aΗ ΗΝΟ ΜΕμην ΤΉΝΕ; a US; Department of Housing and Urban Development Office ofH ousin g 4910.1 Minimum Property Standards for Housing 1994 Edition MINIMUM PROPERTY STANDARDS FOR HOUSING 49 U. S. DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT Office of Assistant Secretary for Housing - Federal Housing Commissioner Washington, DC 1994 Edition 4910.1 FOREWORD These Minimum Property Standards reference nationally recognized model building codes for concerns relating to health and safety. Locally adopted building codes can be used for the same purpose when they are found acceptable by the HUD Field Office. These standards establish the acceptability of properties for mortgage insurance, and will further the goal of a decent and a suitable living environment for every American family. These standards will protect the Department's interest by requiring certain features of design and construction which are not normally required by state and local codes. These requirements will insure the durability of the project for the life of the mortgage. NAiscsoilsatsa nt P. SeRcertesitnaarsy for Housing - Federal Housing Commissioner 4910.1 Introductory Statement TmnwtDsJTaoh iouhuep eelumlvp salnetelaep driill p soeoflltu spaypMsa tmm ri nteeiondytcnlvioptahtyio emrn. p dsudi pre mscroh o aogonolprulfP deays pMre rmirPohstsnSebpo cgy smaeur esursiinlHtiwsbwttaoyin he inft gi fdh.cbaf haSotom ntrhtoeid ahoakl iensCc ys edhth haacen4rpo po9dDtacnat1sneeht g0cd rpaie. osam rn1n ruau (scmtlciMtaamtntP1rrrwe Sigeaeuk)nf rts e-ctahi dtt rms yiuauitpor otliMeenriFyoc i6.lf s g i iitahoonnnyrofTtd ,aH iuhe n olsecn ulhi AadsyonpareHig ud pdean.sue -pgn irnptr dnaudyobtgbbipopo i leceoAlai erkpinupsst dptnrh hy edyoeoa en,vudpArd is p Uiwdilrhxetnibih tafgeacrhon.snhuerd aK economy of maintenance. CTlJhoouedcr eai ls MdaPicScc cotediepof.ton arsb .l eIH,no uIsanti rhneegaas rsee as(wM 4hP9Sew1 r0he.e a1rr)ee t hett aohr ee D beeDp eaiprunatstremedten mndetein dnt hcatosho an sj unboneftc otuinauodscn ec det phwteie itdnh l octatalhhllee al ocanla tibounialldliyn g recocdoeg,n iztehde se moMdPeSl arbeu iltdo inbge ucsoedde ind esciognnjautnecdt ionb y witthhe Department. Fllioonccaaalll lybb,uu iilliddnii nngga reccaoosdd ee, w hpetlrhuees MttPhhSoe s ea rDee ppoatrort timboeen nst u seodfh asai n npacatorintojinuaanllcllyty i onar ceccweoipgtthne idz tehdea model code designated by the Department. cTDpofahforean edocpa etpalsoeyrd rrrsteestimsdq yseieu. ngfi tniar n nedaemr d eeuc nrTtcothihonseenns s gsei tmid cidletonehernievra tfematolautivr imioatn onlheuns oldas,fe t viieinolqn a n upf arfotHlofephU ijcriDteto sqyc cu tea sphltsriahw.oetni geydlrl blai olPmagoer cikvoc bbeceeli e hpladatinundatcor dbyofebl nsoiesn o iq kduafsteantoo dhlrr ei e HtdeUay Dinvv .dnaa dllboiuuyfcaa O oatttttiihhtteooeehhdnnrree applicable Federal and local regulations and standards. wEginetnvhei rraoltn hmee pnotnlaailtc yi,o nqaulad leivtepylr oogprmiaesm n t alfsooorf aacl oln rseeplrrevovapatenirtot ni ecso onfs miudseetn reargbteyi onc.ao nnds isotAtseh netra nOpaflrararoentdse duess rireelalrs lyavs n aedftn aruitneeoidlnsn asoo l,iue srfoecff e faisoncgr,dpio oeoldntcl athanue red tex idfifoecusunvaltr re itelnh oagcepn ormdmuan ensnsnatcitot edtu ehrbreear raloe ft se ipxsothoeunhanrr izscrsaiio rvosudfeenp s dod lietinnottcg vooysi .r,r ea otvshnoiecmid oedenn nesttneaaivirlariv l,ra otfniwanmoaceentten edotrsr.,o,s f ii 4910.1 GENERAL TABLE OF CONTENTS Chapter General Use - Chapter General Acceptability Criteria Chapter 3 Site Design Chapter 4 Building Design Chapter 5 Materials Chapter 6 Construction Appendix A Definitions - Appendix B Abbreviations Appendix c Materials Standards Appendix D Test Methods and Performance Criteria -- Appendix E Accepted Engineering Practice Standards ------- Appendix m Use of Materials Bulletins -------------------- Appendix SI Conversion Units Minimum Property Standards Reference Appendix Sour Appendix 24 CFR 200.925a-c Rules for Multifamily and Care-type Housing - -- Appendix MAocdceelp teCdo deC odPer ovJiusriiosndsi ctfioorn s Use in Partially Appendix 24 CFR 200.926 Rules for One and Two Famil Dwellings and Flood Hazard Exposure -- icate the chapter first and the page wPiagteh in numthbee rsc haopft ert he seMcPoSn d. ind Appendices are similarly numbered. 4910.1 TABLE OF CONTENTS Page GENERAL USE APPLICATION 1-3 Proposed Construction -- 1-3 Housing for the Elderly - 1-3 Requirements for Accessibility to Physically Disabled People - Requirements for Care Type Facilities - Existing Construction VARIATIONS TO New Materials and Technologies Special Conditions Variation Procedures LOCAL CODES AND REGULATIONS ---------------------- 1-12 Codes as Standards Compliance with Codes REFERENCED 1994 CHAPTER 1 GENERAL USE APPLICATION 100-1 PROPOSED CONSTRUCTION General These Minimum Property Standards apply to buildings and sites designed and used for normal multifamily and care- type occupancy, including both unsubsidized and subsidized insured housing. The requirement of compliance with these standards under specific programs administered by the Department is prescribed in program regulations promulgated by the Department. Generally, these standards regulate the nature and quality of the property within its property lines. However, some standards require certain off-site conditions. See, for example, §204-1, which requires street access to the property. 