Last month, I discussed how the International Code Council was formed and how the international codes are coordinated to reference similar sections among them. The International Property Maintenance Code (IPMC) is an important code in the international family of codes. Previously, I discussed a little about the administration and some plumbing sections in the property maintenance code. 

This month, I continue with a review of what is covered in the property maintenance code, including a review of a checklist in Chapter 3 covering unsafe conditions. I also discuss some proposals that have been submitted for the IMPC 2027 edition and include a few more items in the unsafe items checklist for property maintenance code inspectors to follow.

IPMC Chapter 2: Definitions

Chapter 2 covers definitions for the terms used in the body of the code. The definitions in the code are essential to the correct interpretation of the use of that term in that code. Codes are legal documents when adopted by local or state ordinances, and they are also technical documents. Every word, term or punctuation mark can change or add to the meaning of a technical or legal requirement. 

Sometimes, it is necessary to use a definition within a code to maintain a consensus of the specific meaning of a word used in the code. Chapter 2 of each code is where definitions specific to that code are defined to clearly state the specific meaning of a term, especially if there can be confusion about a term’s use. 

IPMC Chapter 3: General Requirements

Chapter 3 describes a variety of inspection requirements for the exterior property areas, as well as the interior and exterior elements of the structure that are intended to maintain a minimum level of safety and sanitation for both the general public and the occupants of a structure. It provides specific criteria for regulating the maintenance of specific building components, vacant structures and land, interior and exterior of structures and all exterior property areas, and accessory structures. 

The scope and responsibility sections of this chapter identify the minimum conditions and the responsibilities of persons for maintenance of structures, equipment and exterior property. 

This chapter also contains requirements for protective barriers for swimming pools, spas and hot tubs. It identifies the owner or owner’s agent as being responsible to ensure that any repairs, additions or alterations to the building or portion thereof are performed or constructed in accordance with the International Building Code, the International Residential Code or the International Existing Building Code, all of which also reference the plumbing code and other applicable codes. 

This section also states that a person shall not occupy a building as an owner-occupant or permit another person to occupy premises that are not in a sanitary and safe condition and that do not comply with the requirements in the IPMC. 

IPMC Chapter 4: Light, Ventilation and Occupancy Limitations

Chapter 4 covers the minimum environment for occupiable and habitable buildings through light and ventilation criteria and occupancy limitations based on room width, area and ceiling height.

IPMC Chapter 5: Plumbing Facilities and Fixture Requirements

Chapter 5 describes minimum requirements 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. Sections marked with a “[P]” in brackets are sections that are heard and controlled by the International Plumbing Code (IPC) committee, on which I have served. 

IPMC Chapter 6: Mechanical and Electrical Requirements

Chapter 6 explains the minimum criteria for the installation and maintenance of the following components and systems within existing buildings: 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 dumbwaiters.

IPMC Chapter 7: Fire Safety Requirements

Chapter 7 covers fire hazards associated with a building’s occupancy and provides minimum requirements for fire safety issues most likely to arise in older buildings. This chapter also contains requirements for means of egress in existing buildings, including path of travel, required egress width, means of egress doors and emergency escape openings.

IPMC Chapter 8: Referenced Standards

Chapter 8 describes the product and installation standards and codes that are referenced throughout Chapters 1 through 7 and includes identification of the promulgators of the codes and standards to provide requirements for materials and methods of construction. 

The IPMC section numbers in which the standards and codes are referenced are listed below the reference. As stated in section 102.8, these standards and codes become an enforceable part of the code (to the prescribed extent of the reference) as if printed in the body of the code:

• IFGC-24: International Fuel Gas Code, 102.3, 201.3

• IMC-24: International Mechanical Code, 102.3, 201.3

• IPC-24: International Plumbing Code, 102.3, 201.3, 502.5, 505.1, 505.5.1, 602.2, 602.3

• IRC-24: International Residential Code, 102.3, 201.3

Appendix A: Boarding-Up Standard

Appendix A describes minimum specifications for boarding-up a structure that is not being used or is abandoned. This appendix can be used by a jurisdiction as a set of minimum requirements in order to result in consistent and safe boarding-up of empty buildings. The provisions are not mandatory unless specifically referenced in the adopting ordinance by the jurisdiction. 

