HomeMy WebLinkAboutCD-37-98
II
..
..
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
REPORT
Meeting: SPECIAL GENERAL PURPOSE AND ADMINISTRATION COMMITTOOle #
Date: JULY 13,1998 Res. #C~f'A- ~4-q'if
Report #: CD-37 -98
By-law #
Subject:
THE TRANSFER OF PROPERTY STANDARDS ENFORCEMENT TO THE BUILDING
CODE ACT
Recommendations:
It is respectfully recommended that the General Purpose and Administration Committee
recommend to Council:
1. THAT Report CD- 37-98 be received; and
2. THAT the by-laws attached to Report CD-37-98 be forwarded to Council for passage.
BACKGROUND
On November 21, 1996 the Provincial Government introduced Bill 96, II An Act to Consolidate and
Revise the Law with respect to Residential Tenancies". The Bill was intended to bring all landlord
tenant related legislation into one Act. Among the many aspects that the Bill addressed were
several matters relating to the enforcement of property standards by-laws.
After much debate and study the Bill was finally passed and received Royal Assent and was
proclaimed into law on 17 June, 1998. The act, now known as the Tenant Protection Act has a far-
reaching effect on the enforcement of property standards by-laws and provincial maintenance
standards. The Act recognizes the similarities between Building Code enforcement and property
standards by transferring section 31 of the Planning Act entirely into sections 15.1 to 15.8 of the
Building Code Act. This move does not necessarily mean that Building Inspectors are now
Property Standards Officers or vice versa. The two remain separate within the new Act. The
transfer does however greatly enhance the enforcement powers and options for the Property
Standards Officer.
715
Report CD-37 -98
-2-
July 13, 1998
NEW PROVISIONS
Among the main features of the new Act are the following:
1 The requirement for a Property Standards Notice is removed. The Officer can proceed
straight to the issuing of a Property Standards Order. This change will reduce the
processing time by at least one month.
2 The procedures for issuing an Order are streamlined. The need for a full title search to
discover all persons having a financial interest in the property has been replaced with a
requirement to only notify the owner and" such other persons affected by it as the officer
determines. ,," necessary. Further, the Order is now deemed to be served five days after
it was sent by registered mail. The Provincial Offences Act had previously set a limit of
seven days, however common practice had been to allow fourteen days.
3 The officer can now order the owner to carry out such tests as the officer deems necessary
and provide samples and results at the owner's expense. For example in cases where the
officer believes there is a problem with the wiring in the house, a Hydro Inspection can be
ordered and the owner will have to arrange for it to be conducted.
4 Fines will increase to the Building Code Act levels, which are substantially higher than
those that were provided for in the Planning Act.
5 Perhaps the most significant change is that the cost of any work done will now be
recoverable as municipal real property taxes rather than as a simple lien on the property.
The proposed by-law addresses these changes and has been adapted from the model by-law of
the Ontario Association of Property Standards Officers. The Association has worked closely with
the province throughout the development of the Act and is responsible for training property
standards officer across the province. The Association developed their model in close conjunction
with the Ministry of Municipal Affairs and Housing and through researching and comparing the
various municipal by-laws.
Due to the changes proposed in the new Property Standards By-law and its new enabling
legislation a new appointment by-law is also needed. The proposed Appointment By-law now
references the Building Code Act and will remain valid should there be a change of staff.
716
. .
Report CD-37 -98
- 3-
July 13, 1998
RECOMMENDATIONS
Staff respectfully recommends that Committee recommend the attached by-laws to Council for
passage.
Respectfully submitted
Reviewed by
W.H. Stockwell
Chief Administrative Officer
Attachment
717
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW NUMBER 98-_
Being a by-law for prescribing standards for the maintenance and occupancy of all property
within the Municipality of Clarington and repealing By-law 82-63
WHEREAS the Council of the Corporation of the Municipality of Clarington deems it
desirable to enact the following by-law for prescribing standards for the maintenance and
occupancy of all property within the municipality and prohibiting the use of such property
that does not conform to the standards; and for requiring property below the standards
prescribed herein to be repaired and maintained so as to comply with said standards or to
be cleared of all buildings and structures, rubbish, debris and the lands left in a graded and
level condition;
and
Whereas the Municipality of Clarington has in effect an "Official Plan" that includes
provisions relating to property standards as provided in the Building Code Act, SO. 1992,
c.23;
Now therefore the Council of the Corporation of the Municipality of Clarington enacts the
following:
PART 1
DEFINITIONS
In this by-law:
1.01 "Accessory Building" means a detached building or structure, not used for
human habitation that is subordinate to the primary use of the same property.
1.02 "Apartment Building" means a building containing more than four dwelling units
with individual access from an internal corridor system.
1.03 "Approved," means acceptance by the Property Standards Officer.
1.04 "Basement" means that space of a building that is partly below grade, which has
half or more of its height, measured from floor to ceiling, above the average
exterior finished grade.
