HomeMy WebLinkAboutORD 6875 MOTHBALLING PROCEDURES
ORDINANCE NO. 6875
AN ORDINANCE TO REQUIRE FOR MOTHBALLING VACANT
STRUCTURES; TO PRVOIDE MOTHBALLING PROCEDURES; TO PROVIDE
FOR ENFOREMENT; TO PROVIDE AN EFFECTIVE DATE; TO REPEAL
CONFLICTING ORDINANCES; AND FOR OTHER PURPOSES.
NOW, THEREFORE BE IT ORDAINED BY THE AUGUSTA-RICHMOND
COUNTY COMMISSION, AND IT IS HEREBY ORDAINED BY THE
AUTHORITY OF THE SAME AS FOLLOWS:
Section 1. The Augusta-Richmond County Code, Title 7, Chapter 1, Article 2 is hereby
amended by adding new section to be numbered as 7-1-19, to read as follows:
"~ 7-1-19 MOTHBALLING VACANT STRUCTURES
(a) In lieu of enforcement under other provision of this Code, the owner(s) of a vacant
structure may elect to close or 'mothball' the structure if the structure is vacant and unfit
for human habitation and occupancy, and it is not dilapidated, unsafe, unsanitary, or in
danger of structural collapse. Mothballing is defined as a method used to protect a vacant
structure from weather damage and vandals while preserving the structure for future use.
The goal of mothballing is to temporarily protect the property to allow the owner to Ian
the ro ert 's future, or ac uire funds for preservation, rehabilitation or restoratio
(b) Prior to mothballing a structure, the property owners will be required to register the
vacant property with the Augusta License and Inspection Department. The Augusta
License and Inspection Department will issue a mothballing permit. Within 10 days of
completion of the mothballing, the property owner must contact the Augusta License and
Inspection Department to schedule an initial compliance inspection. Annually, the
property will be inspected for compliance with the provisions of this Code Section.
~7-1-19.2 Registration of Vacant and Abandoned Bu1!!~
Owners of vacant buildings, who elect to mothball ~~1IIIi1l111
must register their properties at the License and Inspection Department
prior to beginning work. This registration shall be made through a form provided by the
department and shall include a list of a contact person or persons responsible for the
maintenance and repair of the property. This form shall contain the current telephone
numbers and addresses of all contact persons. It is the sole responsibility of the property
owner to update this information at the License and Inspection Department.
~ 7-1-19.3 Specific Mothballing Procedures
The three highest priorities for a mothballed building are 1) to protect the building from
sudden loss, 2) to weatherize and maintain the property to stop moisture penetration, and
3) to control the humidity levels inside once the building has been secured.
~ 7-1-19.3 General Mothballing Procedures
(a) A properly mothballed building will have a watertight roof, secured doors and
windows; repaired or stabilized rot problems, painted wood, repaired masonry, and well
maintained grounds. All trash, debris, garbage should be removed from inside, outside
and under the house.
(b) To ensure compliance with this Code Section, the property owner, at a minimum,
should take the following actions:
1. The building's roof should be weather tight. Missing shingles should
be replaced, holes should be repaired. Rolled roofing is acceptable as a
temporary repair material; but if it is used, it must be securely
installed.
2. Windows should be covered on the exterior with high grade plywood
cut to fit within the window opening. Window coverings should be
attached with screws to minimize damage to the window when they
are removed. Window coverings should be painted a flat color - i.e.
dark grey or black, or a color that matches the building.
3. The water should be turned off and the pipes drained. If the building
has a functional sprinkler system, it should remain operational.
4. All electrical systems not necessary for security, fire prevention,
and/or ventilation should be disconnected.
5. Exterior walls surfaces shall be free of breaks, holes, loose or missing
materials to prevent deterioration. All exterior surfaces shall be
repaired and protected from the elements including but not limited to
porches, decks, balconies and fences All metal surfaces subject to rust
or corrosion shall be coated to inhibit such rust and corrosion. Gutters
should be cleaned and inspected to verify that they discharge away
from the building. Corrective measures should be taken as necessary.
