How to Fail Your Municipality's Abandoned or Derelict Structure Inspection.

Why it Fails: Abandoned or Derelict Structure Inspection

1. General - Responsibility (IPMC 301.2)

   • Failure Reasons: The owner or responsible party fails to maintain the building in a safe, clean, and sanitary condition, contributing to hazards.

   • Code: "The owner of the premises shall maintain the structures and exterior property in compliance with these requirements. A person shall not occupy as owner-occupant or permit another person to occupy premises which are not in a sanitary and safe condition and which do not comply with the requirements of this chapter."

2. General - Vacant Structures and Land (IPMC 301.3)

   • Failure Reasons: Vacant structures in a state of disrepair pose safety hazards, and the land shows neglect (e.g., unsecured access).

   • Code: "All vacant structures and premises thereof or vacant land shall be maintained in a clean, safe, secure, and sanitary condition as provided herein so as not to cause a blighting problem or adversely affect the public health or safety."

3. Exterior Property Areas - Sanitation (IPMC 302.1)

   • Failure Reasons: The property accumulates debris, trash, or other unsanitary materials, attracting pests.

   • Code: "All exterior property and premises shall be maintained in a clean, safe, and sanitary condition. The occupant shall keep that part of the exterior property which such occupant occupies or controls in a clean and sanitary condition."

4. Exterior Property Areas - Grading and Drainage (IPMC 302.2)

   • Failure Reasons: Poor grading or drainage leads to water pooling or erosion, causing water damage or unsafe conditions.

   • Code: "All premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any structure located thereon."

5. Exterior Property Areas - Sidewalks and Driveways (IPMC 302.3)

   • Failure Reasons: Sidewalks and driveways are cracked, uneven, or not maintained, creating safety hazards for pedestrians.

   • Code: "All sidewalks, walkways, driveways, parking spaces, and similar areas shall be kept in a proper state of repair, and maintained free from hazardous conditions."

6. Exterior Property Areas - Weeds (IPMC 302.4)

   • Failure Reasons: Overgrown weeds or tall grass are unsightly, violate local ordinances, and may harbor pests or pose fire hazards.

   • Code: "All premises and exterior property shall be maintained free from weeds or plant growth in excess of [jurisdiction to insert height in inches]."

7. Exterior Property Areas - Rodent Harborage (IPMC 302.5)

   • Failure Reasons: The property shows evidence of rodent infestation due to trash, debris, or lack of proper maintenance.

   • Code: "All structures and exterior property shall be kept free from rodent harborage and infestation. Where rodents are found, they shall be promptly exterminated by approved processes which will not be injurious to human health."

8. Exterior Property Areas - Exhaust Vents (IPMC 302.6)

   • Failure Reasons: Exhaust vents are obstructed, damaged, or improperly installed, leading to ventilation issues.

   • Code: "Pipes, ducts, conductors, fans, and blowers shall not discharge gases, steam, vapor, hot air, grease, smoke, odors, or other gaseous or particulate wastes directly upon abutting or adjacent public or private property or that of another tenant."

9. Exterior Property Areas - Accessory Structures (IPMC 302.7)

   • Failure Reasons: Accessory structures like sheds or garages are in disrepair, creating safety hazards or an eyesore.

   • Code: "All accessory structures, including detached garages, fences, and walls, shall be maintained structurally sound and in good repair."

10. Exterior Property Areas - Defacement of Property (IPMC 302.9)

    • Failure Reasons: Graffiti, vandalism, or property defacement is not removed, affecting neighborhood safety and aesthetics.

    • Code: "No person shall willfully or wantonly damage, mutilate or deface any exterior surface of any structure or building on any private or public property by placing thereon any marking, carving, or graffiti."

11. Pools, Spas, and Hot Tubs - Swimming Pools (IPMC 303.1)

    • Failure Reasons: The pool is not maintained, containing stagnant water or algae, or the structure is unsafe.

    • Code: "Swimming pools shall be maintained in a clean and sanitary condition, and in good repair."

