Chapter 15.80
PROPERTY MAINTENANCE CODE
Sections:
15.80.040 Amendments, additions, or exceptions.
15.80.201.3 IPMC Section 201.3 amended – Terms defined in other codes.
15.80.202 IPMC Section 202 amended – Definitions.
15.80.301.4 IPMC Section 301.4 added – Security.
15.80.302.1 IPMC Section 302.1 amended – Sanitation.
15.80.302.4 IPMC Section 302.4 amended – Weeds.
15.80.302.7 IPMC Section 302.7 amended – Accessory structures.
15.80.302.8 IPMC Section 302.8 amended – Motor vehicles.
15.80.302.11 IPMC Section 302.11 added – Vehicle storage on residential premises.
15.80.303.2 IPMC Section 303.2 amended – Enclosures.
15.80.304.14 IPMC Section 304.14 deleted – Insect screens.
15.80.308.2.2 IPMC Section 308.2.2 amended – Refrigerators.
15.80.308.3.1 IPMC Section 308.3.1 amended – Garbage facilities.
15.80.502.5 IPMC Section 502.5 amended – Public toilet facilities.
15.80.505.1 IPMC Section 505.1 amended – General.
15.80.602.3 IPMC Section 602.3 amended – Heat supply.
15.80.602.4 IPMC Section 602.4 deleted – Occupiable work space.
15.80.010 Adoption.
The following codes, as amended, added to, or excepted in this chapter, are adopted by reference thereto and by this reference fully incorporated herein, and shall be applicable within the city of Edgewood:
A. International Property Maintenance Code (IPMC). The 2021 Edition of the IPMC and Standards published by the International Code Council, as adopted by reference in the IBC in Chapter 51-50 WAC and as adopted by reference in the IRC in Chapter 51-51 WAC, provided:
1. Chapter 15.10 EMC shall be used in place of IPMC Chapter 1, Administration; and
2. IPMC Appendix A, Boarding Standard, is adopted by reference. (Ord. 24-660 § 1 (Exh. A)).
15.80.020 Applicability.
A. The provisions of this chapter and EMC 15.80.010(A) shall apply to all existing buildings, structures, building service equipment, and premises, provided:
1. The provisions of the IPMC shall not supersede any requirements for maintenance in EMC Title 14, Critical areas; and
2. The provisions of the IPMC are intended to supplement any maintenance plan approved as part of a valid project permit decision.
B. The provisions in this code shall not be construed to abolish or impair existing remedies in this code relating to removal or demolition of any building or structure that is dangerous, unsafe, or unsanitary. (Ord. 24-660 § 1 (Exh. A)).
15.80.030 Duty of owner.*
A. The owner or owner’s authorized agent shall be responsible for the maintenance of buildings, structures, building service equipment, and premises.
1. Building service systems, devices, and safeguards, both existing and new, and parts thereof shall be maintained in proper operating condition in accordance with the original design and in a safe and sanitary condition. Devices or safeguards that are required by the IPMC or a previous technical code shall be maintained in compliance with the edition of the technical code under which they were installed. To determine compliance with this provision, the code official shall have the authority to require a building service equipment system to be reinspected; provided, that the inspection for maintenance of HVAC systems shall be performed in accordance with ASHRAE/ACCA/ANSI Standard 180.
2. For properties or portions thereof containing mapped wildland-urban interface areas in the city of Edgewood, buildings, structures, landscape materials, vegetation, defensible space or other devices or safeguards required by the WUIC shall be maintained in compliance with the edition of the technical code under which they were installed. (Ord. 24-660 § 1 (Exh. A)).
* Code reviser’s note: Consistent with Washington State Engrossed Senate Bill 6120 (Chapter 133, Laws of 2024), the Wildland-Urban Interface Code shall not apply until the completion of a statewide wildfire hazard and base-level wildfire risk map pursuant to RCW 19.27.560(1) or until the city of Edgewood adopts its own wildfire hazard and base-level wildfire risk map pursuant to RCW 19.27.560(4).
15.80.040 Amendments, additions, or exceptions.1
Pursuant to RCW 19.27.060, the following contain amendments, additions, or exceptions to the codes adopted under EMC 15.80.010 applicable and enforceable within the city of Edgewood. (Ord. 24-660 § 1 (Exh. A)).
15.80.201.3 IPMC Section 201.3 amended – Terms defined in other codes.
Section 201.3 of the IPMC is amended to read as follows:
Where terms are not defined in this International Property Maintenance Code and are defined in the Edgewood Municipal Code or the adopted technical codes, such terms shall have the meanings ascribed to them as stated in those codes.
Exception: When used within this International Property Maintenance Code, the terms unsafe and dangerous shall have only the meanings ascribed to them in Title 7 EMC and shall not have the meanings ascribed to them by the International Existing Building Code.
(Ord. 24-660 § 1 (Exh. A)).
