Part VII
International Property Maintenance Code
§ 7-101. City adoption
(a) In general.
The International Property Maintenance Code (2021 Edition) is adopted as part of the Building, Fire, and Related Codes of Baltimore City, subject to the additions, deletions, amendments, and other modifications contained in this Part VII.
(b) Codification.
Unless otherwise specified, chapter and section numbers in this Part VII refer to the chapter and section numbers of the International Property Maintenance Code.
§ 7-102. City modifications.
The additions, deletions, amendments, and other modifications adopted by the City are as follows:
Chapter 1
Scope and Administration
Section 101. General
101.1 Title.
The regulations contained in this Code constitute and are known as the "Baltimore City Property Maintenance Code".
101.1.1 References to "this Code".
Throughout this Part VII, all references to "this Code" refer to the Baltimore City Property Maintenance Code.
101.2 to101.4 {As in IPMC}
Section 102. Applicability
102.1 General. {As in IPMC}
102.2 Maintenance.
Equipment, systems, devices, and safeguards required by this Code or by a previous regulation or code under which the structure or premises was constructed, altered, or repaired must be maintained in good working order.
102.2.1 Shut-off prohibited.
No owner, operator, or occupant may cause any service, facility, equipment, or utility required under this section to be removed or shut off from or discontinued for any occupied dwelling, except for a temporary interruption necessary while repairs or alterations are in progress.
102.2.2 Code not override of fire and safety systems.
The requirements of this Code are not intended to provide the basis for removal or abrogation of fire protection and safety systems and devices in existing structures.
102.2.3 Owner and operator responsible.
Except as otherwise specified, each owner and each operator of a structure or premises is responsible for the maintenance of that structure or premises.
102.3 Application of other codes.
All repairs, additions, or alterations to a structure and all changes of occupancy must be done in accordance with this Code and with the following codes and standards, as modified by Baltimore City:
1. the International Building Code (2021 Edition),
2. the National Electrical Code (2020 Edition),
3. the International Fuel Gas Code (2021 Edition),
4. the International Mechanical Code (2021 Edition),
5. the International Plumbing Code (2021 Edition),
6. the International Fire Code (2021 Edition),
7. the International Energy Conservation Code (2021 Edition),
8. the International Residential Code for One- and Two-Family Dwellings (2021 Edition),
9. the International Green Construction Code (2021 Edition),
10. the International Swimming Pool and Spa Code (2021 Edition), and
11. the Zoning Code of Baltimore City.
102.4 Existing remedies.
The provisions of this Code may not be construed to abolish or impair existing remedies of the City or its officers or agencies relating to:
1. enforcement of repair and maintenance standards, or
2. the removal or demolition of any structure that is dangerous, unsafe, and insanitary.
102.5 Workmanship.
All repairs, maintenance work, alterations, or installations must be executed and installed in a workmanlike manner and installed in accordance with the manufacturer's installation instructions.
102.6 Structural Analysis. {As in IPMC}
102.7 Historic buildings. {Not Adopted}
102.8 to 102.11 {As in IPMC}
Section 103. Department of Property Maintenance Inspection
103.1 General.
This Code is administered and enforced by the Department of Housing and Community Development and its Commissioner. Accordingly, in this Code:
1. "Department of Property Maintenance Inspection" or "Department" means the Department of Housing and Community Development, and
2. "Code Official" means the Building Official, as defined in § 202.2 of the Baltimore City Building Code.
103.2 Appointment. {Not Adopted}
103.3 Deputies. {Not Adopted}
103.4 Liability. {Not Adopted. See State Courts Article § 5-302}
Section 104. Fees
104.1 Fees.
The fees for work or repairs that require a building permit are as provided in § 109 {"Fees”} of the Baltimore City Building Code.
104.2 Refunds. {Not Adopted}
Section 105. Duties and Powers of Code Official
105.1 General. {As in IPMC}
105.2 Inspections.
The Code Official must make all of the required inspections or accept reports of inspection by approved agencies or individuals. All reports of these inspections must be in writing and signed by a responsible officer of the approved agency or by the responsible individual. The Code Official may engage any expert opinion that the Code Official considers necessary to report on unusual technical issues that arise.
105.3 Right of entry.
The Code Official may enter any structure or premises at reasonable times to inspect, subject to constitutional restrictions on unreasonable searches and seizures. If entry is refused or not obtained, the Code Official may pursue recourse as provided by law, including § 104 {"... Powers of Building Official”} of the Baltimore City Building Code.
105.4 Identification. {As in IPMC}
105.5 Notices and orders.
The Code Official may issue all notices or orders necessary to ensure compliance with this Code.
105.6 Department records.
The Code Official must keep records of all of the Department's business and activities specified in this Code.
105.7 Notice of abatement.
When the recipient of a violation notice has abated the violation, the Code Official must issue a notice of abatement.
Section 106. Approval
106.1 Modifications. {As in IPMC}
106.2 Alternative materials and methods.
The provisions of this Code are not intended to prevent the installation of any material or to prohibit any method of construction not specifically prescribed
by this Code, as long as that alternative has been approved. An alternative material or method of construction may be approved if the Code Official finds in writing that, for the purposes intended:
1. the proposed alternative is satisfactory and complies with the intent of this Code, and
2. the material, method, or work offered is at least the equivalent of that prescribed in this Code in quality, strength, effectiveness, fire resistance, durability, and safety.
