From: Subject: CIS: Safe and Sanitary Housing for Massachusetts Residents Date: Tue, 1 Jul 2008 06:49:55 -0400 MIME-Version: 1.0 Content-Type: multipart/related; type="text/html"; boundary="----=_NextPart_000_000B_01C8DB46.ABA65EE0" X-MimeOLE: Produced By Microsoft MimeOLE V6.00.2900.3198 This is a multi-part message in MIME format. ------=_NextPart_000_000B_01C8DB46.ABA65EE0 Content-Type: text/html; charset="Windows-1252" Content-Transfer-Encoding: quoted-printable Content-Location: http://www.sec.state.ma.us/cis/cissfsn/sfsnidx.htm CIS: Safe and Sanitary Housing for Massachusetts = Residents
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Safe and Sanitary Housing for Massachusetts Residents

Highlights of Chapter II of the State Sanitary Code


Overview

The Massachusetts Department of Public Health establishes = regulations=20 detailing the standards which must be maintained by the occupants = and=20 owners of housing. These regulations protect the health, safety = and=20 well-being of Massachusetts citizens and are found in Chapter II = of the=20 State Sanitary Code [105 CMR 410.000] entitled Minimum Standards = of=20 Fitness for Human Habitation.

The standards apply to every owner-occupied or rented dwelling, = dwelling unit, mobile dwelling unit or rooming house unit in = Massachusetts=20 which is used for living, sleeping, cooking and eating. Dwelling = unit=20 shall also mean a condominium unit. These regulations have the = force of=20 law. Local boards of health have the primary responsibility for = their=20 enforcement.

This brochure summarizes those regulations in Chapter II which = pertain=20 to essential living needs and describe enforcement procedures. = Following=20 each summary is a citation to the regulation number which is used = in the=20 Sanitary Code.

For complete information, review Chapter II of the State = Sanitary Code=20 and check with your local board of health.

Top of=20 page


Summary of Standards

Kitchen Facilities

A kitchen must contain a kitchen sink, space and proper = facilities for=20 the installation of a refrigerator and, unless otherwise stated in = the=20 lease, a stove and oven in good repair. These facilities must be = free from=20 defects which make them difficult to clean, or which create an = accident=20 hazard. [410.100]

Bathroom Facilities

Bathroom facilities must include a toilet with a toilet seat = and a=20 bathtub or shower. These must be situated in a room which allows a = person=20 privacy, which is fitted with a door capable of being closed and = which is=20 not used for the purpose of living, eating, sleeping or cooking. = In=20 addition, a washbasin other than the kitchen sink must be located = either=20 in the room containing the toilet or near the entrance to that = room.=20 [410.150-410.152]

Water Supply

The owner must provide (i.e. supply and possibly pay for) water = in a=20 sufficient quantity and pressure so that the occupant=92s ordinary = needs are=20 met.

The water must come from the public water supply system or a = source=20 approved by the local board of health [410.180]. Effective = 3/16/05, M.G.L.=20 Chapter 186, section 15B will be amended by Ch. 417 of the Acts of = 2004,=20 allowing landlords to charge new tenants for water after = installing meters=20 that record the water usage of each apartment or single family = home. It=20 does not apply to tenancies in existence as of the effective date = of this=20 act, and also exempts tenants in public housing. A landlord may = not charge=20 the tenant separately unless the tenant has signed a written = rental=20 agreement explaining the separate charge for water submetering and = billing. The Department of Public Health will further amend the=20 regulations governing the State Sanitary Code to reflect this=20 change.

Hot Water Facilities

Facilities for the heating of water must be provided (i.e. = supplied and=20 paid for) and kept in good working order by the owner. The owner = must=20 supply hot water in sufficient quantity and pressure to satisfy = the normal=20 use of all plumbing fixtures which generally require hot water to = function=20 properly. The temperature of the hot water is not to exceed 130=B0 = Fahrenheit (54=B0 Celsius) nor fall below 110=B0 Fahrenheit (43=B0 = Celsius).=20 Under certain leases, an occupant may be required to provide the = fuel for=20 the heating of the water. [410.190]

Heating Facilities

The owner must provide (i.e. supply and pay for) and keep in = good=20 working order the facilities capable of heating every habitable = room and=20 every room containing bathroom facilities. [410.200]

