Wednesday, December 16, 2015

RRIO Checklist

Whether the investor uses a private inspector or the City of Seattle inspectors, this is the checklist that is used to inspect rental properties registered in the city's Residential Rental Inspection Ordinance (RRIO) program:

  • 1. Exterior: Structure, Shelter, and Maintenance

  • Roof, chimney, foundation, stairs, and decks are reasonably free of decay (e.g., severe cracks, soft spots, loose pieces, deterioration, or other indications that repair is needed); maintained in a safe, sound, and sanitary condition; and capable of withstanding normal loads and forces. The building and its components, including windows, should be reasonably weather-proof and damp-free.

  • 2. Interior: Structure, Shelter, and Maintenance

  • Walls, floors, stairs, and other structural components are reasonably free of decay, maintained in a safe and sound condition, and capable of withstanding normal loads and forces. Natural and mechanical lighting and ventilation is adequate and maintained in good working order for each habitable room in the unit.

  • 3. Emergency Escape Windows and Doors

  • Every sleeping room built or permitted after August 10, 1972 must have an emergency escape window or door. Emergency escape windows must open to the exterior, have a minimum opening of 5.7 square feet with a minimum dimension of at least 24 inches high and at least 20 inches wide, and must not exceed a maximum sill height of 44 inches from the floor. In order to meet the total square footage requirement, a window size of nearly 2 by 3 feet is typically required. Sleeping rooms that were built under permit prior to August 10, 1972 are exempted from this requirement.

  • 4. Room Size and Condition

  • All rooms used as living or sleeping rooms must meet minimum requirements for square footage and must not have dirt floors.

  • 5. Heating System

  • Every bathroom and habitable room must have a functioning, properly ventilated, and permanently-installed heat source.

  • 6. Electrical Standards

  • All electrical equipment and wiring must be approved and maintained in safe and sound condition and in good working order.

  • 7. Plumbing and Hot Water

  • Plumbing systems must be properly installed, functional, sanitary and maintained in good condition. Water temperature reaches at least 100°F after running water for two minutes.

  • 8. Sanitation Standards: Bathrooms

  • Every unit has at least one directly accessible bathroom (primary bathroom) that includes an operable toilet, sink, and tub or shower, all in safe and sound condition and sanitary working order. Does not apply to a legally established SRO/rooming house/micro-housing unit that does not have a bathroom, although any associated common or shared bathroom must meet these standards.

  • 9. Sanitation Standards: Kitchen

  • Every unit has a kitchen with a sink, counter, cabinets, cooking appliance, and refrigerator maintained in safe, sound, and sanitary condition. This does not apply to units comprised of a single habitable room such as a Single Room Occupancy, rooming house, or micro-housing unit when the unit does not have a kitchen. Common kitchen must meet these standards.

  • 10.Owners’ Obligations

  • Property owners are responsible for ensuring that the property is free of excess trash; insects and rodents have been exterminated; unit and building doors lock with a deadbolt or deadlatch; and working smoke detectors are installed outside sleeping rooms.

    Happy Holidays! Happy Investing!

    No comments: