The City of Philadelphia

PROPERTY
MAINTENANCE
CODE
2004
SECOND PRINTING(SUBCODE “PM” OF TITLE 4,
THE BUILDING CONSTRUCTION AND OCCUPANCY CODE
OF THE CITY OF PHILADELPHIA)

CONFORMING TO THE PENNSYLVANIAUNIFORM CONSTRUCTION CODE (ACT 45 OF 1999)

[THIS PAGE IS INTENTIONALLY BLANK]HISTORY
This document contains the ordinance and regulations that together form the Philadelphia Property
Maintenance Code. It is incorporated as Subcode “PM” of the Philadelphia Building Construction andOccupancy Code (BCOC), which comprises Title 4 of The Philadelphia Code. The code is printed here inits entirety.
The first edition of the Philadelphia Property Maintenance Code was developed as part of a major
reformatting and update effort in 1997.
Beginning with the first edition, the Property Maintenance Code incorporates the former Philadelphia
Housing Code provisions related to residential properties, provisions for the maintenance of non-residential
properties, and provisions related to vacant, unsafe and dangerous properties that were formally found inseveral codes. The code should be regarded as a “property conservation” code, since it addresses theneeds of an older metropolitan city that is experiencing relocation of residents and businesses and regrowth of neglected areas. The code promotes renewed confidence in the commercial and residential
neighborhoods.
This second edition is the result of several efforts. Significant changes were included to reflect legislative
activity in the several years since the first edition. While the Philadelphia Property Maintenance Code does
not adopt a model code, it is designed to coordinate with the adoption of a number of the International
Code Council’s family of International codes. These codes were adopted, with State of Pennsylvania andCity of Philadelphia modifications, as part of the ongoing effort to serve the citizens of Philadelphia with thelatest technology and methodology for the safety, health and welfare of people in the built environment.
Also, a number of International codes are adopted as a significant part of the City’s actions to adopt thePennsylvania Uniform Construction Code. Finally, some modifications resulted from lessons learned
during several years of application of the first edition of the code. This second printing of the second edition
includes amendments in ordinances and regulations made since the first printing.
The Property Maintenance subcode is founded on principles intended to establish provisions that:
adequately protect public health, safety and welfare; do not unnecessarily increase construction costs; do
not restrict the use of new materials, products or methods of construction; and do not give preferential
treatment to particular types or classes of materials, products or methods of construction.
The safeguards are accomplished in large measure by specific provisions to maintain features that are
required by one or more of the family of codes. In certain cases, the Property Maintenance code may
require retrofit of basic features to provide a minimum level of safety, welfare and health in those structures
built prior to the establishment of such provisions in the other codes.
Most administrative provisions are deferred to the Philadelphia Administrative Code, which is a single
regulatory document that incorporates ordinances and regulations to administer the eleven technicalsubcodes in the BCOC. The Administrative subcode is a necessary companion to the Property
Maintenance subcode in order to properly use and apply it.
Effective January 1, 2004
Printed in the United States of America
First edition: June, 1997
Second edition first printing: January, 2004
Second edition second printing: January, 2007

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-I

NOTE TO READERS OF THE PHILADELPHIAPROPERTY MAINTENANCE CODE
The Property Maintenance Code does not adopt any copyrighted model code language
and therefore is printed here in its entirety.
A number of features are incorporated into the Philadelphia Property Maintenance Codefor the convenience of the user.
Definitions of terms are located alphabetically within Chapter 2.
An indenting feature is used in tandem with the code’s decimal-based section
numbering system to clearly indicate the hierarchy of each subsection. The numberingsystem enables the code user to know immediately the section to which a subsection issubordinate, since each subsection begins with the main section number, which is
keyed to the chapter number.
Official regulations are printed within the section or subsection under which they were
promulgated. This location style provides code users with a single source for all
requirements pertaining to a topic. Regulations are printed with the designation “(R)”behind the section number to distinguish them from ordinance text.
Changes made in the Philadelphia Property Maintenance Code since the first printing of
the 2004 edition are indicated by endnotes and the reason for the change is provided in
the Endnote listing at the back of this publication.
Values that are stated in the U.S. customary units of measurement are to be regarded
as the code requirements. The metric equivalents of U.S. customary units may beapproximate. Nominal sizes included in the code indicate the common designation ofmaterials by that industry and metric equivalents are not indicated.
In this document, all section numbers contain the prefix “PM-“ before the designatednumerical section number and all page numbers contain the prefix “PM-“. Errata,
updates, and additional information about this code may be found at:
WWW.PHILA.GOV
Readers of the Philadelphia Administrative Code are urged to notify the Philadelphia
Department of Licenses and Inspections if they discover any errors in the printing of thisCode. Contact: Code Administration Unit, Department of Licenses and Inspections,11th Floor, Municipal Services Building, 1401 John F. Kennedy Blvd., Philadelphia,
Pennsylvania 19102.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-II

PROPERTY MAINTENANCE CODETABLE OF CONTENTS
CHAPTER 1 ADMINISTRATION............................................................................................. 1
SECTION PM-101.0 GENERAL .............................................................................................................................1
SECTION PM-102.0 LICENSING...........................................................................................................................1

CHAPTER 2 DEFINITIONS....................................................................................................... 5
SECTION PM-201.0 GENERAL .............................................................................................................................5
SECTION PM-202.0 GENERAL DEFINITIONS ...................................................................................................5

CHAPTER 3 GENERAL PROPERTY AND STRUCTURAL MAINTENANCE ................ 9
SECTION PM-301.0 GENERAL .............................................................................................................................9SECTION PM-302.0 EXTERIOR PROPERTY AREAS.........................................................................................9SECTION PM-303.0 INTERIOR AREAS .............................................................................................................10
SECTION PM-304.0 EXTERIOR STRUCTURE..................................................................................................11
SECTION PM-305.0 INTERIOR STRUCTURE...................................................................................................14
SECTION PM-306.0 VACANT PREMISES .........................................................................................................14
SECTION PM-307.0 UNSAFE AND UNFIT STRUCTURES AND EQUIPMENT............................................15
SECTION PM-308.0 IMMINENTLY DANGEROUS STRUCTURES ................................................................18
SECTION PM-309.0 EMERGENCY NUISANCE ABATEMENT PROGRAM..................................................19
SECTION PM-310.0 TEMPORARY CONSTRUCTION .....................................................................................21
SECTION PM-311.0 GRAFFITI............................................................................................................................21
SECTION PM-312.0 OVERHANGING OR ENCROACHING TREES...............................................................22
SECTION PM-313.0 PRIVATE PARKING LOTS ...............................................................................................23

CHAPTER 4 RESIDENTIAL OCCUPANCIES ..................................................................... 25
SECTION PM-401.0 GENERAL ...........................................................................................................................25
SECTION PM-402.0 LIGHT..................................................................................................................................25
SECTION PM-403.0 VENTILATION...................................................................................................................25
SECTION PM-404.0 SPACE AND USE ...............................................................................................................26
SECTION PM-405.0 PLUMBING FACILITIES AND FIXTURES .....................................................................27
SECTION PM-406.0 MECHANICAL FACILITIES AND EQUIPMENT ...........................................................28
SECTION PM-407.0 ELECTRICAL FACILITIES AND EQUIPMENT..............................................................29
SECTION PM-408.0 UTILITIES...........................................................................................................................30

CHAPTER 5 NON-RESIDENTIAL OCCUPANCIES........................................................... 31
SECTION PM-501.0 GENERAL ...........................................................................................................................31
SECTION PM-502.0 LIGHT..................................................................................................................................31
SECTION PM-503.0 VENTILATION...................................................................................................................31
SECTION PM-504.0 PLUMBING FACILITIES AND FIXTURES .....................................................................31
SECTION PM-505.0 MECHANICAL FACILITIES AND EQUIPMENT ...........................................................32
SECTION PM-506.0 ELECTRICAL FACILITIES AND EQUIPMENT..............................................................32

CHAPTER 6 FIRE AND LIFE SAFETY REQUIREMENTS............................................... 33
SECTION PM-601.0 GENERAL ...........................................................................................................................33
SECTION PM-602.0 MEANS OF EGRESS..........................................................................................................33
SECTION PM-603.0 ACCUMULATIONS AND STORAGE ..............................................................................33
SECTION PM-604.0 FIRERESISTANCE RATINGS...........................................................................................33
SECTION PM-605.0 FIRE PROTECTION SYSTEMS ........................................................................................33
SECTION PM-606.0 ELEVATORS ......................................................................................................................34

CHAPTER 7 SPECIAL CONTROLS ...................................................................................... 35
SECTION PM-701.0 LEGISLATIVE PURPOSE .................................................................................................35
SECTION PM-702.0 DEFINITIONS.....................................................................................................................35
SECTION PM-703.0 DESIGNATED AREAS ......................................................................................................35
SECTION PM-704.0 BUILDING STANDARDS APPLICABLE TO DESIGNATED AREAS ..........................36
SECTION PM-705.0 (RESERVED) .......................................................................................................................38
SECTION PM-706.0 ZERO GRAFFITI TOLERANCE ZONES..........................................................................38

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-IIICHAPTER 8 REFERENCED CODES..................................................................................... 39
INDEX.......................................................................................................................................... 41

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-IV

CHAPTER 1

ADMINISTRATIONSECTION PM-101.0 GENERAL
PM-101.1 Title: These provisions shall be known as the Philadelphia Property Maintenance Code, and shall becited as such and will be referred to herein as "this code."
PM-101.2 Scope: This code is promulgated to protect the public health, safety and welfare in existing structures andon existing premises by establishing minimum requirements for:1.

Safe and sanitary maintenance of structures, premises and equipment;

2.

Equipment and facilities for space, light, ventilation, heating, sanitation and protection from the elements;

3.