Between September 15 and June 15, these rooms must be heated to = a=20 temperature of not less than 68=B0 Fahrenheit (20=B0 C) between = 7:00 a.m. and=20 11:00 p.m. and 64=B0 Fahrenheit (17=B0 C) between 11:01 p.m. and = 6:59 a.m.,=20 unless the occupant has agreed to supply the fuel under a written = lease.=20 [410.201]

The temperature may not exceed 78=B0 Fahrenheit (25=B0 C) = during the=20 heating season. The number of days per year during which heat must = be=20 provided may be increased or decreased through a variance granted = locally=20 by the board of health. [410.200 and 410.048]

Provision for Oil

The owner must provide the oil used for heating and/or hot = water in=20 each unit unless the oil is provided to the tenant in a separate = oil tank,=20 such arrangement having been made through a written lease. This = only=20 applies to tenancies created after 7/1/94. [410.355]

Lighting and Electrical Facilities

Every room other than the kitchen must be equipped with a = minimum of=20 either two separate wall-type convenience outlets or one electric = light=20 fixture and one wall-type outlet. [410.250]
Each kitchen must = be=20 furnished with a minimum of one electric light fixture and two = wall-type=20 convenience outlets. [410.251]

Every room containing a toilet, bathtub or shower must be = equipped with=20 a minimum of one electric light fixture. [410.252]

Electric light fixtures with switches must be located such that = every=20 laundry, pantry, foyer, hallway, stairway, closet, storage space, = cellar,=20 porch, exterior stairway and passageway are adequately lit for = safe and=20 reasonable use by the occupants. [410.253(A)]

The owner shall provide appropriate bulbs in all required light = fixtures located in common areas. [410.253(B)]

The owner of a dwelling containing more than one dwelling unit = shall=20 provide and pay for light at all times for interior passageways, = hallways=20 and stairways intended for use by the occupants. In a dwelling = with three=20 or fewer dwelling units the light fixtures used to illuminate a = common=20 hallway may be wired to the electric service of a dwelling unit on = the=20 same floor and the occupant may be responsible for paying for such = service=20 if it is part of a rental agreement. [410.254(A)(B)]

No wiring shall lie under any floor cover nor shall it extend = through a=20 doorway, window or any other opening. [410.354]

Metering of Electricity and Gas

The owner shall provide and pay for the electricity and gas = used in=20 each dwelling unit unless each dwelling unit has a separate meter = and a=20 rental agreement provides for payment by the occupant. = Nevertheless, the=20 owner is responsible for maintenance of any wiring or piping for=20 electricity or gas. [410.354]

Installation and Maintenance of Facilities

The owner must adhere to accepted procedures and standards such = as the=20 state plumbing and electrical codes when installing plumbing, = heating and=20 electric facilities and appliances and must maintain them free = from leaks=20 and obstructions. [410.351]

The occupant must adhere to accepted procedures and codes when=20 installing washers, dryers, dishwashers, disposals, refrigerators, = stoves=20 and electrical fixtures and maintain them free from leaks and=20 obstructions. [410.352(A)]

The occupant of a dwelling is responsible for maintaining all = toilets,=20 washbasins, sinks, showers, bathtubs, stoves, refrigerators and=20 dishwashers in a clean and sanitary fashion. The occupant is also=20 responsible for using these facilities and appliances properly and = with=20 care. [410.352(B)]

Asbestos Material Used as Insulation or Covering

The owner shall maintain all asbestos material which is used as = insulation or covering on a pipe, boiler or furnace in good repair = and=20 free of defects such as holes, cracks, tears or looseness which = may allow=20 the release of asbestos dust or powdered, crumbled or pulverized = asbestos=20 material. The owner must correct any violations either by = repairing or=20 removing the asbestos material in accordance with detailed = procedures=20 outlined in the regulations. [410.353(B)(C)(D)] - [Asbestos = abatement=20 undertaken by the owner must be in compliance with all provisions = of the=20 regulations of the departments of Labor and Industries (453 CMR = 6.00) and=20 Environmental Protection (310 CMR 7.00).]

