2012 International Property Maintenance Code
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PREFACE
Introduction
Internationally, code officials recognize the need for a modern, up-to-date property maintenance
code governing the maintenance of existing buildings. The International Property Maintenance
Code , in this 2012 edition, is designed to meet this need through model code regulations that con-
tain clear and specific property maintenance requirements with required property improvement
provisions.
This 2012 edition is fully compatible with all of the International Codes (I-Codes ) published by
the International Code Council (ICC) , including the International Building Code , International
Energy Conservation Code , International Existing Building Code , International Fire Code , Interna-
tional Fuel Gas Code , International Green Construction Code
(to be available March 2012), Inter-
national Mechanical Code , ICC Performance Code , International Plumbing Code , International
Private Sewage Disposal Code , International Residential Code , International Swimming Pool and
Spa Code
(to be available March 2012), International Wildland-Urban Interface Code
and Interna-
tional Zoning Code .
The International Property Maintenance Code provisions provide many benefits, among which is
the model code development process that offers an international forum for code officials and other
interested parties to discuss performance and prescriptive code requirements. This forum provides
an excellent arena to debate proposed revisions. This model code also encourages international
consistency in the application of provisions.
Development
The first edition of the International Property Maintenance Code (1998) was the culmination of an
effort initiated in 1996 by a code development committee appointed by ICC and consisting of repre-
sentatives of the three statutory members of the International Code Council at that time, including:
Building Officials and Code Administrators International, Inc. (BOCA), International Conference of
Building Officials (ICBO) and Southern Building Code Congress International (SBCCI). The committee
drafted a comprehensive set of regulations for existing buildings that was consistent with the exist-
ing model property maintenance codes at the time. This 2012 edition presents the code as originally
issued, with changes reflected through the previous 2006 editions and further changes developed
through the ICC Code Development Process through 2010. A new edition of the code is promul-
gated every three years.
This code is founded on principles intended to establish provisions consistent with the scope of a
property maintenance code that adequately protects public health, safety and welfare; provisions
that do not unnecessarily increase construction costs; provisions that do not restrict the use of new
materials, products or methods of construction; and provisions that do not give preferential treat-
ment to particular types or classes of materials, products or methods of construction.
Adoption
The International Property Maintenance Code is available for adoption and use by jurisdictions
internationally. Its use within a governmental jurisdiction is intended to be accomplished through
adoption by reference in accordance with proceedings established in the jurisdiction’s laws. At the
time of adoption, jurisdictions should insert the appropriate information in provisions requiring spe-
cific local information, such as the name of the adopting jurisdiction. These locations are shown in
bracketed words in small capital letters in the code and in the sample ordinance. The sample adop-
tion ordinance on page xiii addresses several key elements of a code adoption ordinance, including
the information required for insertion into the code text.
Maintenance
The International Property Maintenance Code is kept up to date through the review of proposed
changes submitted by code enforcing officials, industry representatives, design professionals and
other interested parties. Proposed changes are carefully considered through an open code develop-
ment process in which all interested and affected parties may participate.
The contents of this work are subject to change both through the Code Development Cycles and
the governmental body that enacts the code into law. For more information regarding the code
development process, contact the Codes and Standards Development Department of the Interna-
tional Code Council.
While the development procedure of the International Property Maintenance Code ensures the
highest degree of care, ICC, its membership and those participating in the development of this code
do not accept any liability resulting from compliance or noncompliance with the provisions because
ICC does not have the power or authority to police or enforce compliance with the contents of this
code. Only the governmental body that enacts the code into law has such authority.
Code Development Committee Responsibilities
(Letter Designations in Front of Section Numbers)
In each code development cycle, proposed changes to this code are considered at the Code Devel-
opment Hearings by the International Property Maintenance/Zoning Code Development Commit-
tee, whose action constitutes a recommendation to the voting membership for final action on the
proposed changes. Proposed changes to a code section having a number beginning with a letter in
brackets are considered by a different code development committee. For example, proposed
changes to code sections that have the letter [F] in front of them (e.g., [F] 704.1) are considered by
the International Fire Code Development Committee at the Code Development Hearings.
The content of sections in this code that begin with a letter designation is maintained by another
code development committee in accordance with the following:
[A]
= Administrative Code Development Committee;
[F]
= International Fire Code Development Committee;
[P]
= International Plumbing Code Development Committee; and
[B]
= International Building Code Development Committee (IBC—Fire Safety, General, Means
of Egress or Structural);
Note that, for the development of the 2015 edition of the I-Codes, there will be two groups of
code development committees and they will meet in separate years. The groupings are as follows:
Code change proposals submitted for code sections that have a letter designation in front of
them will be heard by the respective committee responsible for such code sections. Because differ-
ent committees will meet in different years, it is possible that some proposals for this code will be
heard by a committee in a different year than the year in which the primary committee for this code
meets.