6. Potential points for water intrusion, like crawlspace openings and
basement windows, should be blocked and the water diverted away
from the building; however, basement and crawlspace ventilation shall
be maintained.
7. Loose architectural elements like brackets that should be documented,
removed, and stored on site. Securely attached material should not be
removed.
8. Chimneys should be securely blocked with heavy duty wire mesh to
prevent animal intrusion.
9. The building should be adequately ventilated. Small openings covered
with heavy duty wire mesh at the top of window coverings may be
adequate. In humid climates, forced air ventilation may be necessary.
10. Vegetation around the building should be pruned back from the walls a
minimum of 12 inches to allow good airflow. Overhanging dead tree
limbs and branches should be removed. Th e property grounds shall be
maintained at all times (including bushes, beds, and other vegetation),
the grass shall not exceed 6 inches in height and the property shall be
kept free of trash and debris at all times.
11. The owner shall establish a monitoring and maintenance schedule for
the building. The schedule, at a minimum, should require that a drive-
by inspection be done on a monthly basis, that a walk around be done
every three months, and that the building be entered and inspected
annually.
~ 7-1-19.4 Mothballing - Boarding Specifications
The property owner must comply with the following minmum requirments regarding
windows, exterior doors and other openings in exterior walls of vacant structures.
(a) Minimum cleaning and Safety Requirements:
1. Remove to legal dumpsite all trash debris, garbage from inside, outside
and under house before boarding. (keep on file copy of all receipts
from landfill or their disposal facility for review)
2. Correct health and structural hazards inside, outside and under house
before boarding.
(b) Minimum Window Board-up Requirements
1. Remove windowpanes if broken. If window panes not broken, lower
or raise window sash to permit installation of carriage bolts described
below.
2. Neatly cut a single piece of W' high grade exterior plywood that is
sized to fit snugly inside the window opening against the windows
stop. Consider installing 2"X4" blocking within opening for back of
plywood to rest against snugly.
3. Cut an opening centered and 6" below the top of the plywood and
install a metal soffit vent that covers the opening but allows light to
enter the structure once the plywood has been installed. Use screws to
attach the vent to the plywood.
4. Cut at least two 2"X4" wood support members that are 16" wider than
the window opening.
5. The support members are to be mounted horizontally and flush against
the interior window casing with 8" extending left and right of the
window opening. The top support should be located within V4 and 1/3
of the window opening height from the top of the opening. The bottom
support should be located within Yz to 1/3 of the windowopening
height from the bottom of the opening.
6. Drill at least two holes in each of the 2"X4" support members then
drill holes in the plywood that line up with the holes drilled in the
support members.
7. Insert a washer over the end of a 3/8" diameter round, smooth head,
carriage bolt.
8. Line up each hole in the 2"X4" support member and the plywood.
9. At each hole, insert a 3/8" diameter carriage bolt - from exterior to
interior - through the plywood, through the window opening and
through the 2"X4" and plywood toward each other until there is no
play.
10. Prime the exterior surface of the plywood.
11. On the exterior, caulk the perimeter edges of the plywood.
12. Paint the exterior surface of the plywood a flat color - i.e. dark grey or
black, or a color that matches the building.
(c) Minimum Exterior Door Board-up Requirements
1. Remove door
2. Neatly cut a single piece of W' high grade exterior plywood that is
sized to fit snugly inside the door opening against the doorstop.
Consider installing 2"X4" blocking within opening for back of
plywood to rest against snugly.
3. Cut an opening centered and 6" below the top of the plywood and
install a metal soffit vent that covers the opening but allow light to
enter the structure once the plywood has been installed. Use screws to
attach the vent to the plywood.
4. Cut a least two 2"X4" wood support members that are 16" wider than
the door opening.