Smoke Detectors

The owner of a dwelling that is required by law to be equipped = with=20 smoke detectors must maintain them in compliance with regulations = of the=20 State Board of Fire Prevention. If a violation of these = regulations is=20 observed during an inspection of a dwelling, the board of health = must=20 notify the proper fire official. [410.482]

Exits

Exits must be located in every dwelling unit and rooming unit = so that=20 safe passage is assured all occupants in accordance with the = Massachusetts=20 State Building Code. [410.450]

Owners are responsible for maintaining common exits free from=20 obstructions. Occupants are responsible for the maintenance of = exits=20 intended for their exclusive use. [410.451]

The owner of a dwelling is responsible for maintaining all = means of=20 egress in a safe, operable condition at all times. In addition, = the owner=20 shall keep all exterior stairways, fire escapes, egress balconies = and=20 bridges free of ice and snow. [410.452]

Maintenance of Structural Elements

The owner is responsible for insuring that the foundation, = floors,=20 walls, doors, windows, ceilings, roof, staircases, porches, = chimney and=20 other structural elements of the dwelling do not admit rain or = snow and=20 that they are rodent-proof, watertight, in good repair and fit for = the=20 intended use. The owner must also keep the structural elements = free from=20 holes, cracks, loose plaster or other defects where such defects = make the=20 dwelling difficult to clean or may cause an accident or constitute = an=20 insect or rodent haven. [410.500]

Windows and exterior doors must be weathertight. [410.501]

No lead paint may be used in painting any surface on the = premises.=20 [410.502]
A safe handrail must be provided for every stairway = used for=20 or intended for use by the occupants. [410.503]

The occupant must take reasonable care in the use of floors, = walls,=20 doors, windows, ceilings, roof, staircases, porches and chimneys.=20 [410.505]

Insects, Rodents and Skunks

In a dwelling with one dwelling unit, the occupant is = responsible for=20 exterminating all rodents, cockroaches, skunks and insect = infestation and=20 maintaining the unit free of these, provided, however, that the = owner=20 shall maintain any screen, fence or other structural element = needed to=20 keep rodents and skunks from entering the dwelling; in a dwelling=20 consisting of two or more units or in a rooming house the owner is = responsible. [410.550]

As of 7/95, pesticide applicators or their employers must give = at least=20 48 hours=92 written notice to the occupants prior to any routine = commercial=20 application of pesticides for the control of indoor household or = indoor=20 structural pests. The notice must include information such as when = the=20 application will take place and what products will be used = (410.550).

The owner is responsible for providing screens for certain = windows and=20 doors on the first four floors of a building. [410.551 and=20 410.552]

Garbage and Rubbish Storage and Disposal

The owner of a dwelling containing three or more units, the = owner of a=20 rooming house and the occupant of any other dwelling shall be = responsible=20 for providing receptacles in sufficient number for the storage of = rubbish=20 and garbage. These receptacles must be located so that odors do = not enter=20 the dwelling. Garbage or mixed rubbish and garbage shall be stored = in=20 rodent-proof, watertight, covered containers. Plastic bags will = not be=20 considered sufficient. [410.600]

An occupant exclusively occupying or using any part of the = dwelling is=20 responsible for maintaining it free from garbage and filth.=20 [410.602(B)]

The owner of any dwelling must keep any part of the dwelling = which is=20 used in common by all occupants free from garbage and filth. = [410.602(D)]=20

Security

All dwellings must be secured against unlawful entry. = [410.480(A)]

Entry doors to the dwelling and the dwelling unit and every = opening=20 exterior window of a dwelling must be secured against unlawful = entry and=20 fitted with a functioning locking devise. = [410.480(B),(D)&(E)]

The main entry door of a dwelling with three or more dwelling = units=20 must be equipped to close and lock automatically. Every door of = the main=20 common entryway and every exterior door leading into the dwelling = other=20 than the door of the main common entryway, which is equipped as = described=20 above, must be equipped with an operating lock. [410.480(C)]

The owner of a dwelling is required to post a notice which is=20 constructed of durable material and which is no smaller than 20 = square=20 inches in size listing the owner=92s name, address and telephone = number if=20 he/she does not live in the dwelling or have a manager living in = the=20 dwelling. If the owner is a realty trust or partnership, the name, = address=20 and telephone number of the managing trustee or partner must be = posted. If=20 the owner is a corporation, the name, address and telephone number = of the=20 president of the corporation shall be posted. [410.481]

Top of=20 page


Summaries of Enforcement = Procedures

The determination of whether a violation exists is not decided = by=20 either the owner or the occupant; this is the responsibility of = the local=20 board of health.

