converted residential dwellings (crds) “rooming …...terminology - crd • city officials now use...
TRANSCRIPT
Converted Residential Dwellings (CRDs) “Rooming Houses” in
Winnipeg
Sherry Reich Senior Fire Prevention Officer City of Winnipeg Fire Department 204-986-8200
Richmond Kings
Today’s Topics • Terminology - Rooming House and Converted
Residential Dwellings (CRDs) • What is a CRD (aka Rooming House)? • Requirements and regulations for CRDs in
Winnipeg • Illegal vs. Legal CRDs • Risks associated with CRDs and illegal CRDs • Fire Prevention and CRD inspections
Terminology – Rooming House
• The Google definition is: “A private house in which rooms are rented for living or staying temporarily.”
In general this definition is accurate; however, in Winnipeg, most rooming houses are not occupied by the owners.
• City of Winnipeg Officials no longer refer to these dwellings as rooming houses.
Terminology - CRD
• City Officials now use the term Converted Residential Dwellings (CRD) to describe a rooming house.
• The main reason we refer to them as CRDs is because of the negative connotations associated with the term rooming house.
What is a Converted Residential Dwelling (CRD)?
• The official City definition of a CRD is - a home that was formerly a one or two family dwelling and has been converted to contain 3 or more rental rooms or dwelling units.
• Some CRDs contain self-contained suites and rooms that share facilities; others are all rooms with shared facilities.
• Converted residential dwellings that share bathroom
and kitchen facilities most often come to mind when someone thinks of a rooming house.
How are CRDs Regulated? • CRDs are regulated through 3 By-laws:
– 1. Residential Buildings Fire Safety By-law (4304/86). Administered by PP&D with shared enforcement by PP&D and Fire Prevention.
– 2. Doing Business in Winnipeg By-law (No. 91/2008). Administered and enforced by CBES.
– 3. Fire Prevention By-law (150/2004). Administered and enforced by Fire Prevention.
How are CRDs Regulated? • In 1987 the City required homes that were
converted to rooming houses to upgrade to minimum fire safety standards. This was regulated by the enactment of Residential Buildings Fire Safety By-law 4304/86.
• Homes converted to rooming houses before 1987 that were upgraded to meet the 4304/86 By-law are legal…. if licensed by the City of Winnipeg.
• Homes converted after 1987 by permit…and licensed by the city are legal.
History of the 4304/86 By-law • During the 1970’s and 1980’s there were several CRD
& apartment fires with many fatalities. This was the impetus for the City to enact the Residential Buildings Fire Safety By-law No. 4304/86 (4304).
• By-law 4304 set out minimal fire safety standards for small apartment blocks, high rise apartments and CRDs.
• A task force of inspectors conducted inspections on former single family dwellings/duplexes that were converted to rooming houses before 1987. These properties were required to upgrade and comply to 4304 by-law standards.
History of the 4304/86 By-law • Once building owners upgraded to all the schedules
of the by-law, final reports were prepared for each property.
• Final reports include critical information including: number of rooms or units permitted, fire safety systems installed, locations of doors, fire separations, electrical upgrades & fire alarm system details.
• No changes to the configuration of a rooming house are permitted unless done under permit. That is to say the property must remain as described in the final report unless changes are made by permit.
Final Reports • The Licensing department maintains records of these
reports as does PP&D. The reports are provided to Fire Prevention for use in our inspection process.
• It is important that owners obtain a copy of the report prior to selling or buying a converted residential dwelling.
• Owners are ultimately responsible to be compliant to the by-law. Having a copy of the final report will give them the information they need to adhere to the by-law requirements.
• No changes to the configuration of a rooming house are permitted unless done under permit.
3rd floor
4304/86 Requirements • Smoke alarms within the dwelling units and in
rooms in CRD shared. o Smoke alarms can be 10 year lithium or hardwired.
• Early warning system – fire alarm systems • Means of egress – 2 separate means of egress
o A CRD may have one exit if its on the main floor. If a room is located in a basement or 2nd floor it must have direct access to an acceptable window
o If it is on the 3rd floor is must have direct access to an acceptable window or door to a balcony or fire escape.
4304/86 Requirements • Compartmentation – to contain a fire within a
specific area for a sufficient period of time to allow evacuation.
o Every suite or room door must be in good condition, tight fitting and with acceptable clearances.
• Upgrades to electrical circuits in suites – to reduce the risk of electrical fires caused by inappropriate wiring methods and overloaded & over-fused circuits
Houses converted after 1986 • Houses converted after 1986 or later must meet
current Manitoba Building Code requirements.
