200144-ATTACHMENT 2-MC HOUSING REHABILITATION STANDARDS.PDF
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Maricopa County Home Improvement Program (MCHIP) Rehabilitation Standards ATTACHMENT 2 ATTACHMENT 2 SERIAL 200144-RFP Page 2 of 32 Contents 1. Introduction .......................................................................................................................................... 3 2. General Specifications ........................................................................................................................... 3 2. Rehabilitation Mandated Standards ..................................................................................................... 5 3. Sitework ................................................................................................................................................ 5 4. Concrete ................................................................................................................................................ 6 5. Masonry ................................................................................................................................................ 6 6. Carpentry .............................................................................................................................................. 6 7. Energy Conservation and Weatherization ............................................................................................ 6 8. Roofing .................................................................................................................................................. 7 9. Exterior Finishes/Surfaces ..................................................................................................................... 9 10. Doors and Windows ........................................................................................................................ 10 11. Finishes............................................................................................................................................ 10 12. Flooring ........................................................................................................................................... 11 13. Specialties ....................................................................................................................................... 12 14. Equipment ....................................................................................................................................... 12 15. Finish Carpentry .............................................................................................................................. 12 16. Plumbing ......................................................................................................................................... 13 17. HVAC ............................................................................................................................................... 14 18. Electrical .......................................................................................................................................... 16 19. Devices ............................................................................................................................................ 17 20. Appendix A – Property Inspection Checklist ................................................................................... 18 ATTACHMENT 2 SERIAL 200144-RFP Page 3 of 32 1. Introduction This document consists of housing rehabilitation standards and specifications applicable to HOME & CDBG rehabilitation projects funded by Maricopa County. There are certain items that must be repaired as a part of the rehabilitation project, while some items will be considered only if sufficient financial resources are available to the project. 2. General Specifications The following general specifications apply to all rehabilitation activities regardless of funding. A. Building Codes and Ordinances Any and all work performed will comply with the 2012 building codes as they apply to the project State, County and city codes will also apply. Upon completion of rehabilitation, the home must be in compliance with all building codes and ordinances. B. Energy Star Energy-saving measures will be implemented, even if full Energy Star certification is not possible. Weatherization measures and energy efficient appliances are considered essential to creating affordable housing, as they reduce monthly utility usage and cost for low and moderate income residents. C. New Materials Required All material used in connection with the work is to be new, contractor grade first rate quality and without defects. Identical products must be used when brand and model numbers are specified in the scope of work. If a brand of equal quality is identified, the product from a different manufacturer may be approved. D. Codes and Ordnances All work must comply with: Department of Housing and Urban Development (HUD) standards for housing 2012 International Residential Code (IRC) 2012 International Mechanical Code (IMC) 2012 International Code Council Codes 2012 International Fire code 2011 National Electrical code/NFPA-70 2012 Uniform plumbing code (UPC) ATTACHMENT 2 SERIAL 200144-RFP Page 4 of 32 2012 International Energy Conservation Code (IECC) All city, county and states codes Standard Work Specification (SWS) – Department of Energy (DOE) Weatherization (WX) E. General 2 Year Warranty A two (2) year warranty on all contractor work is required, including all damages as a result of faulty material or workmanship. F. Energy Efficiency WX standards SWS, a Department of Energy standard, is required on all work performed for energy efficiency. G. Like for Like Upon approval, it is