 8 Fair Market Rent amounts for
the initial year's lease if requested to participate in
the Section 8 Rental Assistance Program.
22. The Denton Central Appraisal District automatically
reappraises any house where a building permit is issued.
Participants in the Rehabilitation Program should be
aware that the appraised value of their property may
increase which consequently may cause their yearly
property taxes to increase. The policy shall be
thoroughly explained to any person applying for
rehabilitation assistance.
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
Coordinator shall not consider a change order proposed
by a bidder that is not called for in the contract
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document prepared by the Community Development office.
Change orders will be considered as follows:
A. Change orders are used to add work necessary to
correct incipient items that have been found to be
defective after work is in progress but were not
anticipated at the time the contract was executed.
B. Change order requests will be limited to only those
items that must be corrected to meet Section 8
standards and/or city code requirements. No change
orders for recommended or general property
improvements will be approved.
C. The change order amount is limited to a maximum of
10 percent (10%) of the total contract amount. 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.
D. A contractor can request a maximum of 3 change
orders for any one rehabilitation contract.
E. 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.
F. All change orders shall be executed by the property
owner, contractor, and a Community Development
official.
G. Except for the purpose of affording protection
against any emergency endangering life or property,
the Contractor shall make no change in the work or
rehabilitation, provide any extra or additional
work or supply additional labor, services or
materials beyond that actually required for the
.execution of the contract.
H. 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.
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I. The approval of a change order shall constitute
authorization by the property owner and Community
Development Coordinator to change the grant amount
equal to the cost of the work added or deleted,
unless all available funds have been utilized. If
this is the case, the owner must absorb the total
cost or delete non-code items in order to pay for
the work described in the change order.
J. 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.
K. 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, the Community Development Coor-
dinator 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 satisfac-
torily 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.).
26. The contractor 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. T!~.'~ contractor shall promptly remedy any
defect in the wor~ 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. Mobile homes are not eligible for rehabilitation.
28. Interest of certain federal and other officials:
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PAGE 13
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 Community Development
who exercises any such functions or responsibili-
ties 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.
29. The property owner agrees that for a period of ten years
after the project is completed not to convert the
rehabilitated units to condominium ownership. If the
owner does convert rehabilitated units to condominium
ownership, the entire loan amount shall be due
immediately.
30. The property owner agrees not to discriminate against
prospective tenants on the basis of their receipt of or
eligibility for, housing assistance under any Federal,
State or local housing assistance program; on the basis
that the tenants have a minor child who will be residing
with them; or on the basis that they are a handicapped
individual.
31. The property owner agrees to maintain the rehabilitated
property up to Section 8 Housing Quality Standards for
Existing Housing for a period of at least ten years
after the project is completed and allow the Denton
Housing Authority to make annual inspections for
compliance (Appendix 2).
32. The property owner agrees to comply with applicable
lead-based paint regulations. (Appendix 3)
33. The property owner agrees to comply with the City of
Denton's Tenant Assistance Policy, including execution
of all tenant notifications outlined in the policy.
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Copies of all tenant correspondence must be submitted to
the Community Development Office.
IX. 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. Ail
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.
Biding 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
All windows and hardware shall operate satisfactorily.
Cracked or broken windows shall be replaced. Window glazing
shall be weather tight and windows shall be weather stripped
so as not to allow entry of air and water around the glass,
sashes or window casings. 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.
Bite 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.
AAA0039F
PAGE 15
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.
Kitohons
Kitchens shall have a specific area which contains a sink
with hot and cold running water, counter work space, and
space for storage of cooking utensils.
Stairs
All stairs shall provide for the safety of ascent and
descent. Ail treads and risers should show no evidence of
breakage or have evidence of excessive wear. All stairs
shall be equipped with handrails.
Utility Areas
Gas or oil fired water heaters or furnaces shall not be
located in the bathrooms or bedrooms. In addition to all
plumbing and electrical codes, water heaters and furnaces
shall be enclosed with a sealed door and adequate upper and
lower combustion air. All washer and dryer hookups must
meet City Code.
Structural System
The wood, masonry or steel components shall be in
serviceable condition for the expected useful life of the
rehabilitated building. Structural members which are in
seriously deteriorated condition shall be replaced.
Sagging and 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.
Eleotrioal System
All replacement of existing wiring and equipment shall be
done in conformance with the National Electric Code and the
city of Denton Code. Any potential source of electrical
hazard or ignition of combustible material shall be
corrected.
GFI outlets shall be used in bathrooms, kitchen, garage, and
exterior receptacles. Additional outlets shall be added to
AAAO039F
PAGE 16
eliminate extension cords and, at the request of the City
Inspector, to meet City Codes.
Plumbing
The plumbing system shall operate free of fouling and
clogging, and not have cross-connections which permit
contamination of the water supply or back siphonage between
fixtures.
Ail sinks, lavatories, water closets, water heater, and
other plumbing fixtures shall have accessible cutoff valves.
Ail fixtures shall have P-traps, necessary vents and be
properly connected to a public or private sewage disposal
system. 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 Equipment
Ail gas fired heating units must be vented with double wall
pipe and proper upper and lower combustion air. The unit
shall not be installed in a living area such as bedrooms or
under stairways.
Rigid gas pipe must be used to supply heating units with a
maximum of three (3) feet of flexible pipe from the stop to
the appliance. Ail duct work shall be properly sealed from
the heat source to the register vent and from the return air
supply to the heat source.
Insulation and Weatheri~ation
A R-19 insulation value in the attic shall be required.
Exterior Doors
All 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.
Porohes and Deoks
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.
AAA0039F
PAGE 17
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 ana 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 aha Vents
Furnace and water heater vents shall be double wall vent
pipe.
Existing unlined masonry chimneys having open mortar joints
or cracks shall be removed or made safe by installation of
a UL approved flue liner.