1.05 "Building" means a structure, whether temporary or permanent, used for or
intended for supporting or sheltering any use or occupancy.
1.06 "Cellar" means that space of a building that is partly or entirely below grade,
which has more than half of its height, measured from floor to ceiling, below the
average exterior finished grade.
1.07 "Committee" means the Property Standards Committee.
/18
"
1.08 "Dwelling" means a building or structure or part of a building or structure,
occupied or capable of being occupied, in whole or in part, for the purpose of
human habitation.
1.09 "Dwelling Unit" means a room or a suite of rooms operated as a housekeeping
unit, used or intended to be used as a domicile by one or more persons and
supporting general living conditions usually including cooking, eating, sleeping,
and sanitary facilities.
1.10 "First Storey" means that part of a building having a floor area closest to grade
with a ceiling height of more than 1.8 meters (6 feet.) above grade.
1.11 "Guard" means a protective barrier installed around openings in floor areas or on
the open sides of a stairway, a landing, a balcony, a mezzanine, a gallery, a raised
walkway, and other locations as required to prevent accidental falls from one level
to another. Such barriers mayor may not have openings through it.
1.12 "Habitable Room" means any room in a dwelling unit that is designed, used or
intended to be used for living, cooking, sleeping or eating purposes.
1.13 "Means of Egress" means a continuous, unobstructed path of travel provided by
a doorway, hallway, corridor, exterior passageway, balcony, lobby, stair, ramp, or
other exit facility used for the escape of persons from any point within a building, a
floor area, a room, or a contained open space to a public thoroughfare or an
approved area of refuge usually located outside the building.
1.14 "Multiple Dwelling" means a building containing three or more dwelling units.
1.15 "Non-Habitable Room" means any room in a dwelling or dwelling unit other than
a habitable room and includes a bathroom, a toilet room, laundry, pantry, lobby,
corridor, stairway, closet, boiler room, or other space for service and maintenance
of the dwelling for public use, and for access to and vertical travel between
storeys, and basement or part thereof which does not comply with the standards of
fitness for occupancy set out in this By-law.
1.16 "Non-Residential Property" means a building or structure or part of a building or
structure not occupied in whole or in part for the purpose of human habitation, and
includes the lands and premises appurtenant and all of the outbuildings, fences or
erections thereon or therein.
1.17 "Occupant" means any person or persons over the age of eighteen years in
possession of the property.
1.18 "Officer" means a Property Standards Officer appointed by By-law and assigned
the responsibility for enforcing and administering this By-law.
1.19 "Owner" means the person, for the time being, managing or receiving the rent of,
or paying the municipal taxes on the land or premises, in connection with which
the word is used, whether on his/her own account or as agent, trustee, or any
other person who would so receive the rent if such land and premises were let,
and shall also include a lessee or occupant of the property who under the terms of
the lease is required to repair and maintain the property in accordance with the
Standards of Maintenance and Occupancy of the property.
1.20 "Person" means an individual, firm, corporation, association or partnership.
/19
1.21 "Property" means a building or structure or part of a building or structure and
includes the lands and premises appurtenant thereto and all mobile structures,
outbuildings, fences and erections thereon, whether heretofore or hereafter
erected and includes vacant property.
1.22 "Repair" means the provision of such facilities and the making of additions or
alterations or the taking of such action as in restoring, renovating, mending as may
be required so that the property shall conform to standards established in this By-
law.
1.23 "Residential Property" means any property that is used or designed for use as a
domestic establishment in which one or more persons usually sleep and prepare
and serve meals, and includes any lands or buildings that are appurtenant to such
establishment and all stairways, walkways, driveways, parking spaces, and fences
associated with the dwelling or its yard.
1.24 "Sewage System" means the municipal sanitary sewer system or a private
sewage disposal system approved by the Medical Officer of Health but shall not
include a system designed or intended strictly to handle ground water.
1.25 "Standards" means the standards of the physical condition and of occupancy
prescribed for property by this By-law.
1.26 "Toilet Room" means a room containing a water closet and a wash basin.
1.27 "Vehicle" includes a motor vehicle, trailer, traction engine, farm tractor, road
building machine, bicycle, boat, motorized snow vehicle, and any vehicle drawn,
propelled or driven by any kind of power, including muscular power.
1.28 "Yard" means the land other than publicly owned land around or appurtenant to
the whole or any part of a residential or non-residential property and used or
capable of being used in connection with the property.
PART II
GENERAL STANDARDS FOR ALL PROPERTY
2.01 All repairs and maintenance of property shall be carried out with suitable and
sufficient materials and in a manner accepted as good workmanship within the
trades concerned. All new construction or repairs shall conform to the Ontario
Building Code where applicable.
