I thought it would be useful to bring some real context to the debate about the housing code and RT Rybak's and others' issues about "smart codes" (something I support so long as it does not ultimately jeopardize tenant safety). So, occasionally I'll post to this list the status of a property Project 504 is trying to bring back online by helping the owner/landlord bring it out of its current status as a boarded and vacant building. I hope you'll indulge me, ask questions, comment on the process, or think about how complicated it can be at times--or just say it's not so useful to post such information here. So, here goes (we have the permission of the owner/landlord to do this, though we agreed to keep the address and owner's name confidential out of respect for privacy):
The building is a single family two bedroom home in a north Minneapolis neighborhood. The Hennepin County Attorney brought a nuisance action against the prior owner (a member of the current owner's family) because of illegal activity at the property. Ultimately, the county attorney's action shut the building down until an acceptable management plan could be submitted and accepted by the county attorney. I suspect that the the community was in favor of shutting down the building. We helped the landlord develop the management plan, and it has been accepted by the county attorney's office. In the meantime, with the building boarded on account of the nuisance action, the building was condemned, and the landlord came to us after the condemnation. The condemnation, of course, meant that the owner had to apply for and obtain a code compliance inspection, a long process indeed. The owner paid a $300 nonrefundable fee to housing inspections, who scheduled a full code compliance inspection. At that inspection, the following inspectors went through the property: building inspector, housing inspector, plumbing inspector, electrical inspector, and two inspectors associated with boiler/furnace systems. It was truly a sight to see six different city cars pull up to the property for the inspection. About three weeks later, the city issued a list of required repairs, all of which I've listed at the end of this e-mail. The list is unusual only in the sense that it really is not as extensive as most that accompany properties that are vacant and boarded. Except in very few instances, the text describing the repair needed is the exact text provided by the inspector. I encourage you to read through some of them to think about what is now required for this property. The building is a solid building in relatively good shape (only two housing maintenance code violations were cited), but the code-compliance inspection, as expected, cited all sorts of needed repairs, many that may cost substantial money. In addition, the landlord is required to put down $2,000 in cash with the City as a deposit to allow permits to be issued for repairs and to assure that repairs are made within six months. That has been done, with Project 504's help. Our task now is to figure out available financial resources for this landlord, including potential funding from MCDA or other neighborhood community development agencies. This is not a sophisticated landlord, in the sense that the landlord has other properties or other resources to tap into to make these repairs. The landlord is, however, committed to bringing the property back on-line to provide affordable housing to a good tenant. That's why we'll work with this property and the landlord. It is not my intent to criticize anyone with respect to this process. The city inspectors, for instance, have to follow current requirements of the ordinance and building codes (though I do have some criticism I will share with the inspections department about the need for them to provide more specificity as to what is needed--it is rather troubling to pay for and get an inspection and not know what is actually wrong with, for instance, the plumbing). I am hoping, however, that this post and the several that may follow it to update folks on our progress will shed some light on what is currently required to bring a building out of condemnation. I hope these posts bring ideas from everyone to the forefront, especially as the issue of "smart codes" gets much more public scrutiny and, perhaps, approval. In the end, I hope that we can report that the building is no longer boarded and vacant and a family has moved into the house. Gregory Luce N.Phillips Repairs Required Building Inspection 1 Raise grade around building for positive drainage 2 Repair or replace uneven sidewalk 3 Tuck point chimney and foundation 4 Tear off and re-roof house and garage to code 5 Make correction to exterior steps to provide rise and run to code 6 Repair broken basement windows and maintain ventilation requirement by keeping windows openable 7 Replace rotted and broken roof decking (mostly around chimney) 8 Provide exterior and interior handrails (in reach) at all steps and stairways. Provide guardrails around all landings that are more than 30" above grade, including along open side of basement stairs 9 Provide smoke detectors on every level and in every bedroom Plumbing Inspection 10 Water Service: Bring meter and valves up to code 11 Water Piping: Bring all water piping up to code and sizing--back to water meter 12 Gas Piping: Bring all gas piping up to code and proper sizing 13 Waste & Vents: Bring all waste and vent up to code 14 Floor drains: locate and bring up to code 15 Laundry tray: make workable, bring up to code 16 Water Heater: Bring water heater up to code; make workable 17 Washer: Legal hookup 18 Dryer: Gas and vent legal hookup 19 Kitchen sink: bring up to code and make workable 20 Gas range: if gas, install to proper size and install code valve 21 Bathroom water closet: new closet; bring up to code 22 Bathtub: code faucet and bring up to code 23 Basin: bring up to code Electrical Inspection 24 Basement: ground service to requirements of the 1999 National Electric Code; install a ceiling light in northeast room of basement 25 First Floor Living Room: install a paddle fan box for support of the paddle fan or install a conventional light fixture 26 Kitchen: install a grounding type receptacle for the stove area 27 Northwest bedroom: add one wall receptacle 28 Bathroom: remove swag light fixture and install a conventional wall mounted fixture 29 Attic area: install a light fixture for the ceiling box or install a blank cover for the box 30 Garage: wiring to meet code or remove all wiring to it and in it 31 Repair or replace all broken or missing switches, receptacles, light fixtures, fixture glass, paddle fans and wall plates MWA Inspection 32 Replace or repair all damaged duct in the basement 33 Replace or repair damaged return grilles 34 All supply air registers must have operable dampers Gas and Furnace Inspection 35 Clean burner 36 ORSAT test furnace 37 Install combustion air to code 38 Install venting to code 39 Service, repair, or replace all controls or install complete new heating system Housing Inspection 40 Provide required handrails to basement 41 Repair and refinish deteriorated walls in bedroom closet _______________________________________ Minneapolis Issues Forum - A Civil City Civic Discussion - Mn E-Democracy Post messages to: [EMAIL PROTECTED] Subscribe, Unsubscribe, Digest option, and more: http://e-democracy.org/mpls