Vent-a-hood stacks shall be vented through the roof.
Interiors
Ail floors, walls, and ceilings shall be maintained in good,
clean, and sanitary condition. Ail peeling paint, cracked
or loose plaster, and other defective surface conditions
shall be eliminated. 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.
AAA0039F
PAGE 18
APPENDICES
Appendices
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
AAA0039F
Appendices
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. 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 lockahle.
(D) Thermal Environment
(1) Performance Requirement. The dwelling unit
shall have and be capable of maintaining a
thermal environment healthy for the human body.
(2) Acceptability Criteria. The dwelling unit
shall contain safe heating and/or cooling
facilities which are in proper operating
condition and can provide adequate heat and/or
cooling to each room in the dwelling unit
appropriate for the climate to assure a healthy
living environment. Unvented room heaters
which burn gas, oil or kerosene are
unacceptable.
(E) Illumination and Electricity
(1) Performance Requirement. Each room shall have
adequate natural or artificial illumination to
permit normal indoor activities and to support
the health and safety of occupants. Sufficient
electrical sources shall be provided to permit
use of essential electrical appliances while
assuring safety from fire.
(2) Acceptability Criteria. Living and sleeping
rooms shall include at least one window. A
ceiling or wall type light fixture shall be
present and working in the bathroom and kitchen
area. At least two electric outlets one of
which may be present and operable in the living
area, kitchen area, and each bedroom area.
AAA0039F
Appendices
(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 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 dwelling unit
shall be free from dangerous levels of air
pollution from carbon monoxide, sewer gas, fuel
gas, dust, and other harmful air pollutants.
Air circulation shall be adequate throughout
the unit. Bathroom areas shall have at least
one openable window or other adequate exhaust
ventilation.
(H) Water Supply
(1) Performance Requirement. The water supply
shall be free from contamination.
AAA0039F
Appendices
(2) Acceptability Criteria. The unit shall be
served by an approved public or private
sanitary water supply.
(I) Lead Based Paint
(1) Performance Requirement.
(a) 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.
(b) 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 useable 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 useable and capable of being
maintained without unauthorized use of other
private properties, and the building shall
provide an alternate means of egress in case of
fire.
(K) site and Neighborhood
(1) Performance Requirement. The site and
neighborhood shall be reasonably free from
disturbing noises and reverberations and other
hazards to the health, safety, and general
welfare of the occupants.
AAA0039F
Appendices
(2) Acceptability Criteria. The site and
neighborhood shall not be subject to serious
adverse environmental conditions, natural or
manmade, 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).
AAA0039F
- 5
CITY OF DENTON
PLANNING & COMMUNITY DEVELOPMF~T DEPARTMENT
STANDARDS OF WOR/~kNSHIP
GENERAL SPECIFICATIONS
INDEX
Item Pa~e
Ite~
I, Foundation
1, Leveling I VI, Doors
2. Skirt 1 1, Exterior Doors
3. Creephole Door 1 2. Frame
4. Ventilation 1 3. ThreshOld
5. Floor Framing 2 4. All New Openings
6. Floor Joists 2 5. Remove & Close Opening
6. Aluminum Screen Doors
II. Walls (exterior) 7. Wooden Screen Doors
1. Replace Stud Wall 2 8. Interior Doors
2. Repair Asbestos Siding 2 9. Storm Doors
3. New Asbestos Siding 2
4, Repair Comp, Siding 2 VII. Windows
5, Straighten Walls 2 1, Wood Units
6, Replace Siding 2 2, Aluminum Units
3. Window Screens
III. Porches 4. Reputty
1. Removal 3 5. Window Glass
2. Replace Woode~ Flooring 3 6. Replace Sills
3, Wrought Iron 3 7. Weatherstripping
4, Wood Columns 3 8, Storm Windows
5. Concrete Porch 3
6. Stoops 3 VIii. Exterior Trim
7. Steps 3 1. All Exterior Trim
8, Handrails 3 2, Masonry
9, Guardrails 3
IX, Finish Floors
IV, Walks and Drives 1, Wooden
1. Walks 4 2. Tile Installation
2, Driveways 4 3, Ceramic Tile
3, Approaches 4 4, Carpet
X, Walls (interior)
V. Roof 1. Dry Wall Products
1. Level 4 2. Wainscot
2, Decking 4 3, Ceiling Insulation
3, Gutter and Downspout 4 4. Ceiling Finishes
4, Flashing and Valley 4
5, Repair Comp, Roof 4 XI, Mill Work
6, New Built-up Roof 4 1, Material
7, New Built-up over Old 5 2, Workmanship
8, New Comp, over old 5 .
9. All Roofing Work 5 '
Standards of Workmanship ~ ,I~
General Specifications
Page 2 : . .,
ltem Pa~e ltem Page
XIi. Painting XIX. Miscellaneous
1. Material 9 1. Construction Coda
2. General Requirements 9 information 18
3. Preparation of Surfaces 10 2. Safety Standards
4. Exterior Painting ii
5. Masonry Painting 11
6. Interior Painting
7. Caulking ]1
8. Application i2
Finish Hardware
1. Finish Hardware
XIV. Miscellaneous
i. Counter Tops 12
2, Attic Vents i2
3. Mechanical Ventilators 12
4. Vent-a-hoods 12
5. Built-ius 12
6. Attic insulation i2
7. Clean up 13
8. Site Drainage 13
XV. Plumbing
1. Bathroom Accessories 13
2. [{eating 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
3. Pipe insulation
4. Duct Insulation 14
5. Design Insulation 14
6. CelIing Insulation 14
7. Wall insulation 14
XVIII. Span Tables
1. Ceiling Joists 15
2. Rafters 16
3. Floor Joists 17
0404s
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 spe~ified.