For instance, Section 502.1 is designated as the responsibility of the International Plumbing
Code Development Committee, along with most of the provisions in Chapter 5. This committee will
meet in 2012 to consider all code change proposals to the International Plumbing Code and any por-
tions of other codes that it is responsible for, including Section 502.1 and most of the provisions of
Chapter 5 (designated with [P] in front of those sections.) Therefore, any proposals to Section 502.1
in Chapter 5 will be needed to be submitted by January 3, 2012, for consideration in 2012 by the
International Plumbing Code Committee.
Note that every section of Chapter 1 of this code is designated as the responsibility of the
Administrative Code Development Committee, and that committee is part of the Group B portion of
the hearings. This committee will hold its code development hearing in 2013 to consider all code
change proposals for Chapter 1 of this code and proposals for Chapter 1 of all I-Codes except the
International Residential Code and ICC Performance Code. Therefore, any proposals received for
Chapter 1 of this code will be assigned to the Administrative Code Development Committee for con-
sideration in 2013.
It is very important that anyone submitting code change proposals understand which code devel-
opment committee is responsible for the section of the code that is the subject of the code change
proposal. For further information on the code development committee responsibilities, please visit
the ICC web site at www.iccsafe.org/scoping.
Marginal Markings
Solid vertical lines in the margins within the body of the code indicate a technical change from the
requirements of the previous edition. Deletion indicators in the form of an arrow (
) are provided
in the margin where an entire section, paragraph, exception or table has been deleted or an item in
a list of items or a table has been deleted.
Group A Codes
(Heard in 2012, Code Change Proposals
Deadline: January 3, 2012)
Group B Codes
(Heard in 2013, Code Change Proposals
Deadline: January 3, 2013)
International Building Code
Administrative Provisions (Chapter 1 all codes except
IRC and ICC PC, administrative updates to currently ref-
erenced standards, and designated definitions)
International Fuel Gas Code
International Energy Conservation Code
International Mechanical Code
International Existing Building Code
International Plumbing Code
International Fire Code
International Private Sewage
Disposal Code
International Green Construction Code
ICC Performance Code
International Property Maintenance Code
International Residential Code
International Swimming Pool and Spa Code
International Wildland-Urban Interface Code
International Zoning Code
Italicized Terms
Selected terms set forth in Chapter 2, Definitions, are italicized where they appear in code text.
Such terms are not italicized where the definition set forth in Chapter 2 does not impart the
intended meaning in the use of the term. The terms selected have definitions which the user should
read carefully to facilitate better understanding of the code.
EFFECTIVE USE OF THE INTERNATIONAL PROPERTY
MAINTENANCE CODE
The International Property Maintenance Code (IPMC) is a model code that regulates the minimum
maintenance requirements for existing buildings.
The IPMC is a maintenance document intended to establish minimum maintenance standards for
basic equipment, light, ventilation, heating, sanitation and fire safety. Responsibility is fixed among
owners, operators and occupants for code compliance. The IPMC provides for the regulation and
safe use of existing structures in the interest of the social and economic welfare of the community.
Arrangement and Format of the 2009 IPMC
Before applying the requirements of the IPMC it is beneficial to understand its arrangement and for-
mat. The IPMC, like other codes published by ICC, is arranged and organized to follow sequential
steps that generally occur during an inspection. The IPMC is divided into eight different parts:
The following is a chapter-by-chapter synopsis of the scope and intent of the provisions of the Inter-
national Property Maintenance Code:
Chapter 1 Scope and Administration. This chapter contains provisions for the application,
enforcement and administration of subsequent requirements of the code. In addition to establish-
ing the scope of the code, Chapter 1 identifies which buildings and structures come under its pur-
view. Chapter 1 is largely concerned with maintaining “due process of law” in enforcing the
property maintenance criteria contained in the body of the code. Only through careful observation
of the administrative provisions can the building official reasonably expect to demonstrate that
“equal protection under the law” has been provided.
Chapter 2 Definitions. All terms that are defined in the code are listed alphabetically in Chapter
2. While a defined term may be used in one chapter or another, the meaning provided in Chapter 2
is applicable throughout the code.
Where understanding of a term’s definition is especially key to or necessary for understanding of
a particular code provision, the term is shown in italics wherever it appears in the code. This is true
only for those terms that have a meaning that is unique to the code. In other words, the generally
understood meaning of a term or phrase might not be sufficient or consistent with the meaning pre-
scribed by the code; therefore, it is essential that the code-defined meaning be known.