acceptable to replace “like for like” systems, materials, and appliances. (E.g. Plumbing or electrical systems, kitchen counters, stoves, etc.) H. Rehabilitation Scope of Work (SOW) Priorities and Mandates When using HOME funds for rehabilitation, all areas must be inspected and the whole house must be up to current code when work is complete. When using CDBG funds for rehabilitation, items will be addressed that will eliminate emergency situations, correct hazardous conditions, and will result in a home that is decent, safe and sanitary. The rehabilitation items to be addressed on projects are prioritized in order as follows: 1. HOME a. Code Violations b. Issues of Health and Safety c. Weatherization Standards/ Energy Efficiency a. CDBG a. Issues of Health and Safety b. Weatherization Standards/ Energy Efficiency I. Weatherization Specification Priorities The specifications below constitute the Weatherization Standards, listed in order of priority. 1. Efficient cooling/heating system 2. Duct leakage repair or replacement 3. Insulation 4. Efficient appliances (water heater, stove, refrigerator etc.) J. Americans with Disabilities Act (ADA) ADA (42 U.S.C. 12131‐12189) implemented at 28 CFR parts 35 and 36, as applicable. Rehabilitation may include improvements that are not required by regulation or statute that permit use by a person with disabilities. ATTACHMENT 2 SERIAL 200144-RFP Page 5 of 32 K. Disaster mitigation Housing must be improved to mitigate the impact of potential disasters (e.g., earthquake, hurricanes, flooding, and wildfires) in accordance with State and local codes, ordinances, and requirements. L. State and local codes, ordinances, and zoning requirements Housing must meet all applicable State and local codes, ordinances, and requirements or, in the absence of a State or local building code, the International Existing Building Code of the International Code Council. M. Uniform physical condition standards Upon completion, the HOME‐assisted project and units will be decent, safe, sanitary, and in good repair as described in 24 CFR 5.703. 2. Rehabilitation Mandated Standards The following standards are mandated for the corresponding SOW activities addressed through the rehabilitation. Repair/replace: A. Windows 1. All replacement windows must meet the minimum requirements for IECC 2012 codes per the climate zone the home is located in. B. Roofing 1. All new decking must have a factory installed radiant barrier surface, if not cost prohibitive. 2 New architectural shingles, 30 year roofing system installed over 30lb felt with new metal drip edges on all edges. Install new hip and ridge cap shingles and new metal pipe and vent jacks. C. Appliances 1. All appliances should be replaced with Energy Star approved appliances, if available. D. Water Heater 1. Water heater shall have a minimum 6 year warranty and if in garage shall be protected from vehicle damage and installed on a pedestal not less than 18” from the floor. Water heater on a pedestal shall be strapped in place with straps on both the upper and lower one third of the appliance. 3. Sitework A. Pest Control 1. The building must be free of wood boring insects. If termite activity is detected, the home shall receive termite pesticide treatment with a 5 year guarantee and the first year inspection at no cost to the home owner. 2. Each home must be free of mice, roaches, rats, or other disease‐carrying pests. If such pests are detected, extermination must be undertaken until the existing problem has been eliminated. B. Walls and Fences 1. Any wall/fence considered a safety barrier can be repaired or replaced. A wall/fence can be ATTACHMENT 2 SERIAL 200144-RFP Page 6 of 32 installed where it is deemed a safety barrier (e.g. around outside AC unit to prevent children and/or dogs from access.) C. Siting of building(s) 1. The site must allow water to drain away from the foundation and for water to be channeled around the home in a manner capable of draining away heavy rains. D. Landscaping 1. Dead trees or shrubs can be removed. Any tree or shrub can be removed if it interferes with a water or sewer line. 2. Plants that are undermining any structure (i.e. walls, masonry fences, and slabs) or interfering with drainage shall be removed. 3. Plants blocking access to electrical panels, windows, doors, sidewalks, or walkways, or interfering with overhead electrical, telephone, or television cables can be trimmed or removed. 4. Plants that are abrading the roof surface shall be trimmed. 5. Palm trees having build‐up of dead palm fronds, may be trimmed or removed. 6. Plants, trees or shrubbery posing personal safety hazards must be trimmed or removed. 7. High water use landscaping may be removed or converted to drought tolerant landscaping if this is a feature in keeping with improvements of surrounding standard projects. 4. Concrete A. Concrete for sidewalks must be at least 4” thick and 2500 PSI. The concrete must have expansion and crack control joints. B. Concrete for driveways must be at least 4” thick and 3000 PSI concrete with expansion joints. 5. Masonry A. Exterior and load‐bearing masonry walls shall be in good condition. B. Cracks passing through masonry units, cracks of more than 1/4” in width, cracks caused by lateral displacement of more than 1/4”, or half-moon cracks should be examined for structural weakness. Repairs may be required to be undertaken at the direction of a structural engineer. C. Masonry fireplaces shall be in good repair and can be replaced if it is a safety issue. D. Hoods, walls, chimneys, caps, hearths, firebrick and all other structural portions of fireplace and chimney shall be sound and free of excessive missing mortar, missing bricks or loose masonry. 