REPAIRS: Where repairs of existing work are called for, the feature ia 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 show~% 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 gemeral
and local conditions, and all matters which can in any way affect the work under
this contract. Tile proposal shall be based on the plans, specifications and
contract documents supplemented by the conditions at the site.
ADDITIONS REQUlKED TO-THE STKUCTURE: New construction or the addition of roome~
including walls~ floor, roof, electricity, heat, plumbing fixtures and piping,
shall be accomplished In accordance with the plumbing, electrical and building
codes of the City of Denton.
REMOVAL OF PORTIONS OF THE STRUCTURE: KemoYal 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 he constructed of conforming materials with 8 inches ~ or 24
gauge galvanized flashing with Z inches overlap on bottom of skirt a~d
extended into ground.
3. CREEPHOLE DOOR: Shall be hinged and conetructed of such rodent proof
material as to conform with foundation skirt, and shall be adequate size for
entrance to crawl space. (Size: 24 inches x 24 inches hatch and stops).
4. FOUNDATION VENTILATION: Under-floor areas shall be ventilated by openings
in exterior foundation walls. Such openings shall have a net area of not
less than 1 square foot for each 150 square feet of under-floor area.,
0404s - 1 -
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 FRA}.IING: Replace al1 rotten or deteriorated flooring pieces with a
standard grade material bearing the same dimension as the existing structure.
6. FLOOR JO1STS: Replacements shall be a minimum of 2 inches x § inches and of
standard grade material bearing the same dimension as the existing structure.
il. WALLS EXTERIOR
1. WALL FRA~IiNG: Replacement studs shall conform with existing wail framing,
In tbs event an entire wall is added or replaced, tile following criteria
shall be spplledr stud grade 2 x 4'~ locate({ st 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 wails shall [rave a maximum beigbt of i4 feet; shall be
spaced a maximum 24 inches OC. Utility grade studs shall not be spaced more
time 16 inches OC nor support more than a roof and ceiling, nor exceed 8
feet in height for exterior wails and load-bearing walls, or lO feet for
interior non-load-bearing wails.
2. REPAIR ASI{ESTOS SIDING: Replscement shall be conforming pattern, type and
color. If unable-to match the structure shall be painted to make color
conform.
3. REPAIR COHPOSITiON 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 i05# per square, insulated composition
minimum weight 225# per square.
4. STRAIGHTEN WALLS: Walls shall be straightened by removing necessary well
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 workma~like
manner. Caulk all exterior Joints before ~aintln~.
5. REPLACE SIDiNG~ Ali wood siding shall be D grade or equivalent. Siding
shall have a minimum thickness of 3/8 inch unless placed over sheathing that
has an ICBO (International Code of Building Officials) approval. Sldlu8
patterns kno~ as rustic, drop siding or shiplsp shall have an average
thickness of not less than 3/8 inch. Bevel siding shall hsve 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 ooe nail, or to solid 1 i~eh
0404s - 2 -
1. RF~iOVALI Shall be dose in such a manner aa to cause a minimum amount o£
damage to the remaining' structnra. Adequate bracing and stren,thsnins shall
be done as necessary for the main structure a,ter remova~..., ~,,','. ::
2. REP~CE ~OODEN FLOO~INC= Floorin~ shal~ be of tongue and ~roove type, and
" preservative treated to prevent deterioration unless otherwise specified.
3. ~O~OlIT laO~ COLU~S= Colonel ~an o~ equivalent. ~'
' ~. W~D COLUMNS= Shall be a minimum i 'inches x ~ inches dimension. Columns
and posts located on co,crete or masonry Il.ors or decks exposed to the
weather or to water splash which support permanent structures shall be
supported by concrete piers or metal pedestals proJectin8 above
used. ~e pedestals shal~ project a~ leas~ 6 Snches above such
Ind~vidun~ concrete or masonry p~er~ ehal~ proJec~ a~ leas~ 8 inches
e~posed ground unless the columns or posts which they support are o~
approved wood of natural resistance to decay or treated wood Is
5. CONCRETE PORC[I~ ~hs[1 have a co~presslve str~nlth at 28 days o[~at
3000~ PSI. Concrete sill be de~osited ehe~ temperature is 36°F o~ above
:,?i 6. ST"PSt ~e to be constructed of such material as to coal.r, with
roof, and shgll have all necessary structural members ~equized'.to. form
"structurally sound unit. , ,: .,,~
7. STEPS~ If steps are called [or, they shall be pou~ed aonolithicllly~ and
, shall have an 8 inches maximum rise and 9 inches minimum
~ ~8. H~ILSI Iland~atl, she.t1 be required for s~al~waya havin~ four~o~ more
not less than 30 inches nor more than 31 inches above the noSlnl OI
and shall extend not less, than 6 inches beyond the top and
~e handgrip portion of handrails shall,be not less than 1 aud,l~i inches
nor more than 2 inches In cross-sectional dimension or the shape
provide an equivalent ~rippin~ surface. ~e handSrip portion st handrails
shall have a smooth surface ~lth no sharp corne~s. ~'3'~r'. ' ,'
' 30
more ~ than
9. CU~D~ILSS MI unenclosed balconies or porches which a~e
inches above ~rade or floor below shall be protected by a
~ ~ , ,nard=ails shall be not less than ~2 inches in het~ht. Open l~d~ail and
~ Stair railinis shell have intermediate rails or an ornamental pa~tern such
that a sphere 6 inches in diameter cannot pass through. .