Appendix B: Board of Appeals

Appendix B explains the provisions for appeal and the establishment of a board of appeals. The provisions include the application for an appeal, the makeup of the IPMC board of appeals and the conduct of the appeal process.

Potentially Unsafe Conditions Checklist 

Section 306.1.1 of the International Property Maintenance Code includes a checklist of potentially unsafe conditions. This section seems to have been developed with a nod toward blight ordinances that address mostly structural issues. 

It states: “Where any of the following conditions cause the component or system to be beyond its limit state, the component or system shall be considered to be unsafe and shall be addressed in compliance with the International Existing Building Code, the International Residential Code or the International Building Code.” 

“IPMC Section 306.1.1 — Potentially Unsafe Conditions Checklist

“1. Soils that have been subjected to any of the following 

conditions:

“1.1. Collapse of footing or foundation system.

“1.2. Damage to footing, foundation, concrete or other 

structural element due to soil expansion.

“1.3. Adverse effects to the design strength of footing, 

foundation, concrete or other structural element due to a 

chemical reaction from the soil.

“1.4. Inadequate soil as determined by a geotechnical 

investigation.

“1.5. Where the allowable bearing capacity of the soil is in 

doubt.

“1.6. Adverse effects to the footing, foundation, concrete or 

other structural element due to the ground water table.

“2. Concrete that has been subjected to any of the following 

conditions:

“2.1. Deterioration.

“2.2. Ultimate deformation.

“2.3. Fractures.

“2.4. Fissures.

“2.5. Spalling.

“2.6. Exposed reinforcement.

“2.7. Detached, dislodged or failing connections.

“3. Aluminum that has been subjected to any of the 

following conditions:

“3.1. Deterioration.

“3.2. Corrosion.

“3.3. Elastic deformation.

“3.4. Ultimate deformation.

“3.5. Stress or strain cracks.

“3.6. Joint fatigue.

“3.7. Detached, dislodged or failing connections.

“4. Masonry that has been subjected to any of the following 

conditions:

“4.1. Deterioration.

“4.2. Ultimate deformation.

“4.3. Fractures in masonry or mortar joints.

“4.4. Fissures in masonry or mortar joints.

“4.5. Spalling.

“4.6. Exposed reinforcement.

“4.7. Detached, dislodged or failing connections.

“5. Steel that has been subjected to any of the following 

conditions:

“5.1. Deterioration.

“5.2. Elastic deformation.

“5.3. Ultimate deformation.

“5.4. Metal fatigue.

“5.5. Detached, dislodged or failing connections.

“6. Wood that has been subjected to any of the following 

conditions:

“6.1. Ultimate deformation.

“6.2. Deterioration.

“6.3. Damage from insects, rodents and other vermin.

“6.4. Fire damage beyond charring.

“6.5. Significant splits and checks.

“6.6. Horizontal shear cracks.

“6.7. Vertical shear cracks.

“6.8. Inadequate support.

“6.9. Detached, dislodged or failing connections.

“6.10. Excessive cutting and notching.

“Exceptions:

“1. Where substantiated otherwise by an approved method.

“2. Demolition of unsafe conditions shall be permitted where approved by the code official.”

Proposal: Additional Items to Potentially Unsafe Conditions Checklist 

The following checklist items are proposed for addition to the “potentially unsafe conditions” section 306.1.1 of the IPMC. 