106.3 Required testing. {As in IPMC}
106.4 Used material and equipment. {As in IPMC}
106.5 Approved materials and equipment. {As in IPMC}
106.6 Research reports. {As in IPMC}
Section 107. Means of Appeal
107.1 General.
Procedures for appeals are as provided in the Baltimore City Building Code.
107.2 to 107.4 {Not Adopted}
Section 108. Board of Appeals
108.1 General.
Procedures for appeals are as provided in the Baltimore City Building Code.
Section 109. Violations
109.1 Unlawful acts.
It is unlawful for any person to be in conflict with or in violation of any provision of this Code or of any {rule,} regulation, permit, notice, or order issued under this Code.
109.2 Notice of violation.
Except as otherwise specifically authorized by law, the Code Official must serve a notice of violation or an order before undertaking a prosecution or other enforcement action.
109.3 Prosecution of violation.
Any person who violates a provision of this Code or who fails to comply with a notice of violation or an order served in accordance with § 110 {"Notices and Orders”} of this Chapter is guilty of a misdemeanor. If the violation is not abated or the notice or order not complied with, the Code Official may institute the appropriate proceeding at law or in equity to restrain, correct, or abate the violation or to require the removal or termination of the unlawful occupancy of the structure in violation of this Code or of the order or direction made under this Code.
109.4 Violation penalties.
The penalties for a violation of this Code are as provided in § 114 {"Violations”} of the Baltimore City Building Code for a violation of that Code.
109.5 Remedies and enforcement.
The imposition of penalties under this section does not preclude the institution of appropriate action:
1. to restrain, correct, or abate a violation,
2. to prevent illegal occupancy of a structure or premises, or
3. to stop an illegal act, conduct, business, or use of the structure or premises.
109.5.1 Building Code provisions.
Additional remedies, civil penalties, and enforcement proceedings are as provided in § 114.3 {"Enforcement generally"} and § 114.5 {"Civil penalties and costs"} of the Baltimore City Building Code.
Section 110. Notices and Orders
110.1 Notice to owner or person responsible.
Whenever the Code Official determines or has grounds to believe that a violation of this Code has occurred, notice must be given to an owner or other person responsible for compliance with this Code.
110.2 Form of notice.
Violation and condemnation notices must be in the form provided by § 123 {"Notices"} of the Baltimore City Building Code.
110.3 Service of notice.
Violation and condemnation notices must be served as provided by § 123 {"Notices"} of the Baltimore City Building Code.
110.4 Unauthorized tampering. {Not Adopted}
110.5 Penalties. {Not Adopted. See IPMC § 106.4}
110.6 Transfer of ownership.
{As provided in IBC § 114.23 {"Responsibility of transferee"}}
110.7 Responsibilities of owners, operators, and others.
The responsibilities of owners, operators, and others are as follows:
1. Owners and operators: as provided in § 114.21 of the Baltimore City Building Code.
2. Officers, directors, trustees, partners, members, and agents of entities: as provided in § 114.24 of the Baltimore City Building Code.
Section 111. Unsafe Structures and Equipment
111.1 General.
Procedures for enforcement or other actions involving unsafe structures and equipment are as provided in the Baltimore City Building Code.
111.2 to 111.7 {Not Adopted}
Section 112. Emergency Measures
112.1 General.
Whenever necessary or appropriate, the Code Official may take emergency measures as provided in the Baltimore City Building Code.
112.2 to 112.6 {Not Adopted}
Section 113. Demolition
113.1 General.
The Code Official may order the rehabilitation, stabilization, or demolition of structures found to be unsafe or unfit for human habitation or other authorized use as provided in the Baltimore City Building Code.
113.2 to 113.4 {Not Adopted}
Section 114. Administrative and Judicial Review
114.1 General.
A decision of the Code Official is subject to administrative and judicial review as provided in the Baltimore City Building Code.
114.2 to 114.8 {Not Adopted}
Section 115. Stop Work Order
115.1 General.
The issuance and enforcement of stop-work orders are as provided in § 115 {"Stop-Work Order”} of the Baltimore City Building Code.
115.2 to 115.4 {Not Adopted}
Chapter 2
Definitions
Section 201. General
201.1 Scope. {As in IPMC}
201.2 Interchangeability. {As in IPMC}
201.3 Terms defined in other codes.
If a term is not defined in this Code and is defined in one or another of the standards and codes listed in § 102.3 {"Application of other codes"} of this Code, the term has the meaning given to it in that standard or code.
201.4 Terms not defined. {As in IPMC}
201.5 Parts. {As in IPMC}
Section 202. General Definitions
202.1 General.
Except as provided in § 202.2 of this Code, terms that are used in this Code and defined in the International Property Maintenance Code (2021 Edition) have the meanings given in the International Property Maintenance Code (2021 Edition).
202.2 Supplemental definitions.
Notwithstanding any different definition in the International Property Maintenance Code, the following terms have the meanings given in this § 202.2.
202.2.1 Code Official.
"Code Official" has the meaning stated in § 103.1 of this Code.
202.2.2 Condemn.
"Condemn" means:
1. to adjudge equipment or facilities as being unsafe for use, or
2. to adjudge a structure as being unsafe or unfit for occupancy.
202.2.3 Dwelling unit.
"Dwelling unit" has the meaning stated in § 202.2 of the Baltimore City Building Code.