~ ',' ' , IV. W~S DKiVES ,'~ ~'l'
* 1. SIDEW~KS~ Concrete shall have a compressive strensth at 28 days ol at
~r~ least 3000 P.S.I. Concrete will be deposited when temperature is at 36
" desrees Fahrenheit or above the ~lsin;. Side,elks shall be rein[steed
"
0404s - 3 -
e minimnm ainRle layer of 6-Rau~e mesh~ 2 layers of ].O-RaUge maahm or ~3
rebar 18 inches O.C.E.W.'' Sidewnlka sllelf~hk~et~ minimum Rrade o£ 1/~ l~ch,
per foot. ' · ": ,~UJ ~
2. DRIVEWAYS: Concrete slmll hnve ~ co~pres~ive ~trength at 28 days of at
least 3000 P.S.I. Concrete ~lL1 be deposited when temperature Is 36
Fshrenbelt or above and fining, l)r~veway; ,hn~k be reinforced ~ith's
'~ ' minimum single l~yer of 6-gangs me;h, 2 layer; of lO-gau;e meshcor t3
18 inches O.C.E.~. Ail drive~ay, ;haLL have a minimum concrete thiekneso
5 inches, ~ttb a ;ini;,m grade of 1/4 inch per ~oot. ' Exp~nsion Joints;
constructed from ~ood of naturat resistance to decay, snch a~ the heartwood
"'" of redwood, bald cypress, or the cedars,' shall be placed at'a maxi=u= of 30
'~'~ feet ~ntervals. ~
3, , DRIVE APPROAC{IES~ Prior to heBinn{ng Shy work tn tile pnbll~ right-of-way, '
contact the Building ln.pection Dep~rtment at 566-8360. '~ ~ ~'-:'"
LEVEL{ Inntsll sufficleet bracing to remove and prevent recurrence of sway
and to maintain a true and even plane. ~ "~,'~' .~ ,'.'~
DECKING{ Repair by replacing defective 8heathln8 boa~ds l~avin{ u~w d~ck
surfacm smooth and clean, and adequately secured to structural mmmh~s,
~i,~ Nails to be 8d common or box for ~hiplap; all other I x 242 material, s~ll
' have 8d common or bo~ nails and 6d common or box nails [o~ pl~ood shlmthiu{
"l 6 inch~s OU aloni all ~d~s and 12 inches OG sion{ in~mrm~diatm'm~mb~rs
plywood. Plywood is to be s{,eathin8 8rads no lisa than 3/8 inch but b~
thickness ns exthtin~. Floors .hall be triced [lush at any chaula lu
~lsvation in excgs8 of I/B inch. , ' ii' '~{"
3, GUTT~ AND DOWNSPOUT~ Shall be o~ 8alvanizid mmtal proptrly hun{ vita 1/4
~ .... inch {mrdwar~ cloth screen to prevent ~ntranc~ o~ [or.lin mmts~lals~.lut
t silatt have a concrete inches .pi. ash gnnrd inches under the,down.pout.
Hinimum 2 strap anti,or. Be 7 feet - 0 inches height. -"{ ' ~'
'' Valley tin shall be a mlnimnm of 20 inches wide. ' :'""~'"' ',
5. REPAIR OF COMPOSITION ROOF{ All missing or broken shin{l~s '{h~ll' b~ . .....
replaced. Renail ~11 loo~ shingles. Replacement shall ba of samn
( . design, weight and brand (if possible)as existing roofing ..te,iml..~,,,~,,,.,,,"
6, ,~ BUlL~ U~ aOOF{ Nail o.~ (1) ply of 30{ felt. .oD rye (2)'plys with 15{
'"' ' lilt properly mopped vita hot tar. Apply hot mop and 8ravel,' p~operly
7. ~ BUILT UP ROOF OVER Ol. Ol ll~oroughly clean surface. ' Inst~ll two (2) pl~
,,:,. {{,!1
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. 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 manufacturer'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.
Vl. 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 bronze
spring steel or equivalent. ~lreshold, set in mastic and door bottom
weatherstrip. New door should conform to existing dimensions unless
otherwise specified.
2. FRAME: Shall be of 2 inches material, properly plowed Jamb, to receive 1 3/4
inches door.
3. TI~ESHOLD: 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 lumbar 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'l inch, and 2 inches wide fluted stiles, a 2 1/2 inches wide
~ extruded. Shall be furnished with 18/16 mesh corrosion resistant aluminum
screen wire.
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.
0404e - 5 -
8. INTERIOR DOORS: Shall be of interior standard grads with miotmum thickness
of 1 3/8 incites . Ideal Bcand or equivalent. Door frame shall have a
minimum thickness of 3/4 inch.
9. STORM DOORS: Storm Door, are to be of altlminum, bsked-enamelsd, factory
finished. UuIt is to ~nc~l,tde threshoid, weatherstrtpp~ng, closer chain stop
sod lock assembly. Door is to be hinged on the ease side jamb as exterior
dueL', or'as indicated in drawing o, work write-op. Dour must give a tight
fit when closed. (Better Built Aluminum Energy Savor Series 120 or
equivalent.)
VII. WINDOWS
1. WOOl) UNITS: Shall be coestructed of type "S" or "T" stiles, check rail ur
plain raJ. 1. Hnterlal nh.nil be of preservative-treated Western Ponderosa
Pine. Ideal brand standard grade or equivalent. M1. nlmum thickness of I 3/8
inches. ~l wlndows shonJd conform to exist{ag dimensions unless otherwise
specified. All should be doublepaned with screens.
2. ALUMINUM UNITS: Shali be constructed of heavy gauge extruded aluminum
sections (minimum thi. c~nen~ .062). Exposed murfacen of all alum$num members
nhmlI be extruded of First C].msn F~nlsh material with no serious defects or
blemishes. Ail Jolntn sb~[I be neatly fitted, secure, and made
water-tight. Operating mmmbem are to be properly weather-mtr~pped to
minimize entrance ef att and moisture. Double pan~ shall be ~lenco, Jordan
or ~quivalent brand. Double pane (thermal insnlated) windows should always
be ~nstnlled unless otherwise spec~fied. Ail windows should conform to
ex,sting d.lme~s~ons unless otherwise specified. ~l should be do~blepaned
w[~h screens. "
WINDOW SCREENS: Wood screens sha[i be constructed of 3/4 ~ncb mater~al;
header asd .idem shall be minimum of 2 inches in width; base ~hall be
mlnlm~m of 3 Inches in width; and sh.ll be properly dowled at Jo~nt~ and
screen wire shall be 18/i6 mesh aluminum or galvanized screen wire.
