The overall purpose of minimum housing code is to protect the health, safety, and welfare by establishing minimum standards governing the maintenance, appearance, and condition of residential rental, housing, to require structural strength, stability, sanitation, adequate light and ventilation, and safety to life and property from fire nusiances, and other hazards; to conserve and maintain the viable housing stock to basic standards essential for occupancy and use. When a property is in violation of this code, the owners are advised in writing of the violations and the corrective action required to comply with the code. Owners are generally given 45 days for major violations, and 6 days for minor violations in which to comply. Failure to comply results in a hearing before the Code Enforcement Officer. He hears evidence and determines guilt or innocence. In the event of a guilty determination, he prescribes a timeframe in which the violations must be corrected, there is a penalty for failure to comply and failure to correct the problems may result in boarding up the structure and eventual demolition.

The following is a list of maintenance tips that may help you to protect your investment in your building and at the same time avoid problems with code violations and resident complaints.

1. Regularly Check Smoke Detectors

Inoperable or improperly installed smoke detectors are a commonly found code violation. Smoke detectors are one of the most important life safety devices in you buildings. If you have an old building with battery operated smoke detectors, these batteries need to be checked periodically. Fire Officials recommend that batteries be checked twice a year when clocks are changed for daylight savings time (April and October). Tenants should be encouraged to check batteries and report any problems to you or your management as soon as possible. Batteries are usually tested by pushing the test button on the detector. To find out if the smoke detector actually works, we recommend using one of the commercially available aerosol smoke detector testing products. Every smoke detector comes with instructions for use and diagrams to help you install them in proper locations. If you have questions concerning the location of your smoke detectors, contact your neighborhood fire station.

2. Check Condition of Balconies, Stairways, Decks, Handrails and Guardrails

You have heard the old saying "an ounce of prevention is worth a pound of cure". It applies to especially to balconies, decks and stairways. These parts of your building are usually more exposed to weathering and water damage. Over time water seeps into and under surface coverand causes rot and deterioration to wood structural members. This process can be accelerated in some buildings due to older construction methods that fail to divert moisture or hide moisture damage behind stucco or siding.

3. Provide Adequate Garbage Service

If your garbage bin is filled above the rim, the bin lid will not close securely. This can lead to flies, unpleasant odors and trash falling or blowing out of the bin. Not only is this unhealthy, it also creates a blighted appearance and gives your building poor curb appeal for prospective tenants. If your bin is overfull two or more times every month, you have inadequate garbage service. Various collection options and price ranges to meet your needs are available from the City. If your garbage bin is overflowing because a tenant or unknown persons disposed of furniture mattresses in the bin, you can call the City and ask for their bulky pick-up service to remove the furniture and other large items.

4. Check for Non-Grounded Electrical Outlets

Older buildings, built prior to the mid 1960's do not have fully grounded electrical systems. These buildings typically have older receptacle outlets with only two openings for plug attachments. Many modern appliances, electronics and computers are equipped with grounded plugs. Tenants and property owners commonly replace older receptacles with newer u-ground type receptacles that will accommodate grounded plugs without the need for an adapter. It is a code violation and it is potentially dangerous to use a u-ground receptacle on an ungrounded system. The older two-hole type receptacles are hard to find and sometimes must be ordered from an electrical supply company. You can use u-ground receptacles on your building if you either ground the outlet or provide GFCI (ground fault circuit interrupter) protection to the outlet.

5. Don't Replace or Relocate Water Heaters Without Building Permits

The installation of a new or replacement water heater requires a permit from the Sampson County Inspections Department. Permits can be issued to property owners or licensed contractors. Improperly installed water heaters can be potentially hazardous to your residents or your building. Your contractor may not be getting the proper permits and it is the property owner's responsibility to make sure that permits are issued and given final inspection approval.

6. Watch Out for Mold and Mildew

Mold can be a serious problem, especially during the winter months. Exposure to mold can cause health risks for infants and children, the elderly, pregnant women, people with allergies, asthma, and immune compromised patients. If your building has areas of mold growth, it is advisable to make an appointment with a professional contractor who can determine where the moisture is coming from and how the problem can be corrected. Check your local phone directory for contractors that provide such services. Code Enforcemnt will expect property owners to locate and correct any sources of water or moisture infiltration in affected units. Replacement of damaged materials will also be required. Tenants can help prevent mold in their units by taking the following steps:

• Keep the unit clean and dry
• Use the exhaust fan or open the bathroom window after showering
• Wipe down damp surfaces after showering
• Wash bathrooms with mold killing or mold prevention cleaning products at least once a month
• Use the kitchen exhaust fan to remove water vapor when cooking
• Discard spoiled foods immediately
• Empty garbage daily
• Empty water pans below self-defrosting refrigerators frequently
• remove moldy stored items

7. Get Rid of Trash, Litter, Debris, and Inoperable Vehicles

The general exterior picture that your building presents to the neighborhood is very important. An unsightly building can be a message to criminals, drug dealers, and other unauthorized persons that this is a property where nobody pays attention to what is going on. Trash, liter, and debris on your premises can be an invitation to criminal activity, graffiti, and illegal dumping. Inoperable vehicles take up limited parking spaces and may create a nuisance, as well as provide places to conceal drugs. Excess storage on balconies is unsightly and can contribute to infestations of insects and rodents, and often promotes moisture damage to the supporting balcony structure. All of the above items are violations of the City's blight ordinances and can result in the issuance administrative citations and possible fines if not promptly corrected.

8. Maintain your relationship with your tenants

At this point you must be asking "What is this doing in a list of maintenance items?" Well, your tenants are at your property all the time. They are the first to know about that leak in the bathroom that could lead to serious water damage, or those tenants next door who may be dealing drugs. A little work to keep up good channels of communication with your tenants can pay you big dividends. If your tenants feel comfortable informing you about maintenance problems and other issues, they can become active partners in the process of keeping your building and their home safe and pleasant places to live.