6. Carpentry A. Bearing walls and structures with obvious deficiencies shall be repaired as is appropriate. B. Exposed framing and wood construction shall be examined for structural soundness and quality workmanship. Defects shall be corrected. C. Must use 2x4 unless noted different 7. Energy Conservation and Weatherization A. Insulation 1. Homes must have an attic insulation R-value of 38. ATTACHMENT 2 SERIAL 200144-RFP Page 7 of 32 2. A/C (including heating) shall be in good working order, energy efficient, and have a useful life of at least five (5) years. This includes the duct work. 3. All ducts must be sealed with mastic. 8. Roofing A. General 1. Roof framing shall be capable of supporting the roof and any equipment on it without sagging. Roofs with sags, swales, ridges, or uneven pitch shall be inspected and have deficiencies corrected. 2. All roofs shall be free of leaks. 3. Existing roofs must have an estimated life expectancy of at least 3 (three) years after repairs in order to be considered repairable. 4. Roofs with less than a 3 (three) year life expectancy shall be replaced. 6. New roof installations shall have all previous roofing and underlay removed, and substrate material must be thoroughly inspected and repaired prior to installation of new system. If the roof system is structurally sound, additional shingles may be installed over existing shingles, if not more than one layer is currently installed. 7. Every roof must be installed in accordance with manufacturer’s specifications. 8. Roofs shall have a positive slope that provides good drainage. Minor ponding is acceptable if pooling of water less is than 1/2” in depth, less than 1/3 the span of the roof or capable of drying in less than 48 hours after the last addition of water. 9. Roofs draining onto others in such a way that excessive wear results shall have protection provided or the drainage rerouted. 10. Roof drains must be low enough to prevent excessive ponding and made of materials that are impervious to water. Drains shall be constructed in such a way that they do not drain down the wall of the structure. B. Flashing 1. Roof penetrations must be properly flashed and sealed. 2. Cracks forming around the seals of roof penetrations shall be resealed. 3. Seals made solely with mortar, plastic roof cement, or other materials that crack or shrink are not acceptable. 4. Roof flashing must be properly installed, in good condition, and must serve the purpose for which it was intended. Flashing that is loose, improperly sealed, heavily corroded, or damaged shall be repaired or replaced. 5. All new roofs must have a properly installed metal edge. C. Built‐up Roofs 1. Built‐up roofs shall have an elastomeric aluminized or gravel roof coating. Where a gravel roof is being replaced, a three‐ply built‐up system with elastomeric roof coating or other suitable, approved system shall be provided. 2. Roof coatings shall be in good condition and consist of compatible materials. 3. Excessive peeling, bubbling, chipping, sloughing, or mechanical damage shall be repaired. 4. Gravel roofs shall have gravel present in sufficient quantity and in proper distribution. 5. Roofing membranes shall consist of at least 3 layers. Cap‐sheet exposures of more than 18” on roofs without a mineral coating (felt roofs) shall not be acceptable unless a core sample can be shown to have at least 3 layers. The roofing materials must be well adhered to the decking, and each course shall be solid mopped at the laps. Cold process adhesive is not acceptable for roofs with a slope of less than 2 1/2:12 ATTACHMENT 2 SERIAL 200144-RFP Page 8 of 32 6. The roof shall be free of fissures, cracks, lifting seams, excessive bubbles (more than 5% of the roof area) or excessive alligatoring in coatings or asphalt flood coats. D. Rolled Roofs 1. Cold‐application rolled roofing must have a slope of 2:12 or less. 2. Rolled roofing that is applied without hot tar shall be fastened according to manufacturer’s specifications. 3. New installations and repairs shall have fasteners spaced no more than 3” along the seams and laps. 4. Loose mineral surfacing, bare spots, wear, excessive wrinkles, loose seams, loose laps, etc. are indications of age and shall be cause for repair or replacement. E. Foam Roofs 1. Foam roofs must have a slope of 2:12 or less, and have a nominal 1” thickness. Nominal 1” means at least 1” thick with occasional 7/8” measurements acceptable. Ponding of 1/4” or more, or ponding covering more than 5 square feet is not acceptable. 2. Foam roofs must have an elastomeric coating in near perfect condition. Any detectable break in the coating surface must be repaired. Coatings thought to be more than 1 year old shall be recoated. 3. Foam roofs must be well adhered to the substrate. Any detectable break in the bond shall be cause for repair. Roofs with poor bonding in areas larger than 3 square feet shall be replaced. Humps, bubbles, ripples, and voids are signs of improper application and may be cause for installed unless a determination is made that the insulating qualities of a foam roof outweigh the associated maintenance costs. 4. In cases where a foam roof must be replaced, a different acceptable roofing system may be substituted. F. Shingle Roofs 1. Shingles shall be new architectural shingles, 30 year roofing system installed over 30lb felt with new metal drip edges on all edges. Install new hip and ridge cap shingles and new metal pipe and vent jacks. 2. All newly‐installed shingle roofs shall have a slope of no less than 3:12. 3. Existing shingle roofs with slopes between 2:12 and 3:12 must be carefully examined for leaks or other signs of failure. 4. Shingles shall be installed with proper exposure. Roofs with more than 1/4” of the un-tabbed portion of the shingles exposed, or not installed in compliance with manufacturer’s specifications shall not be acceptable. 