YARDS
2 .02 All yards and vacant lots shall he kept clean and free from:
(1 )
rubbish or debris and objects or conditions that might create a health, fire,
or accident hazard;
(2)
wrecked, dismantled, discarded, inoperative or abandoned machinery,
vehicles, trailers, boats and/or their component parts unless it is necessary
for the operation of a business enterprise lawfully situated on the property;
-. r 0
/ L
(3) long grass, brush, undergrowth and overgrown trees, which may cause a
hazard;
(4) dilapidated, collapsed or partially constructed structures;
(5) injurious insects, termites, rodents, vermin or other pests; and
(6) dead, decayed or damaged trees or other natural growth.
SURFACE CONDITIONS
2.03 Surface conditions of yards shall be maintained so as:
(I) to prevent ponding of storm water;
(2) to prevent instability or erosion of soil;
(3) to prevent surface water run-off from entering basements of buildings on
the property;
(4) not to exhibit an unsightly appearance;
(5) to be kept free of garbage and refuse;
(6) to be kept free of deep ruts and holes;
(7) to provide for safe passage under normal use and weather conditions, day
or night
SEWAGE AND DRAINAGE
2.04 Sewage shall be discharged into the sewage system.
2.05 Sewage of any kind shall not be discharged onto the surface of the ground,
whether into a natural or artificial surface drainage system or otherwise.
2.06 Roof or sump drainage shall not be discharged onto sidewalks, stairs, or directly
onto adjacent property.
PARKING AREAS, WALKS AND DRIVEWAYS
2.07 All areas used for vehicular traffic and parking shall have a surface covering of
asphalt, concrete, or compacted stone or gravel and shall be kept in good repair
free of dirt and litter.
2.08 Steps, walks, driveways, parking spaces and other similar areas shall be
maintained so as to afford safe passage under normal use and weather conditions
day or night.
ACCESSORY BUILDINGS, FENCES, AND OTHER STRUCTURES
2.09 Accessory buildings, fences and other structures appurtenant to the property shall
be maintained in structurally sound condition and in good repair.
721
2.10 Accessory buildings, fences, and other structures shall be protected from
deterioration by the application of appropriate weather resistant materials including
paint or other suitable preservative and shall be of uniform colour unless the
aesthetic characteristics of said structure are enhanced by the lack of such
material.
GARBAGE DISPOSAL
2.11 Every building, dwelling, and dwelling unit shall be provided with a sufficient
number of suitable receptacles to contain all garbage, refuse and ashes that may
accumulate on the property. Such receptacles shall be constructed of watertight
material, provided with a tight fitting cover, and shall be maintained in a clean and
odour free condition at all times.
2.12 All garbage, refuse, and ashes shall be promptly placed in the suitable container
and made available for removal in accordance with the municipal garbage by-law.
2.13 Garbage storage areas shall be screened from public view.
COMPOST HEAPS
2.14 The occupant of a residential property may provide for a compost heap in
accordance with health regulations, provided that the compost pile is no larger
than 2.3 square meters (25 square feet) and 1.2 meters (4 feet) in height and is
enclosed on all sides by concrete block, or lumber, or in a forty-five gallon
container, or a commercial plastic enclosed container designed for composting.
PART III
RESIDENTIAL STANDARDS
GENERAL CONDITIONS
3.01 Every tenant, or occupant or lessee of a residential property shall maintain the
property or part thereof and the land which they occupy or control, in a clean,
sanitary and safe condition and shall dispose of garbage and debris on a regular
basis, in accordance with municipal by-laws.
3.02 Every tenant, or occupant or lessee of a residential property shall maintain every
floor, wall, ceiling and fixture, under their control, including hallways, entrances,
laundry rooms, utility rooms, and other common areas, in a clean, sanitary and
safe condition.
3.03 Accumulation or storage of garbage, refuse, appliances, or furniture in public
hallways or stairways shall not be permitted.
PEST PREVENTION
3.04 Dwellings shall be kept free of rodents, vermin and insects at all times. Methods
used for exterminating such pests shall be in accordance with the provisions of the
Pesticides Act.
722
3.05 Openings, including windows, that might permit the entry of rodents, insects,
vermin or other pests shall be appropriately screened or sealed.
STRUCTURAL SOUNDNESS
3.06 Every part of a dwelling shall be maintained in a structurally sound condition so as
to be capable of safely sustaining its own weight load and any additional load to
which it may be subjected through normal use, having a factor of safety required
by the Ontario Building Code.
3.07 Walls, roofs, and other exterior parts of a building shall be free from loose or
improperly secured objects or materials.
FOUNDATIONS
3.08 Foundation walls of a dwelling shall be maintained so as to prevent the entrance of
insects, rodents and excessive moisture. Maintenance includes but is not limited to
the shoring of the walls to prevent settling, installing sub soil drains, when
necessary, at the footings, grouting masonry cracks, waterproofing walls, joints,
and floors.
3.09 Every dwelling, except for slab on grade construction, shall be supported by
foundation walls or piers that extend below the frost line, or to solid rock.