• These are not regulated by the 4304 by-law. • The Building Code requirements can be cost
prohibitive; therefore many owners convert their homes illegally.
• Often are unable to meet zoning requirements.
Legal or Illegal? • Illegal CRD are those:
– 1. converted form single family/duplex without permit
– 2. have no final report from PP & D – 3. unlicensed by CBES **This means it has not upgraded to any fire safety requirements and poses life safety risks to the occupants.
How to Identify an Illegal CRD • 3 or more rented rooms or suites in a house. • One exit in the house. • If it has a 3rd floor room or suite there will be
no balcony. • No license to operate.
How to Identify an Illegal CRD
• Some duplexes will add a basement room or suite and there are no signs of any other upgrading (indicates it may have been done without permit)
• Multiple mailboxes and/or parking spots • More than 1 kitchen
How to Identify an Illegal CRD
• No windows in the basement rooms
• No smoke alarms or fire alarm system
• Numbers on bedroom door
• Locks on bedroom doors
Risks Associated with CRDs with Shared Facilities despite being Legal
• Often the least expensive housing available for people. They serve a vulnerable population.
• Configured with several rooms sharing cooking and bathroom facilities.
• These occupancies often attract transient clientele where turnover is very frequent.
• Tenants may not know each other nor have an interest in each others’ wellbeing.
• Risk of kitchen fire is increased with many users. • There is a higher fire risk because tenants often use hot
plates, microwaves, space heaters in their rooms.
Risks Associated with CRDs with Shared Facilities despite being Legal
• Tenants may not know each other nor have an interest in each others’ wellbeing.
• Risk of kitchen fire is increased with many users.
• There is a higher fire risk because tenants often use hot plates, microwaves, space heaters in their rooms.
Risks Associated with Illegal Conversions - Everywhere
• The biggest risk with any illegal conversion is that they are not inspected. They are unregulated because they operate under the radar and often house a vulnerable population.
• Typically there is no early system warning for fire (no fire alarm system).
• There are often no smoke alarms installed. If present, smoke alarms are often disabled or not functioning.
Risks Associated with Illegal Conversions - Everywhere
• There are usually no separations between the furnace area
and the rented rooms in basements.
• Insufficient egress. • Fire risk from space heaters being used to supplement heat.
• Fire risk from hot plate cooking.
• Fire risk from microwaves, mini-fridges plugged into extension
cords.
Date Listed 03-Feb-17
Price $360.00
Address XXX Ave W, Winnipeg, XXXXXX, Canada View map
Furnished Yes
Pet Friendly No
Room for rent. Shared bathroom and kitchen/ on xxxxxx Ave. $360. month. Bed and dresser in the room heat hydro call Steve 204 xxxxxxx
From the ad….Look pretty good?
Fire Alarm System – serviced in 2008! deficiencies on label
Post Fire – same address as ad. Feb 7/17
Post Fire – same address as ad. Feb 7/17
Post Fire – Feb 7/17
Risks with Illegal Conversions – Relevant to University District
• In university districts, illegal conversions have been
observed to be targeting international students as tenants. Students respond to landlords who advertise cheap rent.
• Foreign students may not be aware of required housing or safety standards in Winnipeg. They may not aware of the life safety risk.
• Once they have moved in, there numerous reasons for them to want to stay and hesitant to complaint: – Studies disrupted, lack of funds, pressure from other tenants,
pressure from landlord.
Risks with Illegal Conversions – Relevant to University District
• We have seen numerous illegal rented rooms a small basement room with no windows and only one exit. Often there are no smoke alarms. This is an extremely dangerous situation if a fire occurs.
• Tenants may not know each other. In the event of
a fire they may not have an interest in the well being of other occupants (as opposed to a group of friends who rent a house together or a family who own a home).
Risks with Illegal Conversions – Relevant to University District
• We have seen numerous illegal rented rooms a small basement room with no windows and only one exit. Often there are no smoke alarms. This is an extremely dangerous situation if a fire occurs.
• Space heaters may be used to supplement heat.
• Tenants may not know each other. In the event of a fire they may not have an interest in the well being of other occupants (as opposed to a group of friends who rent a house together or a family who own a home).
Converted Residential Inspection Process
Inspections of Legal CRDs
• CRDs with shared facilities are scheduled for inspection by Fire Prevention annually.
• CRDs with separate cooking and washroom facilities are scheduled to be inspected by Fire Prevention every 30 months.
• Additionally a fire inspection is conducted on any CRD when a transfer of ownership happens.
• Fire Prevention conducts inspections in CRDs as result of complaints or referrals forwarded to our department.