4. Roofs with excessive bird’s mouths, lumps, breaks, or tears shall be repaired or replaced. 5. Fasteners shall be properly installed. Each shingle shall be fastened according to manufacturer’s specifications. Staples cannot be used to lap from one shingle to another, as a substitute for stapling both ends individually. In those cases where it is determined that the roof is improperly fastened, the roof shall be replaced or repaired, as appropriate. 6. Existing shingle roof surfaces shall have substantially all of the original mineral surface and be well adhered both at the tabs and in the grooves. Loose mineral surface, sparsely covered surfaces, curling, cupping, breakage, or brittleness are cause for replacement or repair. G. Wood Shake 1. The use of wooden roofing materials in roof replacement or new construction is prohibited. 2. Existing wood shake roofs must have a slope at least 3:12. 3. Wood shake roofs must be in good condition or shall be replaced. 4. Underlayment and interlayment must be present and in good condition. ATTACHMENT 2 SERIAL 200144-RFP Page 9 of 32 5. Splitting, breaking, rotting or loose shakes, or worn, sloughing, or cracked underlayments and interlayments should be weighed in decisions about repair and reroofing. If such conditions are prevalent, the roof shall be replaced with another type of material. H. Tile Roofs 1. Tile roofs that fail shall be replaced with another tile roof only when it is determined the feature is in keeping with improvements of surrounding standard projects. 2. Tile roofs in need of replacement shall be replaced with a suitable and more economical material when replacement with another tile roof is not in keeping with improvements of surrounding standard projects. 3. Repairs shall be done only when the cost of repairs is less than the cost of a new shingle roof and the planned repairs are expected to make the roof last at least another 5 (five) years. 4. Tile roofs shall have a minimum slope of 3:12 and be installed over solid decking. 5. Spaced slats are not acceptable unless installed over solid decking. 6. Tiles shall be in good condition. 7. Tiles shall be securely fastened in place unless specified otherwise by the manufacturer. Slipping, loose, or missing tiles shall be replaced. Tiles cracked all the way through, tiles with a badly weathered surface, or tiles with chips or breaks larger than 2” in diameter shall be replaced. Roofing tiles shall have a head lap of not less than 3” unless the tiles are keyed to lock together with less head lap. 8. Leaking ceramic or concrete tile roofs must be inspected to insure they have an underlayment. The underlayment shall be a minimum of 30‐lb. felt and in good condition. Worn, flaking, sloughing, tearing or cracking of underlayment shall be cause for roof replacement or repair. I. Metal Roofs 1. Metal roofs shall be of 26 gauge (Galvalume) or 29 gauge (galvanized). 2. Local codes must verify minimum required gauge. 3. Metal roofs must have a slope of 3:12 or greater. 4. Metal roofs must be properly aligned over uniform substructure to avoid panel distortion. 5. A moisture barrier shall be installed under new panels. 6. New installations must be made with galvanized nails with neoprene washers. 7. All rib lap joints must be sealed their entire length with a bead of caulking. J. Gutters 1. Where appropriate, new roofs shall be equipped with gutter and downspout assemblies. 2. Newly installed gutter shall be equipped with the appropriate hangers and be designed to support the weight and conditions of the local area. 3. All existing and new gutters should be equipped with downspouts, bottom elbows, extensions, splash/diverter blocks, and other measures necessary to carry the water away from the dwelling. 9. Exterior Finishes/Surfaces A. Damaged or weathered siding shall be repaired or replaced, as appropriate, to ensure structural integrity. B. Excessive or prevalent broken stucco or stucco with cracks in excess of 3/16” shall be repaired. C. Unstable adobe must be completely protected from weather by a layer of suitable material in keeping with neighboring structures. ATTACHMENT 2 SERIAL 200144-RFP Page 10 of 32 10. Doors and Windows A. General 1. Every bedroom shall have at least one window that can be opened and closed and securely locked. If bedroom is has a door openable to the exterior of the home, this will suffice. 2. All habitable rooms shall have at least one window. 3. Openable windows shall be in operating condition. B. Doors 1. Doors, frames, jambs and casings shall be in good condition. 2. Gaps shall be sufficient to prevent rubbing and no larger than 1/4”. 3. Doors with holes too large to be repaired, delaminating skins, broken stiles or rails shall be replaced. 4. Exterior doors shall be protected from sunlight with a proper coating of varnish, paint or other suitable weather protection. 5. Entry doors to storage or auxiliary structures may be hollow‐core. 6. Openings between the garage and residence shall be equipped with solid wood doors not less than 1 3/8 inches in thickness, solid or honeycomb core steel doors not less than 1 3/8 inches thick, or 20 minute fire rated doors equipped with a self-closing device. C. Windows 1. Glass shall be free of open holes or movable cracks. 2. New glazing installed in locations defined as hazardous by the Uniform Building Code System 5406 (d) or by the Arizona Revised Statutes, shall be safety glass. 3. Windows openable to the outside should have a screen that is in good condition. 4. Where practical, new screen installation may include solar sunscreens. D. Hardware 1. Door latches and locks shall operate freely. 2. Hinges shall have no free play. 3. The latch‐set shall be in good working order. 