202.2.4 Habitable space.
"Habitable space" means space in a structure for living, sleeping, or eating. Bathrooms, toilet rooms, closets, halls, storage or utility spaces, and similar areas are not considered habitable spaces. Kitchens with less than 56 sq. ft. (5.2 sq. m.) of floor area are not considered habitable spaces.
202.2.5 May not, etc.
"May not", "must not", and "no ... may" are each mandatory negative terms used to establish a prohibition.
202.2.6 Multiple-family dwelling.
"Multiple-family dwelling" means a building or a group of buildings on the same lot that contains or is designed or intended to contain:
1. more than 2 dwelling units,
2. 2 dwelling units and any other residential or commercial occupancy, or
3. any combination of 3 or more rooming units and dwelling units.
202.2.7 Must/shall.
"Must" and "shall" are each mandatory terms used to express a requirement or to impose a duty.
202.2.8 Occupancy.
"Occupancy" has the meaning stated in § 202.2 of the Baltimore City Building Code.
202.2.9 Occupant.
"Occupant" has the meaning stated in § 202.2 of the Baltimore City Building Code.
202.2.10 Operator.
"Operator" has the meaning stated in § 202.2 of the Baltimore City Building Code.
202.2.11 Owner.
"Owner" means any person that:
1. has a legal or equitable interest in the property,
2. is recorded in the land records as holding title to the property, or
3. otherwise has control of the property, with or without accompanying possession of the property, including:
a. a guardian of the person or estate of an owner,
b. a trustee, including a trustee in bankruptcy, of an owner, or
c. the personal representative of the estate of an owner.
202.2.12 Person.
"Person" has the meaning stated in § 202.2 of the Baltimore City Building Code.
202.2.13 Premises.
"Premises" means a lot or group of lots, together with all or any part of any structures on the lot or group of lots, considered as a unit devoted to a particular use, including accessory structures and open spaces required or used in connection with that particular use.
202.2.14 Rooming house.
"Rooming house" means a building that:
1. is not a multiple-family dwelling, and
2. contains more than 2 rooming units occupied or designed or intended to be occupied by individuals who, even though they might share common areas and facilities, do not form a single housekeeping unit and do not provide compensation under a single lease for occupancy of the rooming house.
202.2.14.1 Inclusions.
"Rooming house" includes a hotel, motel, bed and breakfast (as defined in Zoning Code § 1-303(f)), or boarding house.
202.2.15 Rooming unit.
"Rooming unit" means any room or group of rooms that form a single habitable unit occupied or designed or intended to be occupied for sleeping or living, but not for cooking purposes.
202.2.16 Strict liability offense.
"Strict liability offense" means an offense in which the prosecution in a legal proceeding is not required to prove knowledge or intent as a part of its case. It is enough to prove that the defendant either did an act that was prohibited or failed to do an act that the defendant was legally required to do.
202.2.17 Structure.
"Structure" has the meaning stated in IPMC § 202 and, unless the context indicates otherwise, includes premises and lands.
202.2.18 Trash.
"Trash" means rubbish, as defined in IPMC § 202.
202.2.19 Workmanlike.
"Workmanlike" means executed in a skilled manner in accordance with the standards of the trade – e.g., generally plumb, level, square, in line, undamaged, and without marring adjacent work.
Chapter 3
General Requirements
Section 301. General
301.1 Scope.
This Chapter governs the minimum requirements and the responsibilities of persons for repair and maintenance of structures, equipment, and premises.
301.2 Responsibility.
301.2.1 Owners and operators.
Except as otherwise specifically provided, the owner and the operator of any premises are responsible for maintaining all structures and exterior property areas in compliance with all requirements of this Chapter.
301.2.2 Occupants – In general.
The occupant of any premises:
1. must give the owner and the owner's agents access to the premises, at all reasonable times, for the purpose of inspecting and making repairs or alterations as necessary to effect compliance with this Code or with any lawful rule or regulation adopted or order issued under this Code,
2. may not obstruct any required means of egress,
3. may not store flammable liquids or gas or unsafe quantities of combustible materials,
4. if in control of the heating facilities, must maintain a sufficiently high temperature in all parts of the unit to prevent damage to the plumbing system, and
5. is responsible for:
a. keeping in a clean and sanitary condition the occupant's unit and any other part of the premises that the occupant occupies or controls, and
b. otherwise complying with the requirements specified in § 308 {"Occupants' Sanitary Responsibility"} of this Chapter.
301.2.3 Occupants – Vandalism.
The occupant of a non-owner occupied dwelling may not destroy, deface, damage, impair, or carry away, nor permit any other person on the premises to destroy, deface, damage, impair, or carry away any of the facilities, equipment, appurtenances, or any part of the structure of the dwelling.
301.3 Vacant structures and land.
All vacant structures and their premises and all vacant land must be maintained in a clean, sanitary, and safe condition, as provided in this Code.
301.4 Lead-based paint.
Lead-paint hazards must be abated in accordance with:
1. the rules and regulations of:
a. the Maryland Department of the Environment; and
b. the Baltimore City Health Department; and
2. the Department of Public Works' requirements governing discharges into the storm water system.
301.4.1 Unoccupied dwelling unit – Scope.
These provisions apply to any dwelling unit that:
1. is the subject of a notice or order for the treatment of lead paint, and
2. becomes unoccupied either:
a. before the notice or order is served, or
b. while the notice or order is still outstanding.