Safety to life, safety from fire and other hazards.

The code establishes responsibilities of owners, operators, agents and occupants and provides for licensing of certain
properties.
PM-101.3 Intent: This code shall be construed to secure its expressed intent, which is to insure public health, safety
and welfare to the extent they are affected by the continued occupancy and maintenance of existing structures andpremises. Existing structures and premises which are not in compliance with this code shall be altered or repaired toprovide the minimum health, safety and welfare as required herein.
PM-101.4 Administrative provisions: This chapter contains those provisions which are unique to theadministration of this code. All other administrative provisions applicable to this code are as set forth in theadministrative code.
PM-101.5 Other codes: Where this code references the administrative, building, electrical, energy conservation,
existing building, fire, fuel gas, mechanical, performance, plumbing, residential or zoning codes, it shall mean theCity of Philadelphia Code of such title listed in Chapter 8 and currently in effect unless specifically stated otherwise.
The provisions of this code shall not be construed to replace or supersede other codes adopted by the City. Repairs,
additions, alterations and changes in occupancy shall be in compliance with the building, electrical, energy
conservation, existing building, fire, fuel gas, mechanical, plumbing, residential and zoning codes as applicable.
SECTION PM-102.0 LICENSING
PM-102.1 Dwellings: No person shall operate a multiple-family dwelling, rooming house, dormitory or hotel, oroffer for rent a one-family dwelling, two-family dwelling or a rooming unit therein without first obtaining a housing
inspection license from the Department. Every person applying for a license shall supply such information as the
Department requires and shall pay an annual fee as set forth in the administrative code.
PM-102.1.1 Special requirement in Educational Housing Districts: In addition to the other conditions for
obtaining a license under this section, no person shall be issued a housing inspection license for a property locatedin an Educational Housing District in which the total number of students living in the building exceeds 25, or inwhich the percentage of dwelling units in the building in which at least one student lives exceeds 25% of thedwelling units of such building, and no such license shall be renewed, unless such person obtains a certificationfrom the Department stating that within the last ninety days the property has been inspected by the Department
and is in substantial compliance with the requirements of the Building Construction and Occupancy Code. The
fee for such an inspection shall be established by the Department by regulation. For purposes of this subsection,
the terms “Educational Housing District” and “student” shall have the meanings as defined in Chapter 10-1800 of
the Code.
PM-102.2 Occupancy: Every housing inspection license for a rooming house, dormitory or hotel shall specify the
maximum number of occupants allowed to occupy the building.
PM-102.3 Individual unit: An individual housing inspection license need not be obtained if one has been issued forthe building in which a dwelling or rooming unit is located.
PM-102.4 Vacant structures or lots: The owner of every vacant lot, vacant building or vacant wharf, pier or dockshall obtain a license from the Department. Every person applying for a license shall supply such information as the2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-1

ADMINISTRATION

Department requires and shall pay an annual fee as set forth in the administrative code. The owner of any vacantcommercial structure shall post a bond or other security in form approved by the Law Department and in an amountdetermined by the Department to be necessary to secure the City’s potential cost of correcting code violations or
abating unsafe or imminently dangerous conditions as authorized by PM-306.6, PM-307.6, PM-308.4, or any otherprovision of this code. If the City does incur such costs, the City may recover such costs from the posted bond orother security, in addition to pursuing any other remedy authorized by law. The bond or other security shall providethat it will not expire and the City need not release it upon transfer of the property unless and until a subsequent
owner posts a comparable bond or other security. Failure to post the required security or to maintain such security
may result in the suspension or denial of any license issued to the owner under this code, which licensesuspension(s) or denial(s) shall continue until the owner has posted the required security. No license shall besuspended under this provision until the owner has been provided written notice and an opportunity for a hearing.
PM-102.4.1 Timeliness: A license shall be obtained not later than 10 days following the vacating of a building or
lot.
PM-102.4.2 Contiguous lots: Contiguous vacant lots shall be exempt from separate licensing when either of thefollowing conditions exist:
1.

Vacant lots are contiguous to and in common ownership with a vacant lot licensed in accordance with thissection. This provision shall include building lots in common ownership with an approved subdivision
provided that a license is obtained for the subdivision tract.

2.

Vacant lots contiguous to or separated by a driveway from a building where there is common ownership ofthe lot and the building.

PM-102.4.3 Exemptions: A person who takes ownership of a property pursuant to an Abatement Agreement
under the Emergency Nuisance Abatement Program, set forth in Section PM-309.0, shall be exempt from theforegoing license and bond requirements for a period of two years after taking ownership of the property.
PM-102.5 License applications: Every license application shall include the information listed in Sections PM102.5.1 through PM-102.5.4 plus such other information deemed necessary by the Department.
PM-102.5.1 Address: An identification of the property by street number and names of all streets contiguous to
the property, where such exist.
PM-102.5.2 Owner: An identification of the owner by name, residence and business address. If the owner is a
corporation, the identification shall include the name and address of such corporation, together with the name,residence and business address of at least one principal. If the owner is under the age of eighteen years or has
been judicially declared incompetent, a legal representative shall file the license application.
PM-102.5.2.1 Multiple-family dwellings and rooming houses: License applications filed pursuant to Sections
PM-102.1 or PM-102.2 shall include the name and address of a managing agent designated pursuant to Section
PM-102.6.5.
PM-102.5.3 Signatures: The signature of the owner, or if the owner is a corporation, of any officer. The
managing agent, where one is required by Section PM-102.6.5, shall also sign the application to indicate consent
to the designation except that such consent is not required if any owner or officer of a corporation serves as the
managing agent.
PM-102.6 Condition of license: All licenses required by this code shall be subject to the conditions set forth in
Sections PM-102.6.1 through PM-102.6.5.
PM-102.6.1 Term: Licenses shall be valid for a period of one year. The Department shall fix the license year on
a basis it deems desirable for efficient administration. If a license year is changed, any person holding a license
shall receive credit for the unexpired term.
PM-102.6.2 Transfer: No license required by this code shall be transferable. The new owner shall obtain a newlicense from the Department within ten days after the transfer in any manner of ownership or control of theinterest in such property.
PM-102.6.3 Changes: An owner, who is required to be licensed under this Chapter, shall inform the Department
in writing by first-class mail and shall amend the license application within five days if there is a change of2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-2

ADMINISTRATION

address of the owner, a change in the list of officers of the owner corporation, a change of address of any of such
listed officers, or vacating of an excepted unit by an owner.
PM-102.6.4 Rent collection: 1 No person shall collect rent with respect to any property that is required to belicensed pursuant to this code unless a valid license has been issued for said property. At the inception of eachtenancy, an owner shall provide to the tenant a Certificate of Rental Suitability issued by the Department no morethan sixty (60) days prior to the inception of the tenancy along with a copy of the owner’s attestation to thesuitability of the dwelling unit as received by the department and a copy of the “City of Philadelphia Partners for
Good Housing Handbook” issued by the Department and any succeeding documents.
PM-102.6.4.1. Certificate of Rental Suitability. 2(a) The department shall issue a Certificate of Rental Suitability only upon a determination that:(.1) The owner of the property has obtained all required licenses with respect to the property, including a
Housing Inspection License.
(.2) There are no outstanding violation notices under this Title with respect to the property.
(.3) The owner of the premises to be leased has attested to all the following: all fire protection and smoke
detection equipment for the premises is present and in proper operating order in accordance with allapplicable requirements of The Philadelphia Code and regulations and standards adopted thereunder;
the operating systems and the property are free from defects which affect the health and safety of theoccupants or the habitability of the property, and including but not limited to those set forth indepartment regulation and forms; and the owner will continue to maintain the operating systems andthe property free from defects which affect the health and safety of the occupants and the habitabilityof the property throughout the tenancy.
(.a) Failure by the owner to correct code violations covered by subsection 102.6.4.1(a)(.3) within
thirty (30) days of receiving a notice of violation, or sooner as indicated by the department, shallbe considered to be noncompliant with this section of the code.
(.4) The owner of the property has paid such fee as the department shall provide for, by regulation, for
the Certificate and any required inspections.
(b) The Certificate shall set forth the applicable Housing Inspection License number for the property, thedate of the last inspection conducted by the department (where applicable) and the applicable zoning
designation, and shall set out the process by which a tenant may request a further inspection of theproperty by the Department.
PM-102.6.5 Agent: The owner of a multiple-family dwelling, rooming house, dormitory or hotel shall designate amanaging agent to receive service of notices, orders, or summonses issued by the Department. To qualify forsuch designations, an agent shall be a natural person over the age of eighteen years and shall reside within the Cityor customarily and regularly attend a business office maintained within the City. An owner or corporate principal
who meets such qualifications shall be authorized to serve as the managing agent. If anyone located in
Philadelphia other than the owner collects rent on the owner's behalf, that person shall qualify as and be
designated as the managing agent.
PM-102.6.5.1 Termination by owner: To terminate a managing agent, the owner shall file with the
Department a statement designating a qualified successor. A qualified successor shall be designated by theowner within ten days after terminating an agent and the Department shall be notified by first-class mail of thatchange within three days after selection of the qualified successor.
PM-102.6.5.2 Termination by agent: To terminate agency, the managing agent shall serve a written notice on
the owner and the Department. The notice to the Department shall set forth the license number and address ofthe property and the name and address of the owner together with an affidavit of proof of service upon theowner. Service upon the owner shall be made by delivery of a copy personally to the owner or any principal if
the owner is a corporation, by registered mail to the address of any owner or principal as set forth in the license
application, or by delivery to any person of suitable age and discretion at the address of the owner or any
principal as set forth in the license application. Upon termination of the agency, the owner shall file with the
Department a statement designating a qualified successor within ten days.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-3