Alum]mum screens mbai1 be of stmndard design and construction with a minimum
cross rm[1 and frsme width of 1/2 inch, and thickness of 3/8 inch, and wired
with 18/16 mesh corrosion-reslmtmnt aluminum w~re. ~1 window ~ereens shall
be full screens.
RI~]PHTTY: Surfaces shall be properly prepared by removal of all cracked or
otherwise unmound gimzing material. Proper holding devices w~ll be
inst~lled. New glazing compound~ shall be of a good grade ~md applied
accord~sg to manufacturer's ~pecificmtions. Type glazing compound ~hall
conform with usage.
5. WINDOW GLASS: ~ll brokeu or cracked glass shall be replaced with minimum of
DSB glass. (Tempered $1ass must be used if within 12 inches of exterior
door).
6, REPI~CE SILLS: Wooden sills shall be of preservative treated Western
Ponderosa Pine, and shall be made to Join neatly w~th the window Jamb and
structure. ~ulk~ prime and two coats of finish ~aimt.
0404s - 6 -
stretched ttght, free from psckers, scallops, and r~pples. Carpeting shall
be cut evenly and fltted close to walls and a]~l other projections. It shall
be cut to fit closely and evenly into trfm strlpa and to and through
threshold~ where carpet Jolns together in doorways. Filler strips In
carpeting shall not be ].ems than ].2 inches wide and 36 inches long. All
carpet shall be ltned up mo that all lines (weaving) of carpet match as
woven. Both in width and length. Re-fit ail doors as necessary ao 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
mlnimum 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 tile door thickness when
the door is in the closed position. Lay all carpet with the tufting or nap
tn one direction.
Jnstal.)at~on on Stairs: PI. nee seams at the bottom of rtners. Use carpeting
that is Jul. 1 width of the widest part of the stairway. Wrap carpet and pad
around balnstrades; 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 prodncts shall be a mtnlmum 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 tn a workmanlike manner. Where
repel, rs are being made, drywall products shall be of the same thickness aa
existing material. All drywall products shall be taped, bedded, floated,
sanded and texti~'red 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. Wqlere
ceramic tile is used, it shall be installed with an adhesive recommended by
tile manufacturer, or installed on metal lath and masonry mortar, and gronted
properly to make molstnre 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 snpporttng members, ends rest on supporting members. Stippled
ceiling - remove all loose and chipped paint and sand surfaces of semi-gloss
or paint surfaced. Apply Jolut compound and tape if necessary to any
~ub-surface cr~cks or nail pops and allow to dry overnight. Apply a 3/16
inch minfmum to 6/16 fnch 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 I/2 gallons per 100
square feet of surface. Joist placement should conform with attached
tables - page 15.
0404s 8
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 existin8 trim style is not available.
2. MASONRY: All masonry work shall be applied in a workmanlike manner. Where
brick is installed, there shall be a continuous reinforced concrete grade
beam with proper footings. Ail Joints shall be properly tooled and left in
a clean condition. Building face brick shall be of gas-fired solid clay or
shale units. Structural clay tile, concrete masonry units and stone shall
be of an approved type.
IX. FINISH FLOORS
1. WOODEN: Ail 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 subfloorin8 shall be replaced
with materials similar to existing. 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 INSTALLATION: All vinyl-asbestos or inlaid linoleum floor covering
shall be minimum .080 gauge. 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 workmamlike
manner according to manufacturer's recommendations. Floor covering shall be
a first-line inlaid linoleum or a first-line vinyl asbestos tile. Covering
shall be installed in a workmanlike manner, and with mastic materials
recommended by manufacturer. Remove base trim and replace after placin~
floor covering. Install quarter round base trim if no trim exists.
4. 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. Carpeting shall be
0404s - 7 -
CEILING FINISIIES: Drop ceilings shall be 1/2 inch Gypsum. A cove molding ..
(3/4 inch or 1 1/2 inches) shall be provided where ceiling butts wood or
paneled walls. Finish shall be heavy texture or as specified by Owner.
Install 1 inch by 3 inches furring strips 12 inches square ceiling tile.
(Acoustical) Tile 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. WORKt~S}IIP: Ail 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. Ail 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 hacks 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 LFAD BASE P/tINT
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.
2. GENERAL REQUIREMENTS: Maintain temperature of rooms where varnish of 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 al,,minum
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 ~ddttional
0404s - 9 -
coats until the paint is of nni. form color and appearance and coverage is . ..
: cumpiete. Where two coats or more of paint are ~pec~f[ed~ the coat applied
prior to the finish coat shall be applied noticeably lighter in sh~lde than ·
the ftn~l coat. Ilerdware and acce~sorl, es, ftxture~, and similar items
~ placed prior to psIl~tl, ng shall be removed or protected during paintlng and
: replaced on comp]etlon of painting. Sand interior enamel surfaces lightly
~ between coats. In the selection of paints, a reasonable choice of colors
shat|, h~ 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 substrata condition.
Remove hardware, hardware accessories, machined surfaces, plates, lighting
fixtures, and simflar items in place end not to be finish-painted, or
provide surface-applied protection prior to surface preparation end painting
operations. Remove, ]f necessary, .for complete painting of ltems and
adjacent surfaces. Fo]lowing completion of painting of each space or area,
reinstall removed items.
Clean surfaces to be painted before applying paint or surface treatments.