15.80.202 IPMC Section 202 amended – Definitions.
A. Section 202, Garbage, of the IPMC is hereby amended to read as follows:
GARBAGE. Any waste, including but not limited to, animal and vegetable waste resulting from the handling, packaging, cooking or consumption of food or beverage or other refuse.
B. Section 202, Rubbish, of the IPMC is hereby amended to read as follows:
RUBBISH. Combustible and noncombustible waste materials, except garbage; including but not limited to the residue from the burning of wood and other combustible materials, paper, rags, cartons, boxes, pallets, wood, rubber, leather, tree branches, yard and landscape trimmings, tin cans, metals, broken and inoperable machinery, equipment, or parts thereof, glass, broken or discarded household furniture and appliances, building and construction materials not neatly stacked or weather resistant, broken stone or cement.
C. Section 202 of the IFC is hereby amended to include the following added definitions:
JUNK VEHICLE. “Junk vehicle” means a junk vehicle as defined in EMC 8.08.020.
VEHICLE. “Vehicle” means a vehicle as defined in RCW 46.04.670.
(Ord. 24-660 § 1 (Exh. A)).
15.80.301.4 IPMC Section 301.4 added – Security.
Section 301.4 of the IPMC is hereby added to read as follows:
301.4 Security. All vacant buildings must be secured against outside entry at all times. Security shall be by the normal building amenities such as windows and doors having adequate strength to resist intrusion. All doors and windows must remain locked. There shall be at least one operable door into every building and into each housing unit. Exterior walls and roofs must remain intact without holes.
(Ord. 24-660 § 1 (Exh. A)).
15.80.302.1 IPMC Section 302.1 amended – Sanitation.
Section 302.1 of the IPMC is hereby amended to read as follows:
302.1 Sanitation. Exterior property and premises shall be maintained in a clean, safe, and sanitary condition and free from any accumulation of rubbish, garbage, or fire hazards.
(Ord. 24-660 § 1 (Exh. A)).
15.80.302.4 IPMC Section 302.4 amended – Weeds.
Section 302.4 of the IPMC is hereby amended to read as follows:
302.4 Vegetation. Premises and exterior property shall be maintained free from:
1. Trees, plants, bushes, shrubs, vines, other vegetation, alive or dead (such as leaves and needles) or parts thereof, which cover, lay on, grow under or overhang any sidewalk, street, or other public way or which are growing in such a manner as to obstruct the clear line of vision of vehicular traffic approaching the location from any street or driveway or to obstruct or impair the full use of the sidewalk or other public way, or as provided in Chapter 8.15 EMC, Removal of obstructing, overhanging, dead or hazardous vegetation and debris.
2. Root damage or obstruction to any sidewalk, curb, gutter, pedestrian or bicycle path or street.
3. Trees, plants, bushes, shrubs, grasses, vines, other vegetation, or parts thereof that are growing and/or grown and died or plant growth is in such a condition as to cause a fire or provide a ready fuel to augment the spread and intensity of fire, as determined by the fire code official.
4. Grasses (lawn) within the yards of occupied residential properties which are not maintained at a height of six inches or less.
5. Grasses, ground cover, and/or vines on vacant lots that are within or adjacent to developed areas which are not used for agricultural purposes and are not part of a critical area regulated by Title 14 EMC, Critical areas, which are not maintained at a height of twelve inches or less.
6. Trees, shrubs, ground cover, or grass of any landscaped area that was required by the city to be planted as part of any city development approval, that are not maintained in a healthy, living condition.
7. Any noxious weed, as regulated by local, state, or federal law.
(Ord. 24-660 § 1 (Exh. A)).
15.80.302.7 IPMC Section 302.7 amended – Accessory structures.
Section 302.7 of the IPMC is hereby amended to read as follows:
302.7 Accessory structures. Accessory structures, including detached garages, storage buildings, carports, fences and retaining walls, shall be maintained structurally sound and in good repair.
(Ord. 24-660 § 1 (Exh. A)).
15.80.302.8 IPMC Section 302.8 amended – Motor vehicles.
Section 302.8 of the IPMC is hereby amended to read as follows:
302.8 Motor vehicles. Except as provided for in other regulations, inoperative or unlicensed motor vehicles shall not be parked, kept, or stored outside of a building or structure on any premises, and vehicles shall not at any time be in a state of major disassembly, disrepair, or in the process of being stripped or dismantled. Painting of vehicles is prohibited unless conducted inside an approved spray booth.
Exception: In residential zones, personal passenger vehicles are permitted to undergo major overhaul, including body work, provided that such work is performed inside a permanent structure. In commercial zones, vehicles of any type are permitted to undergo major overhaul, including body work, provided that such work is performed inside a permanent structure or similarly enclosed area designed, permitted, and approved for such purposes.
(Ord. 24-660 § 1 (Exh. A)).