ADMINISTRATION

PM-102.6.5.3 Other termination: If the designation of a managing agent shall cease to be effective as a resultof death or judicial declaration of incompetence of the agent, or disqualification because of relocation from
Philadelphia, the owner shall file a statement with the Department within ten days thereafter designating aqualified successor.
PM-102.6.5.4 Alternate agent: Any owner who is required to file a license application under this code andwho fails to comply with the provisions of this section as required shall be deemed to have appointed theManaging Director of the City of Philadelphia as agent to accept service of process in connection with any
action by the City or any other party arising out of the condition of the property or any other matter relating to
the property.
PM-102.7 Penalties: In addition to penalties set forth in the administrative code, the additional specific penalties set
forth in Sections PM-102.7.1 through PM-102.7.3 shall apply.
PM-102.7.1 Non-compliance: 3 Any owner who is required to file a license application under this code or who
fails to comply with the provisions of Section PM-102.0 as required, or whose license has been suspended or
revoked under subsection PM-102.7.2, shall be denied the right to recover possession of the premises or to collectrent during or for the period of noncompliance or during or for the period of license suspension or revocation. In
any action to recover possession of real property or to make any claim against a tenant, the owner shall attach a
copy of the license together with any amendments thereto.
PM-102.7.2 Suspension and Revocation: Any license issued pursuant to the provisions of this code shall be
subject to suspension by the Department for failure to comply with the requirements of this code after areinspection has been made to determine compliance pursuant to Section A-503.1 of the administrative code, orfor failure to pay any fine and/or cost imposed under this code or the administrative code, and such suspension
shall continue until there has been compliance and until any unpaid fines and costs have been paid. If a person
has had a license suspended under this provision on three occasions, within a period of three years, then eachsubsequent failure to comply with the requirements of this code or failure to pay any fine and/or cost imposed
under this code or the administrative code shall result in revocation of the license, and the person shall not be
permitted to apply for any new licenses under this Section for one year after such revocation. The Department
shall provide written notice and an opportunity for a hearing prior to any suspension or revocation of a licenseunder this Section.
PM-102.7.3 Code Violation Notice: In accordance with the provisions of Section 1-112(5) of The Philadelphia
Code, the code official shall issue a code violation notice in the amount of $75.00 to persons licensed under thisSection who fail to comply with the provisions of PM-102.6.3 regarding notification to the Department of changes
pursuant to the issuance of said license. Each day that a violation exists or a person refuses to submit suchinformation as required shall constitute a separate offense.
PM-102.7.4 Private right of action. 4 Any tenant of any property subject to the provisions of this Code shall havethe right to bring an action against the owner of such property to compel compliance with this Code.
PM-102.8 Business Privilege License: No person shall offer for rent any dwelling or dwelling unit without firstobtaining a business privilege license pursuant to §19-2602 of The Philadelphia Code.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-4

CHAPTER 2

DEFINITIONSSECTION PM-201.0 GENERAL
PM-201.1 Scope: Unless otherwise expressly stated, the following terms shall, for the purposes of this code, havethe meanings shown in this chapter.
PM-201.2 Interchangeability: Words stated in the present tense include the future; words stated in the masculine
gender include the feminine and neuter; the singular number includes the plural and the plural the singular.
PM-201.3 Terms defined in other codes: Where terms are not defined in this code and are defined in the building,electrical, plumbing or mechanical codes, such terms shall have the meanings ascribed to them as in those codes.
PM-201.4 Terms not defined: Where terms are not defined through the methods authorized by this section, suchterms shall have ordinarily accepted meanings such as the context implies.
PM-201.5 Parts: Whenever the words "dwelling unit," "dwelling," "premises," "building," "rooming house,""rooming unit," "story," or "structure" are stated in this code, they shall be construed as though they were followedby the words "or any part thereof."
SECTION PM-202.0 GENERAL DEFINITIONSApproved: Approved by the code official or other authority having jurisdiction.
Basement: That portion of a structure which is partly or completely below grade.
Bathroom: A room containing plumbing fixtures including a bathtub or shower.
Building: Any structure occupied or intended for supporting or sheltering any occupancy.
Blighting Influence: A vacant building that lacks windows with frames and glazing and/or lacks one or more doors
in entryways of the building if:
1.

the building is located on a block face where 80% or more buildings on the block face are occupied; or2.

the Department has provided 20 days notice to the owner of the property that the Commissioner of Licenses
and Inspections has determined, in consultation with other City officials as appropriate, that the lack ofwindows and/or entry doors has a significant adverse influence on the community based on the following
factors:a.

deterioration and/or safety of the property;b.

safety of the surrounding community;c.

the value of intact, occupied properties in the surrounding vicinity of the property;d.

marketability of the property; ande.

community morale.

Code official: The Commissioner of the Department, or his or her duly authorized representative charged with theadministration and enforcement of this code.
Condominiums: Real estate, portions of which are designated for separate ownership and the remainder of which isdesignated for common ownership solely by the owners of those portions, as defined in the Uniform
Condominium Act; 68 Pa. C.S.A. §§3101 et seq., or real property as defined by the Unit Property Act, Act of July3, 1963, P.L. 196, 68 P.S. 700.101 et seq., whichever is applicable.
Condominium Council: A "unit owners association" as defined by the Uniform Condominium Act, 68 Pa. C.S.A.
§§3101 et seq. or a board of natural individuals as required and defined by the Unit Property Act, Act of July 3,
1963, P.L. 196, 68 P.S. §700.101 et seq., whichever is applicable.
Department: The Department of Licenses and Inspections or a duly authorized representative.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-5

DEFINITIONS

Dwellings:
Dormitory: A space in a building where group sleeping accommodations are provided in one room, or in aseries of closely associated rooms, for persons not members of the same family group.
Dwelling unit: A single unit providing complete, independent living facilities for one or more persons,
including permanent provisions for living, sleeping, eating, cooking and sanitation, including such units
contained within residential condominiums.
Hotel: Any building containing six or more guestrooms, intended or designed to be occupied, or which arerented or hired out to be occupied, for sleeping purposes by guests.
Multiple-family dwelling: A building containing more than two dwelling units.
One-family dwelling: A building containing one dwelling unit with not more than five lodgers or boarders in
addition to the primary family.
Rooming house: A building containing rooming units arranged or occupied for lodging, with or without meals,
and not occupied as a one-family dwelling or a two-family dwelling.
Rooming unit: Any room or group of rooms which together form a single habitable unit occupied or intended
to be occupied by an individual or family for sleeping or living, but not for cooking purposes.
Two-family dwelling: A building containing two dwelling units with not more than five lodgers or boarders in
addition to each primary family.
Exterior property: The open space on the premises and on adjoining property under the control of owners or
operators of such premises.
Extermination: The control and elimination of insects, rats, vermin, or other pests by eliminating their harborage
places; by removing or making inaccessible materials that serve as their food; by poison spraying, fumigating,trapping or by any other approved pest elimination methods.
Family: An individual or two or more persons related by blood, marriage or adoption; or a group of three or lessunrelated persons, living together as a single housekeeping unit.
Garbage: The animal and vegetable waste resulting from the handling, preparation, cooking and consumption offood.
Habitable space: Space in a structure for living, sleeping, eating or cooking. Bathrooms, toilet compartments,
closets, halls, vestibules, foyers, stairways, laundries, basement recreation rooms, storage or utility spaces, andsimilar areas are not considered habitable spaces.
PM-202.0 (R) Separate space: A space shall be considered separately enclosed for purposes of this code wheremore than 50 percent of the area of the separating plane consists of partitions; or where the depth of an alcove
exceeds twice its width.
Infestation: The presence of insects, rodents, vermin or other pests, within or contiguous to, a structure or premises.
Occupancy: The purpose for which a building or portion thereof is used or occupied.
Openable area: That part of a window or door which is available for unobstructed ventilation and which opens
directly to the outdoors.
Operator: Any person who has charge, care, management, or control of a structure or premises which is offered for
occupancy. No person who owns a dwelling unit in a condominium shall by virtue of that ownership, and/or by
virtue of rights and obligations or the exercise thereof in regard to the Condominium Council, be considered an
operator of that condominium within the meaning of this code. However, in the case of a condominium, theCondominium Council shall be considered the owner / operator of the condominium and the common elements
thereof. The developer or instrument established prior to the establishment of the Condominium Council shall beconsidered the owner / operator of the condominium until such time as the Condominium Council shall takepossession.
Owner: Any person, agent, operator, firm or corporation having a legal or equitable interest in the property; orrecorded in the official records of the Commonwealth of Pennsylvania or City and County of Philadelphia as2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-6

DEFINITIONS

holding title to the property; or otherwise having control of the property; including the guardian of the estate ofany such person, and the executor or administrator of the estate of such person if ordered to take possession ofreal property by a court. No person who owns a dwelling unit in a condominium shall by virtue of that ownership
and/or by virtue of his rights and obligations, or the exercise thereof, in the Condominium Council shall beconsidered an owner of the Condominium within the meaning of this section. However, in the case of acondominium, the Condominium Council shall be considered the owner / operator of the condominium and thecommon elements thereof. The developer or instrument established prior to the establishment of theCondominium Council shall be considered the owner / operator of the condominium until such time as theCondominium Council shall take possession.
Person: An individual, corporation, firm, partnership, association, organization, or any other group acting as a unit.
Plumbing: The materials and fixtures utilized in the installation, maintenance, extension and alteration of all piping,
fixtures, appliances, vents, drains and appurtenances together with all connections to water and sewer lines within
the scope of the plumbing code.
Plumbing fixture: A receptacle or device which is connected to the water distribution system of the premises; ordischarges waste water, liquid-borne waste materials, or sewage either directly or indirectly to the drainage
system of the premises, or both.
Premises: A lot, plot or parcel of land including any structures thereon.
Private Parking Lot: 5 Any outdoor area or space where more than six (6) motor vehicles may be parked, housed or
kept without any charge.
Rubbish: Combustible and noncombustible waste materials, except garbage; the term shall include the residue fromthe burning of wood, coal, coke and other combustible materials, paper, rags, cartons, boxes, wood, excelsior,rubber, leather, tree branches, yard trimmings, tin cans, metals, mineral matter, glass, crockery, dust and similarmaterials.
Structure: That which is built or constructed.
Toilet room: A room containing one or more water closets or urinals but not a bathtub or shower.
Structure: That which is built or constructed.
Toilet room: A room containing one or more water closets or urinals but not a bathtub or shower.
Unsafe: Includes the following:
1.