Remove otl and grease prlor to mechanical cleaning. Program cleaning and
paintfng so that contaminants from cleaning process will not fall onto wet,
newly-painted surfaces. Ail surfaces requiring finishing shall be
thoroughly cleaned and dry prior to painting.
Exterior Surface Preparatlon: Remove existlng loose, scaling, peeling or
cracking paint; ecrspe~ sand or wire brush surfaces to smooth condition to
receive finish, feather edges into sound adjoining surfaces and dust clean.
Such treated etf~faces to receive two coats of paint. Protect glass, screen
end finished sllrfacee adjacent to painted surfaces. Remove paint misapplied
to non-painted surfaces. Perform tile following preparation operations for
various lnterlor subetrates ae indicated:
Wood: Shellac knot holes, pftch pockets and sappy portions, or seal with
knot sea]er. Remove projecting halls, screws, or hooks. Fill nail holds,
cracks and defects after first coat, with putty matching color of stein or
paint.
Steel and Iron: Remove grease, oil, dirt and dust. Touch-up chipped and
abraded prlmer on items that have been shop primed, using same type of
primer.
Plaster~ Concrete, Masonry: Check for high moisture and alkali conte~t. 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 end other
foreign materials from the surface. Smooth surfaces with steel wool or
sandpaper.
0404. - 10 -
Wail'paper: 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 snbstrates as indicated.
Wood: Remove projecting nails, hooks or screws. Shellac knot holes, pitch
pockets and sappy portions, or seal with knot sealer. Pill nail holes,
cracks and defects after first coat, with putty matching color of stain or
paint. Prime new materials; spot prime existing materials.
Steel and Iron: Remove grease, oil, dirt and dust. Touch-up chipped and
abraded primer on items that have been shop primed, using same type of
primer.
Plaster, Concrete, Masonry: If high alkali is prement, 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. EXTEKIOR 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). Ail 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
paimt or equivalent).
?. CAULKING: Completely seal, with caulking compound, Joints around frames of
doors, windows and other openings in exterior masonry walls, Joints whmre
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,
0404s - 11 -
8. APPLICATION: Work shall be done by skilled mechanics and shall ba uniform
in appearance, of approved color, smooth and free from rune, saga, skips,
and defective brushing. Make edgea of paint sdJoining other moldings or
cnlorm, sharp and clean without overlapping. Should workmanmhtp of finish
be found defective, proper prepmratory work shall be done and additional
costs applied as necemmary to give a flnimh in accordsnce with
specifications. At completion, touch up and remtore finfsh where damaged or
defaced ahd leave in first class condition. Painted or finished aurfacee
cut in fitting or erection shall be restored.
XIII. FiNiSH HARDWARE
1. FINISH HARDWARE: All exterior door locks shall be properly installed with
key-in-knob and deadbolt, Weiser, Schlage, Wemtlock brand. Where more than
one new lock is ismS'ailed to tbs exterior of building, these locks shall all
he keyed alike. Ail exterlor door b~tts 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
pasaage locks shall be of Weimer, Schlage, Wemtlock brand and ahall match aa
nearly am possible the existing lockm. All interior door butts ahall be
minimum of 3 inches x 3 inches in size with a minimum of 2 butte ~o each
door. Ail cabinet hardware shall be poliahed finimhed material and properly
fitted as required for the psrttcnlar use.
XIV. MISCELLANEOUS
1. COUNTER TOPS~ Tops material shall be mecurely bonded to reinforced steel
core or to 3/4 inch plywood or other equivalent material. Top material
mhali be phenoll~ laminate, vinyl plastic covering, linoleum, ceramic
atainlema steel, or their equivalent material muttable for its impended
uae. At least a 3 inches backspiaah shall be provided when abutting
All edges shall be of same material aa cabinet top. Where formiea)
linoleum, or plastic materials are used for cabinet top, all sinks shall be
installed with Hudee rim. Ail stnka shall be stainleas steel, standard
grade.
2. ATTIC VENTS: Attic vents and louverm shall be conatructed of either heavy
gauged galvanized iron or wood. ~ey shall be of adequate aize for proper
ventilation of the structure.
3. MECUANICAL VENTILATORS: Ail m~chantcal ventilators shall be vented through
tbs roof, and shall be covered with a rain-proof of galvanized metal
(minimum i6 gauge).
4. VENT-A-HOODS': See work write up for numbers and makes.
5. BUILT-INS, (oven and cooking top - gas or electric) See work write-up for
model, make and size.
0404e - 12 -
ATTIG INSULATION~ Attic insulation shall be a minimum of 6 inches thick
6.
rock wool, £1ber$1ass cellulose blown insulation, and evenly blown (from
exterior plate to exterior plate) over the entire attic of habitable rooms,
~hould have a R value, of 19, ' .', '
7. CLEAN UPi. Wash all windows, leave all floors, porches, and walks in~?broom'
clean condition. Remove all. debris from the premises. ~I..
8. SITE DRAINAOE~ 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 ant/ace shall be graded in,,uch
a manner aa to effect adequate drainage away from the structure end/or -
structures. , ,
' ' XV. PLU~tBING* ' ;'
1. BATHROOM ACCESSORIES~ Each complete bathroom shall be provided with at ?.:
~ leaetl' Grab bar 2§0~ 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 fibe~laas uni~ ~l~h ove~lappini edges
,i (mediu~ g~ade).
H~TING~ For all wall furnaces, floor furnaces and forced air furnaces) BTU
output should be adequate to heat area. ~s should be based on the
feet of the ar~a the unit is intended to heat.
3. PLUMBING LINES~: All plumbinE stacks shall be concealed in wall and extended
throuBh roof, with roof flashing.
4. SEPTIC TANKt Removal shall be done in such a manner as to cause a minimum
amount o£ damage to the surrounding structures and landsoapin8, Fill shell
be of such consistency as to prevent subsequent settlings of the fill. Pil.1.
with sand.