301.4.2 Unoccupied dwelling unit – Posting property.
If a dwelling unit is or becomes unoccupied, the Health Commissioner immediately must post 1 or more public notices in, on, or around the dwelling unit stating that the dwelling unit may not be reoccupied until the lead paint notice or order has been abated.
301.4.3 Unoccupied dwelling unit – Reoccupancy prohibited.
If a dwelling unit is or becomes unoccupied, the dwelling unit may not be reoccupied until:
1. the lead paint notice or order has been abated, and
2. the Health Commissioner has given written approval of reoccupancy.
301.4.4 Unoccupied dwelling unit – Removing notice, etc., prohibited.
Until the Health Commissioner has give written approval of reoccupancy, no person may remove, deface, or otherwise tamper with any notice that has been posted under this section.
301.4.5 Unoccupied dwelling unit – Unauthorized reoccupancy.
If a dwelling unit is reoccupied in violation of this section:
1. each day that an unauthorized occupancy continues is a separate offense, and
2. the owner, operator, and unauthorized occupant of the unit are subject to the following penalties:
a. in a criminal prosecution, a criminal fine of up to $500 for each offense, and
b. in an action seeking equitable relief, a civil fine of up to $500 for each offense.
Section 302. Exterior Property Areas {Not Adopted}
Section 303. Swimming Pools, Spas, and Hot Tubs {Not Adopted}
Section 304. Repair and Maintenance of Structures
304.1 General.
The interior and exterior of a structure must be maintained in good repair and in a structurally sound and sanitary condition.
304.1.1 Unsafe conditions. {Not Adopted}
304.2 Protective treatment. {As in IPMC}
304.3 Premises identification.
Premises identification must be provided and maintained for all buildings in accordance with:
1. Baltimore City Building Code§ 502 {"Building Address"}, and
2. City Code Article 26, Subtitle 6 {"Building Address Numbers"}.
304.4 Structural members.
All interior and exterior structural members must be:
1. maintained in a structurally sound condition and free from deterioration, and
2. capable of safely supporting the imposed dead and live loads.
304.5 Foundation walls. {As in IPMC}
304.6 Exterior walls. {As in IPMC}
304.7 Roofs and drainage.
The roof and flashing must be sound, tight, and without defects that admit rain. Roof drainage must be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters, and downspouts must be provided and maintained in good repair and free from obstructions. Roof water must be discharged away from the foundation and may not be discharged in a manner that creates a public nuisance.
304.8 Decorative features. {As in IPMC}
304.9 Overhang extensions. {As in IPMC}
304.10 Stairways, floors, decks, etc.
Every interior and exterior stairway, floor, deck, porch, and balcony, and all their appurtenances must be:
1. structurally sound,
2. properly anchored and capable of supporting the imposed loads, and
3. maintained in good repair and safe condition.
304.11 Chimneys and towers. {As in IPMC}
304.12 Handrails and guards. {As in IPMC}
304.13 Window, skylight, and door frames. {As in IPMC}
304.14 Insect screens. {Not Adopted}
304.15 Doors.
304.15.1 General.
1. All doors, door assemblies, and hardware must be maintained in good condition.
2. Except as otherwise required for means of egress doors, locks and latching hardware must be provided at all entrances to dwelling units and rooming units and must tightly secure the doors at those entrances.
3. Doors must fit properly within their frames.
4. Except for a building where the entrances are staffed by security personnel or where unobstructed access is provided to the entrance of each unit, in a building that contains 2 or more dwelling units, an electric doorbell must be provided for each dwelling unit in that building.
304.15.2 Interior.
Every interior door must be capable of being opened and closed by being securely attached and properly equipped with properly functioning attachment and latching hardware.
304.16 Basement hatchways. {As in IPMC}
304.17 Guards for basement windows. {As in IPMC}
304.18 Building security. {As in IPMC}
304.19 Gates. {As in IPMC}
304.20 Interior surfaces.
All interior surfaces, including floors, walls, ceilings, windows, and doors, must be maintained in good, clean, and sanitary condition. Peeling, chipping, flaking, or abraded paint must be repaired, removed, or covered. Cracked or loose plaster, decayed wood, and other defective surface conditions must be corrected. Floors in kitchens, bathrooms, lavatories, toilet rooms, and laundry rooms must be kept impervious to water.
304.21 Grading and drainage.
All premises must be graded and maintained to:
1. drain away from the foundation of any structure and away from adjoining property,
2. prevent the erosion of soil, and
3. prevent the accumulation of stagnant water.
304.22 Sidewalks, driveways, etc.
All sidewalks, walkways, stairs, driveways, parking spaces, and similar areas must be kept in good repair and free from hazardous conditions.
304.23 Exhaust vents.
Pipes, ducts, conductors, fans, or blowers may not be allowed to discharge gases, steam, vapor, hot air, grease, smoke, odors, or other gaseous or particulate wastes directly on
any abutting or adjacent public or private property or on any property areas occupied by another in the same building.
304.24 Accessory structures.
All accessory structures, including detached garages, fences, gates, walls, and swimming pools, must be maintained in a structurally sound condition and in good repair.
304.25 Defaced property.
If an exterior surface of a structure has been defaced by carvings, markings, or graffiti, the surface must be restored to an approved state of maintenance and repair.