EXTERIOR WALLS
3.10 Exterior walls of a dwelling and their components, including soffits, fascia, shall be
maintained in good repair free from cracked, broken or loose masonry, stucco, and
other defective cladding, or trim. Paint or other suitable preservative or coating
must be applied and maintained so as to prevent deterioration due to weather
conditions, insects or other damage.
3.11 Exterior walls of a dwelling and their components shall be free of inappropriate
signs, painted slogans, graffiti and similar defacements.
WINDOWS AND DOORS
3.12 Windows, doors, skylights, and basement or cellar hatchways shall be maintained
in good repair, weather tight and reasonably draught-free, to prevent heat loss and
infiltration by the elements. Maintenance includes painting, replacing damaged
doors, frames and other components, window frames, sashes and casings,
replacement of non-serviceable hardware and reglazing where necessary. Where
screening is provided on windows and doors it shall also be maintained in good
repair.
3.13 In a dwelling unit all windows that are intended to be opened and all exterior doors
shall have suitable hardware so as to allow locking or otherwise securing from
inside the dwelling unit. At least one entrance door to a dwelling unit shall have
suitable hardware so as to permit locking or securing from either inside or outside
the dwelling unit.
723
3.14 Solid core doors shall be provided for all entrances to dwellings and dwelling units.
3.15 In residential buildings where there is a voice communication unit working in
conjunction with a security locking and release system controlling a particular
entrance door and installed between individual dwelling units and a secured
entrance area, the said system shall be maintained in good working order at all
times.
3.16 Every window in a leased dwelling unit that is located above the first storey of a
multiple dwelling shall be equipped with an approved safety device that would
prevent any part of the window from opening greater than would permit the
passage of a 100 mm diameter (3.9 inches) sphere. Such safety device shall not
prevent the window from being fully opened during an emergency situation by an
adult without the use of tools.
ROOFS
3.17 Roofs of dwellings and their components shall be maintained in a weathertight
condition, free from loose or unsecured objects or materials.
3.18 Accumulations of ice and/or snow shall be promptly removed from the roofs of
dwellings and accessory buildings which slope toward a highway or sidewalk or
where such conditions could hinder the safe passage of the public.
3.19 Where eavestroughing or roof gutters are provided, they shall be kept in good
repair, free from obstructions and properly secured to the building.
WALLS, CEILINGS AND FLOORS
3.20 Every wall, ceiling and floor in a dwelling shall be maintained so as to provide a
continuous surface free of holes, cracks, loose coverings or other defects. Walls
surrounding showers and bathtubs shall be impervious to water.
3.21 Every floor in a dwelling shall be reasonably smooth and level and maintained so
as to be free of loose, warped, protruding, broken, or rotted boards or other
material that might cause an accident or allow the entrance of rodents and other
vermin or insects.
3.22 Every floor in a bathroom, toilet room, shower room, laundry room and kitchen
shall be maintained so as to be impervious to water and readily cleaned.
STAIRS, PORCHES AND BALCONIES
3.23 Inside and outside stairs, porches, balconies and landings shall be maintained so
as to be free of holes, cracks, and other defects that may constitute accident
hazards. Existing stair treads or risers that show excessive wear or are broken,
warped or loose and any supporting structural members that are rotted or
deteriorated shall be repaired or replaced.
GUARDRAILS AND BALUSTRADES
3.24 A balustrade shall be installed and maintained in good repair on the open side of
any stairway or ramp containing three (3) or more risers including the landing or a
height of 600 mm (24 inches). A handrail shall be installed and maintained in good
/24
.'
repair in all stairwells. Guardrails shall be installed and maintained in good repair
around all landings, porches and balconies. Guardrails, balustrades and handrails
shall be constructed and maintained rigid in nature.
KITCHENS
3.25 Every dwelling shall contain a kitchen area equipped with:
(a) a sink that is served with hot and cold running water and is surrounded by
surfaces impervious to grease and water;
(b) suitable storage area
(c) a counter or work area, exclusive of the sink, and covered with a material
that is imperious to moisture and grease and is easily cleanable; and
(d) a space provided for cooking and refrigeration appliances including the
suitable electrical or gas connections.
TOILET AND BATHROOM FACILITIES
3.26 Every dwelling unit shall contain a bathroom consisting of at least one fully
operational water closet, wash basin, and bathtub or suitable shower unit. Every
wash basin and bathtub or shower shall have an adequate supply of hot and cold
running water. Every water closet shall have a suitable supply of running water.
3.27 Every required bathroom or toilet room shall be accessible from within the dwelling
unit and shall be fully enclosed and provided with a door
3.28 Where toilet or bathroom facilities are shared by occupants of residential
accommodation, other than self-contained dwelling units, an appropriate entrance
shall be provided from a common passageway, hallway, corridor or other common
space to the room or rooms containing the said facilities.
PLUMBING
3.29 Every dwelling unit shall contain at least one water closet, one wash basin, a
bathtub or shower, and one kitchen sink. All appropriate plumbing fixtures shall be
provided with an adequate supply of hot and cold running water. Hot water shall
be supplied at a temperature of not less than 43 degrees Celsius (110 F).