Access for Repairs and Alterations

Upon reasonable notice by the owner, if possible by = appointment, the=20 occupant must allow the owner or the owner=92s representative = access to the=20 dwelling so that repairs or alterations may be made which bring = the=20 dwelling into compliance with Chapter II of the Sanitary Code.=20 [410.810]

Inspections and Investigations

Upon receipt of an oral, written or telephone request, the = board of=20 health is required to inspect a dwelling, dwelling unit or rooming = unit=20 for possible violations of Chapter II. All interior inspections = shall be=20 done in the company of the occupant or the occupant=92s = representative.=20 [410.820]

The board of health must conduct a complete inspection if = requested to=20 do so. [410.822(B)]

The board of health shall attempt to initiate and complete an=20 investigation at a time mutually satisfactory to both the local = board of=20 health and the occupant within a time frame dependent upon the = nature of=20 the violation but not exceeding five days. [410.820(A)]

Each board of health must use an inspection form which lists, = but is=20 not limited to, the following:

  • Inspector=92s name=20
  • Inspection date and time=20
  • Location of inspection=20
  • Date and time of additional inspections=20
  • Description of violation=20
  • Specific references to violated regulations of Chapter II, = by-laws=20 or ordinances=20
  • Investigator=92s statement if the violations appear to = endanger the=20 safety or health and well-being of the occupants=20
  • Statement: =93This inspection report is signed and certified = under the=20 pains and penalties of perjury,=94 followed by the signature of = the=20 inspector. [410.821(A)]

This inspection report form must include a brief summary of the = legal=20 remedies available to the occupant of the affected premises.=20 [410.821(B)]

At the termination of the inspection the occupant or his/her=20 representative must receive a written report of the violations = noted=20 during the inspection. The need for an additional inspection by a=20 specialized inspector shall be noted on the report. = [410.882(C)]

Timetable for Compliance

An effort to correct any violations of Chapter II of the = Sanitary Code=20 must be made within a specific time period which is dependent upon = the=20 nature of the violation. Consult either Chapter II of the Sanitary = Code or=20 your local sanitary code inspector for specific requirements.=20 [410.830(C),(D)&(E)]

All affected tenants shall receive written copies of all = inspection=20 reports and orders sent to the owner. [410.833]

The board of health may order a dwelling, dwelling unit or = rooming=20 house or any portion of such unit condemned and vacated if, as a = result of=20 an inspection pursuant to Regulation 410.820, it is determined = that the=20 unit or any portion of it is unfit for human habitation. The steps = to be=20 followed by the board of health are outlined in Regulation = 410.831.=20 [410.831]

Hearing

Owners and/or occupants are entitled to file a written petition = for a=20 hearing before the local board of health if:

a. they have been served an order pursuant to any regulation = in=20 Chapter II of the Sanitary Code by the board of health. Their = petition=20 must be filed within seven days after the day the order was = served.

b. they believe that the board of health or any inspector has = failed=20 to follow the provisions of Chapter II by neglecting to conduct = an=20 investigation as requested, to issue a report on the inspection, = to cite=20 violations claimed to exist, to certify that a violation may = endanger or=20 materially impair the health or safety and well-being of the = occupants=20 or to issue an order as required by Regulation 410.830. =

The petition must be filed within 30 days of the initial = request for an=20 inspection. [410.850]
Affected parties, owners and occupants = shall be=20 informed of the hearing and of their right to inspect the files of = the=20 board of health. [410.851]

The hearing must begin within 30 days of the date the order was = served=20 and, in certain instances, must begin within less than 30 days.=20 [410.852]

Within seven days after the hearing has concluded, the board of = health=20 shall inform the petitioner in writing whether the board has = decided to=20 sustain, modify or withdraw the order. [410.854]

Appeal

The final decision of the board of health may be appealed to = the=20 appropriate Massachusetts court. [410.860]

Top of=20 page


Lead Paint Removal

The Lead Law requires the removal or covering of lead paint = hazards in=20 homes built before 1978 where any children under six years of age = reside.=20 Owners are responsible with complying with the law. This includes = owners=20 of rental property (excluding vacation property which has been = properly=20 exempted) as well as owners living in their own dwellings. = Financial help=20 is available through tax credits, grants, and loans. Owners of = dwellings=20 which will be rented to families with children under six years of = age must=20 have the units tested for the presence of lead. Landlords can be = held=20 liable for a lead-poisoned child. An owner cannot evict or refuse = to rent=20 to anyone because of lead paint, enforceable by the MA Commission = Against=20 Discrimination [Boston: (617) 994-6000 or Springfield: (413)=20 739-2145].

