issues. here's where we have an over lap with the department of public health. if someone sees debris building up in a yard and there is no residential structures on this that's the purview of the health department. if there is a residential structure and debris there it's the department of building inspection and the health department. in addition to the amount of receptacles they are not allowed to be under your wooden stairway system without a type of a sprinkler system. a fire could cause a problem to exit that building. in addition that that, garbage rooms have to be sprinklers and have to have door closures and lined or the interior has to be sufficient to keep them sanitized. they have to be kept clean. and those apartment buildings that have garbage hoppers or

have to have sprinkler heads into the garbage chooshuts. they have to be properly closed off. those are some requirements with garbage receptacles. we are looking for debris and looking that they are covered in in the right locations. those are the things we typically look at with respect to that. usually the type of complaint we will will get is that may be a garbage chute is clogged or there is accumulation of debris and we ask the owners to clean that up. if a garbage room has a door that is broken or it's not self closing we will ask them to make repairs to make sure that does happen. we want to make sure as that garbage is acumulating it's done

inasmuch as a sanitary way as possible until the items are moved off the apartment building locations. >> a couple of related items the garbage room has to be lined with 26 gauge sheet metal it's accepted as meeting a standard equal to 1 hour fire protection. when you build a law in modern buildings it's made of sheet rock and the assembly is plaster board. typically gives you a 1 hour protection if you had a fire it would take an hour before it burned through this. 26 gauge sheet metal is accepted as providing relatively equal to 1 hour fire protection. you could have a fire in the trash room and have it not burn

through. >> there is requirements about the need to have your garbage picked up regularly. it's the property owner's respondent to have sufficient garbage pick up so the garbage doesn't build up. a new code requirement a few years old for new buildings and craig's will need to know this in the planning department it affects the amount of space the buildings provides for garbage. all new buildings have to be prosecute vieded with sufficient space for recycle nothing the buildings. new buildings will now have a place to allow separation of the types of recycled materials. >> then a little more about trash and garbage. not really directly under the purview of the building department but if there is stuff on the sidewalk and the street or the sidewalk in front of your

building who will clean that up? the property owner's respondent to keep their property clean and that includes the sidewalk in front of their building. their driveway. graffiti on the building that's part of keeping the property clean is this >> that's right. dpw has a graffiti program and has information on their website if you are interested in following up with them. if there is a question about that. they would be a good source as far as that program is concerned >> okay. maintain hot water. hot water is a really big issue in residential buildings. really big issue and required bite housing code. it's required to be provided at a certain temperature. >> the temperature is between 105 and 120 degrees. and that is to prevent people from getting scalded. that has it's place in the

housing law. it's a requirement if not within that amount then we can site the property owner. >> the provision of hot water like the provision of heat and other things like the operation of elevators is considered a priority inspection element for the building department and the housing inspection division much we have a goal of responding within 24 hours? what -- >> if we get a complaint we consider possibly potentially life hazard we respond between twr hours. response can mean trying to set up the inspection, doing the inspection, asking for clarification. it doesn't mean we can always do the inspection at that time because we are working with the complaintant schedule to do the inspection weechl do the response within a 24 our period.

all other complaints we make a similar response in 24-48 hours, 1-2 business days. >> a life safety hazard we will immediately take care thaf if we hear about it. >> we are talking about an emergency order. >> the building department has the authority to issue an emergency order. we are required to notify the property owners that something is an emnent assard and provide a deadline we want you to fix this in 5 hour or whatever we chose. if the owner fails to do it we issue an order under the signature of the director of the building department and hire somebody who does it. and we pay for it and we bill the owner with substantial charges for our time and book keeping and we don't always hire

the cheapest contractor. it's expensive for the owner if they don't fix something and we fix it for them. we do that often. >> what's the housing code section on maintaining heating and water. >> chapter 7 of the housing code. it lays out the heat requirements for all the various residential uses. basically looking at section 701 of the housing code. it's at the beginning of the chapter. we have a brochure that talks specifically about the heat requirements in residential buildings. so we got those available, they are on the first floor and sixth floor. they are on the department's website much >> is the housing code on line? >> the housing code is on line by going to the department website or the city website going to municipal codes.

tell direct you to the site for the building, plumbing. electronic housing codes. you query by chapter 7 or go to the sixth floor does we will make you a copy of the section. >> give us a call and we will fax your copy. 558-6205. okay. windows. windows are part of a larger scheme which is to preside weather protection for buildings. all housing is required to be weather protected. that means water can't come in where it's not wanted, through the roof, walls, windows. weather protection is a major issue, if you get water in the building it has unpleasant conscience. mold and milldue. damage and rot.

