Minimum Housing Code

​​​Minimum Housing Code

The City of Charlotte Housing Code requires homeowners and landlords to maintain their homes/ properties to a minimum standard.  The code may also be applied to abandoned commercial structures.  

Code inspectors check dwellings to ensure the structure meets the minimum standards prescribed by the ordinance​. Violations can range from repairable situations, such as broken windows, to major structural integrity issues. Based on the estimated cost of repairs to the structure, inspectors will issue an order to either repair or demolish a structure. If demolition of a structure is ordered, the owner has the opportunity to make repairs.

Read the Housing Ordinance (Chapter 11)
View Housing Code cases

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welcome to an overview of the city's
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minimum housing code my name is Jane
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Talon and I'm your code enforcement
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manager with housing and neighborhood
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services today we're going to provide an
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overview of the city's housing code and
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the options available to the code
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enforcement division when a structure is
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found to be in violation of the city's
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housing code we will review the housing
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code process the minimum standards of
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fitness and the in rem process one of
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the responsibilities of the code
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enforcement division is to enforce the
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city's housing code the housing code
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outlines the process that is required
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when a structure is found to be in
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violation of the city's housing code as
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well as the minimum standards of fitness
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which are the most basic living
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conditions for residents the housing
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code applies to single-family and
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multi-family dwellings along with
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rooming houses and lodging
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establishments the housing code provides
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a process for interim remedy that could
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result in the city repairing a property
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or demolishing a property a minimum
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housing code case is received through a
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tenant complaint a petition a public
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agency referral or a field observation
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can be conducted by staff upon receipt
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of a request the inspector will contact
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the citizen to schedule a time for an
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inspection or upon the identification of
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a field observation the inspector will
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send an access letter to the property
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owner if an owner refuses access to a
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property or is unresponsive the
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inspector will secure an administrative
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warrant for access once the inspector
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has gained access to the structure a
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comprehensive inspection will be
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conducted the comprehensive inspection
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includes the exterior interior attic and
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crawl space if the inspector identifies
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violations a report will be generated
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and the owner will be sent a complaint
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and notice of hearing the complaint and
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notice of hearing is a required legal
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notice which informs the owner that code
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enforcement has inspected the property
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and has alleged that code violations
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exist the notice also schedules a
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hearing which is an opportunity for the
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owner to dispute the allegations or
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provide evidence that the violations
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have been corrected the hearing must be
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conducted no more than 30 days after
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serving the complaint notice of hearing
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hearing is open to the public and
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attendance is optional at the time of
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the inspection
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if the inspector identifies violations
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that are defined as eminently dangerous
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the owner has 48 hours to correct the
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violation if the violation is not
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corrected within 48 hours the resident
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will be eligible for a referral to the
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emergency relocation program the
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resident will be referred to a partner
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agency for eligibility the violations
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that trigger a referral are rotted fire
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damaged or insect damage steps flooring
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or structural supports fire hazard and a
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chimney that is in use unsafe wiring
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unsafe ceiling or roof no potable water
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supply
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no operable heating equipment during
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November December January February or
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March no operable sanitary facilities
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severe rat infestation where the place
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of habitation is not impervious to pests
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no safe continuous and unobstructed exit
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from the interior of the building to the
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exterior at Street or grade level no
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access provided to all rooms within a
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dwelling unit without passing through a
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public space any window or door
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providing access to any dwelling unit or
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rooming unit lacking an operable lock or
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the owner failing to provide a change of
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locks or keys to a new tenant of such
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dwelling unit or rooming unit no
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operable smoke detector or alarm every
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place of habitation shall comply with
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the current county health regulations
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governing carbon monoxide alarms once
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the hearing is conducted the inspector
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will issue a finding effect in order the
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finding effect and order will set a
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compliance date 30 days from the hearing
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date and the order will be either a
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repair order or a demolition order based
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on the cost estimate if the repairs are
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less than 65% of the structures tax
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value the structure is considered
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deteriorated and a repair order is
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issued
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if the repairs exceed 65% of the
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structures tax value the structure is
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considered dilapidated and a demolition
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order is issued for example if the cost
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estimate is $67,000
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the structures tax value is $100,000
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then the repair cost is 67% and the cost
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exceeds 65% of this structures tax value
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so a demolition order is issued another
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example if the cost estimate is $25,000
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and the structures tax value is $100,000
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the repair cost is 25 percent which is
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less than 65 percent so a repair order
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is issued upon expiration of the order
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staff must make a decision on how to
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proceed based on the current status of
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the case the options available to staff
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include issuing a uniform citation for
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environmental court issuing a notice of
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civil penalty which is currently $100
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for the first day and $10 for each
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additional day which goes to $100 per
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day starting January 1st of 2020 until
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the structure is brought into compliance
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or prepare the case for City Council to
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approve an interim demolition or an
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interim repair a notice of civil penalty
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is issued when an owner is non-compliant
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unresponsive to request is unable to be
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located and/or is located out of state a
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notice of civil penalty can be issued
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for either a repair order or a
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demolition order the notice of civil
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penalty puts an owner on notice that
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they are being fined for non-compliance
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with the ordinance code enforcement does
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not issue civil penalties to owner
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occupants an owner is cited to
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environmental Court when they are
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non-compliant and they can be served
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with a uniform citation the uniform
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citation must be served in person to the
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owner by a charlotte-mecklenburg police
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officer the code enforcement divisions