5. The support members are to be mounted horizontally and flush against
the interior door casing with 8" extending left and right of the door
opening. The top support should be located within V4 and 1/3 of the
door opening height from the top of the opening. The bottom support
should be located within V4 to 1/3 of the door opening height from the
bottom of the opening.
6. Drill at least two holes in each of the 2"X4" support member and the
plywood. At each hole, insert a 3/8" diameter carriage bolt-from
exterior to interior-through the plywood, through the door opening
and through the 2"X4".
7. Insert a washer over the end of a 3/8" diameter round, smooth head,
carnage
8. Line up each hole in the 2"X4" support member and the plywood. At
each hole, insert a 3/8" diameter carriage bolt-from exterior to
interior-through the door opening and through the 2"X4".
9. Slip a 3/8" diameter nut and washer over the end of the carriage bolt
inside the structure and securely tighten the nut-pulling the 2"X4"
and plywood toward each other until there is no play.
1 O. Prime the exterior surface of the plywood.
11. On the exterior, caulk the perimeter edges of the plywood.
12. Paint the exterior surface of the plywood a flat color - i.e. dark grey or
black, or a color that matches the building.
(d) Crawlspacelbasement door, Gable Vent or Other Opening
1. Remove door or vent and install when necessary 2"X4" blocking in the
opening.
2. Cut a single piece of Yz" high grade exterior plywood that will fit snugly
against the outside edge of the blocking.
3. Screw plywood snugly to blocking using at least 1" Screws.
4. Prime the exterior surface of the plywood and caulk the perimeter edges.
S. Paint the exterior surface of the plywood a flat color - i.e. dark grey or
black, or a color that matches the building. "
~ 7-1-19.6 Completion Period
(a) Period of Completion. Owners of vacant structures shall have 90 days from date of
issuance of the mothballing a permit to complete mothball the building, in compliance
with these provisions.
(b) Extension. The Director, License and Inspection Department may extend the
completion period up to 90 days based on unusual circumstances and fmancial hardships.
~ 7-1-19.7 Initial Compliance Inspection
(a) Initial compliance inspection. The License and Inspection Department will conduct
an initial mothballing compliance inspection of the building, and shall issue an
acceptance certificate if the property owner has substantially complied with the
requirements as set forth in.
(b) Non-acceptance. If the owner has not substantially complied with the requirement of
this ordinance, the Department shall issue a issue a note of non-acceptance during the
initial compliance inspection, the Department shall provide the owner with a copy of
the noted deficit area(s). The building owner will have thirty (30) days from the date of
the inspection within which to take corrective action(s) and request another compliance
inspection. The owner may be subject to other enforcement proceedings under this Code
if the Department notes the structure as non-acceptance during a follow-up compliance
inspection.
~ 7-1-19.8 Annual Compliance Inspections
To ensure compliance, the License and Inspection Department will conduct annual
inspections of all structure registered under this code Section.
~ 7-1-19.9 Enforcement
The License & Inspection Department will be responsible for enforcing compliance with
the mothballing ordinance.
Section 2. All laws or ordinances or parts of laws or ordinances in conflict with this
Ordinance are hereby repealed.
Section 3. If any section, provision, or clause of any part of this Ordinance be declared
invalid or unconstitutional, or if the provisions of any part of this Ordinance as applied to
any particular situation or set of circumstances be declared invalid or unconstitutional,
such invalidity shall not be construed to affect portions of this Ordinance not so held to
be invalid, or the application of this Ordinance to other circumstances not so held to be
invalid. It is hereby declared as the intent that this Ordinance would have been adopted
had such invalid portion not been included herein.
Section 4. This Ordinance shall become effective upon adoption.
Duly adopted this 2.: 29
day of M::I rr- h
,2006.
ArrEST:
BY:
J-f4. (/
David ~ Copenhaver, Mayor
,
First Reading: M::Irch 7, 2006
Second Reading: March 29. 2006
Publish in the Augusta Chronicle April 13, 2006