The physical condition or occupancy of any premises regarded as a public nuisance at common law; or2.

Any physical condition or occupancy of any premises or its appurtenances considered an attractive
nuisance to children, including, but not limited to, abandoned wells, shafts, basements and excavations; or3.

Any premises that has unsanitary sewerage or plumbing facilities; or4.

Any premises that is manifestly capable of being a fire hazard, or is manifestly unsecure so as to endanger
life, limb or property; or

5.

Any premises from which the plumbing, heating or facilities required by this code have been removed, orfrom which utilities have been disconnected, destroyed, removed or rendered ineffective, or the required
precautions against trespassers have not been provided; or

6.

Any premises that is unsanitary, or that is littered with rubbish, garbage; raw sewage or contains
infestation due to the presence of insects, rodents, vermin or other pests; or7.

Any structure that is in a state of dilapidation, deterioration or decay; faulty construction; vacant orabandoned and open to public trespass; damaged by fire to the extent so as not to provide shelter; orotherwise hazardous to anyone on or near the premises; or

8.

Any premises certified by the Police Department or the District Attorney's Office as the location of drug
sales or use.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-7

DEFINITIONS

Ventilation: The natural or mechanical process of supplying conditioned or unconditioned air to, or removing such
air from, any space.
Workmanlike: Executed in a skilled manner; e.g., generally plumb, level, square, in line, undamaged, and without
marring adjacent work.
Yard: All open space on the same lot with a structure.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-8

CHAPTER 3

GENERAL PROPERTY AND STRUCTURAL MAINTENANCESECTION PM-301.0 GENERAL
PM-301.1 Scope: The provisions of this chapter shall govern the minimum conditions and the responsibilities of
persons for maintenance of structures, equipment and exterior property.
PM-301.2 Responsibility: The owner of the premises shall maintain the structures and exterior property incompliance with these requirements, except as otherwise provided. All premises, whether occupied or vacant, shallbe maintained in such repair and in such safe and sanitary condition that no physical damage shall be caused to any
adjoining premises. Every occupant of a dwelling unit or rooming unit shall keep all supplied facilities, including
plumbing fixtures and cooking equipment, in a clean and sanitary condition and shall be responsible for the exerciseof reasonable care in their proper use and operation.
PM-301.2.1 Historic structures: The owner of every historic structure shall maintain such structure inaccordance with Section 14-2007(8)(c) of the Philadelphia Code and regulations pursuant thereto.
SECTION PM-302.0 EXTERIOR PROPERTY AREAS
PM-302.1 General: All exterior property and premises shall be subject to the provisions of Sections PM-302.2
through PM-302.7.
PM-302.2 Sanitation: All exterior property and premises, including porches, patios and decks, shall be maintainedin a clean, safe and sanitary condition and free from any accumulation of:1.

rubbish or garbage;2.

building materials or equipment that are not currently being used for work at the property, or are being usedin connection with work at the property which requires a building permit, if no such permit has beenobtained; or3.

an unreasonable quantity of other personal property, not including currently functional items such as patio
furniture, play equipment, lawn and garden equipment or other similar outdoor items.

Where rodents are found, they shall be promptly exterminated by approved processes which will not be injurious tohuman health. After extermination, proper precautions shall be taken to prevent reinfestation. The occupant shallkeep that part of the exterior property which such occupant occupies or controls in a clean and sanitary condition.
PM-302.3 Weeds: All premises and exterior property shall be maintained free from weeds or plant growth in excess
of 10 inches (254 mm). All noxious weeds shall be prohibited. Weeds shall be defined as all grasses, annual plants
and vegetation, other than trees, shrubs, cultivated flowers and gardens.
PM-302.4 Grading and drainage: 6 All premises shall be graded and maintained to prevent the accumulation ofstagnant water thereon, or within any structure, including any swimming pool or decorative pond, located thereon.
Exception: Approved water retention areas and reservoirs.
PM-302.4.1 Storm drainage: Drainage of roofs, paved areas, yards, courts, and other open areas on the premises
shall not be discharged in a manner that creates a health or safety hazard.
PM-302.4.2 Drainage: Activity on a premises including, but not limited to regrading, terracing, fencing andconstruction activity shall not result in the concentration of surface water drainage to adjoining property.
Exception: Where terrain slopes toward a natural water course such as a creek, stream or river.
PM-302.4.2 (R) A concentration of surface water, as used in this section, shall mean an identifiable channel ofwater directed at an adjoining property.
PM-302.5 Site hazard: All walkways, stairs, driveways, parking spaces and similar areas shall be maintained freefrom hazardous conditions. Stairs shall also comply with the requirements of Sections PM-304.7 and PM-602.3.
PM-302.6 Accessory structures: 7 All accessory structures, including detached garages, tool sheds, decks, fences,swimming pools and walls, shall be maintained structurally sound and in good repair. In addition, every person

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-9

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

owning or occupying land on which a swimming pool with a depth of 24 inches or greater is placed, located,
constructed or erected, shall comply with the following provisions:
1.

Erect and maintain an enclosure which can be locked, not less than four (4) feet in height around thepool, in order to make it inaccessible to children when the pool is not in use; or2.

Comply with the Philadelphia Building Code requirements for a pool cover, enclosure or otherprotective device as approved by the code official.

PM-302.6.1 Temporary Fences: 8 No person shall place or maintain a fence in the 10th Councilmanic District
that is free-standing (meaning not permanently affixed to the property) and that is of a type customarily used forbuilding projects and construction sites, such as a modular chain-link fence, unless such free-standing fence isplaced and maintained in connection with a building permit issued pursuant to Subcode “A” (The Philadelphia
Administrative Code), or unless such fence is placed and maintained to protect against either a potential safety
hazard from an ongoing work process for which a building permit is not required or any imminent safety hazard.
Any temporary fence so placed shall be removed upon completion of the work authorized by such building permitor the elimination of the present or potential safety hazard.
PM-302.7 Motor vehicles: Except as provided for by Use Registration Permit, not more than one currently
unregistered motor vehicle shall be parked, kept or stored and no vehicle shall at any time be in a state of majordisassembly, disrepair, or in the process of being stripped or dismantled on any exterior property.
SECTION PM-303.0 INTERIOR AREAS
PM-303.1 General: All interior areas shall be subject to the provisions of Sections PM-303.2 through PM-303.5.
PM-303.2 Sanitation: The interior of every structure shall be free from any accumulation of rubbish or garbage.
PM-303.3 Disposal of waste matter: Every occupant of a structure shall dispose of all rubbish and garbage in aclean and sanitary manner by placing such material in approved containers, both within the occupant's area ofcontrol and as provided in common for multiple tenants.
PM-303.3 (R) Where containers are intended to receive or store ashes or other products of combustion, they shallconsist of noncombustible materials.
PM-303.3.1 Residential occupancies: The owner of every residential premises shall supply approved containers
for rubbish and shall be responsible for removal and/or collection of same. The owner shall also provide forremoval of garbage by providing one of the following: a food waste grinder in each dwelling unit, an approved
covered, leakproof outside garbage container, or an approved incinerator unit available to the occupants of all
dwelling units.
Exception: Where facilities are provided in Group R-3 occupancies, the occupants are responsible for theremoval and collection of waste matter.
PM-303.3.2 Non-residential occupancies: The owner of every occupied premises shall be responsible for theremoval of rubbish where not eligible for City collection. The operator of every establishment which produces
garbage shall provide, and at all times cause to be utilized, approved covered, leakproof containers for the storageof such materials until removed from the premises for disposal.
PM-303.4 Infestation: All structures shall be maintained free of infestation by insects, rodents, vermin or otherpests.
PM-303.5 Extermination: Where infestation is found, the structure shall be promptly exterminated by processes
that will not be injurious to human health. After extermination, proper measures shall be taken to prevent
reinfestation.
PM-303.5.1 Single occupancy: The occupant of a structure containing a single dwelling unit or of a single
nonresidential structure shall be responsible for extermination on the premises.
PM-303.5.2 Multiple occupancy: The owner of a structure containing two or more dwelling units, a multiple
occupancy, a rooming house or a nonresidential structure shall be responsible for extermination in the public orshared areas of the structure and exterior property. If infestation is caused by failure of an occupant to prevent
such infestation in the area occupied, the occupants shall be responsible for extermination.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-10