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last option to gain compliance is to
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bring a case to City Council for
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approval the two types of cases that
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would be brought to City Council are
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interim repair and interim demolition
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the city's housing code identifies that
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a minimum standards which a dwelling
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must meet for it to be considered
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habitable the standards of fitness are
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categorized as space and use which
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establishes minimum room area sizes
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allowable for dwellings based on floor
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area of habitable rooms habitable rooms
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include rooms for living sleeping or
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eating minimum ceiling heights
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and dimensions are also established and
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criteria is set forth for basements
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which are being used as habitable rooms
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minimum window sizes are in this section
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and additional requirements include
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enclosing toilet and bathing facilities
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access to rooms requirements for doors
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locks smoke and carbon monoxide
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detectors the next section is light and
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ventilation which establishes minimum
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open above window sizes operation
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condition glazing and screening
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requirements it sets forth standards of
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operability for kitchen exhaust
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equipment clothes dryer vents and ducts
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kitchen vents and dryer vents are both
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new requirements the next section is
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exit requirements which requires that
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there be two main exits unless there is
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an exemption for one exit in the State
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Building Code this section also requires
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minimum sizes for exits and that exits
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and exit ways be unobstructed and safe
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the next section is plumbing facilities
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which prohibits leaks at showers and
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pipes and fixtures this section requires
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a potable drinking water supply along
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with protection from freezing for water
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pipes this section requires hot water
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facilities which are adequate and safe
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floor surfaces and bathrooms must be
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constructed and maintained to be
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reasonably impervious to water and
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easily kept clean a toilet bathing area
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lavatory and kitchen sink are required
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in all dwellings the next section is
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heating facilities which requires that
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all dwellings be weatherproof heating
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facilities must be provided and be safe
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and maintained minimum temperature is 68
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degrees Fahrenheit space heaters are
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allowed only for supplemental heating
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air conditioning if provided by the
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owner must be safe maintained and
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operate as originally intended
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in addition chimneys flue pipes
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fireplaces hearths must be maintained in
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safe and operable condition the next
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section is electrical facilities which
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requires all switches receptacles
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ceiling fixtures and wiring be in safe
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and safely operable condition extension
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cords cannot be over six feet in length
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in circuits or fuses cannot be bridged
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or oversized minimal outlets and in
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all light fixtures are a requirement the
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next section is structural standards
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which requires that structural
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components and foundations be adequate
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and in good condition
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flooring must be reasonably level and
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not defective or loose siding must be
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weather tight and in good condition
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interior ceiling and wall finishes must
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be free of stains or moisture damage and
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roof framing and sheathing must be in
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good condition and properly installed
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proper roof flashing is required roof
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leaks are prohibited roof drainage is
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required to be adequate gutters and
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downspouts must operate as intended
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stairs are required to be uniform in
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height and width stairways and steps are
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required to be maintained in a safe
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condition the next section is property
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maintenance which requires maintenance
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of exterior areas including accessory
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structures fences yards and courts
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adequate facilities for garbage and
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rubbish must be provided this section
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also requires that kitchen and bathroom
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countertops and cabinets be easily
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maintained and operate as intended the
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last section is insulation which
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requires a minimum of our 19 insulation
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in the ceiling of the top floor of up to
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a three-story structure there is no
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insulation requirement in the housing
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code for structures of four or more
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stories a case is brought to City
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Council for approval when all other
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options have been exhausted the first
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type of case that could be brought to
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City Council for approval is an interim
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repair a case meets the criteria for
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interim repair when the cost to complete
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the repairs is less than 65% of the
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structures tax value according to the
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housing code the city would have to
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demonstrate that the owner has no
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intention to make the repairs before
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City Council could approve the request
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once the request is approved staff
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facilitates the repair process and bills
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the owner for the work if the owner
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fails to pay the invoice the city places
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a lien on the property the second type
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of case that would be brought to City
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Council for approval is an interim
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demolition a case meets the criteria for
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interim demolition when the cost to
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complete the repairs is more than 65% of
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the structures tax value the code
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enforcement division seeks in rem
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demolition when the owner fails to
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comply with a demolition order by either
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polishing or repairing the structure and
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the cost to repair the structure exceeds
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65% of the structures tax value once the
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request is approved staff facilitates
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the demolition process and bills the
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owner for the work if the owner fails to
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pay the invoice the city places a lien
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on the property in this video you
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learned more about the cities of minimum
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housing code and available options thank
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you for watching and we look forward to
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working with you
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[Music]

Inspection Process

  • A Code Enforcement inspector will request an inspection of the structure within three business days, following a complaint.
  • The inspector will contact the property owner with the inspection results.
  • In addition, the owner and complainant will be notified of scheduled hearings regarding the property.

Tenants who believe minimum housing code violations exist in their home should call 311 to request an inspection.

Inspection requests, by residents who do not live in the dwelling, requires a petition signed by five residents of the City of Charlotte, 18 years of age or older. Print and complete the petitionand mail or deliver the completed petition to the address indicated.


Updates to the Housing Ordinance (Chapter 11)

On October 14, 2019, Charlotte City Council approved revisions to the Housing Ordinance (Chapter 11). The amendments will become effective on January 1, 2020.  Revisions to the Housing Ordinance include:

  • Strengthen Standards of Fitness for Places of Habitation by adding provisions regarding items such as: space and use (interior doors and door hardware), light and ventilation, plumbing, heating facilities, structural, property maintenance for cabinetry and clothes dryers, and requiring existing cooling systems to be operational and maintained.
  • Change civil penalties from $100 the first day after non-compliance and $10 each additional day, to $100 per day beginning the day after non-compliance.

 

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