“7. Plumbing — Unsafe Plumbing Conditions:

“7.1 Check for hot water temperatures in excess of 120 F, or the maximum hot water temperatures allowed in the Plumbing Code, at the following fixtures. Hot water temperatures in excess of 120 F shall be considered unsafe when flowing from: 

“7.1.1 Showers

“7.1.2 Bathtubs

“7.1.3 Whirlpool Bathtubs

“7.1.4 Bathtub-Shower Combination Fixtures

“7.1.5 Lavatories

“7.1.6 Bidet (currently, no higher than 110 F in the 

Plumbing Code)

“7.1.7 Foot Bath

“7.1.8 Shampoo Bowls

“7.1.7 Sinks

“7.1.1 This checklist item is not intended to apply and does not apply to hot water temperatures needed for appliance or equipment operations where the hot water is not intended to come into contact with human skin for bathing, washing, or showering. 

“7.2 Check for code-compliant point-of-use faucet valves or in-line tempering devices, as required by the Plumbing Code. 

“7.2.1 The water heater thermostat shall not be used for compliance with the 120 F temperature limit, or for compliance with the maximum hot water temperatures allowed in the Plumbing Code, at the identified fixtures, except for point-of-use water heaters installed in accordance with ASSE 1084 or ASSE 1085. 

“7.3 Check for access to water heater thermostat controls. Non-owner occupied premises shall have restricted access to the water heater and/or the water heater thermostat and other hot water system temperature control valves.

“8. Mechanical — Unsafe Mechanical Conditions:

“8.1 Leaks in Chimneys or flues that can allow carbon 

monoxide in the building.

“8.1.1 Corrosion or disconnected water heater flue 

“8.1.2 Corrosion or disconnected furnace flue 

“8.1.3 Corrosion or disconnected gas-fired appliance flue

“8.1.4 Corrosion, deterioration or grout loss in chimney

“8.2 Check for condensate pooling in A/C or furnace where 

bacteria can grow

“8.3 Check for missing discharge piping on temperature or 

pressure relief valves 

“8.4 Check wood- or oil-burning appliances for: 

“8.4.1 Clearance from combustibles

“8.4.2 Corrosion 

“8.4.3 Manufactured chimney/flue joints secured per 

chimney/flue manuf. requirements and the mechanical 

code

“8.4.4 Chimney masonry intact

“8.4.5 Chimney damper operable 

“8.4.6 Chimney cap and bird screen in place

“8.5 Filters — Check for clogged filters that can affect flue 

temperatures

“9. Fuel Gas — Unsafe Fuel Gas Conditions:

“9.1 Gas Leaks

“9.1.1 Check for leaks in gas piping

“9.1.2 Check for lack of an appliance gas shut-off valve

“9.1.3 Check for open gas pipes (caps or plugs after shut-

off valves where gas appliances were removed) 

“9.2 Check for yellow flame or incomplete combustion that 

can lead to flue blockage or CO spillout from soot in flue

“9.2.3 Check for bird/rodent screen on flue inlet/outlet

“10. Electrical — Unsafe Electrical Conditions. Check for:

“10.1 Ground fault plugs within 6 feet of a plumbing 

fixture 

“10.2 Improper wiring/grounding on electrical plugs

“10.3 Missing light bulbs/nonworking lights

“10.4 Lighting on front porch

“10.5 Exposed wires

“10.6 Missing electrical panel cover

“10.7    Missing electrical outlet or switch covers

 “11. Walls — Unsafe Drywall/Plaster Partition Walls.

Check for:

“11.1 Holes in partitions that allow vermin, insects, 

smoke or fire to pass through walls

“12. Egress Doors and Windows — Unsafe Door and 

Window conditions. Check for:

“12.1 Blocked, locked or chained egress doors that 

prevent egress in a fire or emergency

“12.2 Blocked/locked egress windows. Bars on egress 

windows that prohibit egress

“12.3 Egress hallways/corridors clear

“12.4 No holes in egress partitions (sealed per the building code)” 

Plumbing provisions of the IPMC

The language below is language in the IPMC that addresses plumbing facilities and fixture requirements. Sections with a [P] in brackets are under the jurisdiction of the plumbing code committee and changes to these sections are heard by the International Plumbing Code Committee, which I currently serve on.