that's one of our regular issues in the housing inspection world where we see the building needs to be painted. paint is primarily a weather protecting material. stucco is not waterproof. stucco needs to be weather protected. roofing is a common leakage problem and we usually find the leakage for roofs not in the field the middle of the roof it primarily occurs at the flashings along the edge or where pieces that meet or angles that meet tha that's where we see leaks. housing inspection requires all buildings be weather tight. that includes windows. if they are broken. what about a broken window where the water is not coming in? >> a broken window needs to be taken care of it's a consideration of the violation

of the maintenance requirements of the housing code. we ask the property owner repair that. when you are replacing windows, it does require a permit and you need to make sure certain buildings is requirements under the planning code. certain window are escape windows that have to have certain dimensions dependoth floor they are on you have to use that the window to exit the building. be careful when you are repairing a window. >> a couple of things we will talk about one of them is this concept that when you that you have to maintain things, like fix a broken window much the reason is the building code has a provision that says every feature that was provided in the building has to be maintained in working condition. even if you are not required to provide an elevator. say you put an elevator in but

not required you have to maintain it or take it out or put it out of service. windows are part of the features that were provided in the building they must be maintained. this is an a little demonstration which is sort of complying with the code. this often around the city you see flowers and gates on windows ask buildings to keep people from breaking in the building and housing code says you need to be able to get out of your bedroom or -- this is an emergency rescue or aggress window. the firefighters can come in through a window. if you have bars that are locked they can't come in and you can't get out. every bedroom needs one window that opens 20 inches wide by 24 inches high 5.7 square feet

minimum. different standards for historic buildings. and those windows have to be available all the time. if you want to put gates and bars you have to operate them from the inside like this without a key, without special knowledge, without any unusual effort. >> one. things we see a lot that the is very dangerous are doors and windows that have, you cannot have a window -- if that window is the escape from that location you cannot have anything but a manual release back here but there are times we will see a key on both sides of a door so the exit the kitchen area to the rear chairs is keyed on both sides. that's dangerous. we discourage it. if we see it in that or an apartment building we ask you to take it out because what's going to happen you can have somebody

that doesn't understand a visitor or child if there is a fire with smoke and they can't find that key they might not be able to get out. if you have this situation on your metal doors or a rear door to a stairway system or whatever, you should not have it. it creates a dangerous situation. >> this is a ret oretroactive requirement in the code where we changed it previous to that time you could have a key as long as the key was close. you could have an electronic buzzer. you push the buzzer and opened door. that's not allowed and you have to take them out and put on a lock that can be operated from the inside without knowledge or effort. >> here are locks and latches that we see. tell us about them? >> one of the things in the security ordinance of the

housing code does require a view finder for on the doors of the apartment buildings into the units that gives you the 135 degree view from the inside out. that's for security. and we what we were talking about previously. i will hold this up. we are talking about the doors that have the lock on both sides. that's something that is considered a life safety hazard. in certain doors and windows you might find in the city. a lot of people have this in their 1 ask 2 family dwellings. they like the doors made of steel or at gates and doors and they stick a key in here it's a dang situation. if the key falls out they could be stuck on the inside in a case of a fire or disaster. that's why on the inside you need the manual release. that will allow that will free the lock and allow the door or

the gate or window to be opened. it's important to have that. those are some of the things we look at. certain doors require to be self closing and self locking. others require dead bolts as well. >> i have a comment about types of locks and latches. this handle, which we see all over and most common is not sufficient for disabled access. lever type hardware that doesn't require tight pinching. however, even if it's not required, if you are changing the hardware in your home or in your residential building entry ways, i strongly encourage people to get lever hardware. people are aging. they need that help. disabled access is not people in wheel chairs it's people with arthritis or somebody injured. there are thousands of ways

people can be disabled. there is no harm in taking every opportunity that come along to upgrade your building for disabled access including something simple like changing your hardware so it's easy to operate. we have people age nothing place. people are growing older in their homes and have so adopt their homes. that's a simple adaptive feature you can provide for yourself or family or a rent at unit. it doesn't cost more and it makes a big dfshs. they acrew and make us an adaptable and friendly society. >> flooring and carpeting. what are the requirements for maintenance in flooring and carpeting in housing. >> 2 points. one a subflooring is not sufficient. there has to be a finished surface. whether it's hardwood, carpeting

it can't be pliwood that cannot be kept sanitary. the 2 types with flooring as far as maintenance issues and habitability aspects is whether the surface is frayed. whether it has something to do with mold and mildew or is it worn out? those are the typical things that come up with respect to flooring for us. sometimes we see buckling or something like that which is indicative of other problems. for us carpeting or flooring whether it can be kept sanitar or creating a tripping hazard. now, that doesn't mean that we can look at our call what an occupant my consider an aesthetic situation. we can request that the carpeting be replaced in so many

iaries there is not a requirement to do that. if it's unsanitar we ask it be cleaned or be repaired or replaced. we can't say, sometimes we get calls who want these things replaces because they occupied a unit for 20 years and think it's time to replace it. unless we see it's frayed or unsanitar we can't ask for it to be replaced. >> the occupant might say my apartment has not been paint indeed 20 years it's time to paint it. the code does not require that. it doesn't say every 20 years you have to repaint or replace carpeting. in hotels there are issues about

masresses and linens and bed bugs. >> there is a problem with bed bugs if a building has bed bugs it's a complicate asked requires a lot of diligence to get rid of them. so, if you run across that you really do need to talk with the department of public health. they actually have good materials and protocols that i have set up to assist the exterminator with that. it does require a professional pest control operator deal with that area and the surrounding area on more than one occasion because of the biology and life siefl bed bugs. they are tenacious and they and cockroaches will be the last animals standing including the rats. from that standpoint it's difficult to get rid of them