100-2 HOUSING FOR THE ELDERLY This Section includes Uniform Federal Accessibility Standards (UFAS) at 24 CFR Part 40, Appendix A and variations, additions and exceptions to the MPS for the above types of housing, when housing is to be for the elderly. The number of accessible housing units which must be built will be determined on a project-by-project basis in accordance with the requirements of the program under which the project is to be built. Accessible housing units shall also meet all the facility accessibility requirements of UFAS. 100-2.1 Handrails Handrails for exterior steps not attached to dwellings shall be provided in accordance with UFAS on both sides of a tenant stairway with a flight rise exceeding 24" and width exceeding 4 ft., and on one side when the width is 4 ft. or less. 1994 4910.1 100-2 HOUSING FOR THE ELDERLY - Continued (4) The nursing portion of the project shall be clearly incidental to the purpose of providing housing, and the ratio of nursing beds to living units shall not exceed 1 to 4 Medical Facilities - Where a doctor's office with examination and treatment rooms is provided, it shall be designed to serve project residents. Spaces provided for rental to doctors, dentists, oculists, opticians, etc., shall be within the limits of allowable commercial space and located so as not to interfere with the residential space. (8 Central Dining - Where mandated by the program requirements, space shall be provided for meals. Central Kitchen Facilities - The kitchen shall be arranged and equipped for adequate and efficient: food storage; preparation in proper sequence; serving; dish and utensil cleaning and storage; and refuse storage and removal. In projects consisting of 20 or more living units, the dishwashing activity shall be separated from that of food preparation. All cabinets and equipment provided shall be designed and installed to prevent contamination by insects, rodents, other vermin, splash, dust and overhead leakage. (h) bCee ntlroacla teBda thionn g thFea cilsaimtei es flo- orS ucahn d faccliolsiet ies to shatlhle living units served. When provided, a central bathroom shall contain: (1) Space for dressing and the movement of wheelchairs provided in accordance with the requirements of UFAS, Section 4. 1-5 1994 4910.1 100-2 HOUSING FOR THE ELDERLY - Continued 100-2.8 Stairs The maximum riser height for stairs is 7". 100-2.9 Elevators a. Elevators complying with UFAS shall be provided in bifu iladniy ngasc ceosfs itbhlree e liovri nmgo reu nits toirsi esl;o catore d twoon sa tofrlioeosr which does not have all common facilities. At least one elevator car in each building shall be suitable for handling ambulance stretchers and have a minimum capacity of 2500 lbs. and minimum size as required for service elevator under 614-1. 100-2.10 Emergency Lighting Emergency lighting shall be provided for every public space, corridor, stairway, elevator and other means of egress. The lighting shall provide a minimum of 1 footcandle measured at the floor. 100-2.11 Flame Spread The flame spread rating of walls and ceiling shall not exceed 75. 100-2.12 Wall Finishes Abrasive wall finishes such as a sand finish shall not be use 100-2.13 Floors a. Floors shall be slip-resistant. b. Aeadcjha cento thedri ssitmoi larp romvaitdeer ialasn shuanlblr okbeen flussuhr fawciet.h Thresholds and Expansion Joint covers shall be flush with the floor. 1994 4910.1 100-2 HOUSING FOR THE ELDERLY - Continued 100-2.19 Night Light A convenience outlet for receiving a night light shall be provided approximately 2 ft. above the floor between the bed location and the bathroom. 100-2.20 Emergency Call Systems In projects containing 20 or more living units, each bathroom and one bed location in each living unit shall be furnished with one of the following emergency call systems: an emergency call system which registers a call (annunciator and alarm) at one or more central supervised locations, an intercommunicating telephone system connected to a switchboard which is monitored 24 hrs a day, or an emergency call system which sounds an alarm (not the fire alarm) in the immediate corridor and automatically actuates a visual signal in the corridor at the living unit entrance. 100-3 REQUIREMENTS FOR ACCESSIBILITY TO PHYSICALLY DISABLED PEOPLE All multifamily dwellings covered by the Fair Housing Amendments Act of 1988, for first occupancy after March 13, 1991 must be designed and constructed to have at least one building entrance on an accessible route and shall be designed and constructed in such a manner that: 100-3.1 Tahned puusbalbilce abnyd dciosmambolne d usep erasroenass: are readily accessible to 100-3.2 Aallll tphree midsoeosr s ardee sisgunfefdi citoe ntallyl ow wipdae ssatog e alilnotwo paands sawgiet hibny disabled persons in wheelchairs; and 100-3.3 All premises within covered multifamily dwelling units contain the following features of adaptable design: a. An accessible route into and through the covered dwelling unit; 1-9 1994