12. Pools, Spas, and Hot Tubs - Enclosures (IPMC 303.2)

    • Failure Reasons: Fencing or other safety barriers are missing, broken, or inadequate, posing drowning risks.

    • Code: "Private swimming pools, hot tubs, and spas, containing water more than 24 inches (610 mm) in depth shall be completely surrounded by a fence or barrier at least 48 inches (1219 mm) in height above the finished ground level measured on the side of the barrier away from the pool."

13. Exterior Structure - General (IPMC 304.1)

    • Failure Reasons: The building's exterior shows visible signs of disrepair, including broken siding, loose shingles, or damaged foundations.

    • Code: "The exterior of a structure shall be maintained in good repair, structurally sound, and sanitary so as not to pose a threat to the public health, safety, or welfare."

14. Exterior Structural - Stairways, Decks, Porches, and Balconies (IPMC 304.10)

    • Failure Reasons: Stairways or balconies are in a deteriorated or unsafe condition, with broken or rotted steps, joists, or decking.

    • Code: "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."

15. Exterior Structural - Chimneys and Towers (IPMC 304.11)

    • Failure Reasons: Chimneys or towers are cracked, leaning, or otherwise unstable, posing risks of collapse or fire hazards.

    • Code: "All chimneys, cooling towers, smoke stacks, and similar appurtenances shall be maintained structurally safe and sound, and in good repair."

16. Exterior Structural - Handrails and Guards (IPMC 304.12)

    • Failure Reasons: Missing or damaged handrails and guards create safety hazards, particularly on stairs or elevated structures.

    • Code: "Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition."

17. Exterior Structural - Window, Skylight, and Door Frames (IPMC 304.13)

    • Failure Reasons: Window and door frames are damaged, warped, or unable to close properly, allowing water infiltration or posing security risks.

    • Code: "Every window, skylight, door, and frame shall be kept in sound condition, good repair, and weather tight."

18. Exterior Structural - Glazing (IPMC 304.13.1)

    • Failure Reasons: Window glazing is broken, missing, or damaged, affecting the building’s security and energy efficiency.

    • Code: "All glazing materials shall be maintained free from cracks and holes."

19. Exterior Structural - Openable Windows (IPMC 304.13.2)

    • Failure Reasons: Windows are stuck, painted shut, or not operable, preventing proper ventilation and escape in case of emergencies.

    • Code: "Every window, other than a fixed window, shall be easily openable and capable of being held in position by window hardware."

20. Exterior Structural - Insect Screens (IPMC 304.14)

    • Failure Reasons: Missing or torn insect screens allow insects and pests to enter, leading to unsanitary conditions.

    • Code: "During the period from [date] to [date], every door, window, and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas, or any areas where products to be included or utilized in food for human consumption are processed, manufactured, packaged, or stored shall be supplied with approved tightly fitting screens."

21. Exterior Structural - Doors (IPMC 304.15)

    • Failure Reasons: Doors are missing, damaged, or unable to close and lock securely, compromising building security.

    • Code: "All exterior doors, door assemblies, and hardware shall be maintained in good condition. Locks at all entrances to dwelling units and sleeping units shall tightly secure the door."

22. Exterior Structural - Building Security (IPMC 304.18)

    • Failure Reasons: Building security is compromised by missing or broken doors, windows, or locks, leading to unauthorized access.

    • Code: "Doors, windows, or hatchways for dwelling units, rooming units, or housekeeping units shall be provided with devices designed to provide security for the occupants and property within."

23. Exterior Structural - Doors (IPMC 304.18.1)

    • Failure Reasons: Doors do not have proper locking mechanisms, or they are not functional, leading to inadequate security.

    • Code: "Doors providing access to a dwelling unit, rooming unit, or housekeeping unit that is rented, leased, or let shall be equipped with a deadbolt lock designed to be readily operable from the side of egress without the need for a key or special knowledge or effort."

24. Exterior Structural - Windows (IPMC 304.18.2)

    • Failure Reasons: Windows lack adequate locking mechanisms or are broken, making them insecure and allowing unauthorized entry.