304.26 Nuisance or hazardous conditions.
All premises must be kept free of any object, material, or condition that constitutes a nuisance or a fire, accident, or health hazard.
304.27 {Reserved}
304.28 Ratproofing.
All buildings must be ratproofed and maintained in a ratproof condition by the owner or his agent. Ratproofing methods include:
1. preventing entrance by blocking passages with rat-resistant material, and
2. paving basements and any other areas that are in contact with the soil.
304.29 Equipment.
All equipment required by the Building, Fire, and Related Codes of Baltimore City must be maintained in good working condition.
304.30 Fire protection.
All required fire protection, including separation between nonresidential and residential occupancies, must be maintained in good repair. All fire doors must be equipped and maintained as required by the Fire Code of Baltimore City.
Section 305. Exterior Sanitary Maintenance – General
305.1 General.
All lots and exterior premises, including abutting sidewalks, gutters, and alleys, must be maintained in a clean, safe, and sanitary condition.
305.2 Grass and weeds.
305.2.1 "Weeds" defined.
In this section, "weeds" includes all plants and vegetation other than:
1. trees or shrubs, or
2. cultivated flowers and gardens.
305.2.2 Maintenance requirements.
All abutting sidewalks, gutters, and alleys must be maintained free of grass, weeds, or plant growth in excess of 4 inches (102 mm). All other premises and exterior property must be maintained free of grass, weeds, or plant growth in excess of 8 inches (203 mm). All noxious weeds are prohibited.
305.3 Trees and shrubbery.
All trees and shrubbery that are dangerous to life and property or that create a fire or traffic hazard must be pruned or removed to eliminate the danger or hazard.
305.4 Pest control.
All exterior property areas must be kept free from infestation by insects, rodents, and other pests, from rodent harborage, and from the conditions that attract pests. Where pests are found, they must be promptly exterminated by approved processes that will not be injurious to human health.
305.5 Motor vehicles and trailers.
Except only as otherwise expressly authorized by law, the following rules apply to all motor vehicles and trailers.
1. No motor vehicle or trailer may be parked, kept, or stored, whether or not covered, on any exterior premises if:
a. it is inoperative, unregistered, or fails to display current registration tags, or
b. it is in a state of disassembly or disrepair or in the process of being stripped or dismantled.
2. A motor vehicle or trailer may be parked, kept, or stored only on a dustless all-weather surface constructed and maintained in accordance with the Baltimore City Building Code and Baltimore City Zoning Code.
3. Painting a motor vehicle or trailer is prohibited unless conducted inside an approved spray booth.
Exception: On premises with a proper use permit, a vehicle may undergo overhaul, including body work, if that work is performed inside a structure or similarly enclosed area designed and approved for that purpose.
305.5.1 Registered owner responsible.
For a motor vehicle or trailer parked, kept, or stored in violation of § 305.5(1) or (2), the registered owner of the motor vehicle or trailer is responsible for the violation, jointly and severally with the property owner.
305.6 Swimming pools.
Swimming pools must be maintained in a clean, safe, and sanitary condition.
305.7 Outdoor storage.
Outdoor storage must be neat and orderly. All stored objects and materials must be elevated at least 1 foot off the ground to prevent rat harborage, unless elevation is determined unnecessary by the Commissioner.
305.7.1 Caveat.
Nothing in this section authorizes any outdoor storage that is otherwise prohibited by law.
305.8 Placement outdoors of upholstered furniture.
No person may place, use, keep, store, or maintain any upholstered furniture not manufactured for outdoor use, including, for example, any upholstered chair, sofa, or couch, or any mattress, in any outside area located:
1. in any front, side, or rear yard, or
2. on any covered or uncovered porch, patio, or deck located in or adjoining any front, side, or rear yard.
305.9 Snow and ice on sidewalks.
After any snowfall that results in an accumulation of snow or ice on the ground, the snow and ice must be removed and cleared away from all sidewalks that abut the premises.
305.9.1 Time for compliance.
The snow and ice must be removed and cleared away:
1. within 6 hours after the snow has stopped falling; or
2. if the snow stopped falling between 3 p.m. and 6 a.m., before 11 a.m.
305.9.2 Manner of compliance.
The snow and ice must be removed and cleared away in a manner that:
1. leaves a clear path that is at least 2 feet wide; and
2. does not obstruct the passage of water in the gutters.
Section 306. Exterior Sanitary Maintenance – Trash, Garbage, and Debris
306.1 Accumulation prohibited.
All premises, including abutting sidewalks, gutters, and alleys, as well as the interior of every structure, must be kept free of any accumulation of trash, garbage, and debris, including any animal waste, construction material, equipment, furniture, appliances, and similar objects and materials.
306.2 Bulk trash.
If discarded or abandoned articles are too large to be disposed of in required receptacles, they must be conveyed to an appropriate landfill or other approved disposal site.
306.3 No deposit on sidewalks, etc.
No trash, garbage, or debris may be deposited on any sidewalk, alley, or street or on any public or private lot, except as specified in §§ 306.4 through 306.7 of this Chapter.
306.4 Storage receptacles – Required.
Trash, garbage, or debris may not be stored or placed out for collection except in approved storage receptacles. The owner or operator of every occupied premises must provide a sufficient number of these storage receptacles to receive and store trash, garbage, and debris from individual units between days of collection. The receptacles must be maintained in a location accessible to occupants.