Testing must be done by inspectors licensed by the Childhood = Lead=20 Poisoning Prevention Program of the Department of Public Health. = The lead=20 must be abated if dangerous levels are found during an inspection = done by=20 a private lead inspector or during a routine code violation = inspection=20 done by a local health inspector from the city or town at the = request of=20 the occupant. Low-risk abatement of lead paint (defined in = 460.175) may be=20 performed by owners or owners=92 agents after a one-day course, = exam, and=20 certification required by the Department of Public Health=92s = Childhood Lead=20 Poisoning Prevention Program. Call 1-800-532-9511 to find out = more.=20 Further information is available at: www.mass.gov/dph/clppp/mod= .htm.=20 [460.420] High-risk abatement must be performed by deleaders = licensed by=20 the Department of Labor and Worforce Development=92s Division = Occupational=20 Safety. To find out more, call the agency at (617) 727-7047 or=20 1-800-425-0004 (MA only) or visit their website at http://www.mass.gov/dos/lead/.=

Under the revised Massachusetts Lead Paint Law (M.G.L. Chapter = 111,=20 section 197A(d), all tenants and prospective tenants, regardless = of=20 whether they have children under the age of six, must receive = written=20 information about the lead status of the home or apartment they = occupy or=20 are about to rent. This program, called =93tenant notification=94, = which took=20 effect on 9/1/95, applies to premises built prior to 1978 and is = regulated=20 by 105 CMR 460.725

Property owners must provide tenants with copies of any = existing lead=20 status documents for their particular unit (such as the most = recent lead=20 inspection, a letter of =93interim control=94 if intermediate lead = paint=20 remediation steps are being taken, or a letter of compliance = indicating=20 that any necessary deleading measures have been taken) as well as = a=20 one-page Lead Law Notification form, which is an information fact = sheet.=20 On the reverse side of the notification form is a certification to = be=20 signed by both parties to indicate that the notification procedure = was=20 followed. Both the landlord and tenant must keep a completed copy = of this=20 form.

Copies of the Lead Law Notification form are available free of = charge=20 from the Childhood Lead Poisoning Prevention Program of the = Department of=20 Public Health, (617) 753-8400 or 1-800-532-9571, or online at http://www.mass.gov/dph/clppp/.

Top of=20 page


Other Regulations

Other regulations concerning safe and sanitary = housing...

Massachusetts State Plumbing Code (248 CMR 2.00)
www.mass.gov/dpl/board= s/pl/cmr.htm

Massachusetts State Fuel Gas Code (248 CMR 4.00-8.00)

Massachusetts State Electrical Code (527 CMR 12.00)
www.m= ass.gov/dfs/osfm/fireprevention/cmr/527012.doc

Massachusetts State Building Code (780 CMR 1.00-22.00)
www.mass.gov/bbrs/NEWCODE.h= tm

Regulations for Lead Poisoning Prevention and Control (105 CMR=20 460.00)
www.mass.gov/dph/clppp= /1054601.pdf

Lead Paint Law Tenant Notification (105 CMR 460.725)
www.mass.gov/dph/clppp= /1054601.pdf=20 and
www.mass.= gov/dep/bwp/daqc/files/regs/airnav.htm

Regulations for Removal, Containment or Encapsulation of = Asbestos (453=20 CMR 6.00 and 310 CMR 7.00)
http://www.alewife.o= rg/asbestos/453cmr6.txt

Massachusetts Commission Against Discrimination
http://www.mass.= gov/mcad/services.html#tenants.
www.mass.gov/mcad/= housingquickref.html
http://www.mass.= gov/legis/laws/mgl/111-199a.htm

Division of Occupation Safety (high-risk deleading)
www.mass.gov/dos/lead/


More Information

For information on obtaining copies of the above = regulations,=20 please contact:

The State Bookstore
State House, Room 116
Boston, MA=20 02133
(617) 727-2834
www.sec.state= .ma.us/spr/sprcat/contents.htm
bookstore@sec.state.ma.us

For additional information on Chapter II of the State = Sanitary=20 Code, contact your local board of health or call:

William Francis Galvin
Secretary of the = Commonwealth
Citizen=20 Information Service
(617) 727-7030
1-800-392-6090 (in MA=20 only)
TTY: (617) 878-3889
http://www.sec.state.ma.us/cis/<= /A>
Email:=20 cis@sec.state.ma.us

 

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