    • Code: "Operable windows located in whole or in part within 6 feet (1828 mm) above ground level or a walking surface below that provide access to a dwelling unit, rooming unit, or housekeeping unit that is rented, leased, or let shall be equipped with an operable locking device."

25. Exterior Structure - Protective Treatment (IPMC 304.2)

    • Failure Reasons: Exterior surfaces such as wood, metal, or siding are unprotected from the elements due to peeling paint or lack of sealant, leading to rot or corrosion.

    • Code: "All exterior surfaces, including but not limited to, doors, door and window frames, cornices, porches, trim, balconies, decks, and fences, shall be maintained in good condition. Exterior wood surfaces, other than decay-resistant woods, shall be protected from the elements and decay by painting or other protective covering or treatment."

26. Exterior Structure - Premises Identification (IPMC 304.3)

    • Failure Reasons: The property lacks visible or legible identification, such as house numbers, for emergency response or delivery services.

    • Code: "Buildings shall have approved address numbers placed in a position to be plainly legible and visible from the street or road fronting the property."

27. Exterior Structural - Structural Members (IPMC 304.4)

    • Failure Reasons: Key structural elements, such as beams or posts, are weakened or damaged, threatening the building’s stability.

    • Code: "Structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads."

28. Exterior Structural - Foundation Walls (IPMC 304.5)

    • Failure Reasons: Foundation walls show signs of cracks, shifting, or other damage that compromise the structural integrity of the building.

    • Code: "Foundation walls shall be maintained plumb and free from open cracks and breaks, and shall be kept in such condition so as to prevent the entry of rodents and other pests."

29. Exterior Structural - Exterior Walls (IPMC 304.6)

    • Failure Reasons: Exterior walls have cracks, holes, or other damage, potentially allowing water infiltration or leading to structural issues.

    • Code: "Exterior walls shall be free from holes, breaks, and loose or rotting materials, and maintained weatherproof and properly surface-coated where required to prevent deterioration."

30. Exterior Structural - Roofs and Drainage (IPMC 304.7)

    • Failure Reasons: Roofs have holes, missing shingles, or damaged flashing, leading to leaks or structural water damage.

    • Code: "The roof and flashing shall be sound, tight, and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure."

31. Exterior Structural - Decorative Features (IPMC 304.8)

    • Failure Reasons: Decorative elements, such as trim, cornices, or other architectural features, are damaged or missing, affecting both aesthetics and structural integrity.

    • Code: "All cornices, belt courses, corbels, terra cotta trim, wall facings, and similar decorative features shall be maintained in good repair with proper anchorage and in a safe condition."

32. Exterior Structural - Overhang Extensions (IPMC 304.9)

    • Failure Reasons: Overhangs, such as eaves or gutters, are damaged, missing, or improperly maintained, affecting the structure’s ability to manage water runoff.

    • Code: "All overhang extensions including, but not limited to, canopies, marquees, signs, metal awnings, fire escapes, standpipes, and exhaust ducts shall be maintained in good repair and be properly anchored so as to be kept in a sound condition."

33. Interior Structure - General (IPMC 305.1)

    • Failure Reasons: The building’s interior shows evidence of neglect, including water damage, mold, or disrepair, rendering it uninhabitable.

    • Code: "The interior of a structure and equipment therein shall be maintained in good repair, structurally sound, and in a sanitary condition."

34. Interior Structure - Structural Members (IPMC 305.2)

    • Failure Reasons: Interior structural members, such as floor joists, are compromised, showing signs of rot or collapse.

    • Code: "Structural members shall be maintained structurally sound and be capable of supporting the imposed loads."

35. Interior Structure - Interior Surfaces (IPMC 305.3)

    • Failure Reasons: Interior surfaces, such as walls, ceilings, or floors, are damaged, including cracks, holes, or water damage, posing safety hazards.

    • Code: "All interior surfaces, including windows and doors, shall be maintained in good, clean, and sanitary condition. Peeling, chipping, flaking, or abraded paint shall be repaired, removed, or covered."

36. Interior Structure - Stairs and Walking Surfaces (IPMC 305.4)

    • Failure Reasons: Stairs and walking surfaces are cracked, uneven, or broken, creating trip hazards or structural failures.