306.5 Storage receptacles – Location.
If, in the opinion of the Code Official, the exterior maintenance of storage receptacles is causing nuisance or blight, the Code Official may require that, between days of collection, the receptacles be stored:
1. inside the building they serve, or
2. in the discretion of the Code Official, within a contiguous structure.
306.6 Storage receptacles – Specifications and maintenance.
306.6.1 Specifications.
306.6.1.1 General.
Each storage receptacle must:
1. be made of metal or some other durable material approved by the Code Official,
2. be watertight, with tight-fitting covers and handles, and
3. either:
a. have a capacity of not more than 32 gallons, or
b. be a City-owned trash receptacle assigned to the address for the curbside collection of mixed refuse.
306.6.1.2. Exceptions.
1. Receptacles used for recycling need not have covers.
2. Yard waste may be bagged or bundled.
306.6.2. Maintenance.
Each storage receptacle must be:
1. maintained in good repair, and
2. kept tightly closed to prevent blight, nuisance, pest infestation, and dispersal of trash, garbage, or debris.
306.7 Placement for collection.
Storage receptacles:
1. should be placed out for collection no later than 6 a.m. of the day of collection,
2. may not be placed out on any sidewalk or along an alley earlier than 6 p.m. of the evening before the day of collection, and
3. if placed on a sidewalk or along an alley, must be returned to the premises no later than 6 a.m. on the day after collection.
306.8 Owner transport.
At any building for which the City does not provide collection services, the owner and operator must collect and transport the building's trash, garbage, and debris to an appropriate landfill or other approved disposal site.
Section 307. Interior Sanitary Maintenance
307.1 General.
The interior of each unit and the shared, common, or public areas within each building that contains more than one unit must be maintained in a clean and sanitary condition.
307.2 Floor, furniture, etc., surfaces.
Floors, furniture, countertops, and similar surfaces must be clean and free of trash, garbage, and debris, including human and animal waste and any other insanitary matter or cause of nuisance.
307.3 Walls, ceilings, and openings.
Walls, ceilings, windows, and doorways must be clean and free of dirt, grease, soot, and any other insanitary matter or cause of nuisance.
307.4 Trash, etc., receptacles.
Each unit must have a sufficient number of interior receptacles to contain that unit's trash, garbage, and debris.
307.5 Plumbing fixtures.
Plumbing fixtures must be kept clean and free from any foreign object or material that could obstruct a fixture or a line connected to a fixture.
307.6 {Reserved}
307.7 Pest control.
The interior of every building must be kept free of infestation by insects, rodents, and other pests.
Section 308. Occupants' Sanitary Responsibilities.
308.1 General.
An occupant must keep in a clean and sanitary condition the occupant's unit and any other part of the premises that the occupant occupies or controls. However, the owner and operator is responsible for any insanitary condition caused by a sewer back-up or a structural defect.
308.2 Exteriors.
An occupant of a single-unit building and an occupant of a unit with exclusive use of an exterior property area must maintain the exterior areas, including abutting sidewalks, gutters, and alleys, in compliance with § 305 {"Exterior ... maintenance – General"} and § 306 {"Exterior ... maintenance – Trash, garbage..."} of this Chapter. However, the owner and operator are responsible for any insanitary condition caused by a sewer back-up or a structural defect.
308.2.1 Exception – Residential property registration.
The owner of a property is responsible for exterior sanitary maintenance under any of the circumstances described in Building Code§ 114.21.2b {"Liability – Failure to Register Property"}.
308.2.2 Exception – Third environmental citation.
The owner of a property is responsible for exterior sanitary maintenance under the circumstances described in Building Code§ 114.21.2c {"Liability – Third environmental citation"}.
308.2.3 Exception – Secondary liability.
The owner and operator of a property are responsible for exterior sanitary maintenance under any of the circumstances described in Building Code§ 114.21.2a {"Secondary liability"}.
308.3 Interiors.
Except as otherwise specified in § 308.5, an occupant must maintain the interior of the occupant's unit and any other part of the building that the occupant occupies or controls in compliance with § 307 {"Interior ... maintenance"} of this Chapter.
308.4 Pest control – Single-unit building.
An occupant of a single-unit building is responsible for extermination of insects, rodents, or other pests, other than wood-destroying insects.
308.5 Pest control – Multi-unit building.
An occupant of a multi-unit building is responsible for extermination if the occupant's unit is the only one affected.
308.6 Trash disposal.
An occupant may dispose of trash, garbage, and debris only in compliance with § 306 {"Exterior ... maintenance – Trash, garbage..."} of this Chapter.
308.7 Nuisances.
An occupant may not create or maintain, in or on the property that the occupant occupies and controls, any condition that constitutes a nuisance.
Section 309. Pest Elimination {Not Adopted}
Chapter 4
Light, Ventilation, and Occupancy Limitations
Section 401. General {As in IPMC}
Section 402. Light
402.1 Habitable spaces.
Every habitable space must have at least 1 window facing directly to the outdoors or to an open court whose facing wall is at least 3 feet (914 mm) away. The minimum total glazed area for every habitable space must be 10% of the floor area of that space.
Exception: Natural light for habitable spaces may be provided through an adjoining room if:
1. the unobstructed opening to the adjoining room is at least 8% of the floor area of the interior space, and
2. the glazed area providing natural light is at least 8% of the combined total floor area being served.