Inspections of Illegal CRDs • PP&D currently responds to complaints of suspected
illegal CRDs.
• When PP&D inspectors determine the home is being used as an illegal CRD Fire Prevention is advised and the illegal rooms are vacated. The property is converted back to it’s original permitted use (single family dwelling or duplex).
• Owners are informed that they must apply for permits at Planning, Property, & Development to legally convert the home. They must meet current building code requirements and zoning requirements.
Enforcement of Illegal CRDs • Fire Prevention uses violation notices to
advise an owner to vacate the premises if it is believed that the owner will cooperate.
• If the owner is non-compliant Fire Prevention will issue an Order to Vacate.
• Fire Prevention may initiate a legal proceeding requiring an owner to appear in court to answer to the By-law violations.
What do Fire Inspectors look for? Compliance to By-law 4304/86
• Smoke alarms • Fire alarm system • Fire escape • Area of refuge (balcony) • Extinguishers • Egress (exits & hallways clear of obstructions) • Fire hazards • Electrical hazards • Excessive combustible storage
Fire escape & area of refuge
Electrical
Early Warning Systems Smoke alarm Smoke detector Heat detector
Manual Pull Station
Early Warning Systems Basic fire alarm system
Addressable fire alarm system
What do fire inspectors look for? Compliance to By-law 150/2004
• Fire alarm system, fire extinguishers, furnace are serviced annually with labels indicating when the last servicing happened and if there were any deficiencies.
• Service company is currently licensed by the City of Winnipeg Fire Prevention Branch.
• Egress (fire escape) is clear of snow and obstructions.
• Fire hazards.
Label Requirements
Fire & life safety hazards Pad lock hazard Electrical hazard
Fire hazards Circuit panel hazard Excess storage hazard
Landlord’s or Owner responsibility
• The Landlord must install a 10 year lithium smoke alarm(s).
• Minimum of 1 10 year lithium smoke alarm serving the sleeping areas.
• If bedrooms are remote from one another 2 smoke alarms are required.
• Hard-wired smoke alarms CANNOT be replaced with 10 year lithium smoke alarms
Building maintenance • The building owner must have the fire alarm
system annually inspected • The fuel-fired furnace must be annually
inspected • The fire extinguishers must be inspected and
tagged annually • Emergency lighting if installed must be annually
inspected • Means of egress must be maintained for use at
all times
What are the ongoing issues? For the owner:
• An owner may be unaware that the revenue property he has been sold is an illegal CRD.
• OR owner may be fully aware and taking advantage of vulnerable people.
• Fire Prevention will vacate illegal rooms and suites and order the home be converted back to it’s original classification of 1 & 2 family dwelling.
• This displaces the tenants. • Owners can be charged and face
fees, fines and may be prosecuted in court.
For the tenant/students: • The living conditions may not be
safe. • The tenant may not know be
aware of the danger. • The tenant may not feel they have
any options. • Tenant may be pressured or even
threated by the owner or fellow tenants to remain silent about concerns
• The tenant’s current living conditions may be better than what they are accustomed to.
For the neighborhood
• Illegal rooming houses are not inspected because we don’t know about them.
• Illegal rooming houses are often associated with negative connotations.
• Unscrupulous owners may take advantage of tenants lack of resources.
• Renters may not have an interest in being good neighbours. • Negligent owners may not take good care of their property. • Neighbours may be concerned for the safety of the tenants
and value of personal property.
What are the ongoing issues for the Neighborhood?
If you suspect an illegal CRD is operating in your neighborhood
• Call 311 and advise the operator of your suspicions if you think you know of an illegal rooming house. – An inspector from PP&D will attend to confirm. – Fire Prevention will be advised if it is illegal.
• Call 311 and advise the operator if you know of an unsafe condition in a home related to lack of a smoke alarm (regardless of whether you may think it is a CRD or not. Every home requires a smoke alarm. – An inspector will attend to check for this and other life
safety issues.
Cautionary Note
• An occupancy constructed as a multi-family dwelling, such as a four-plex, is not considered converted because it was built to the code of the day for a multi-family dwelling.
• It would be considered a legal occupancy.
Information - Fire Prevention online
• www.winnipeg.ca • Departments • Fire Paramedic Service • Services • Fire Prevention
– Inspections – Regulations
INFORMATION – Community By-law Enforcement Services online
• www.winnipeg.ca • Departments • Community Services • Community By-law Enforcement Services • Licence Services
INFORMATION – PP&D Online
• www.winnipeg.ca • Departments • Planning Property & Development • Contact PP & D
311
• Do not hesitate to contact 311 with your concerns. The operator will listen to your description and send your concern to the appropriate City Department.