    • Code: "Every stair, ramp, landing, balcony, porch, deck, or other walking surface shall be maintained in sound condition and good repair."

37. Interior Structure - Handrails and Guards (IPMC 305.5)

    • Failure Reasons: Handrails or guards are missing, broken, or unstable, leading to safety risks, especially on stairs or elevated areas.

    • Code: "Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition."

38. Interior Structure - Interior Doors (IPMC 305.6)

    • Failure Reasons: Interior doors are missing, broken, or do not close properly, leading to privacy or safety concerns.

    • Code: "Every interior door shall fit reasonably well within its frame and shall be capable of being opened and closed by being properly and securely attached to jambs, headers, or tracks as intended by the manufacturer of the attachment hardware."

39. Handrails and Guards - General (IPMC 306.1)

    • Failure Reasons: Required handrails or guards are missing, not properly fastened, or fail to meet safety standards, creating fall risks.

    • Code: "Every exterior and interior flight of stairs having more than four risers shall have a handrail on one side of the stair and every open portion of a stair, landing, balcony, porch, deck, ramp, or other walking surface which is more than 30 inches (762 mm) above the floor or grade below shall have guards."

40. Required Facilities - Dwelling Units (IPMC 502.1)

    • Failure Reasons: The dwelling lacks required facilities such as functioning bathrooms, kitchens, or sanitary systems.

    • Code: "Dwelling units shall be provided with a water closet, lavatory, and a bathtub or shower. The water closet and lavatory shall be located in the same room."

41. Plumbing System and Fixtures - General (IPMC 504.1)

    • Failure Reasons: Plumbing systems show signs of damage or disrepair, leading to leaks, clogs, or unsanitary conditions.

    • Code: "All plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks, and defects and be capable of performing the function for which such plumbing fixtures are designed."

42. Plumbing System and Fixtures - Fixture Clearances (IPMC 504.2)

    • Failure Reasons: Plumbing fixtures are improperly installed or do not have sufficient clearance, making them difficult to use or maintain.

    • Code: "Plumbing fixtures shall have adequate clearances for usage and cleaning."

43. Water System - General (IPMC 505.1)

    • Failure Reasons: The water system does not provide safe, clean water for household use, or there are issues with water pressure or availability.

    • Code: "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."

44. Water System - Contamination (IPMC 505.2)

    • Failure Reasons: Water supply is contaminated by backflow, cross-connection, or other sources, rendering it unsafe for consumption.

    • Code: "The water supply shall be maintained free from contamination, and all water inlets for plumbing fixtures shall be located above the flood-level rim of the fixture."

45. Water System - Supply (IPMC 505.3)

    • Failure Reasons: The water supply system fails to provide adequate pressure or water to fixtures, rendering them unusable.

    • Code: "The water supply system shall be installed and maintained to provide a supply of water to plumbing fixtures, devices, and appurtenances in sufficient volume and at pressures adequate to enable the fixtures to function properly."

46. Water System - Water Heating Facilities (IPMC 505.4)

    • Failure Reasons: Water heating systems are damaged, missing, or do not provide hot water, making the facility non-compliant.

    • Code: "Water heating facilities shall be properly installed, maintained, and capable of providing an adequate amount of hot water at every required fixture."

47. Sanitary Drainage System - General (IPMC 506.1)

    • Failure Reasons: The sanitary drainage system is clogged, damaged, or improperly installed, leading to sewage backups or unsanitary conditions.

    • Code: "All plumbing fixtures shall be properly connected to either a public sewer system or to an approved private sewage disposal system."

48. Sanitary Drainage System - Maintenance (IPMC 506.2)

    • Failure Reasons: The sanitary drainage system is not properly maintained, resulting in leaks, blockages, or odors.

    • Code: "Every plumbing stack, vent, waste, and sewer line shall function properly and be kept free from obstructions, leaks, and defects."

This comprehensive list aligns with the IPMC and ICC standards, offering specific failure reasons for common inspection issues with abandoned or derelict residential structures.