GENERAL PROPERTY AND STRUCTURAL MAINTENANCESECTION PM-304.0 EXTERIOR STRUCTURE
PM-304.1 General: The exterior of a structure shall be maintained in good repair, structurally sound and sanitary so
as not to pose a threat to the public health, safety or welfare. All structural members shall be maintained free fromdeterioration, and shall be capable of safely supporting the imposed dead and live loads.
PM-304.2 Foundations: All foundation walls shall be maintained plumb and free from open cracks and breaks andshall be kept in such condition so as to prevent the entry of rodents.
PM-304.3 Walls: All exterior walls shall be free from holes, breaks, loose or rotting materials; and maintained
weatherproof and properly surface coated or pointed where required to prevent deterioration.
PM-304.4 Roofs: The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage
shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof watershall not be discharged in a manner that creates a health or safety hazard.
PM-304.5 Appurtenances and architectural features: All cornices, belt courses, corbels, terra cotta trim, wall
facings canopies, marquees, signs, metal awnings, stairways, fire escapes, standpipes, exhaust ducts and similarelements shall be maintained in good repair and be properly anchored so as to be kept in a safe and sound condition.
When required, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rustby periodic application of weather-coating materials, such as paint or similar surface treatment.
PM-304.6 Chimneys and towers: All chimneys, cooling towers, smoke stacks, and similar construction shall bemaintained structurally safe and sound, and in good repair so that it will function safely and effectively. All exposed
surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of
weather-coating materials, such as paint or similar surface treatment.
PM-304.7 Handrails and guards: Every handrail and guard shall be firmly fastened and capable of supporting
normally imposed loads and shall be maintained in good condition.
PM-304.8 Windows and doors: Every window, door and frame shall be kept in sound condition, good repair,weather tight and free of broken glazing.
PM-304.8.1 Doors: All exterior doors and hardware shall be maintained in good condition. Locks at all entrances
to dwelling units, rooming units and guestrooms shall tightly secure the door. All building entrance doors andother exterior exit doors on all dwellings, except those dwellings that are exclusively owner-occupied and thosebuilding entrance doors guarded by 24-hour security personnel, shall be self-closing and equipped with heavy
duty lock sets with auxiliary latch bolts to prevent the latter from being manipulated by means other than a key;
provided that exit doors shall be readily openable at all times from the side from which egress is to be made andshall not require a key to operate from that side; further provided that if a latch set has a stop, it will be controlled
by a master key only and that outside cylinders of main entrance door locks shall be operated by the tenant's key,which shall not be designed to also open the tenant's dwelling unit entrance door.
PM-304.8.1.1 Single occupancy: Exterior doors which serve only one tenant need only be equipped with aheavy duty dead bolt operable by a key from the outside.
PM-304.8.1.2 Alternate: The required lockset shall be permitted on a vestibule door provided there is no other
door to dwelling units from within the vestibule.
PM-304.8.2 Windows: All operable windows to residential buildings or dwellings which are accessible from thestreet, fire escape or other walking surface, shall be equipped with sash locks designed to be operable from theinside only.
Exception: Windows in dwellings which are exclusively owner-occupied and windows which are guarded by
24-hour security personnel.
PM-304.8.3 Basement openings: Every basement hatchway, door and window shall be maintained to prevent theentrance of rodents, rain and surface drainage water. Where basement hatchways are part of a walking surface,
they shall be maintained in a structurally sound condition to support the imposed load.
PM-304.9 Piers and other waterfront structures: In order to confirm and maintain the structural integrity of theirstructures, the owners of piers, bulkheads, wharves, docks, moored vessels, and other structures that have structuralelements partly or totally below water along the shorelines of the Delaware River, Schuylkill River, or estuaries

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-11

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

shall inspect and submit a structural assessment report to the Department of Licenses and Inspections on a triennial
basis with the first report due no later than January 1, 2003. Subsequent reports will be due January 1, 2006 andevery three years thereafter. The structural assessment report shall be subject to the provisions of PM-304.9.1
through PM-304.9.6.
Exceptions:
1. The reporting requirement shall not apply to pipelines, bridges, dams, utility towers, tram towers, and water
and wastewater discharge and intake structures.
2.

The reporting requirement shall not apply to vacant piers and other waterfront structures provided:(a)A barrier to human occupancy is maintained at all points of access from the on-shore side of the pieror other waterfront structure.

(b)

The owner files an “Affidavit of Vacant Pier” with the Department of Licenses & Inspections.

(c)

The owner maintains a vacant property license.

(d)

The pier or other waterfront structure is posted on all sides, in a visible and conspicuous manner, with
“Danger-No Trespassing” signs.

PM-304.9.1 Minimum qualification of inspection personnel: The personnel involved in the inspection of piersand other waterfront structures shall possess the following qualifications:PM-304.9.1.1 Project engineer: A professional engineer registered in the Commonwealth of Pennsylvania
shall be designated as the project engineer and shall prepare the structural assessment report. The projectengineer shall have at least five years experience in the field of marine structure construction and design
techniques with specific verifiable knowledge of relieving platforms, high water structures, and cellular
structures.
PM- 304.9.1.2 Team leader: All underwater inspections shall be led by and under the direction of a teamleader who shall be a professional engineer registered in the Commonwealth of Pennsylvania. The team leader
shall have at least three years experience in the field of marine structure construction and design techniques.
The team leader shall also be a qualified diver or shall use a video monitor to assess and record the divers’
inspections.
PM-304.9.1.3 Divers: Underwater inspections shall be performed by divers who are graduates of a commercial
diving school. Divers shall have completed at least 80 hours of instruction specifically related to structuralinspections or shall have at least six months verifiable wharf builder experience in the Delaware bay, river, or
estuary.
PM-304.9.2 Inspections: The inspections required by this Section shall be classified as follows:
PM-304.9.2.1 Routine inspections: Routine inspections shall be performed and a structural assessment report
prepared at least once every three years as set forth in PM-304.9. The inspections shall include:
PM-304.9.2.1.1 Topside inspections: Topside inspection of the above-water portions of the pier or otherwaterfront structure.
PM-304.9.2.1.2 Underwater inspections: Underwater inspection by personnel qualified to perform suchinspections, of those portions of the pier or other waterfront structure that cannot be inspected above water.
PM-304.9.2.2 Post-event inspection: A post-event inspection shall be performed, and a structural assessment
report submitted, following a damage-causing event such as impact by vessel, major flood, ice flow, or similar
event.
PM-304.9.3 Structural assessment rating system: A rating system conforming to the following criteria shallby used in the structural assessment report to describe the overall condition of the pier or other waterfront
structure.
PM-304.9.3.1 Very Good - No visible defects or deterioration observed. All structural elements are soundand performing their function. No repairs are required to accommodate the structure’s current use andloading conditions.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-12

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

PM-304.9.3.2 Good - Localized minor defects or deterioration observed. All structural elements are soundand performing their function. No repairs are required to accommodate the structure’s current use andloading conditions.
PM-304.9.3.3 Fair - Moderate defects or deterioration observed. Primary structural elements are sound,however, repairs must be completed in order to accommodate the structure’s current use and loading
conditions.
PM-304.9.3.4 Poor - Advanced defects or deterioration observed. Overstressing of structural elements
observed. The structure or a portion thereof, must be posted with maximum permitted live load certificate(s)and the use restricted until repairs are completed.
PM-304.9.3.5 Serious - Advanced defects or deterioration observed. Overstressing or breakage of structuralelements that significantly affects the load bearing capacity of primary structural elements. Localized failure
is possible and portions of the structure must be barricaded from occupancy and posted until repairs arecompleted.
PM-304.9.3.6 Critical - Very advanced defects or deterioration observed. Overstressing or breakage ofstructural elements has resulted in failure(s) of primary structural components. Widespread failure ispossible. All occupancy must cease immediately and the structure barricaded and posted. The pier or otherwaterfront structure must remain closed until repairs are completed.
PM-304.9.4 Structural assessment report: Structural assessment reports shall be sealed by the project engineer.
Each report shall consist of the following sections.
PM-304.9.4.1 Introduction - The introduction to the report shall include:(1.)

Description of the facility including use (function) and loading conditions.

(2.)

Scope of work including any limitations affecting inspections dictated by the owner or site conditions.

(3.)

Description of the inspection including equipment, test methods, date, time, weather, stage of tide, andthe names and qualifications of the survey party.

PM-304.9.4.2 Existing conditions - The existing conditions section of the report shall include the following.
Data and results shall be documented by drawings/sketches and pictures and shall be reported in a factual
manner without comment or analysis.
(1.)

Results of topside and underwater inspections.

(2.)

Special testing accomplished in the field.

(3.)

Results of laboratory testing.

PM-304.9.4.3 Evaluation - Evaluate the structure based upon the existing conditions, current use (function),and loading conditions. The overall structural assessment rating shall be included in this section.
PM-304.9.4.4 Recommendations - The report shall contain:(1.)

Recommendations for repairs or replacement including timeframe for completion.

(2.)

Restrictions of use, and required posting(s) of live load certificate(s).

