1 code inspection for healthier homes. 2 agenda making the connections american housing survey ...
TRANSCRIPT
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Code Inspection for Healthier Homes
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Agenda
Making the Connections American Housing Survey Property Maintenance Codes Code Enforcement Strategies Landlord-Tenant Law Handling Special Issues Wrap-Up and Review
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The strength of a nation derives from the integrity of
the home.
Confucius
Home is the place where, when you have to go there, They have to take you in.
Robert Frost
One of our deepest needs is to be at home.
Timothy Radcliffe
He is happiest, be he king or peasant, who finds peace in his home.
Johann Wolfgang von Goethe
It may be frail; its roof may shake; the wind may blow through it; the storms
may enter; the rain may enter – but the King of England cannot enter; all his
forces dare not cross the threshold of the ruined tenement.
William Pitt
Where thou art, that is home.
Emily Dickinson
Home is where the heart is.
Pliny There’s no place like home.
Dorothy, Wizard of Oz
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A. Making the ConnectionsBetween Health and Housing
“The connection between health and the dwelling of the population is one of the most important that exists”.
Florence Nightingale
Cited in Lowry, S. BMJ, 1991, 303, 838-840
Institute of Medicine - 2000
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Institute of Medicine - 2004
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Childhood Asthma1980 to 2005
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Adult Asthma - 2006
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Maslow’s Hierarchy of Need
Self-Actualization
Ego
Belonging
Safety and Security
Physiological Needs
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Why Do We Care About Healthy Homes?
Housing affects healthboth directly andindirectly:
— Physical, chemical, biological exposures
— Psychological
Young children spend about 70% of the time in their home.
Exercise #1
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Healthy Housing is Designed, Constructed, Maintained, and Rehabilitated
in a manner that isconducive to goodoccupant health.
What is Healthy Housing?
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Moisture / Water Intrusion
Mold
Asthma Exacerbation
Why a Holistic Approach?
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Structural Damage
Moisture / Water Intrusion
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Structural Damage
Pests
Lead Poisoning
Fire
Injuries
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Asthma and Allergy
Exacerbation
Pests
Pesticide
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Pesticide
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Moisture
Mold
Structural Damage
Structural Damage
MoldMold
Asthma Exacerbation
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Healthy Homes Principles
Keep It:1. Dry
2. Clean
3. Ventilated
4. Pest-Free
5. Safe
6. Contaminant-Free
7. Maintained
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B. American Housing SurveySnapshots of the Problem
Conducted by the U.S. Census Bureau Funded by HUD Conducted:
Every two years since the 1980s Periodically for 46 metropolitan statistical
areas Consistent set of homes Phone survey since 1997
AHS National - 2007
Demographics 108 million homes 32% - rental 65% - single-family
detached homes 64% - built pre-1980 30% - basement
Exterior Problems 17.5% - exterior
physical problems 4.6% - missing
roofing material 10.3% - exterior
water leakage
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AHS National - 2007Interior Problems 7.9% - interior water
leakage 4.8% - open cracks or
holes 3.4% - pipes leaked 5.5% - mice 9.1% blown fuses or
breakers
Safety Devices 7.6% - no working
smoke alarm 56% - more than
two-year old fire extinguisher
67% - no carbon monoxide alarm
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AHS National - 2007Heating 63% - warm air
furnace 1.1% - room heater
without flue 0.9% - stove as main
heating equipment 8.2% - uncomfortably
cold
Physical Problems 17.5% - exterior
problems 1.6% - severe
problems 3.6% - moderate
problems
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Your Community
Healthy Homes Profiles Comparison to similarly situated housing
Interior-Exterior Relationships Likelihood in interior problem if exterior
problem is present. More Detailed Snapshot
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C. Property Maintenance Codesand Health
HUD Housing Quality Standards (HQS) International Property Maintenance
Code Housing or Health Code Construction and Rehabilitation Code Public Nuisance Law
Key Provisions
Structural Integrity Weatherproof Maintained Cracks & Holes Loose or Rotting
Materials Dampness &
Deterioration
Peeling Paint Ventilation /
Windows Infestation Sanitation & Trash Cleanability Clothes Dryer Space Heater
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Exercise #2
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D. Code Enforcement Strategies
Complaint-Based Enforcement Systematic Code Enforcement
Neighborhood Survey of Exteriors Health-Based Investigations
Lead Asthma Fires
Getting Inside Homes
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No Place Like Home!
Resident Overall Opinion of StructureAmerican Housing Survey – National 2007
Worst Best
Type of Resident 1 2 to 4 5 to 7 8 9 10
All 0.5% 1.9% 23% 28% 16% 27%
Renters 1.2% 4.1% 34% 27% 12% 18%
Severe Problems 4.1% 8.7% 36% 25% 11% 17%
Below Poverty 1.6% 4.8% 23% 24% 12% 25%
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E. Landlord-Tenant Law
Uniform Residential Landlord and Tenant Act (URLTA) “Comply with requirements of applicable
building and housing codes materially affecting health and safety.”
Landlord Obligations Tenant Obligations
F. Handling Special Issues
Lead-Based Paint Carbon Monoxide Mold Radon
Cockroaches Rats/Mice Sewer Gas Bedbugs
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EPA Lead Renovation, Repair and Painting (RRP) Rule
Effective April 22, 2010 Applies to pre-1978:
— Target Housing (same as disclosure rule)— Child-occupied facilities
Triggers:— Compensation— Paint disturbance (a/k/a renovation)
40 CFR 745.80 to 745.91 April 22, 2008 Federal Register
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Impacts of RRP Rule
8.4 million renovation events annually—Impact may drop to 4.4 million events
Requires certification of:—210,000 renovation firms by EPA after
October 22, 2009—235,000 individuals by accredited trainers
after April 22, 2009 Estimated by EPA to add $35 per job
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Why Now?
Final major rule from the Residential Lead-based Hazard Reduction Act of 1992
Congress required rule to be finalized in 1996 Still to come:
— Public buildings built before 1978— Commercial buildings that create lead-based paint
hazards
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Lead-Based Paint RulesEPA Renovation, Repair, and Painting (RRP) Rule – 2010
Renovation of target housing or child-occupied facility
EPA/HUD Lead Disclosure Rule – 1996
Sale or lease of target housing
Hazard Standards – 2001
Lead in paint, dust, and soil
Lead-based Paint Activities Rule – 1996
Standards for: • Abatement• Risk assessment• Lead inspection
EPA Pre-renovation Education Rule –
1999 and 2008
OSHA Construction Standard - 1992
HUD Lead-safe Housing Rule –
1999
Federally-assisted Housing
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EPA Resources
www.epa.gov/lead www.epa.gov/lead/
pubs/renovation.htm
Also www.hud.gov/lead
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So What Will Change? “Certified Renovation Firm” Disturbs Paint
— EPA or State Certification (after 10/22/09)— Fees and five-year renewal
“Certified Renovators” Supervise Work— One-day training (after 4/22/09)— Five-year renewal
Mandatory Work Practices— Isolate work area— Contain dust— Thoroughly clean-up work area for debris and dust
Post-renovation Cleaning Verification Documentation!
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Only for Leases and Sales of Target Housing
A New BookletFor Renovations in Target
Housing and Child-occupied Facilities
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How clean is clean?
Clearance testing for lead 40 micrograms of lead per square foot on
floors 250 micrograms of lead per square foot on
window sills. Standards for allergens? Standards for dust?
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G. Wrap-up and Review
Questions?
Some Examples
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