“501.1 Scope. The provisions of this chapter shall govern the minimum plumbing systems, facilities and plumbing fixtures to be provided.

“501.2 Responsibility. The owner of the structure shall provide and maintain such plumbing facilities and plumbing fixtures in compliance with these requirements. A person shall not occupy as owner-occupant or permit another person to occupy any structure or premises that does not comply with the requirements of this chapter.

“SECTION 502 — REQUIRED FACILITIES

“[P] 502.1 Dwelling units. Every dwelling unit shall contain its own bathtub or shower, lavatory, water closet and kitchen sink that shall be maintained in a sanitary, safe working condition. The lavatory shall be placed in the same room as the water closet or located in close proximity to the door leading directly into the room in which such water closet is located. A kitchen sink shall not be used as a substitute for the required lavatory.

“[P] 502.2 Rooming houses. Not less than one water closet, lavatory and bathtub or shower shall be supplied for each four rooming units.

“[P] 502.3 Hotels. Where private water closets, lavatories and baths are not provided, one water closet, one lavatory and one bathtub or shower having access from a public hallway shall be provided for each 10 occupants.

“[P] 502.4 Employees’ facilities. Not less than one water closet, one lavatory and one drinking facility shall be available to employees.

“[P] 502.4.1 Drinking facilities. Drinking facilities shall be a drinking fountain, water cooler, bottled water cooler or disposable cups next to a sink or water dispenser. Drinking facilities shall not be located in toilet rooms or bathrooms.

“[P] 502.5 Public toilet facilities. Public toilet facilities shall be maintained in a safe, sanitary and working condition in accordance with the International Plumbing Code. Except for periodic maintenance or cleaning, public access and use shall be provided to the toilet facilities at all times during occupancy of the premises.

“SECTION 503 — TOILET ROOMS

“[P] 503.1 Privacy. Toilet rooms and bathrooms shall provide privacy and shall not constitute the only passageway to a hall or other space, or to the exterior. A door and interior locking device shall be provided for all common or shared bathrooms and toilet rooms in a multiple dwelling.

“[P] 503.2 Location. Toilet rooms and bathrooms serving hotel units, rooming units or dormitory units or housekeeping units, shall have access by traversing not more than one flight of stairs and shall have access from a common hall or passageway.

“[P] 503.3 Location of employee toilet facilities. Toilet facilities shall have access from within the employees’ working area. The required toilet facilities shall be located not more than one story above or below the employees’ working area and the path of travel to such facilities shall not exceed a distance of 500 feet (152 m). Employee facilities shall either be separate facilities or combined employee and public facilities.

Exception: Facilities that are required for employees in storage structures or kiosks, which are located in adjacent structures under the same ownership, lease or control, shall not exceed a travel distance of 500 feet (152 m) from the employees’ regular working area to the facilities.

“[P] 503.4 Floor surface. In other than dwelling units, every toilet room floor shall be maintained to be a smooth, hard, nonabsorbent surface to permit such floor to be easily kept in a clean and sanitary condition.

“SECTION 504 — PLUMBING SYSTEMS AND FIXTURES

“[P] 504.1 General. Plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. Plumbing fixtures shall be maintained in a safe, sanitary and functional condition.

“[P] 504.2 Fixture clearances. Plumbing fixtures shall have adequate clearances for usage and cleaning.

“[P] 504.3 Plumbing system hazards. Where it is found that a plumbing system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, inadequate venting, cross connection, back-siphonage, improper installation, deterioration or damage or for similar reasons, the code official shall require the defects to be corrected to eliminate the hazard.

“SECTION 505 — WATER SYSTEM

“505.1 General. Every sink, lavatory, bathtub or shower, drinking fountain, water closet or other plumbing fixture shall be properly connected to either a public water system or to an approved private water system. Kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied with hot or tempered and cold running water in accordance with the International Plumbing Code.