3.30 Every dwelling unit shall be provided with an adequate supply of potable running
water from a source approved by the Medical Officer of Health.
3.31 All plumbing, including drains, water supply pipes, water closets and other
plumbing fixtures shall be maintained in good working condition free of leaks and
defects and all water pipes and appurtenances thereto shall be protected from
freezing.
3.32 All plumbing fixtures shall be connected to the sewerage system through water
seal traps.
/25
3.33 Every fixture shall be of such materials, construction and design as will ensure that
the exposed surface of all parts are hard, smooth, impervious to hot and cold
water, readily accessible for cleansing and free from blemishes, cracks, stains, or
other defect that may harbor germs or impede thorough cleansing.
ELECTRICAL SERVICE
3.34 Every dwelling and dwelling unit shall be wired for electricity and shall be
connected to an approved electrical supply system.
3.35 The electrical wiring, fixtures, switches, receptacles, and appliances located or
used in dwellings, dwelling units and accessory buildings shall be installed and
maintained in good working order so as not to cause fire or electrical shock
hazards. All electrical services shall conform to the regulations established by the
Power Corporations Act, as amended.
3.36 Every habitable room in a dwelling shall have at least one electrical duplex outlet
for each 11.1 square meter (120 square feet) of floor space and for each additional
9.3 square meters (100 square feet) of floor area a second duplex outlet shall be
provided. Extension cords shall not be used on a permanent basis.
3.37 Every bathroom, toilet room, kitchen, laundry room, furnace room, basement,
cellar and non-habitable work or storage room shall be provided with a permanent
light fixture.
3.38 Lighting fixtures and appliances installed throughout a dwelling unit, including
stairways, corridors, passageways, garages and basements, shall provide
sufficient illumination so as to avoid health or accident hazards in normal use.
HEATING, HEATING SYSTEMS, CHIMNEYS AND VENTS
3.39 Every dwelling and building containing a residential dwelling unit shall be provided
with suitable heating facilities capable of maintaining an indoor ambient
temperature of 21 degrees Celsius (70 degrees F.) in the occupied dwelling units.
The heating system shall be maintained in good working condition so as to be
capable of safely heating the individual dwelling units to the required standard.
3.40 All fuel burning appliances, equipment, and accessories in a dwelling shall be
installed and maintained to the standards provided by the Energy Act, as amended
or other applicable legislation.
3.41 Where a heating system or part thereof that requires solid or liquid fuel to operate,
a place or receptacle for such fuel shall be provided and maintained in a safe
condition and in a convenient location so as to be free from fire or accident hazard.
3.42 Every dwelling shall be so constructed or otherwise separated to prevent the
passage of smoke, fumes, and gases from that part of the dwelling which is not
used, designed or intended to be used for human habitation into other parts of the
dwelling used for habitation. Such separations shall conform to the Ontario
Building Code.
3.43 All fuel burning appliances, equipment, and accessories in a dwelling shall be
properly vented to the outside air by means of a smoke-pipe, vent pipe, chimney
flue or other approved method.
0" '"" 6
/ i
3.44 Every chimney, smoke-pipe, flue and vent shall be installed and maintained in
good repair so as to prevent the escape of smoke, fumes or gases from entering a
dwelling unit. Maintenance includes the removal of all obstructions, sealing open
joints, and the repair of loose or broken masonry units.
3.45 Every chimney, smoke-pipe, flue and vent shall be installed and maintained in
good condition so as to prevent the heating of adjacent combustible material or
structural members to unsafe temperatures.
FIRE ESCAPES, ALARMS AND DETECTORS
3.46 A listed fire alarm and a fire detection system, approved by the Canadian
Standards Association or Underwriters laboratories of Canada, shall be provided
by the owners of buildings of residential occupancies where sleeping
accommodations are provided for more than ten persons, except that such
systems need not be provided where a public corridor or exit serves not more than
four dwelling units or individual leased sleeping rooms.
3.47 In addition to the provisions of article 3.46 hereof, in every dwelling unit in a
building, a listed products of combustion detector, approved by the Canadian
Standards Association or Underwriters laboratories of Canada, or detectors of the
single station alarm type, audible within bedrooms when intervening doors are
closed, shall be installed by the occupant between bedrooms or the sleeping area
and the remainder of the dwelling unit, such as in a hallway or corridor serving
such bedrooms or sleeping area. The products of combustion detector referred to
shall;
(1) be equipped with audio or audio-visual indication that they are in operating
condition;
(2) be mounted on the ceiling or on the wall between 152.4 and 304.8 mm (6 to
12 inches) below the ceiling.
3.48 Buildings using a fire escape as a secondary means of egress shall have the
escape in good condition, free from obstructions and easily reached through an
open able window or door.
EGRESS
3.49 Every dwelling and each dwelling unit contained therein shall have a safe,
continuous and unobstructed passage from the interior of the dwelling and the
dwelling unit to the outside at street or grade level.