4. Those doors with locksets shall be capable of being locked. 5. Newly installed exterior doors to a unit must have a dead bolt. 6. Locksets requiring repair or replacement shall be replaced with a dead bolt. 7. All openable windows must have a secure and working lock. E. Security Doors and Screens 1. Existing security doors shall be in good working condition. 2. Security doors not in good working condition shall be repaired or removed. 3. Latches and locks must work properly and conform to applicable codes. 4. Damaged screening may be replaced or removed. 5. Security bars shall not impede the full and proper operation of any window. 6. Security bars on windows located in sleeping rooms must be provided with latches and dimensioned so that current code egress requirements are met. 7. Security bars not meeting these requirements shall be modified to fully comply or else removed. 11. Finishes A. General 1. All surfaces, particularly those that can be damaged by water or direct sunlight, shall have a protective finish. 2. Paneling, wallpaper, mirror tiles, corkboards, etc. in good condition and not posing any form ATTACHMENT 2 SERIAL 200144-RFP Page 11 of 32 of hazard shall remain in place. Such wall coverings shall be replaced only at the sole cost of the owner. 3. Tub surrounds or shower walls shall be sound, made of waterproof materials and sealed against water penetration at all joints. 4. Loose tiles, broken or missing grout, missing tiles, loose wall panels, delaminating surfaces, and joints without caulking or grout are not acceptable. B. Paint 1. Exterior paint shall be free of excessive peeling, checking, cracking, flaking, blistering or other defects. 2. All new wood shall be primed prior to painting. 3. Interior paint shall be in sound condition. 4. Paint that is damaged, difficult to clean, peeling, cracking, etc. shall be properly prepared and recoated. C. Walls and Ceilings 1. Walls and ceilings shall be in sound condition and free of hazardous defects. 2. Cracks in plaster or gypsum wall board surfaces 1/8” or wider shall be repaired. 3. Loose drywall, broken plaster, loose paneling, etc. shall be repaired. 12. Flooring A. General 1. Floor framing shall be capable of supporting existing dead load and anticipated live loads as defined by the UBC as appropriate for type of structure and class of occupancy. Swales, sags, and ridges that do not present a trip hazard or otherwise jeopardize the health and safety of the occupant(s) shall be repaired. 2. Flooring shall be in good, sanitary condition, and free of any hazardous conditions. 3. Flooring in kitchens, bathrooms, and laundry areas shall be impervious to water. B. Resilient Flooring 1. Resilient flooring with excessive gouges, breakage, bubbling, lifting, or shrinking shall be repaired or replaced. C. Wood Flooring 1. Wood floors shall be in sound condition and free of excessive damage from wood‐boring insects. 2. Wood flooring with excessive gouges, breakage, lifting, curling, buckling, or shrinking shall be repaired or replaced with resilient flooring or carpet. D. Carpet 1. Carpet that is improperly attached, badly worn, torn, or soiled shall be replaced if the cost of repair is greater than the cost of replacement 2. Existing carpet shall be in clean and sanitary condition. 3. Carpet may be replaced with resilient, slip resistant flooring, where appropriate. E. Ceramic Flooring 1. Ceramic tile shall be repaired, when possible to match the existing tile. 2. Ceramic tile requiring replacement shall be replaced with resilient, slip resistant flooring or carpet unless ceramic tile is a feature in keeping with improvements of surrounding standard projects. ATTACHMENT 2 SERIAL 200144-RFP Page 12 of 32 13. Specialties A. Bath Accessories 1. Each bathroom must be provided with a towel rod, shower rod and toilet paper holder. 2. Existing shower doors shall be sanitary and in proper operating condition. 3. Shower doors not constructed of tempered glass, or those with open holes or cracks shall be removed and replaced. 4. Shower and tub enclosures shall be in sanitary condition and properly sealed. B. Closets 1. Each bedroom equipped with a closet must be equipped with a rod and shelf. C. Fireplaces 1. Existing fireplaces can be repaired. 2. Fireplaces can be replaced or removed if they pose a health and safety risk. 3. Fireplace flues shall be free of debris, restrictions, holes, or excessive soot deposits. Flue liners, where present, shall be in good condition. Missing or broken liners shall be replaced. 4. Chimneys shall be in good repair and high enough to induce a draft that shall keep smoke from being allowed into the dwelling. Fireplaces shall have freely operable dampers, except where gas logs are permanently installed. Gas log installations shall have dampers permanently affixed in the open position. 5. The hearth shall comply with current code. 14. Equipment A. Cooking Units 1. The unit must have a means of properly heating food. 2. Newly‐installed gas stoves must have an approved automatic lighter for all the burners. 3. Existing gas stoves shall be free of leaks, clogged burner ports, missing parts or any defect that makes cleaning or repair of the stove difficult, or that makes part of the stove inoperable or unsafe. 4. Electric stoves shall have a power supply capable of providing power for all those heating elements the stove is capable of using at one time. Elements should be capable of producing red heat except in those cases where design prohibits this, as in the case of ceramic elements. 5. Electric stoves shall be connected to an approved electrical outlet. 