PM-304.9.5 Posting, repairs and restricted occupancy: Based upon the recommendations of the Project
Engineer, as detailed in the structural assessment report, the following shall occur:
PM-304.9.5.1 Required Repairs (Fair Rating) - Repairs identified by the Project Engineer as necessary toaccommodate the structure’s current use shall be completed within nine months of the report date.
PM-304.9.5.2 Post Maximum Permitted Live Load Certification (Poor Rating) - Live load certification
signs, approved by the Department of Licenses & Inspections, shall be conspicuously posted.
PM-304.9.5.3 Barriers (Serious Rating) - Install barriers and post approved signage to prevent access to
specific areas identified by the Project Engineer.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-13

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

PM-304.9.5.4 Restrict Occupancy (Critical Rating) - Immediately cease operation of any pier or otherwaterfront structure determined by the Project Engineer to be in critical condition. Post “Danger - No
Trespassing” signs on all sides including the on-shore and out-shore sides. Install a barrier to prevent accessto the pier or other waterfront structure from all points of access from the on-shore side.
PM-304.9.5.5 Rating Upgrade - Once repairs have been completed to a pier or other waterfront structure,
the Project Engineer may submit an addendum to the structural assessment report to upgrade the load
limitations, use, and structural assessment rating.
PM-304.9.6 Submission schedule: Notification of serious or critical conditions and submission of reports shallbe in accordance with the following schedule:
PM-304.9.6.1 Should a condition warrant a serious or critical designation, the Project Engineer shall notify
the owner, current occupant, and the Commissioner of the Department of Licenses and Inspections
immediately. The immediate notice may be oral, but shall in all cases be submitted in writing via certified
letter within 24 hours of discovery to the owner, current occupant and the Commissioner of the Department ofLicenses and Inspections.
PM-304.9.6.2 Structural assessment reports shall be submitted to the Commissioner of the Department ofLicenses and Inspections within sixty days of physical inspection.
SECTION PM-305.0 INTERIOR STRUCTURE
PM-305.1 General: The interior of a structure and equipment therein shall be maintained in good repair,structurally sound and in a sanitary condition. Every occupant shall keep that part of the structure which suchoccupant occupies or controls in a clean and sanitary condition. Every owner of a structure containing more than
one tenant shall maintain, in a clean and sanitary condition, the shared or public areas of the structure.
PM-305.2 Building elements: The walls, floors, ceilings, stairs, handrails, guards and supporting structuralmembers of every structure shall be maintained structurally sound, and be capable of supporting the imposed loads.
PM-305.3 Interior surfaces: Walls, floors and ceilings shall be maintained substantially rodentproof. All interior
surfaces, including windows and doors, shall be maintained in good, clean and sanitary condition. Peeling paint,
cracked or loose plaster, decayed wood, and other defective surface conditions shall be corrected.
PM-305.4 Supplied facilities: All interior doors, cabinets or shelves for the storage of eating, drinking and cooking
equipment and food and other supplied facilities which are permanently affixed to the structure shall be kept insound condition and good repair.
PM-305.5 Doors: All doors to dwelling units, except those dwelling units that are exclusively owner-occupied, shallbe equipped with a heavy duty dead bolt operable by a key from the outside.
PM-305.6 Lead paint: Lead paint, as defined in Section 6-403(1)(a) of the Philadelphia Health Code shall not be
permitted to remain on interior surfaces of any dwelling, rooming house, dwelling unit, rooming unit or structure inGroup E occupancy regulated under Section A-703 occupied by children when the Department of Public Healthdetermines that its presence creates a health hazard. Failure by the owner to remove the hazard shall authorize thedepartment to declare the premises “Unfit” or “Unsafe” pursuant to Section PM-307.
SECTION PM-306.0 VACANT PREMISES
PM-306.1 General: All vacant premises shall be maintained in a clean, safe, secure and sanitary condition asprovided in this chapter generally and in this section specifically, so as not to become unsafe or otherwise adversely
affect the public health or safety.
PM-306.2 Responsibility: The owner of any vacant building shall keep the interior and exterior of the premises freeof garbage and rubbish. The owner of any vacant building shall keep all doors, windows and openings from the roof
or other areas in good repair. Where such doors or windows or entrance to openings are readily accessible totrespassers, they shall be kept securely locked, fastened or otherwise secured. The owner shall take any othermeasures prescribed by the Department to prevent unauthorized entry to the premises by closing all openings withmaterials approved by the Department. A vacant building, which is not secured against entry, shall be deemedunsafe within the meaning of Section PM-307.0. The owner of a vacant building that is a blighting influence, as
defined in this subcode, shall secure all spaces designed as windows with windows that have frames and glazing andall entryways with doors. Sealing such a property with boards or masonry or other materials that are not windows
2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-14

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

with frames and glazing or entry doors shall not constitute good repair or being locked, fastened or otherwise
secured pursuant to this subsection.
PM-306.3 Notice: Where the Department determines that any vacant building is in violation of this section, awritten notice of that determination shall be given to the registered owner together with an appropriate order tocomply with this code, and a copy shall be posted in a conspicuous place on the premises. Such written notice shallindicate the number of doors, windows or other entrances or openings to the building that the owner has failed tosecure or seal in violation of PM-306.2. Such notice shall be in addition to a notice, if any, designating a property asa blighting influence.
PM-306.3.1 Service: Notices required by this section shall be served on the owner in accordance with theadministrative code.
PM-306.4 Compliance: The owner of any vacant building which is in violation of this section shall, upon written
notice, either eliminate the violation(s) or demolish the building. Where immediate compliance is not feasible, theowner shall notify the Department in writing within 10 days of the notice served by the Department of the steps
taken to correct the conditions, together with an estimate of the time required to fully comply with the provisions of
the code.
PM-306.5 Penalties: If the owner does not comply with the notice or fails to correct the conditions specified in the
Department's notice within the required period of time, the owner shall be subject to penalties set forth in theadministrative code, provided that it shall be a separate offense, for which a separate fine may be imposed, for theowner to fail to secure or seal each separate door, window or other entrance or opening enumerated in the written
notice required by PM-306.3. As provided in A-601.2, each day that each such separate offense continues afterissuance of a notice or order shall also be deemed a separate offense for which a separate fine may be imposed.
PM-306.6 Abatement: If the owner does not comply with the order of the Department to correct the conditions
prohibited by this section, the Department is authorized to correct the conditions or demolish the building with its
own forces or by contract and charge the costs thereof to the owner, and with the approval of the Law Department,collect the costs, including administrative costs, by lien or otherwise.
SECTION PM-307.0 UNSAFE AND UNFIT STRUCTURES AND EQUIPMENT
PM-307.1 Unsafe Structures: All structures that are or hereafter shall become unsafe, unsanitary or deficientbecause of inadequate means of egress facilities, or which constitute a fire hazard, or are otherwise dangerous tohuman life or the public welfare, or which involve illegal or improper occupancy or inadequate maintenance, shallbe deemed unsafe. All unsafe structures shall be taken down and removed or made safe and secure as the code
official deems necessary and as provided for in this section. A vacant building that is not secured against entry shallbe deemed unsafe. Likewise, a pier or other waterfront structure shall be deemed “unsafe” pursuant to this section
where the owner has not complied with the most recent deadline for performing an inspection and submitting a
structural assessment report to the Department pursuant to section PM-304.9.
PM-307.1(R) Unsafe classification:
1.

2.

Unsafe structural elements: Unsafe structural elements are those which are badly damaged, deteriorated
or missing, with additional structural deterioration expected unless remedial action is taken. The conditions
do not indicate that collapse is imminent.
The code official shall base a classification of unsafe structural elements upon, but not limited to, any
or all of the following conditions:a.

Whenever any element or member or appurtenance thereof is beginning to fail, or to become
detached or dislodged.

b.

Whenever the exterior walls or other vertical structural members list, lean or buckle.

c.

Whenever a structure, exclusive of the foundation, shows damage or deterioration of its supporting
members, or 50 percent damage or deterioration of its nonsupporting members, enclosing or
outside walls or coverings.

Unsafe conditions: Unsafe conditions other than those related to equipment and structure listed in item 1
and regulation PM-307.2(R) include, but are not limited to:2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-15

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

3a.

Whenever the building or structure has been so damaged by fire, wind, earthquake or flood, or has
become so dilapidated or deteriorated as to become (i) an attractive nuisance to children; (ii) a
harbor to vagrants, criminal or immoral activity; or as to (iii) enable persons to resort thereto forthe purpose of committing unlawful or immoral acts.

b.

Whenever any building or structure is in such a condition as to constitute a public nuisance known
to the common law or in equity jurisprudence.

c.

Whenever any portion of a building or structure remains on a site after the demolition or
destruction of the building or structure.

d.

Whenever, for any reason, the building or structure, or any portion thereof, is manifestly unsafe
for the purpose for which it is being used.

e.

Any premises having the conditions set forth in the definition of “Unsafe” in Section PM-202.0.

Parking garages: Where the roof of a building is occupied for the parking or storage of motor vehicles,
and the parapet walls are constructed of unreinforced masonry, such condition shall be deemed to be
structurally unsafe unless one of the following measures of protection are provided:
3.1 A minimum 24 (610 mm) inch high barrier shall be constructed to protect the parapet. The barrier
shall be designed and constructed to resist a single load of 6,000 pounds (26.70 kN) appliedhorizontally in any direction to the barrier system. The barrier shall be independent of the parapet andhave anchorages or attachments capable of transferring this load to the building structure. For
purposes of analysis, the load shall be assumed to act at a minimum height of 18 inches (460 mm)
above the floor or ramp surface on an area not to exceed 1 foot (305 mm) square; or
3.2 A letter, signed and sealed by a professional engineer registered in the Commonwealth ofPennsylvania, is submitted and approved. The letter shall certify that the existing parapet is capable ofresisting the load specified above. In addition, a minimum 6 inch (152 mm) high wheel guard shall belocated and anchored to prevent any vehicle from striking the parapet.

PM-307.1.1 Construction Excavations. 9 A construction excavation where no work has been done within the past
six months shall be deemed unsafe and shall be subject to the same requirements, penalties and procedures asapplicable to unsafe structures under this Section, unless the developer or property owner:1.

Submits a report to the Department from a professional engineer registered in the Commonwealth ofPennsylvania certifying that the excavation is safe;

2.

Provides a suitable barrier to prevent trespass;3.

Maintains the site in a sanitary condition free from any trash or refuse; and4.

Provides a plan that explains, to the satisfaction of the Department, how the excavation site will be kept
safe and secure.