3.50 Each dwelling containing more than one dwelling unit shall have at least two exits,
both of which may be common or the one of which may be common and the other
may be an exterior stair or fire escape. Access to the stairs or fire escape shall be
from corridors through doors at floor level, except access from a dwelling unit may
be through a vertically mounted casement window having an unobstructed
opening of not less than 1.067 by 0.558 meters, (42 x 22 inches) with a sill height
of not more that 0.914 meters, (36 inches), above the inside floor. A single exit is
permitted from a dwelling unit where the path of egress is through an exterior door
located at or near ground level and access to such exit is not through a room not
under the immediate control of the occupants of the dwelling unit.
/27
NATURAL LIGHT
3.51 Every habitable room except a kitchen, bathroom or toilet room shall have a
window or windows, skylights or translucent panels facing directly or indirectly to
an outside space and admits as much natural light equal to not less than ten
percent of the floor area for living and dining rooms and five percent of the floor
area for bedrooms and other finished rooms.
VENTILATION
3.52 Every habitable room in a dwelling unit, as well as kitchens, bathrooms or toilet
rooms, shall have openings for ventilation providing an unobstructed free flow of
air of at least 0.28 square meters (3 square feet), or an approved system of
mechanical ventilation such that provide hourly air exchanges.
3.53 All systems of mechanical ventilation shall be maintained in good working order.
3.54 All enclosed areas including basements, cellars, crawl spaces and attics or roof
spaces shall be adequately ventilated.
ELEVATING DEVICES
3.55 Elevators and other elevating devices including all mechanical and electrical
equipment, lighting fixtures, lamps, control buttons, floor indicators, ventilation
fans, and emergency communication systems shall be operational and maintained
in good condition.
DISCONNECTED UTILITIES
3.56 Owners of residential buildings or any person or persons acting on behalf of such
owner shall not disconnect or cause to be disconnected any service or utility
supplying heat, electricity, gas, refrigeration or water to any residential unit or
building occupied by a tenant or lessee, except for such reasonable period of time
as may be necessary for the purpose of repairing, replacing, or otherwise altering
said service or utility.
OCCUPANCY STANDARDS
3.57 The number of occupants, residing on a permanent basis in an individual dwelling
unit, shall not exceed one person for every nine square meters of habitable floor
area. For the purpose of computing habitable floor area any area with the
minimum ceiling height less than 2.1 meters shall not be considered as habitable.
3.58 No room shall be used for sleeping purposes unless it has a minimum width of two
meters and a floor area of at least seven square meters. A room used for sleeping
purposes by two or more persons shall have a floor area of at least four square
meters per person.
3.59 Any basement or portion thereof, used as a dwelling unit shall conform to the
following requirements:
(a) each habitable room shall comply with all the requirements set out in this
by-law;
-; F"\ 8
I L
(b) floors and walls shall be constructed so as to be damp proof and
impervious to water leakage;
(c) each habitable room shall be separated from the fuel fired heating unit or
other similarly hazardous equipment by a suitable fire separation and
approved under the Ontario Building Code;
(d) access to each habitable room shall be gained without passage through a
furnace room, boiler room, or storage room.
PART IV
VACANT LANDS AND BUILDINGS
VACANT LAND
4.01 All vacant land shall he kept clean and free from:
(1) rubbish or debris and objects or conditions that might create a health, fire,
or accident hazard;
(2) wrecked, dismantled, discarded, inoperative or abandoned machinery,
vehicles, trailers, boats and/or their component parts unless it is necessary
for the operation of a business enterprise lawfully situated on the property;
(3) long grass, brush, undergrowth and overgrown trees, which may cause a
hazard;
(4) dilapidated, collapsed or partially constructed structures;
(5) injurious insects, termites, rodents, vermin or other pests; and
(6) dead, decayed or damaged trees or other natural growth.
4.02 Vacant land shall be graded, filled or otherwise drained so as to prevent recurrent
ponding of water.
VACANT BUILDINGS
4.03 Vacant buildings shall be kept cleared of all garbage, rubbish and debris and shall
have all water, electrical and gas services turned off except for those services that
are required for the security and maintenance of the property.
4.04 The owner or agent of a vacant building shall board up the building to the
satisfaction of the Property Standards Officer by covering all openings through
which entry may be obtained with at least 12.7 mm (0.5 inch) weatherproof sheet
plywood painted a colour compatible with the surrounding walls and securely
fastened.
/29
PART V
NON-RESIDENTIAL PROPERTY STANDARDS
YARDS
5.01 The warehousing or storage of material or operative equipment that is required for
the continuing operation of the industrial or commercial aspect of the property shall
be maintained in a neat and orderly fashion so as not to create a fire or accident
hazard or any unsightly condition and shall provide unobstructed access for
emergency vehicles. Where conditions are such that a neat and orderly fashion is
achieved but is still offensive to view, the offensive area shall be suitably enclosed
by a solid wall or a painted board or metal fence not less than 1 .8 meters (6 feet)
in height and not greater than 2.6 meters (8.5 feet) and maintained in good repair.