Guidance regarding tense, gender and plurality of defined terms as well as guidance regarding
terms not defined in this code is provided.
Chapters
Subjects
1
Administration
2
Definitions
3
General Requirements
4
Light, Ventilation and Occupancy Limitations
5
Plumbing Facilities and Fixture Requirements
6
Mechanical and Electrical Requirements
7
Fire Safety Requirements
8
Referenced Standards
Chapter 3 General Requirements. Chapter 3, ͞General Requirements,͟ is broad in scope. It
includes a variety of requirements for the exterior property areas as well as the interior and exterior
elements of the structure. This chapter provides requirements that are intended to maintain a min-
imum level of safety and sanitation for both the general public and the occupants of a structure, and
to maintain a building͛s structural and weather-resistance performance. Chapter 3 provides specific
criteria for regulating the installation and maintenance of specific building components; mainte-
nance requirements for vacant structures and land; requirements regulating the safety, sanitation
and appearance of the interior and exterior of structures and all exterior property areas; accessory
structures; vehicle storage regulations and establishes who is responsible for complying with the
chapter͛s provisions. This chapter also contains the requirements for swimming pools, spas and hot
tubs and the requirements for protective barriers and gates in these barriers. Chapter 3 establishes
the responsible parties for exterminating insects and rodents, and maintaining sanitary conditions
in all types of occupancies.
Chapter 4 Light, Ventilation and Occupancy Limitations. The purpose of Chapter 4 is to set
forth these requirements in the code and to establish the minimum environment for occupiable and
habitable buildings, by establishing the minimum criteria for light and ventilation and identifies
occupancy limitations including minimum room width and area, minimum ceiling height and restric-
tions to prevent overcrowding. This chapter also provides for alternative arrangements of windows
and other devices to comply with the requirements for light and ventilation and prohibits certain
room arrangements and occupancy uses.
Chapter 5 Plumbing Facilities and Fixture Requirements. Chapter 5 establishes the mini-
mum criteria for the installation, maintenance and location of plumbing systems and facilities,
including the water supply system, water heating appliances, sewage disposal system and related
plumbing fixtures.
Sanitary and clean conditions in occupied buildings are dependent upon certain basic plumbing
principles, including providing potable water to a building, providing the basic fixtures to effectively
utilize that water and properly removing waste from the building. Chapter 5 establishes the mini-
mum criteria to verify that these principles are maintained throughout the life of a building.
Chapter 6 Mechanical and Electrical Requirements. The purpose of Chapter 6 is to establish
minimum performance requirements for heating, electrical and mechanical facilities and to estab-
lish minimum standards for the safety of these facilities.
This chapter establishes minimum criteria for the installation and maintenance of the following:
heating and air-conditioning equipment, appliances and their supporting systems; water-heating
equipment, appliances and systems; cooking equipment and appliances; ventilation and exhaust
equipment; gas and liquid fuel distribution piping and components; fireplaces and solid fuel-burning
appliances; chimneys and vents; electrical services; lighting fixtures; electrical receptacle outlets;
electrical distribution system equipment, devices and wiring; and elevators, escalators and dumb-
waiters.
Chapter 7 Fire Safety Requirements. The purpose of Chapter 7 is to address those fire hazards
that arise as the result of a building͛s occupancy. It also provides minimum requirements for fire
safety issues that are most likely to arise in older buildings.
This chapter contains requirements for means of egress in existing buildings, including path of
travel, required egress width, means of egress doors and emergency escape openings.
Chapter 7 establishes the minimum requirements for fire safety facilities and fire protection sys-
tems, as these are essential fire safety systems.
Chapter 8 Referenced Standards. The code contains numerous references to standards that
are used to regulate materials and methods of construction. Chapter 8 contains a comprehensive
list of all standards that are referenced in the code. The standards are part of the code to the extent
of the reference to the standard. Compliance with the referenced standard is necessary for compli-
ance with this code. By providing specifically adopted standards, the construction and installation
requirements necessary for compliance with the code can be readily determined. The basis for code
compliance is, therefore, established and available on an equal basis to the code official, contractor,
designer and owner.
Chapter 8 is organized in a manner that makes it easy to locate specific standards. It lists all of
the referenced standards, alphabetically, by acronym of the promulgating agency of the standard.
Each agency͛s standards are then listed in either alphabetical or numeric order based upon the stan-
dard identification. The list also contains the title of the standard; the edition (date) of the standard
referenced; any addenda included as part of the ICC adoption; and the section or sections of this
code that reference the standard.
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