PM-307.2 Unsafe installations, systems and equipment: Equipment, appliances, mechanical systems, plumbing
systems, fuel gas installations or electrical systems that unsafe, constitute a fire or health hazard, or are otherwise
dangerous to human life or the public welfare, shall be deemed unsafe by the code official and shall constitute a
violation of this code. Use of equipment, appliances, systems, or installations regulated by the Philadelphia
Building Construction and Occupancy Code constituting a hazard to health, safety or welfare by reason of
inadequate maintenance, dilapidation, fire hazard, disaster, damage or abandonment is hereby declared an unsafe use
and shall constitute a violation of this code. Such unsafe equipment, appliance, system or installation is hereby
declared to be a public nuisance and shall be abated by repair, rehabilitation, demolition or removal.
PM-307.2(R) Unsafe classification: Unsafe equipment includes any mechanical equipment, electrical wiring or
device, flammable liquid containers or other equipment on the premises or within a structure which is in suchdisrepair or condition that such equipment is a hazard to life, health, property or safety of the public or occupants ofthe premises or structure.
PM-307.2.1 Authority to seal equipment: In the case of an emergency, the code official shall have the authority
to seal out of service immediately any unsafe device or equipment regulated by the Philadelphia Code.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-16

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

PM-307.2.2 Unlawful to remove seal: Any device or equipment sealed out of service by the code official shallbe plainly marked with a sign or tag indicating the reason for such sealing. The sign or tag shall not be tampered
with, defaced or removed except by the code official.
PM-307.3 Unfit dwellings: A dwelling shall be designated by the code official as "Unfit for Human Habitation"
where the dwelling is unsanitary, vermin-infested, lacking in the facilities or equipment required by this code or isotherwise in such a state of disrepair as to be a hazard to the health or safety of the occupants.
PM-307.3.1 Continued occupancy: Where a dwelling is designated as unfit for human habitation but does notpresent an immediate hazard to safety, evacuation will not be required; however, the owner shall be denied theright to collect rent for the duration of such unfit designation.
PM-307.3.2 New tenancy: Where a dwelling is designated as unfit for human habitation, the owner shall be
prohibited from admitting any new tenants to any tenant space within such dwelling for the duration of such unfit
designation.
PM-307.4 Notice: If an unsafe or unfit condition is found, the code official shall serve on the owner, agent or person
in control of the structure a written notice describing the condition deemed unsafe or unfit. The notice shall specify
the required repair or improvements to be made to render the structure, equipment, appliance, mechanical system,
plumbing system, fuel gas installation, or electrical system safe and secure, or require the unsafe structure,equipment, appliance, mechanical system, plumbing system, fuel gas installation, or electrical system or portion
thereof to be demolished within a stipulated time. Such notice shall require the person thus notified to declare
immediately to the code official acceptance or rejection of the terms of an order to demolish.
PM-307.5 Posting unsafe or unfit notice: If the person addressed with an unsafe notice does not receive service by
one or more of the methods specified in the administrative code, a copy of the unsafe notice shall be posted in aconspicuous place on the premises; and such procedure shall be deemed the equivalent of personal notice.
PM-307.6 Disregard of notice: Where the order to eliminate an unsafe condition is not obeyed, the Department, in
addition to invoking any other sanction or procedure, is authorized to eliminate the unsafe condition or contract withother persons for repair or demolition and, with the approval of the Law Department, collect the costs including
departmental monitoring costs, from the owner by lien or otherwise. When the Department proceeds to demolishany structure whether by contract or by its own employees, the contract or the Department may provide for the
installation of a fence or other protective devices and the application of environmentally-safe treatments to control
vegetative overgrowth by the demolition contractor or by Department employees in order to secure the perimeter ofthe vacant lot, protect the health, safety and welfare of the community, prevent overgrowth and deter the illegal
dumping of trash and debris. In addition, the Department shall work cooperatively with other city and city-related
agencies on any plans for the acquisition, disposition and re-use of vacant lots including, but not limited to:community development, housing, neighborhood gardening, landscaping, play areas, side yards, or any other legal
uses. The Commissioner shall have the discretion to determine whether a fence or other protective device isnecessary based on a planned re-use of the vacant lot by an abutting or nearby property owner, community
development corporation, community-based or block organization; other unique circumstances; or upon the written
request of a City department, agency or official.
PM-307.7 Restoration: A structure determined to be unsafe or unfit by the code official is permitted to be restored
to a safe and habitable condition. Any repairs, alterations, additions or change of occupancy which occurs during
restoration of the structure shall comply with the requirements of the applicable codes.
PM-307.8 Authority to disconnect service utilities. The code official shall have the authority to authorize
disconnection of utility services or energy sources to a building, structure or system regulated by the Philadelphia
Building Construction and Occupancy Code where it is necessary to eliminate an immediate hazard to life orproperty. The code official shall notify the serving utility and, wherever possible, the owner and occupant of thebuilding, structure or service system of the decision to disconnect prior to taking such action. If not notified prior to
disconnecting, the owner or occupant of the building, structure or service system shall be notified in writing as soon
as practical thereafter.
PM-307.8.1 Connection after order to disconnect. A person shall not make utility service or energy source
connections to systems regulated by the Philadelphia Building Construction and Occupancy Code, which havebeen disconnected or ordered to be disconnected by the code official, or the use of which has been ordered to bediscontinued by the code official until the code official authorizes the reconnection and use of such systems.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-17

GENERAL PROPERTY AND STRUCTURAL MAINTENANCESECTION PM-308.0 IMMINENTLY DANGEROUS STRUCTURES
PM-308.1 Conditions: When, in the opinion of the code official, there is imminent danger of failure or collapse of astructure or any part thereof which endangers life, or when any structure or part of a structure has fallen and life isendangered by the occupation of the structure, the code official is hereby authorized and empowered to order andrequire the occupants to vacate the same forthwith in accordance with the cease operations provisions set forth in theadministrative code. The code official shall cause to be posted at each entrance to such structure a notice stating theimminent danger and prohibiting occupancy. It shall be unlawful for any person to enter such structure except forthe purpose of making the required repairs or demolishing the structure.
PM-308.1(R) Classification: Imminently dangerous structural elements are those which are in such a state ofdamage, deterioration or removal that collapse is expected at any time.
The code official shall base a classification of "imminently dangerous" upon, but not limited to, any or all of
the following conditions as visually observed by inspection.
1. Whenever any structure or portion thereof has been damaged by fire, earthquake, wind, flood or by anyother cause, to such an extent that the structural strength or stability thereof is materially less than it was
before such catastrophe.
2.

Whenever any element or member or appurtenance thereof is likely to fail, or to become detached or
dislodged, or to collapse and thereby injure persons or damage property.

3.

Whenever any portion of a structure, or any member, appurtenance or ornamentation on the exterior thereof
is of obviously reduced strength or stability, or is not so anchored, attached or fastened in place so as to be
obviously reduced in capability of resisting a wind pressure.

4.

Whenever any structure or portion thereof has wracked, warped, buckled or settled to such an extent thatwalls or other structural elements show substantially reduced load resisting capability.

5.

Whenever the structure, or any portion thereof, because of (i) dilapidation, deterioration or decay; (ii)faulty construction; (iii) the removal, movement or instability of any portion of the ground necessary forthe purpose of supporting such structure; (iv) the deterioration, decay or inadequacy of its foundation; or(v) any other cause, is likely to partially or completely collapse.

6.

Whenever the exterior walls or other vertical structural members list, lean or buckle to such an extent that aplumb line passing through the center of gravity does not fall inside the middle one third of the base.

PM-308.2 Notice: If an imminently dangerous condition is found, the code official shall serve on the owner, agent
or person in control of the structure a written notice describing the imminent danger and specifying the required
repair to render the structure safe, or requiring the imminently dangerous structure or portion thereof to be
demolished within a stipulated time. Such notice shall require the person thus notified to declare immediately to thecode official acceptance or rejection of the terms of an order to demolish.
PM-308.2.1 Immediate hazard: Where the code official determines that a condition exists which creates ahazard to life or property requiring immediate action, an immediate oral order shall have the full effect of thesubsequent written order.
PM-308.3 Posting notice: Regardless of whether the person addressed with a notice of imminent danger receives
service by one or more of the methods specified in the administrative code, a copy of the notice shall be posted in aconspicuous place on the premises; and such procedure shall be deemed the equivalent of personal notice.
PM-308.4 Disregard of notice: Where the order to eliminate an imminent danger is rejected or not obeyed, orwhen, in the opinion of the code official, immediate action is required to protect the public safety, the code official
shall cause the necessary work to be done to demolish the structure or to render the structure temporarily safe.
Nothing in this code shall be deemed to limit in any way the right, under any existing law or ordinance, of any
department of the City to correct or remove any condition deemed to be an immediate hazard to the health or safetyof the public. When the Department proceeds to demolish any structure whether by contract or by its own
employees, the contract or the Department may provide for the installation of a fence or other protective device andthe application of environmentally-safe treatments to control vegetative overgrowth by the demolition contractor or
by Department employees in order to secure the perimeter of the vacant lot, protect the health, safety and welfare of
the community, prevent vegetative overgrowth and deter the illegal dumping of trash and debris. In addition, theDepartment shall work cooperatively with other city and city-related agencies on any plans for the acquisition,
2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-18

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

disposition and re-use of vacant lots including, but not limited to: community development, housing, neighborhood
gardening, landscaping, play areas, side yards, or any other legal uses. The Commissioner shall have the discretion
to determine whether a fence is necessary based on a planned re-use of the vacant lot by an abutting or nearby
property owner, community development corporation, community-based or block organization; other unique
circumstances; or upon the written request of a City department, agency or official.
PM-308.5 Closing streets: When necessary for the public safety, the code official shall order the temporary closingof structures, sidewalks, streets, public ways and places adjacent to dangerous structures, and prohibit the same frombeing used.
PM-308.6 Costs of emergency repairs: Where the Department incurs costs of emergency repairs whether by itself
or by contract, such costs shall be charged to the owner. The Department shall, with the approval of the Law
Department, collect such costs from the owner by lien or otherwise.
PM-308.7 Removal of imminently dangerous classification: When the owner chooses to bring an imminently
dangerous structure into compliance by other than demolition, the code official is authorized to require that an
analysis and plan of compliance prepared by a structural engineer registered in the Commonwealth of Pennsylvania
be submitted for review and approval.
PM-308.7.1 Work schedules. As part of the application process to secure a building permit to abate an
imminently dangerous condition, the applicant shall provide a schedule to the code official. The code official
shall have the authority to accept or reject the work schedule. The work schedule shall contain:
1.