This provision shall not apply to areas covered by a Site Plan Agreement.
PARKING AREAS, AND DRIVEWAYS
5.02 All areas used for vehicular traffic and parking shall have a surface covering of
asphalt, concrete, or compacted stone or gravel and shall be kept in good repair
free of dirt and litter. Notwithstanding the foregoing, for non-residential properties
which abut residential properties, all areas used for vehicular traffic and parking
shall have a surface covering of asphalt, or similar hard surface.
5.03 All areas used for vehicular traffic, parking spaces and other similar areas shall be
maintained so as to afford safe passage under normal use and weather
conditions.
STRUCTURAL SOUNDNESS
5.04 Every part of a building structure shall be maintained in a sound condition so as to
be capable of safely sustaining its own weight load and any additional load to
which it may be subjected through normal use, having a factor of safety required
by the Ontario Building Code. Structural members or materials that have been
damaged or indicate evidence of deterioration shall be repaired or replaced.
5.05 Walls, roofs, and other exterior parts of a building or structure shall be free from
loose or improperly secured objects or materials.
EXTERIOR WALLS
5.06 Exterior walls of a building or a structure and their components, including soffits,
fascia, windows and doors, shall be maintained in good repair free from cracked,
broken or loose masonry units, stucco, and other defective cladding, or trim. Paint
or some other suitable preservative or coating must be applied and maintained so
as to prevent deterioration due to weather conditions, insects or other damage.
5.07 Exterior walls of a building or a structure and their components shall be free of
inappropriate signs, painted slogans, graffiti and similar defacements.
/30
GUARDRAIL AND BALUSTRADES
5.08 A balustrade shall be installed and maintained in good repair on the open side of
any stairway or ramp containing three (3) or more risers including the landing or a
height of 600 mm (24"). A handrail shall be installed and maintained in good repair
in all stairwells. Guardrails shall be installed and maintained in good repair around
all landings, mezzanines and similar areas. Guardrails, balustrades and handrails
shall be constructed and maintained rigid in nature.
LIGHTING
5.09 All non-residential establishments shall install and maintain sufficient windows,
skylights, and lighting fixtures necessary for the safety of all persons attending the
premises or as may be required by the Occupational Health and Safety Act for
industrial and commercial properties. However lighting shall not be positioned so
as to cause any impairment of use or enjoyment of neighbouring properties.
PART VI
ADMINISTRATION AND ENFORCEMENT
6.01 This By-law shall apply to all property within the limits of the municipality.
6.02 This By-law shall be enforced on a written complaint basis only.
6.03 The imperial measurements contained in this By-law are given for reference only.
OFFICERS
6.03 The council of the municipality shall appoint a Property Standards Officer(s)
responsible for the administration and enforcement of this by-law.
6.04 An officer or any person acting under his/her instructions may at reasonable times
and on producing proper identification, enter and inspect any property.
6.05 An officer or any person acting under his/her instructions shall not enter any room
or place actually used as a dwelling without the consent of the occupier except
under the authority of a Search Warrant issued under section 21 of the Building
Code Act.
ORDER TO COMPLY
6.06 Where an Officer finds that a property does not conform to any of the standards
prescribed in this by-law, the Officer may make an Order,
(a) stating the municipal address or the legal description of such property;
(b) giving reasonable particulars of the repairs to be made or stating that the
731
site is to be cleared of all buildings, structures, debris or refuse and left in a
graded and leveled condition;
(c) indicating the time for complying with the terms and conditions of the Order
and giving notice that, if the repair or clearance is not carried out within that
time, the municipality may carry out the repair or clearance at the owner's
expense; and
(d) indicating the final date for giving notice of appeal from the Order.
(e) Service shall be deemed to have been made on the fifth day after mailing of
the Order
6.07 An Order issued in accordance with article 6.06 shall be served on the owner of
the property and such other persons affected by it as the officer determines. It
shall be served personally or by registered mail sent to the last known address of
the person to whom the Order is being given.
REGISTRATION OF ORDER
6.08 An Order made under article 6.06 may be registered in the proper land registry
office and, upon such registration, any person acquiring an interest in the land
subsequent to the registration of the Order shall be deemed to have been served
under article 6.06 and, when the requirements of the Order have been satisfied,
the clerk of the municipality shall forthwith register in the proper land registry office
a certificate that such requirements have been satisfied, which shall operate as a
discharge of the Order.
PROPERTY STANDARDS COMMITTEE
6.09 There shall be and is hereby established a Property Standards Committee
consisting of no fewer than five members, who shall be rate payers in the
municipality, appointed by By-law to hold office for the term of Council.
6.10 A member of the Council of the Municipality or an employee of the Municipality or
of a local board thereof is not eligible to be a member of the Committee.
