5114 S 3RD AVE 2016-08-31 - Laserfiche WebLink

• • Ted Budden From: Ted Budden Sent: Thursday, June 04, 2015 4:30 PM To: Donald Cunningham Subject: 5114 S 3rd Ave. Don, Here is a summary of my observations and determinations made based on a records review and the onsite inspE�ction I conducted with you and electrical inspector Tim Alaniz this morning at 5114 S 3`d Ave. As you know my research and subsequent email to you dated May 12 2015 has revealed that this building was originally constructed and recognized for single family occupancy only. This building has been altered at some point in the past without required permits and approvals to create three separate apartment units. These alterations have created an "Unlawful Structure" as defined by IPMC sections 108.1.4 and 106.1 I have created a list below of observed code violations made during this morning's inspection. The inspection has revealed "Unsafe equipment" per IPMC section 108.1.2 and other deficiencies as defined by IPMC 108.1.1 "Uns�3fe structures" 1. All three apartments lack required fire resistive separation between the units this is a violation of IPMC section 703.1 and IBC section 420.2 2. The main floor apartment lacks an operable emergency escape opening in the bedroom as required by IPMC section 702.1 3. It was observed that some Smoke alarms required by IPMC section 704.2 were not functional and or missing in some locations. 4. Electrical equipment has been installed without required permits and inspection. Inspector Alaniz observed �ansafe wiring and electrical equipment as defined by IPMC section 108.1.2 The electrical violations were observed at several locations throughout the building, most significantly in the basement area of the building. The electrical violations include missing GFCI receptacles throughout the building, incorrectly wired electrical rec:eptacles and electrical fixtures in several locations. Open wiring splices, rodent chewed and damaged wiring was observed. The main electrical panel serving this building lacks adequate working clearances. This electrical panel is also serving two separate apartment units, this is prohibited by code. 5. A sump pump has been installed in the basement area of the structure. This pump is discharging directly into the sanitary sewer pipe that serves the building this sewer pipe has been cut and is open. The pump connection is not sanitary nor is it approved by code. It was also observed that a hose has been connected to the water system at the southeast portion of the basement without anti syphon protection. This hose was laying inches away from a draln containing raw sewage. This condition is unsafe and presents a possible cross connection hazard within the builcling. See IPMC section 504.1 6. A gas fired forced air central heating system located in the basement area of the building is serving the two u pper apartment units, sharing of this type of heating system between apartments is prohibited by code. See section 603.1 IPMC 7. The basement apartment lacks the minimum ceiling height of 7 feet as required by code section 404.3 IPMC. The ceiling height in this apartment was measured to be approximately 6 foot 2 inches. The basement apartment is clearly unacceptable for occupied habitable space. It is my recommendation that this apartment be vacated ASAP. I also recommend that the electrical and plumbing system that serves this building be repaired by competent contractors immediately. These repairs require permits and approval.