402.2 Common halls and stairways. {As in IPMC}
402.3 Other spaces. {As in IPMC}
Section 403. Ventilation {As in IPMC}
Section 404. Occupancy Limitations
404.1 Privacy.
Dwelling units and rooming units must:
1. be arranged to provide privacy,
2. be separate from adjoining units and common areas, and
3. have a separate means of access from a hallway, landing, stairway, or street.
404.2 Minimum room size.
A habitable room, other than a kitchen, may not be less than 7 feet (2134 mm) in any plane dimension.
404.2.1 Kitchens.
A kitchen must contain at least 35 sq. ft (3.25 sq. m.) of floor area, and, if arranged as a corridor the corridor between counter fronts or between a wall and counter fronts must be at least 3 feet (914 mm).
404.3 Minimum ceiling heights.
Habitable spaces hallways, corridors, laundry areas, and bathrooms must have a clear ceiling height of not less than 7 feet (2134 mm) over at least 50% of the floor area. Toilet rooms must have a ceiling height of not less than 6½ feet (1981 mm) over at least 50% of the floor area
Exceptions:
1. {Not Adopted}
2. Basement rooms that otherwise meet the requirements of this § 404.3 may have a clear height of not less than 6 feet (1829 mm) under beams, girders, ducts, and similar obstructions.
3. Rooms occupied exclusively for sleeping, study, or similar purposes and having a sloped ceiling over all or part of the room may have a clear ceiling height of not less than 7 feet (2134 mm) over not less than 33⅓% of the required minimum floor area.
4. As allowed by rules and regulations adopted by the Code Official under § 104.1.1 of this Code
404.3.1 Floor area calculations.
In calculating floor area for purposes of this § 404.3, only those portions of the floor area with a clear height of 5 feet (1524 mm) or more may be included.
404.4 Bedroom requirements.
Every bedroom must comply with the requirements of this § 404.4.
404.4.1 Area for sleeping purposes.
Every bedroom occupied by 1 person must contain at least 70 sq. ft. (6.5 sq. m.) of floor area. Every bedroom occupied by more than one person must contain at least 50 sq. ft. (4.6 sq. m.) of floor area for each occupant of the bedroom.
404.4.2 to 404.4.5 {As in IPMC}
404.5 Overcrowding.
Dwelling units may not be occupied by more occupants than permitted by the minimum area requirements of Table 404.5.
404.5.1 Sleeping area.
The minimum occupancy area required by Table 404.5 may not be included as a sleeping area in determining the minimum occupancy area for sleeping purposes. All sleeping areas must comply with § 404.4.
404.5.2 Combined spaces.
Combined living room and dining room spaces must comply with the requirements of Table 404.5 if:
1. the total area is equal to that required for separate rooms, and
2. the space is located so as to function as a combination living room/dining room.
| Minimum Area in Square Feet | |||
|---|---|---|---|
| Space | 1 to 2 Occupants | 3 to 5 Occupants | 6 or More Occupants |
| Living room a,b | No requirements | 120 | 150 |
| Dining room a,b | No requirements | 80 | 100 |
| Kitchen b | 50 | 50 | 60 |
| Bedrooms | Must comply with § 404.4 | ||
For SI: 1 sq. ft. = 0.093 sq. m.
a For combined living room/dining room spaces, see § 404.5.2.
b For limitations on determining minimum occupancy area for sleeping purposes, see § 404.5.1.
404.6 Efficiency unit. {Not Adopted}
404.7 Food preparation.
A dwelling unit must contain a room or space for the storage, preparation, and cooking of food, including a sink and space and connections for a stove and refrigerator.
404.8 Closets.
A dwelling unit must contain at least 1 closet, for storing clothing and other articles, with a floor area of not less than 6 sq. ft. (0.6 sq. m.). A dwelling unit with more than 1 bedroom must contain at least 1 additional closet of the same minimum size.
Exception: This section does not apply to an owner-occupied single family dwelling.
404.9 Minimum dwelling unit size.
A dwelling unit must contain at least 240 sq. ft. (22.3 sq. m.) of clear floor area. At least 1 room must have not less than 120 sq. ft. (11.2 sq. m.) of floor area, with its least plane dimension not less than 8 feet (2438 mm).
Chapter 5
Plumbing Facilities and Fixture Requirements
Section 501. General {As in IPMC}
Section 502. Required Facilities {As in IPMC}
Section 503. Toilet Rooms and Bathrooms
503.1 Privacy.
Toilet rooms and bathrooms must provide privacy and may not constitute the only means of access to a dwelling unit or to a habitable space or hall within a dwelling unit. A door with interior locking device must be provided.
503.2 Location. {As in IPMC}
503.3 Location of employee toilet facilities. {As in IPMC}
503.4 Floor surface. {Not adopted}
Section 504. Plumbing Systems and Fixtures
504.1 General. {As in IPMC}
504.2 Fixture clearances. {As in IPMC}
504.3 Plumbing system defects.
Inadequate service, inadequate venting, cross-contamination, back-siphonage, improper installation, deterioration, damage, and similar defects in a plumbing system must be corrected.
Section 505. Water Systems
505.1 to 505.3 {As in IPMC}
505.4 Water heating facilities.
Every dwelling unit must have water heating facilities that are:
1. properly installed and maintained,
2. properly connected to every required sink, lavatory basin, bathtub, shower, and laundry facility,
3. properly equipped with an approved combination temperature and pressure-relief valve and with a relief-valve discharge pipe,
4. capable of automatically heating water to a temperature of not less than 110◦ F (43◦ C), and
5. capable of meeting normal demands at every required outlet.
