7.2 Exterior Structure Maintenance

7.2 Exterior Structure Maintenance

Overview of Exterior Envelope (IPMC 304)

The exterior of a structure must be maintained in good repair, structurally sound, and sanitary. The primary goal of exterior structure maintenance is to protect the occupants from the elements (weatherproofing) and to ensure that the building does not become a hazard.

Protective Treatment (IPMC 304.2)

All exterior surfaces, including but not limited to, doors, door and window frames, cornices, porches, trim, balconies, decks, and fences, must be maintained in good condition.

• Peeling, flaking, and chipped paint must be eliminated and surfaces repainted.
• All siding and masonry joints, as well as those between the building envelope and the perimeter of windows, doors, and skylights, must be maintained weather-resistant and water-tight.
• Wood surfaces (other than decay-resistant woods) must be protected from the elements and decay by painting or other protective covering or treatment.

Premises Identification (IPMC 304.3)

Buildings must have approved address numbers placed in a position to be plainly legible and visible from the street or road fronting the property. These numbers must contrast with their background. The standard minimum height is typically 4 inches (102 mm) with a minimum stroke width of 0.5 inch (12.7 mm). This is critical for emergency responders.

Structural Members (IPMC 304.4)

All structural members must be maintained free from deterioration and must be capable of safely supporting the imposed dead and live loads.

• Dead loads: The weight of the structure itself.
• Live loads: The weight of occupants, furniture, snow, wind, etc. An inspector looking at sagging rooflines or bowed walls is observing structural members failing to support their loads.

Foundation Walls (IPMC 304.5)

Foundation walls must be maintained plumb and free from open cracks and breaks. Cracks in foundation walls can indicate differential settlement or excessive hydrostatic pressure from poor exterior drainage. These cracks must be kept in such condition so as to prevent the entry of rodents and other pests.

Exterior Walls (IPMC 304.6)

Exterior walls must be free from holes, breaks, and loose or rotting materials. They must be maintained weatherproof and properly surface coated where required to prevent deterioration.

Roofs and Drainage (IPMC 304.7)

The roof and flashing must be sound, tight, and not have defects that admit rain.

• Roof drainage: 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 maintained in good repair and free from obstructions.

Decorative Features and Overhangs (IPMC 304.8 & 304.9)

All cornices, belt courses, corbels, terra cotta trim, wall facings, and similar decorative features must be maintained in good repair with proper anchorage and in a safe condition. Overhang extensions (canopies, marquees, signs, awnings) must be properly anchored.

Stairways, Decks, Porches, and Balconies (IPMC 304.10)

Every exterior stairway, deck, porch, and balcony, and all appurtenances attached thereto, shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads. Rotting deck ledgers or missing joist hangers are critical defects that inspectors must cite, as deck collapses frequently cause severe injuries.

Chimneys and Towers (IPMC 304.11)

All chimneys, cooling towers, smoke stacks, and similar appurtenances must be maintained structurally safe and sound, and in good repair. Exposed surfaces of metal or wood must be protected from the elements. Look for missing mortar in masonry chimneys (repointing may be required).

Handrails and Guards (IPMC 304.12)

Every handrail and guard must be firmly fastened and capable of supporting normally imposed loads.

• A handrail is designed to provide guidance and support for stairways.
• A guard is a building component located at or near the open sides of elevated walking surfaces that minimizes the possibility of a fall.

Window, Skylight, and Door Frames (IPMC 304.13)

Every window, skylight, door, and frame must be kept in sound condition, good repair, and weather tight.

• Glazing: All glazing materials must be maintained free from cracks and holes.
• Openable windows: Every window, other than a fixed window, must be easily openable and capable of being held in position by window hardware.

Insect Screens (IPMC 304.14)

During the period of the year established by the jurisdiction (often summer months), every door, window, and other outside opening required for ventilation of habitable rooms must be supplied with approved tightly fitting screens of minimum 16 mesh per inch.

Doors (IPMC 304.15)

All exterior doors, door assemblies, operator systems if provided, and hardware must be maintained in good condition. Locks at all entrances to dwelling units must tightly secure the door.