“[P] 505.2 Contamination. The water supply shall be maintained free from contamination, and all water inlets for plumbing fixtures shall be located above the flood-level rim of the fixture. Shampoo basin faucets, janitor sink faucets and other hose bibs or faucets to which hoses are attached and left in place, shall be protected by an approved atmospheric-type vacuum breaker or an approved permanently attached hose connection vacuum breaker.

“[P] 505.3 Supply. The water supply system shall be installed and maintained to provide a supply of water to plumbing fixtures, devices and appurtenances in sufficient volume and at pressures adequate to enable the fixtures to function properly, safely and free from defects and leaks.

“[P] 505.4 Water heating facilities. Water heating facilities shall be properly installed, maintained and capable of providing an adequate amount of water to be drawn at every required sink, lavatory, bathtub, shower and laundry facility at a temperature not less than 110 F (43 C). 

“A gas-burning water heater shall not be located in any bathroom, toilet room, bedroom or other occupied room normally kept closed, unless adequate combustion air is provided. An approved combination temperature and pressure-relief valve and relief valve discharge pipe shall be properly installed and maintained on water heaters.

“[P] 505.5 Non-potable water reuse systems. Non-potable water reuse systems and rainwater collection and conveyance systems shall be maintained in a safe and sanitary condition. Where such systems are not properly maintained, the systems shall be repaired to provide for safe and sanitary conditions, or the system shall be abandoned in accordance with Section 505.5.1.

“[P] 505.5.1 Abandonment of systems. Where a non-potable water reuse system or a rainwater collection and distribution system is not maintained or the owner ceases use of the system, the system shall be abandoned in accordance with Section 1301.10 of the International Plumbing Code.

“SECTION 506 — SANITARY DRAINAGE SYSTEM

“[P] 506.1 General. Plumbing fixtures shall be properly connected to either a public sewer system or to an approved private sewage disposal system.

“[P] 506.2 Maintenance. Every plumbing stack, vent, waste and sewer line shall function properly and be kept free from obstructions, leaks and defects.

“[P] 506.3 Grease interceptors. Grease interceptors and automatic grease removal devices shall be maintained in accordance with this code and the manufacturer’s installation instructions. Grease interceptors and automatic grease removal devices shall be regularly serviced and cleaned to prevent the discharge of oil, grease and other substances harmful or hazardous to the building drainage system, the public sewer, the private sewage disposal system or the sewage treatment plant or processes. Records of maintenance, cleaning and repairs shall be available for inspection by the code official.

“SECTION 507 - STORM DRAINAGE

“[P] 507.1 General. Drainage of roofs and paved areas, yards and courts, and other open areas on the premises shall not be discharged in a manner that creates a public nuisance.”

Chapter 6: Mechanical Equipment 

Chapter 6 addresses requirements for mechanical equipment that should be checked when doing an International Property Maintenance Code inspection. The following plumbing and mechanical items should be inspected when an IPMC inspection is performed:

“IPMC Chapter 603.1 Mechanical Equipment and Appliances

“Mechanical equipment, appliances, fireplaces, solid fuel-burning appliances, cooking appliances and water heating appliances shall be properly installed and maintained in a safe and working condition, and shall be capable of performing the intended function. 

“IPMC Chapter 603.2 Removal of Combustion Products

“Fuel-burning equipment and appliances shall be connected to an approved chimney or vent. 

“Exception: Fuel-burning equipment and appliances that are labeled for unvented operation.

 “IPMC Chapter 603.3 Clearances

“Required clearances to combustible materials shall be maintained.

“IPMC Chapter 603.4 Safety Controls

“Safety controls for fuel-burning equipment shall be maintained in effective operation.

“IPMC Chapter 603.5 Combustion Air

“A supply of air for complete combustion of the fuel and for ventilation of the space containing the fuel-burning equipment.” 

The International Property Maintenance Code will be heard as part of the Group B International Code hearings. The 2025 Committee Action Hearings begin the afternoon of April 27 and go through May 6; they are open to the public. See the ICC website for the code hearing schedule because it has not been determined as of this writing.