6.11 The Committee shall elect from among themselves a Chairman and shall make
provision for a Secretary, said Secretary being an employee of the Municipality,
but not an officer.
6.12 The Secretary shall keep on file minutes and records of applications and the
decisions thereon, and all other official business of the Committee.
6.13 When the owner or occupant upon whom an Order has been served in
accordance with article 6.06 is not satisfied with the terms or conditions of the
Order, he/she may appeal to the Committee by sending a Notice of Appeal by
registered mail to the Secretary of the Committee, within fourteen days after
service of the Order.
6.14 In the event that no Appeal is taken the Order shall be deemed to have been
confirmed.
6.15 Upon receipt of the Notice of Appeal the Secretary shall determine a date, time
and place for the hearing of the Appeal which shall take place not less than seven
days and not more than thirty days from the date of receipt of the aforementioned
, ~ 7
/)
Notice of Appeal and shall give notice of the date, time and place of the appeal to
the Applicant, the Committee members and the Officer.
6.14 Where an Appeal has been taken, the Committee shall hear the Appeal and shall
have all the authority and functions of the Officer and may confirm, modify, or
rescind the Order, or may extend the time period for compliance provided that, in
the opinion of the Committee, the general intent of the By-law and of the Official
Plan or policy statement are maintained.
APPEAL TO ONTARIO COURT
6.15 The Municipality or any owner or occupant or other person affected by a decision of
the Committee may appeal to a judge of the Ontario Court (General Division) by
notifying the Clerk of the Corporation in writing and by applying to the Ontario Court
(General Division) for an appointment within fourteen days after the sending of a
copy of the Decision.
6.16 A judge of the Ontario Court (General Division) shall appoint, in writing, a time and
place for the hearing of the appeal and may direct in the appointment the manner
in which and upon whom the appointment is to be served.
6.17 On the appeal, the judge has the same powers and functions as the Committee.
PENALTY
6.19 Every owner or occupant of property shall comply with a Property Standards Order
as confirmed or modified. Should the owner or occupant fail to demolish or repair
the property in accordance with an Order as confirmed or modified, the
municipality in addition to other remedies,
(a)
shall have the right to demolish or repair the property accordingly and for
this purpose with its servants and agents from time to time to enter in and
upon the property; and
shall not be liable to compensate such owner, occupant or another person
having interest in the property by reason of anything done by or on behalf of
the municipality under the provisions of this article;
(b)
(c)
may cause a prosecution to be brought against any person who is in breach
of such an Order and upon conviction such person shall forfeit and pay at
the discretion of the convicting Provincial Judge or Justice of the Peace
acting within his/her territorial jurisdiction, a penalty in accordance with the
provisions of section 36 of the Building Code Act, SO. 1992, c.23.
VALIDITY
6.20 If an article of this by-law is for any reason held to be invalid, the remaining articles
shall remain in effect until repealed.
6.21 Where a provision of this By-law conflicts with the provision of another by-law in
force within the municipality, the provisions that establish the higher standards to
protect the health, safety and welfare of the general public shall prevail.
6.22 This By-law may be referred to as "The Property Standards By-law"
: '4 7
/ ,,: ,)
6.23 This By-law shall come into force and effect upon the date of its final passage.
REPEAL OF EXISTING BY-LAW
6.24 By-law 82-63 and its amendments are hereby repealed.
BY-LAW read a first time this day of ,1998
BY-LAW read a second time this day of , 1998
BY-LAW read a third time and finally passed this day of , 1998
MAYOR
CLERK
j'-'4
! j
THE CORPORATION OF THE MUNICIPALITY OF CLARINGTON
BY-LAW 98-
Being a by-law to appoint a Property Standards Officer
And repeal By-law 89-84, being a by-law to appoint a Property Standards Officer
WHEREAS the Council of the Corporation of the Municipality of Clarington has
enacted By-law 98- entitled "being a by-law to prescribe standards for the
maintenance and occupancy of property within the Municipality of Clarington",
pursuant to the provisions of Section 15.1 (3) of the Building Code Act ,S.O. 1992,
c.23; and
WHEREAS Section 6.03 of By-law 98- requires that the Municipality of
Clarington enact a By-law appointing a Property Standards Officer(s);
NOW THEREFORE THE COUNCil OF THE CORPORATION OF THE
MUNICIPALITY OF CLARINGTON HEREBY ENACTS AS FOllOWS:
1. The person(s) appointed by the Council of the Corporation of the
Municipality of Clarington from time to time as Municipal law Enforcement
Officer(s) pursuant to the provisions of the Ontario Police Services Act,
R.S.O. 1990, c. P15, section 15(1), is hereby appointed as the Property
Standards Officer(s) for the Municipality.
2. By-law 89-84 is hereby repealed.
BY-LAW read a first and second time this day of , 1998
BY-LAW read a third time and finally passed this day of , 1998
MAYOR
CLERK
'7 7 C)
,I ,)~,