6. Stoves must have an anti-tip bracket. B. Refrigerators 1. The unit must have a refrigerator or means of cooling or preserving food. 2. Existing refrigerator must be in proper working order. C. Miscellaneous Appliances 1. Garbage disposals and dishwashers may be replaced or provided if these features are in keeping with improvements or surrounding standard projects. 2. Dryers shall be vented to the outside using an approved pipe, sleeve, and vent cap. 15. Finish Carpentry A. Cabinetry 1. All cabinets and vanities shall be in good condition and appropriately secured. 2. Cabinets, drawers, and doors shall be free of broken or dysfunctional hardware, holes, ATTACHMENT 2 SERIAL 200144-RFP Page 13 of 32 peeling, chipping, sloughing, or any other damage rendering them difficult to clean or otherwise unsanitary. B. Countertops 1. Counters shall have a surface that can be easily cleaned and impervious to repeated cleaning. 2. Counters shall be free of holes, gouges, burns, peeling, cracking or any condition making them absorbent. 16. Plumbing A. General 1. New or replacement piping shall be of approved materials. 2. Piping shall be properly installed and supported. 3. No plastic piping shall be exposed to sunlight unless it is approved by listing for such installation. 4. Each property equipped with facilities for a clothes washer shall have both hot and cold water supplied and drain shall be connected to an approved waste system. 5. Faucets, drains, valves, piping and supply lines shall be leak‐free, functionally adequate and in proper operating condition. 6. Replacement or repair of unlisted plumbing or mechanical appliances is not acceptable. B. Domestic Water Supply 1. Each unit shall have a water supply, connected to a potable water source. 2. Repair or replacement of the water supply system must be demonstrably safe, sanitary, reliable and able to serve the needs of the occupants. 3. No unit shall have lead water‐supply piping. The use of lead solder shall not be allowed for repairs or replacements. 4. All exterior hose bibs shall be provided with approved anti‐siphon devices. C. Drain, Waste, Vent 1. Gray water systems are not acceptable unless inspected and approved by the local building authority. 2. Waste lines shall be made of approved materials. 3. The waste disposal system shall be connected to an approved public or private disposal system capable of handling the occupant load of the unit(s). 4. The system shall be free of leaks, damaged, or corroded pipe. Waste lines shall be free of blockage or gurgling. 5. Existing waste systems must be properly vented. Vents considered to be inadequate or unsafe shall be replaced or repaired. Plumbing vents within 10’ of a cooler must be at least 1’ taller than the cooler. 6. A determination shall be made regarding the need for additional clean‐outs for the waste disposal system. 7. Waste disposal systems shall be free of health hazards or unsafe conditions. 8. The waste lines shall provide a functional plumbing vent, a trap, and leak free connections to the waste disposal system. D. Gas 1. All repair and replacement of gas installations shall be with proper materials and in accordance with local codes. 2. The main gas shut‐off shall be in good operating condition and free of leaks. 3. Flexible gas supply connections shall not exceed 3’ in length. ATTACHMENT 2 SERIAL 200144-RFP Page 14 of 32 4. Flexible gas supply connections shall be appropriately caulked and vented. E. Fixtures 1. Individual sinks, toilets, clothes washers, and other plumbing devices shall have individual water‐supply shut‐offs. 2. All kitchens shall have a sink and faucet, in proper operating condition with a sink trap and hot and cold running water. 3. Every bathroom shall be in good operating condition with water supply. 4. Faucets shall be free of leaks and drips. 5. Sinks shall be free of excessive cracking, chipping or other damage that makes cleaning difficult or hazardous. 6. The plumbing shall be free of leaks in supply lines and sewer connections. 7. Supply lines and waste lines shall be in good condition. 8. Each bathroom shall have a toilet in proper operating condition and connected to an approved public or private sewer system. 9. Toilets must be in proper operating condition and free of cracks in the bowl, tank or tank lid. 10. Each toilet shall have a washable seat, and be free of leaks in either the water supply or the sewer connections. 11. Wall‐mounted toilets shall be properly installed and secured. F. Valves 1. Water supplies shall have individual shut‐offs, where practical. 2. Loose or broken handles and levers shall be repaired or replaced. 3. Flexible gas supply connections shall be provided with an approved gas cock. G. Water Heaters 1. Every unit shall be supplied with a sufficient amount of hot water to serve the occupant load of the property at peak demand times. 2. Water heaters shall be properly vented. 3. If the water heater unit is located outside, the unit must be properly protected from the weather. 4. Each water heater shall have a properly installed, approved temperature/ pressure relief valve with a 3/4” drain line installed to comply with current code. 5. The water heater shall have a rigid and properly supported door or platform under it. 6. Flexible gas supplied shall not exceed 3’ and all plumbing fittings must be free of leaks. 7. Solar water heating devices shall be considered on a case by case basis. 8. Water heaters lacking individual shut‐offs shall only have shut‐offs installed when they are repaired or replaced. 17. HVAC A. General 1. Air conditioning units shall be capable of cooling each cooled room to a temperature 30 degrees below ambient outside temperature at a level 5’ above the floor. 2. If refrigeration units are a feature in keeping with improvements of surrounding standard projects or are the only source of cooling, refrigeration units shall be serviced. 