A_tl plumbing components, installations, modifications shall meet the codes
and ordinances of the City of Denton, Texas. All work must he done by
properly licensed individuals.
XVI. ELECTRICAL*
1. ELECTRICAL LINESs All electrical lines shell be concsaled or encased lu an
approved conduit.
All elect~icai components, installation, modifications shall meet the codes
and ordinances of the City of Denton, Texas. All work must be done by
properly licensed individuals.
0404s - 13 -
XVII, ;t ENERGY GONSERVAT~ON,
These standards provide the mandatory levels
residential structures, It is realized that not all of the requirements can be
follow, ed in ail situations due to existing building conditions and funds
available.-Any one or more of these r~qulrements may be eliminated to the
extent they are not practical, conslderin§ economic feasibility, program need
end 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. {{eating, ventilation and sir conditioning systems must harm pipe insulation
to a value of R-2.~
6. Heating, ventiletion end air conditioning systems must have duct insulation
to a value of R-6.~
5. {leering, ventilation and sir conditioning systems must be of a high
e[ficiency dest§n and must be no greater than 15I oversize.·
6. Cellin§ insulation must be to a value of R-19.*
7. Wall insulation must be to a value of R-il.*
· Applies only when construction elements become exposed or when new
materials ar~ installed. '
·For additional, specl[ications and standards of workmanship see
appropriate local code (page 18).
0406e - I4 - ' ~
R~^'FTERS
LUMB[R~ ~
2x8 2xlO 2x12
I $2" [] re,5- 2I'm- 27'e- 33'~',
O OUGL^S
I I
' ~ '
~2-YP ]6" [] 14'o' ~e's" ' 23'?~ 2e'?-
Sp~ucz-P l NE-FI
CEILING JOISTS
;
12" 1~' ]0" 22*2" 28e4" 34*6"
~8-YP 16- ~?'e- 23'4- ~9'S"
Y~LLOV PI N~
~3 YP
]2"
Sp~uc[-PIN[-F]~
12" 13'10" 18'3" 23'4"
* TIIESE SP~ ~E I~EEPOLATED BY USE OF TI~ FOLLOV]NC T~LES OF T~ 1979
~,ZT~ON OF ~T~ ~TFOF~ BUILDING COD~:
,
TABLf NO. ~A.~--ALLOWABLE UNiT STREMES--~TRUCTURAL LUMBER
· ., FLOOR J',O~ STS
c~^o~ & sP~c~s ~c~N6I 2x6 2x8 2x10 2x12
Dou~c~s
YELLOV PINE , ,
II III I II
* TI~SE SPMI$ AR~ ILqTEP,.POLATED BY USE OF TJlK FOLLOV[NC, TABLES OF THE 1979
EDT:FlOr! OF/['HE t~I~.FOP,.H BU~LDTNG CODE:
TABLE NO. 2~-A.!--ALLOWABI. E UNIT STIqEME$--STI~UCTUIqAI. LUMBIJII -'
AIIowM~I~ Unit ~lr~s tM $1n~l~r~l L um~M-,VISUAL GAAOING
TAILI #0. ll-T.d.l --&LLOWAIL! IP&#I IS'Oil FLOON JOISTS 4Q Lll. fill Ici. FT, UVl LO&O
XIX. HiSCELLANEOUS
1. CO~fllERCIAL AND HULTI-FAHiLY INFoRHA'I'ION CONcERNiNG CiTY CONSTRUCTION CODES
The coustructton codes ~htch have been adopted for use tn the City
Deu~on are:
a. 19~}5 Unifor~ Building Code wi~h Amendments
b. ~973 Un$[orm Hechnn~cal Code w~h Amendments
c. 1984 National Electrical Code with Amendments
d. 1979 Uniform Plumbing Code with ~endments
Copies of these code8 ~y be read in tbs Building Inspection Office.
Permits are required on the following:
Building New or Remodelieg Swimming Pool
Plumbing Fence
Electrical Sign
H~mtIng, Ventllmttng and Cooling Sidewalk (If in ~tght-of-Way)
] Driveway Approach Lawn Sprinkler
Follow,nE are required inspections and phoee numbers to request those
tn~pec tionm:
BUiLDING ELgCTRIC 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 Undergrouud Gas Yd
A C Final Tamp Power Slack ~
FINAL BUILDING FINAL ELECTRIC Ga8 Pr~smur~ T~8~
PLUHB & GAS FINAL
Fence S~gn Vacuum Breaker
Parking Hoblle llome Roof Drain
Setback Pool Grounding
Sign Pool Final
Swimming Pool Re-Connect
THESE iNSPECTiONS HUST DE RE(~UESTED BY THE CONTRACTOR DOING THE WO~.
PLEASE USE TUg PHONE NUNBER iNDICATED ABOVE, UNDER THE TYPE iNSPECTION
REQUIRED, TO REQUEST TI~T INSPECTION.
When area separation walls are required the portion within ~he attic shall
be completed and in~p~cted before ceiltn8 ts Installed.
It ts the responsibility of the individual permltee to obtain
inspections b~fore a building or use i8 completed or occupied. A
CERTIFICATE OF OCCUP~CY must b~ issued on commercisl proJectz,
required by the Zoning Ordinance and Building Code, before any structure
Is released for public use.
0404s - 18 -
Standards of Workmanship
Page 21
PLEASE USE THE PHONE NUMBER INDICATED ABOVE, UNDER THE TYPE
INSPECTION REQUIRED, TO REQUEST THAT INSPECTION.
When area separation walls are required the portion within the
attic shall be completed and inspected before ceiling is
i~stalled.
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.
Ail 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. Ail 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 continuoua 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.
0825a
Standards of Workmanship
Page 22
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.
