1 Code Inspection for Healthier Homes

2 Agenda  Making the Connections  American Housing Survey  Property Maintenance Codes  Code Enforcement Strategies  Landlord-Tenant Law  Handling Special Issues  Wrap-Up and Review

3 The strength of a nation derives from the integrity of the home. Confucius Home is the place where, when you have to go there, They have to take you in. Robert Frost One of our deepest needs is to be at home. Timothy Radcliffe He is happiest, be he king or peasant, who finds peace in his home. Johann Wolfgang von Goethe It may be frail; its roof may shake; the wind may blow through it; the storms may enter; the rain may enter – but the King of England cannot enter; all his forces dare not cross the threshold of the ruined tenement. William Pitt Where thou art, that is home. Emily Dickinson Home is where the heart is. Pliny There’s no place like home. Dorothy, Wizard of Oz

4 A. Making the Connections Between Health and Housing

Institute of Medicine

Institute of Medicine

Childhood Asthma 1980 to

Adult Asthma

9 Maslow’s Hierarchy of Need Self-Actualization Ego Belonging Safety and Security Physiological Needs

10 Why Do We Care About Healthy Homes? Housing affects health both directly and indirectly: — Physical, chemical, biological exposures — Psychological Young children spend about 70% of the time in their home.

Exercise #1 11

12 Healthy Housing is  Designed,  Constructed,  Maintained, and  Rehabilitated in a manner that is conducive to good occupant health. What is Healthy Housing?

13 Moisture / Water Intrusion Mold Asthma Exacerbation Why a Holistic Approach?

14 Structural Damage Moisture / Water Intrusion

15 Structural Damage Pests Lead Poisoning Fire Injuries

16 Asthma and Allergy Exacerbation Pests Pesticide

17 Pesticide

18 Moisture Mold Structural Damage Mold Asthma Exacerbation

19 Healthy Homes Principles Keep It: 1.Dry 2.Clean 3.Ventilated 4.Pest-Free 5.Safe 6.Contaminant-Free 7.Maintained

20 B. American Housing Survey Snapshots of the Problem  Conducted by the U.S. Census Bureau  Funded by HUD  Conducted:  Every two years since the 1980s  Periodically for 46 metropolitan statistical areas  Consistent set of homes  Phone survey since 1997

AHS National Demographics  108 million homes  32% - rental  65% - single-family detached homes  64% - built pre-1980  30% - basement Exterior Problems  17.5% - exterior physical problems  4.6% - missing roofing material  10.3% - exterior water leakage 21

AHS National Interior Problems  7.9% - interior water leakage  4.8% - open cracks or holes  3.4% - pipes leaked  5.5% - mice  9.1% blown fuses or breakers Safety Devices  7.6% - no working smoke alarm  56% - more than two-year old fire extinguisher  67% - no carbon monoxide alarm 22

AHS National Heating  63% - warm air furnace  1.1% - room heater without flue  0.9% - stove as main heating equipment  8.2% - uncomfortably cold Physical Problems  17.5% - exterior problems  1.6% - severe problems  3.6% - moderate problems 23

24 Your Community  Healthy Homes Profiles  Comparison to similarly situated housing  Interior-Exterior Relationships  Likelihood in interior problem if exterior problem is present.  More Detailed Snapshot

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28 C. Property Maintenance Codes and Health  HUD Housing Quality Standards (HQS)  International Property Maintenance Code  Housing or Health Code  Construction and Rehabilitation Code  Public Nuisance Law

Key Provisions  Structural Integrity  Weatherproof  Maintained  Cracks & Holes  Loose or Rotting Materials  Dampness & Deterioration  Peeling Paint  Ventilation / Windows  Infestation  Sanitation & Trash  Cleanability  Clothes Dryer  Space Heater 29

Exercise #2 30

31 D. Code Enforcement Strategies  Complaint-Based Enforcement  Systematic Code Enforcement  Neighborhood Survey of Exteriors  Health-Based Investigations  Lead  Asthma  Fires  Getting Inside Homes

32 No Place Like Home! Resident Overall Opinion of Structure American Housing Survey – National 2007 WorstBest Type of Resident12 to 45 to All0.5%1.9%23%28%16%27% Renters1.2%4.1%34%27%12%18% Severe Problems4.1%8.7%36%25%11%17% Below Poverty1.6%4.8%23%24%12%25%

33 E. Landlord-Tenant Law  Uniform Residential Landlord and Tenant Act (URLTA)  “Comply with requirements of applicable building and housing codes materially affecting health and safety.”  Landlord Obligations  Tenant Obligations

F. Handling Special Issues n Lead-Based Paint n Carbon Monoxide n Mold n Radon n Cockroaches n Rats/Mice n Sewer Gas n Bedbugs 34

EPA Lead Renovation, Repair and Painting (RRP) Rule n Effective April 22, 2010 n Applies to pre-1978: — Target Housing (same as disclosure rule) — Child-occupied facilities n Triggers: — Compensation — Paint disturbance (a/k/a renovation) n 40 CFR to n April 22, 2008 Federal Register 35

Impacts of RRP Rule n 8.4 million renovation events annually — Impact may drop to 4.4 million events n Requires certification of: — 210,000 renovation firms by EPA after October 22, 2009 — 235,000 individuals by accredited trainers after April 22, 2009 n Estimated by EPA to add $35 per job 36

Why Now? n Final major rule from the Residential Lead- based Hazard Reduction Act of 1992 n Congress required rule to be finalized in 1996 n Still to come: — Public buildings built before 1978 — Commercial buildings that create lead-based paint hazards 37

Lead-Based Paint Rules EPA Renovation, Repair, and Painting (RRP) Rule – 2010 Renovation of target housing or child-occupied facility EPA/HUD Lead Disclosure Rule – 1996 Sale or lease of target housing Hazard Standards – 2001 Lead in paint, dust, and soil Lead-based Paint Activities Rule – 1996 Standards for: Abatement Risk assessment Lead inspection EPA Pre-renovation Education Rule – 1999 and 2008 OSHA Construction Standard HUD Lead-safe Housing Rule – 1999 Federally-assisted Housing 38

EPA Resources n n pubs/renovation.htm Also 39

So What Will Change? n “Certified Renovation Firm” Disturbs Paint — EPA or State Certification (after 10/22/09) — Fees and five-year renewal n “Certified Renovators” Supervise Work — One-day training (after 4/22/09) — Five-year renewal n Mandatory Work Practices — Isolate work area — Contain dust — Thoroughly clean-up work area for debris and dust n Post-renovation Cleaning Verification n Documentation! 40

Only for Leases and Sales of Target Housing A New Booklet For Renovations in Target Housing and Child-occupied Facilities 41

42 How clean is clean?  Clearance testing for lead  40 micrograms of lead per square foot on floors  250 micrograms of lead per square foot on window sills.  Standards for allergens?  Standards for dust?

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49 G. Wrap-up and Review Questions? Some Examples

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