3. Filters shall be secure, clean, and large enough to pass sufficient recirculating air to make the unit operate properly. 4. Heat pumps used as cooling devices shall perform to the same standards as refrigeration and heating units described herein. 5. Heating and air conditioning units and evaporative coolers shall be free of corrosion and ATTACHMENT 2 SERIAL 200144-RFP Page 15 of 32 water damage. 6. Equipment housings and access panels must be intact and properly secured/installed. No exposed electrical connections, belts, pulleys, or blowers shall be allowed. B. Heating 1. Every gas furnace shall, at a minimum, be cleaned, serviced, and certified to be safe, operable and adequate. 2. Each forced air unit shall have a filter. Filters shall be clean, secure, and capable of passing enough air to allow the unit to heat properly. If electronic filters are a feature in keeping with improvements of surrounding standard projects or are required for health reasons of the occupant, electronic filters may be repaired or installed. Existing electric filters, which are working properly, shall be replaced unless the filter has at least a 3‐year life expectancy. 3. Each unit shall be provided with a means to control the unit’s heating and cooling. Each heat source shall have a properly operating thermostat. 4. Air handlers shall be quiet, well balanced and clean. 5. The heat exchanger shall be in good condition. Excessive corrosion, soot, chemical deposits, cracks, back‐draft or burners or other evidence of heat exchanger failure may be cause for replacing the unit. 6. All heating elements shall all be connected to a power source and functioning properly. 7. Where practical, wall furnaces, which are the main source of heat for the unit, shall be replaced with central heating equipment. 8. A room heater may be used, provided it is used as supplement to central heating, such as in a room addition. Room heaters shall be listed appliances, installed properly and sufficiently sized enough to heat the room in which they are installed. 9. Unvented gas heaters, except those designed to be unvented, are not acceptable and shall be replaced with a listed appliance. 10. Solar heating systems shall be considered on a case by case basis. C. Ventilation 1. Ventilation for each bathroom shall comply with local codes. 2. Ventilation devices not in good operating condition shall be repaired or replaced. 3. Exhaust hoods or fans and filters must be in sanitary condition. D. Air Conditioning 1. AC units shall be serviced and certified in good working condition. 2. Condensate drain lines shall be properly drained to avoid damage to the property. Roof units shall drain away from the roof in a manner that shall not damage the roof or structure. 4. Heat exchange fins shall be in good condition. The compressor shall be free of excessive debris.The unit shall be free of excess debris, vegetation or any obstruction that prevents the free circulation of air around the unit. E. Evaporative Coolers 1. Evaporative coolers used as the only cooling source shall be capable of changing the air in a unit at a rate of once every two minutes. Existing coolers, in repairable condition but not capable of meeting this requirement, shall be replaced. 2. When substantially rehabilitating a unit, the cooler shall be free of leaks and have a life expectancy of 3 years or more. Heavily corroded cabinets are not acceptable. 3. Each cooler cabinet shall have all pad‐frames and a means of fastening pads in each frame securely enough to prevent sagging. 4. Each cooler shall be level and have a water distribution system capable of delivering enough water to each pad to create run‐off along the bottom of the entire pad. Plugged distribution ATTACHMENT 2 SERIAL 200144-RFP Page 16 of 32 lines, or occluded water troughs shall be cleaned. The water distribution system shall be free of leaks, including the attachments at the pump. 5. All coolers shall have a permanent water line with its own separate shut‐off and a self- regulating valve for maintaining the amount of water needed. 6. The pump shall be capable of providing a reserve of water in each of the water distribution troughs when the troughs are clean and functioning properly. 7. Fan belts, bearings, squirrel cage or blower shall be in good operating condition. 8. Blower shall be balanced and capable of quiet operation. F. Combustion Air 1. Gas furnaces and water heaters shall have sufficient combustion air. In no case shall a proper volume of combustion air be dependent on a door, a window, or any other opening which is prepared for easy closing. 2. Newly installed or repaired gas furnaces and water heaters dependent on infiltration for combustion air, shall have available at least 50 cubic feet of room volume per 1000 Btu/hour of aggregate input rating. 3. Furnaces of water heaters enclosed in spaces too small to provide combustion air by infiltration shall be provided with air in accordance with the current code. 4. Furnace enclosures shall be enclosed in a manner that prevents any intermingling of combustion air with the recirculating air. Furnace enclosure doors, which open inside the building, shall be free of gaps. 5. The furnace shall be properly caulked to its floor or platform. 6. Each furnace enclosure shall be free of damaged or incomplete walls, floor, or ceiling, which in any way allow communication of air from the enclosure to the home. 18. Electrical A. General 1. Care should be taken when aluminum wiring is encountered. 2. Electrical connections shall be made in a proper and safe manner. Permanently wired electric water heaters shall be supplied by properly sized conductors installed within metallic flex conduit where exposed. Exposed electrical cable serving the furnace shall be protected with flexible conduit and properly made connections. Termination of electrical supply conductors and conduit shall be by means of approved fittings. 