0825a
2. SAFETY STANDA~.DS:
Every sleeping room below the fourth (dth) 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 ~gress 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 end 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
de~ector shall be placed at the center of the ceiling directly above the
stairway. Ail 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
beiunobetructed and shall have solid continuous flooring not less than 24
inches wide from the entrance opening to the furnace.
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 ell bathrooms unless an openable window ia provided in the
bathroom.
GaS-fired water heaters may not be located in a bedroom or bathroom or in
a closet opening into e 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.
0404s - 19 -
{ 9-1'/ ELECTRICAL CODE
~i~ "~'~ The electrical inspector shall be a competent electrician
well versed in the provisions of this chapter, the
Electrical Code and ~enersl{y accepted trade pritet{cca. (Old.
No. 72-39, Pt. I, 8-22-72)
See. 9-18. Powers and dutica generally; interference with.
(al It shall be the duty of the electrical inspector to enforce
the provisions of this chapter and to keep a record of all
electrical wiring and apparatus inspected by
(b) The electrical inspector shall be given free and prompt
access to any place of public accommodation for the inspection
of any electrical wirin~ or apparatus within th~ cit~', and it
shall be unlawful for any person to Interfere with or hinder
the electrical inspector while he is acting in the line of duty'.
(c) It shall be the duty of the electrical Inspector to become
a member of the International Electrical Inspectors Associa-
tion and to be an active member thereof. The electrical inspec-
tor's annual fees to the association shall be paid by the city.
(Ord. No. 72-39, Pt. I, 8-22-72)
Seca. 9-19--9-28. Reserved.
ARTICLE III. MAIRTER AND JOURNEYMAN
ELECTRICIAN
Sec. 9-29. License--Required.
It shall be unlawful for any person to install electric
wiring or apparatus or to make any repairs, alterations,
additions or changes to electric wiring or apparatus used in
connection with electric lighting, heating or power, unlass
such person shall have previously obtained a master or
jot, rneyman electrician's license from the chief building
official of the city. or unless such person is n bona fide
employee working under the direct st:pervision of a licensed
electrician.
A tem})orsry work permit may he issued for s journeyman
electrician which will be valid only until the next Denton
Supp. No. 31 388
§ 17-IS PLUBMING CODE i 17-18
~, , tear, alter, mutilate, cover or otherwise deface or injure any
/~ such official notice or seal. (Ord. No. 81-20, Pt. I, 2-24-81)
ARTICLE II. PERMITS AND FEES
~ac. 17-17. Permit required.
(a) It shall be unlawful for any person, firm or corporation
to install, remove, alter, repair or replace any plumbing, gas
or drainage piping work, or any fixture or water heating or
' ~ treating equipment in a building or premises, swimming
pool, lawn sprinkling system, or installation where cross
connection might occur, without first obtaining a permit to
do such work.
(b) A separate permit shall be obtained for each building
or structure.
(c) No person shall allow any other person to do or cause
to be done any work under a permit secured by a permittea
except persons in his employ. (Ord. No. 81-20, Pt. I,
2-24-81)
Sec. 17-18. Work not requiring a permit.
No plumbing permit is required to do the work specified in
the following subparagraphs:
(a) The maintenance, repair or replacement in kind of:
(1) Yard hydrants and house spigots;
(2) Gravity flush valves and float-balls in water
closet tanks;
(3) Accessible traps on lavatories or sinks;
(4) Replacing of plumbing fixtures where no change
in "roughing-in" is involved, except that a permit
shall be required for the replacement of water
heaters and boilers.
(b) The removal of plumbing from a building or structure
or portion thereof being razed, when the water supply
Supp. No. 33 655
! 17-18 DENTON CODE J 17-19
and drainage lines have been disconnected under a
permit in an approved manner.
(c) Work involved in tim mannfacture of plumbing
suppliers plumbing fixtures, plumbing apparatus such
as repair, adjusting, or testing of tbs same in the
course of manufacture.
(d) Work invvlved in the setting up for display of
plumbing or plumbiug fixtures when not connected to
supply or drainage lines in a plumbing, sales
" ' establishment.
(e) The installation of storm water drains for single-
family and two-family dwellings provided, however,
that such installations co.form to the requirements of
this chapter. (Ord. No. 81-20, Pt. l, 2-24-81)
See. 17-19. Persons to whom permits may be issued.
(a) Any master plumber cttrrently licensed by the state
board of plumbing examiners, registered with the city as a
contractor or in the employ of a registered plumbing
contractor.
(b) A homeowner to make repairs
single-family dwelling owned and occupied by him es his
home and when ell materials are purchased by btm and all
labor performed by him or by a person not employed as a
plumber for the general public.
(c) Any appliance dealer or employee of an appliance
dealer who is acting as an appliance installation man or
epplinnce service man in connecting appliances to existing
piping properly installed to service an appliance.
(d) Any maintenance man or maintenance engineer, for
work incidental to and in cnnnection with the business In
whicb he is employed and who does not engage in the'
occupation of a plumbing for the general public. (Ord. No.
81-20, Pt. i, 2-24-81)
Supp. No. 33 656
APPENDICES
RENTAL REHABILITATION PROGRAM
Eligibility
1. Rental unit must be within the designated target area or
must be recognized as available to iow income families.
2. Unit(s) must be 2+ bedrooms or able to be converted.
3. Unit(s) must house at least 70% low income tenants.
4. Owner is responsible for obtaining bids and choosing
contractor.
5. Owner must agree to comply with all federal regulations
and the city's Rental Rehabilitation Guidelines.
Assistanoe Levels
Assistance is provided in the form of a deferred forgivable
loan, forgiven over a ten year period.
Maximum level of RRP assistance:
2 bedroom unit - $ 7,500
3+ bedroom unit - $ 8,500
Ail units rehabilitated under the program must comply with
city building codes.