505.4.1 Venting gas-fired heater.
A gas-fired water heater must be vented to the outside air.
505.5 Nonpotable water reuse systems {As in IPMC}
Section 506. Sanitary Drainage System {As in IPMC}
Section 507. Storm Drainage
507.1 General.
Drainage of roofs and paved areas, yards and courts, and other open areas on the premises may not be discharged in a manner that violates either:
1. the drainage requirements of the Baltimore City Building Code, or
2. the stormwater management requirements of the City Code.
Chapter 6
Mechanical and Electrical Requirements
Section 601. General {As in IPMC}
Section 602. Heating Facilities
602.1 Facilities required. {As in IPMC}
602.2 Residential occupancies.
Dwellings must be provided with properly installed and maintained heating facilities capable of maintaining a room temperature of 70○ F (21○ C) in all habitable rooms, bathrooms, and toilet rooms. Cooking appliances may not be used to provide space heating to meet the requirements of this section.
602.3 Heat supply.
Every owner and operator who rents, leases, or lets one or more dwelling units, rooming units, or dormitory, or guest rooms must supply sufficient heat during the period of October 1 through April 30, inclusive, to maintain an average temperature of:
1. not less than 70◦ F (21◦ C) in all habitable rooms, bathrooms, and toilet rooms, and
2. not less than 65○ F (18○ C) in any other room.
Exception: {Not Adopted}
602.4 Occupiable work spaces.
Indoor occupiable work spaces must be supplied with sufficient heat during the period of October 1 through April 30, inclusive, to maintain a temperature of not less that 65○ F (18○ C) during the period the spaces are occupied.
Exceptions: {As in IPMC}
602.5 Room temperature measurement. {As in IPMC}
602.6 Central heating units.
A central heating unit must be:
1. properly installed and maintained,
2. if fuel-burning, properly connected to an approved chimney or vent,
3. if electrically powered, properly connected to an electric circuit of adequate power,
4. if a hot-air type, equipped with proper seals between sections of the furnace to prevent fumes from escaping into heat ducts,
5. provided with all safety devices required by law, and
6. connected to ducts, pipes, or tubes that are free from leaks and obstructions.
602.7 Space-heating units.
A space-heating unit:
1. may not use gasoline or any similar highly flammable liquid fuel,
Exception: A kerosene space heater with fuel piped from an approved tank.
2. if fuel-burning, may not be a portable unit,
3. if fuel-burning, must be properly connected to an approved flue or vent,
Exception: Ornamental gas logs are permitted in a dwelling with a proper heating system if located in a vented fireplace and not in a room used for sleeping.
4. must be located to prevent and protect against overheating adjacent combustible material,
5. if using electricity, must be properly connected to an electric circuit of adequate power,
6. must be provided with all automatic and safety devices required by law,
7. may only be installed under a permit, and
8. must be properly operated.
Section 603. Mechanical Equipment
603.1 General.
All mechanical equipment provided must be properly installed and maintained in a safe condition. In addition, all required mechanical equipment must be maintained in a safe working condition and must be capable of performing its intended function.
603.2 to 603.6 {As in IPMC}
Section 604. Electrical Facilities
604.1 Facilities required. {As in IPMC}
604.2 Service.
The size and usage of appliances and equipment serves as a basis for determining the need for additional facilities in accordance with the National Electrical Code. Dwelling units must be served by a three-wire, 120/240 volt, single-phase electrical service having a rating of not less than 60 amperes.
604.3 Electrical system defects.
Inadequate service, improper fusing, insufficient receptacle or lighting outlets, improper wiring or installation, deterioration, damage, and similar defects in an electrical system must be corrected.
604.3.1 Abatement of hazards associated with water exposure. {Not Adopted}
604.3.2 Abatement of hazards associated with fire exposure. {Not Adopted}
Section 605. Electrical Equipment
605.1 Installation. {As in IPMC}
605.2 Receptacles.
Every habitable space in a dwelling must contain at least 2 separate and remote duplex outlets. Every kitchen area must contain additional outlets, connected to an appropriate circuit, for a stove and for a refrigerator. Every laundry area must contain at least 1 grounded-type receptacle or a receptacle with a ground fault circuit interrupter. Every bathroom must contain at least 1 dual-receptacle. Any new bathroom receptacle outlet must have ground fault circuit interrupter protection.
605.3 Luminaires. {As in IPMC}
605.4 Wiring. {As in IPMC}
605.5 Halls and stairs.
In a multiple-family dwelling, every common hallway and stairway must be adequately lighted at all times with at least 3 foot candles of light at the floor or stair tread level. Other dwellings must have facilities sufficient to provide this level of illumination and be equipped with conveniently located light switches to turn the facilities on and off as needed.
Section 606. Elevators, Escalators, and Dumbwaiters {As in IPMC}
Section 607. Duct Systems {As in IPMC}
Chapter 7
Fire Safety Requirements
Section 701. General
701.1 Scope. {As in IPMC}
701.2 Responsibility.
Except as provided in § 704 {"Fire Protection Systems"} of this Chapter, the owner and operator of the premises must provide and maintain fire safety facilities and equipment in compliance with these requirements.