because they can be dormant for several minutes after they have been on a human or mammal. if you see the situation you need to talk with the health department, go on their website. look at the materials because it's a difficult thing to deal with and requires not just treating that unit but the surrounding area and personal property as well. there are various protocols and theories about that. if you find that to be the situation you contact. >> let's talk about other kinds of creatures like that one. mice and rats. >> mice and rats or rodent infestati infestation. when we do an inspection we look at some of the things we mentioned much the accumulation of debris, whether there are receptals and whether they are

covered. dot doors required to be self closing are they self closing. are there holes that allow the rodents to penetrate through walls. >> if you look at the buildings there should not be a way for anything to get in the building. if there are vents they should be screened. access doors should be closed? >> that's right. >> a rodent can squeeze through a shawl aperture. we have rad rubbings. i will move to this door and say if this was the almost the door and there was an area of the woman thaf chipped and saw a grease mark that grease mark is the grease from the rodent's fur. if you see rodent rubbing there is a problem in that location.

the housing inspector looks at this when they see the bottom of the door doesn't have the proper sweep or there is not a kick plate there that is created from a lack of maintenance we ask that be repaired because that's the other things we look at. there are alot of apartment buildings that have other uses like restaurants and their debris and storage is a way of controlling rodent control. they may get agencies like public health involved if there are other issues with the restaurant portion of the building. one of my inspectors in the back is a housing inspector and you had those situations occur, haven't you? >> those are some of the things we look at to minimize rodent

control. some of you may be away, supervisor peskin had a pilot program to deal with the rodent situation in the north beach area the older parts of the city. he had to bring the puc. department of public works, our agent as well as the health department together to see what we could do because a congregate in other areas other than the buildings themselves. >> the health department, their number is 554-2500. we will get you the number you can call directly about rodent control. how about cockroaches the last creature standing on the earth. >> i believe they will be. >> i love they check in but they don't check out.

>> the same with the rodents from the standpoint if the building will deal with a cockroach infestation they have to look at the behavior and what's happen nothing more than one unit. if you treat one area they will go next door or whatever. obviously, it also has to do with things we have not talked about yet and that's proper food preparation areas and storage areas. food needs to be put away properly so it distant attract the insects and rodents. in addition to proper debris and garbage storage and pick up, the food preparation areas in units have to be properly maintained so they are not inviting the creatures in and not attracting them in. that's what we look at and another thing the health department takes a lead on as well. >> lead paint, to let you know the department of building

inspection is the lead with the health department in enforcing regulations regarding the lead paint. if somebody is scraping or repanlting a building outside or inside an apartment building we have strict regulations about containment so you don't have paint scrapings or dust tracked around and clean up. we regulate just lead paint during construction activities. properly venting clothes dryers so you don't increase the achlt moisture in the building to the point where you have mroeld problems and other health problems. most dryers are required by the manufacture regulations or rules to be vented to the outside. building. and we enforce that as well. and they have to have back dress

damperses so creatures and so the cold air does not blow back to the building that way. and it says on site caretakers. apartment houses of 16 or more units have to have an on site caretaker. people usually meet that requirement? >> when we go to the front of the building are the individuals named and a unit we could contact them if we need assistance regarding the building. this does not talk about services they are to provide the occupant of the building. this is mainly a point of contact for us for purposes of investigations and addressing complaints. >> right. >> okay. a couple of things i wanted to mention about housing and we will talk about tenant landlord responsibility. one, if the property owner is doing we pair work they have an obligation to protect the tenants through the lead paint

protection requirements and asbestos requirements by the state. they need to take proactive measures to protect their tenants. that means blocking off areas of the building that are unsafe. providing can opies or shields so they don't interfere with the habitability of the unit. dust mitigation equipment and reducing the construction noise has been a problem where owners are doing construction work. and reducing construction noise hours so they don't interfere with the tenants habitability and quiet enjoyment of their domicile. on the other side of that, the landlord's responsibility, landlord has to do the maintenance. because the tenant doesn't want

it done saying it's disturbing me it makes noise. >> earthquake stuff. i brought along the tv straps as a symbol of the need to do earthquake bracing within your individual unit. as a tenant you are responsible to keep your contents safe and not pose a hazard. there is no requirement you put earthquake bracing on but a reasonable tenant will consider the fact we live in an earthquake zone and will have an earth any time. be reasonable. this was 14 dollars at the hardware store to keep your television from flying across the room and smashing on the floor. that sort of thing i encourage on the building owner's side

there are few retroactive requirements that require earthquake upgrading of residential buildings. the building department is thinking how we can encourage or require people to do earthquake upgrades because we don't want to lose affordable housing in san francisco. it's a difficult task and we don't want to come and pose those requirements but it's really something significant. earthquake safety. i think we might see obligations on the behalf of the property owner because they know there is an earthquake coming. siec let's look at page 6 in your hand out about tenant/landlord responsibilities a little more in detail here. and i have one or 2 to add to this. the