15.80.302.10 IPMC Section 302.10 added – Semi-tractors, semi-trailers, storage containers and shipping containers.
Section 302.10 of the IPMC is hereby added to read as follows:
302.10, Semi-tractors, semi-trailers, storage containers and shipping containers. Any use, parking of or storage of semi-tractors, semi-trailers, storage containers or shipping containers where the primary use of the property is residential, is prohibited. This prohibition does not apply to moving trucks or containers placed on a property for 72 hours or less for the purpose of short-term loading, unloading, or storage.
(Ord. 24-660 § 1 (Exh. A)).
15.80.302.11 IPMC Section 302.11 added – Vehicle storage on residential premises.
Section 302.11 of the IPMC is hereby added to read as follows:
302.11 Vehicle storage on residential premises.
1. The storage or parking of recreational or sporting vehicles on any residential premises in any zone that allows residential uses shall comply with EMC 18.90.120(A).
2. The storage or parking of commercial vehicles is prohibited on any residential premises in any zone; provided:
a. For the purposes of this section, a commercial vehicle is defined as:
1. Over 16,000 pounds gross vehicle weight; or
2. Any vehicle having less than six (6) wheels is the equivalent of a vehicle having a manufacturer’s gross vehicle weight rating of less than 16,000 pounds; or
3. Any vehicle having six (6) wheels or more is the equivalent of a vehicle having a manufacturer’s gross vehicle weight rating of 16,000 pounds or more; and
4. The principal use of which is the transportation of commodities, merchandise, produce, freight, animals, vehicles, passengers for hire, or which are used primarily in construction or farming, including but not limited to bulldozers, backhoes, tractors, and cranes.
b. This provision does not apply to those commercial vehicles which are parked while temporarily providing a service or making a delivery to a property, or which are stored or parked within a fully enclosed building.
(Ord. 24-660 § 1 (Exh. A)).
15.80.303.2 IPMC Section 303.2 amended – Enclosures.
Section 303.2 of the IPMC is hereby amended to read as follows:
303.2 Enclosures. Private swimming pool, hot tub and spa enclosures shall comply with the applicable requirements of the current edition of the International Swimming Pool and Spa Code and Title 18 EMC.
(Ord. 24-660 § 1 (Exh. A)).
15.80.304.14 IPMC Section 304.14 deleted – Insect screens.
Section 304.14 of the IPMC is hereby deleted in its entirety. (Ord. 24-660 § 1 (Exh. A)).
15.80.308.2.2 IPMC Section 308.2.2 amended – Refrigerators.
Section 308.2.2 of the IPMC is hereby amended to read as follows:
Refrigerators, freezers, and similar equipment not in operation shall not be discarded, abandoned, or stored on premises.
Exception: Temporary storage is allowed with doors removed for a duration of seven (7) calendar days.
(Ord. 24-660 § 1 (Exh. A)).
15.80.308.3.1 IPMC Section 308.3.1 amended – Garbage facilities.
Section 308.3.1 of the IPMC is hereby amended to read as follows:
308.3.1 Garbage facilities. The owner of every dwelling or dwelling unit shall supply an approved leak proof, covered, outside garbage container. The owner of the premises shall be responsible for the disposal of garbage and rubbish. Excluding alleys, containers shall be stored behind the front building line, or screened from view from the street and behind the front setback line, except on the day of scheduled collection. Containers shall be placed at curbside on a public street or private road on the day of scheduled collection day and shall be removed to their proper storage location as soon as possible, but not later than 24 hours after collection.
(Ord. 24-660 § 1 (Exh. A)).
15.80.502.5 IPMC Section 502.5 amended – Public toilet facilities.
Section 502.5 of the IPMC is hereby amended to read as follows:
502.5 Public toilet facilities. Public toilet facilities shall be maintained in a safe, sanitary, and working condition in accordance with Chapter 15.60 EMC. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occupancy of the premises.
(Ord. 24-660 § 1 (Exh. A)).
15.80.505.1 IPMC Section 505.1 amended – General.
Section 505.1 of the IPMC is hereby amended to read as follows:
505.1 General. Every sink, lavatory, bathtub, or shower, drinking fountain, water closet or other plumbing fixture shall be properly connected to either a public water system or to an approved private water system. Kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied with hot and cold running water in accordance with Chapter 15.60 EMC.
(Ord. 24-660 § 1 (Exh. A)).
15.80.602.3 IPMC Section 602.3 amended – Heat supply.
Section 602.3 of the IPMC is hereby amended to read as follows:
602.3 Heat supply. Every owner and operator of any building who rents, leases, or lets one or more dwelling units or sleeping units on terms, either expressed or implied, to furnish heat to the occupants thereof shall supply heat to maintain a minimum temperature of 68° F (20° C) in all habitable rooms, bathrooms, and toilet rooms.
(Ord. 24-660 § 1 (Exh. A)).
15.80.602.4 IPMC Section 602.4 deleted – Occupiable work space.
Section 602.4 of the IPMC is hereby deleted in its entirety. (Ord. 24-660 § 1 (Exh. A)).
Code reviser’s note: Ord. 24-660 added this section as 15.80.030. It has been editorially renumbered to avoid duplication of numbering.