3. Exposed cables or wires shall be replaced or protected to meet code. 4. Wiring shall be free of damaged insulation or damaged conductors. Fraying, cracking, charring, or brittle insulation on a cable shall be cause for replacement. 5. Those portions of any system not exhibiting good workmanship shall be properly terminated and/or replaced in compliance with current code. 6. All electrical circuiting shall be of proper design and suitable for intended use, with overcurrent protection suitable for conductor ampacity. B. Service Entry and Equipment 1. The size of the electrical service shall be adequate for the needs of the property after rehab completion and at a minimum meet National Electrical Code. If an electrical service is inadequate in ampacity to meet the electrical demand, either the service shall be upgraded to meet the new demands, or the electrical demand shall be reduced, if practical. 2. Each electrical service shall have a properly made ground that is either protected or rigidly affixed, in accordance with the National Electrical Code. ATTACHMENT 2 SERIAL 200144-RFP Page 17 of 32 3. Means of disconnects must be provided for fixed electrical space heating units. Provisions for disconnect shall be in accordance with National Electrical Code. 4. Each electrical panel shall be, at a minimum, adequately sized for the service. All services and distribution centers shall be safe, and free of excessive corrosion, debris, holes, uncapped knockouts, etc. Exterior panelboards enclosures shall be of UL listed, rain‐tight design. The panel shall be soundly and properly attached to the wall. Damaged, outdated, unsafe or otherwise unsatisfactory panels shall be replaced with panels that comply with the current code. 5. Each electrical panel shall have a main disconnect. 6. All circuiting shall have overload protection in compliance with current code. C. Branch Circuiting 1. An adequate number of circuits to provide safe, functional distribution are required. Additions of circuits to property shall comply with current code. 2. Those properties having knob and tube wiring shall be rewired to comply with current code with the guidelines of the U.S. Consumer Product Home Safety Commission. If replacement is more cost effective than repair, then the home shall be rewired. D. Evaporative Coolers 1. Evaporative coolers shall have an approved means of fused disconnect. Proper fusing shall be provided for pump and blower motors. 2. Cooler motors shall be of adequate size as determined by required number of air changes and shall function properly at all the speed settings for which it is designed. 3. A variable pitch sheave shall be installed and properly adjusted to limit current drawn by motor to within nameplate specifications. 4. Motors with excessive corrosion shall be replaced. 19. Devices A. General Lighting and Outlets 1. Bathroom shall have a light and one convenience outlet. 2. Each bedroom shall have at least 2 working duplex outlets, properly installed and safe for use. 3. Where practical, sufficient exterior lighting shall be provided. 4. The kitchen shall have at least two 110‐volt duplex outlets. 5. Appliances requiring a 220‐volt shall be connected to a 220‐volt outlet. B. Ground Fault Circuit Interruption 1. At a minimum, ground fault circuit interrupters shall be installed in all bathrooms. When updating of electrical devices is required. GFCI’s shall be installed where required in kitchens, bathrooms, garages/carports, and exterior outlets. a. Bathroom Receptacles: All 125-volt, single – phase, 15- and 20-ampere receptacles installed in bathrooms shall have ground-fault circuit-interrupter protection for personnel. b. Kitchen Receptacles: All 125-volt, single – phase, 15- and 20-ampere receptacles that serve countertop surfaces shall have ground-fault circuit-interrupter protection for personnel. 2. All 125-volt, single-phase, 15-20-ampere receptacles that are located within 6 feet for the outside edge of a sink that is located in an area other than a kitchen, shall have ground-fault circuit-interrupter protection for personnel. Receptacle outlets shall not be installed in a face-up position in the work surfaces or countertops. ATTACHMENT 2 SERIAL 200144-RFP Page 18 of 32 C. CO Detector/Smoke Detector 1. Each habitable structure with sleeping quarters shall have a smoke and CO alarm system installed in accordance with local code. D. Low Voltage and Miscellaneous Systems 1. Existing television cable and antenna cable must be in good condition. Damaged cable may be repaired or removed. 2. Existing security systems must be in good condition and operable for the intended use. Nonfunctional systems may be removed or replaced if this is determined to be a feature in keeping with improvements of surrounding standard projects. 20. Appendix A – Property Inspection Checklist ATTACHMENT 2 SERIAL 200144-RFP Page 19 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 20 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 21 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 22 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 23 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 24 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 25 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 26 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 27 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 28 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 29 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 30 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 31 of 32 ATTACHMENT 2 SERIAL 200144-RFP Page 32 of 32 ATTACHMENT 2 SERIAL 200144-RFP