The date work will commence to abate the condition.

2.

The name, address and phone number of the contractor who will abate the dangerous condition.

3.

Incremental phases which include work to be performed and time estimates for completion within eachphase.

4.

The date all work for bringing the property into code compliance is to be completed.

PM-308.7.1.1 Failure to maintain work schedule. In the event that the work does not conform to theapproved work schedule, the permit shall be revoked.
SECTION PM-309.0 EMERGENCY NUISANCE ABATEMENT PROGRAM
PM-309.1 Definitions: In this Section, the following definitions shall apply.
Emergency Nuisance Abatement Area: Any ward or part of a ward of the City determined by City Council tocontain such a great number of abandoned properties constituting unsafe structures or unfit dwellings as definedin Section PM-307.0 or unsafe lots as defined in Section PM-309.4, that traditional abatement methods have been
unsuccessful and that resulting neighborhood blight and deterioration are so widespread and unchecked that an
emergency exists.
Abandoned Property: A dwelling or vacant lot which has been determined by the Department of Licenses andInspections to have been unoccupied for one year or more, and against which there are outstanding municipal
liens, or the owner of which is delinquent in the payment of Real Estate Taxes, Water and Sewer Rents, or othermunicipal claims. For purposes of this definition, a lot shall be considered vacant and unoccupied if no structureis built thereon and no lawful, productive activity has been conducted on the lot with the owner’s authorization
within the past twelve (12) months.
Gift Property Program: The program operated by the Vacant Property Review Committee under Chapter 16-400
of The Philadelphia Code.
PM-309.2 Emergency Nuisance Abatement Areas Enumerated: The following areas have been determined by
City Council to constitute the Emergency Nuisance Abatement Areas to which Section PM-309.0 applies.
1.
Third Ward.
2.
Sixth Ward.
3.
Eleventh Ward.
4.
Twelfth Ward5.
Thirteenth Ward.
6.
Fourteenth Ward.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-19

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
26.
27.
28.
29.
30.
31.
32.
33.
34.

Sixteenth Ward.
Eighteenth Ward.
Nineteenth Ward
Twentieth Ward
Twenty-second Ward
Twenty fourth Ward
Twenty-seventh Ward.
Twenty-eighth Ward.
Twenty-ninth Ward.
Thirty-second Ward.
That part of the Thirty-sixth Ward bounded by Washington Avenue, Tasker Street, Broad Street andTwenty-fifth Street.
Thirty-seventh Ward.
Forty-third Ward
Forty-fourth Ward
Forty-sixth Ward
Forty-seventh Ward
Forty-ninth Ward
Fifty-first Ward
Fifty-ninth Ward
Sixtieth WardFirst Ward
Second Ward
Thirty-ninth A Ward
Thirty-ninth B Ward
Fifth Ward
Twenty-fifth Ward
Thirty-first Ward
Forty-fifth Ward

PM-309.3 Abatement agreement: The Department of Licenses and Inspections, after consultation with the Vacant
Property Review Committee, is authorized to enter into Abatement Agreements with bona fide residents of the Cityin accordance with Sections PM-309.3.1 through PM-309.3.7.
PM-309.3.1 Correct conditions: The Agreement shall be a contract to correct the conditions resulting in an
unsafe or unfit designation, any costs of which shall be charged, as the work is completed, to the owner of theabandoned property and collected by lien, in accordance with PM-309.3.3.
PM-309.3.2 Occupancy: The contracting individual and members of his or her household shall enter and occupy
an abandoned property dwelling meeting the requirements of Section PM-309.4 or, in the case of a vacant lot, thecontracting individual or entity and his or her agents shall take such steps as may be necessary, all for the purposeof abating the unsafe or unfit conditions resulting from the vacancy of and the condition of the premises inaccordance with the terms of an abatement plan entered into by the City and the contracting individual pursuant to
Section PM-309.5. The terms of the abatement plan shall be incorporated into the Abatement Agreement.
PM-309.3.3 Consideration: Consideration for the services of the contracting individual in abating the unsafe or
unfit conditions shall be solely limited to the City's promise to bring the property to Sheriff's Sale at the earliest
practicable date; to bid at the Sheriff's Sale at the amount of all outstanding municipal liens and claims, including
any liens resulting from the costs attributable to completed portions of the abatement plan; and to either:
1.

Authorize the Commissioner of Public Property to make the property available for disposition through theGift Property Program, for the purposes of which disposition the contracting individual shall be considered
the first applicant; or2.

Compensate the contracting individual in the amount of any liens satisfied at Sheriff's Sale which are
attributable to the Abatement Agreement if the City is an unsuccessful bidder, or if the owner of theabandoned property exercises his or her right to redeem it within statutory time limits.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-20

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

PM-309.3.4 Breach: Any willful, material breach of an abatement plan and/or Abatement Agreement by acontracting individual shall render the Abatement Agreement void without further action on the part of the City.
PM-309.3.5 Procedure: Nothing in this Section shall be construed to relieve the Department of Licenses andInspections from any bidding procedures required by law.
PM-309.3.6 Indemnity: The contracting individual shall agree to indemnify and hold the City harmless from any
damages, costs or other liabilities for any injuries to his or her person or property or to the person or property of
any member of his or her household, or of their licensees or invitees, arising from any defective condition or work
performed on the premises, or arising from any other causes whatsoever related to the occupancy or performance
under the Abatement Agreement.
PM-309.3.7 Limited authority: The Abatement Agreement shall confer no power on the contracting individual,
his or her heirs or assigns, to obligate the City to any third parties in any manner whatsoever.
PM-309.4 Criteria: In order for a property to be included in the Emergency Nuisance Abatement Program thefollowing criteria shall be met:
1.

The Property shall be located in an Emergency Nuisance Abatement Area;

2.

The Department of Licenses and Inspections has determined pursuant to Section PM-307, that the property
constituted an unsafe structure or unfit dwelling; or, in the case of a vacant lot, the Department hasdetermined that a vacant lot is unsafe. For purposes of this Chapter, a lot is unsafe if it presents a hazard to
the community because of existing violations of this Title 4.

3.

The owner of the property has failed to comply, after proper notice, with any abatement order issued by the
Department of Licenses and Inspections pursuant to Sections PM-306.0 and PM-307.0; or, with respect to avacant lot, the Department has issued a notice to the owner of the lot stating that the Department hasdetermined the lot to be unsafe, order the owner to abate the unsafe condition, and notifying the owner thatthe property is subject to the provisions of this Section, and the owner has failed to comply with such order.

4.

The property is an abandoned property; and5.

The property shall be determined by the Gift Property Program, or its successor, to be structurally sound (inthe case of a dwelling) and susceptible to rehabilitation.

PM-309.5 Abatement plan: Before entering into any Abatement Agreement with an applicant, the Gift Property
Program, or its successor, shall agree with the applicant of an abatement plan to include: the nature and extent of
repairs necessary to abate each condition on the subject premises causing the unsafe or unfit designation; thereasonable monetary value of the labor of the applicant and his or her agents and of the materials and services which
will be required to cure each such condition; and a reasonable timetable for completing the abatement plan.
PM-309.6 Regulations: The Department of Public Property, the Office of Housing and Community Development
or its successor, and the Department of Licenses and Inspections are authorized to promulgate regulations to govern
their respective responsibilities pursuant to this Section.
SECTION PM-310.0 TEMPORARY CONSTRUCTION
PM-310.1 Approval: Temporary construction of scaffolding, sidewalk sheds, and similar devices erected inconjunction with any repair, maintenance or abatement activity shall be approved in accordance with the buildingcode.
PM-310.2 Duration: Temporary construction as provided in Section PM-310.1 shall be in place for only such time
as is necessary for the activity to be completed with due diligence and shall be removed within 30 days after
completion of the activity served by the temporary construction.
SECTION PM-311.0 GRAFFITI
PM-311.1 Required Graffiti Removal: 10 The owner of any private property in the City shall remove any graffiti
from such property within five (5) days of the graffiti’s appearance, if such graffiti are visible from the public rightof-way.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-21

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

PM-311.1.1 Property Included: For purposes of this section, “private property” shall include, but not be limited
to, structures encroaching on any public right-of-way, including, but not limited to, newsboxes, newsstands,
dumpsters, trucks, vending carts, utility poles, public telephones, tree planters, and other items of street furniture.
PM-311.2 Penalties and enforcement: The enforcement of Section PM-311.0 and penalties for violation thereof
are as set forth in Sections PM-311.2.1 through 311.2.4.
PM-311.2.1 Notice: 11 Upon discovery of graffiti on any private property in the City, any person authorized to
enforce ordinances is authorized to issue a notice to the owner of such property, or to a responsible agent of suchowner, that the graffiti must be removed within five (5) days. After five (5) days have elapsed from the issuanceof such notice, any person authorized to enforce ordinances is authorized to issue a notice of violation to any
person in violation of this Section, or to a responsible agent of such person, pursuant to the procedures set forth in
Section 10-718 of The Philadelphia Code.
PM-311.2.2 Penalty: The penalty for a violation of any provision of this Section shall be a fine of not less than
one hundred dollars ($100) nor more than three hundred dollars ($300). In lieu of payment of such fine, a person
who receives a notice of violation of this Section may, within ten (10) days of receipt of such notice, pay twentyfive ($25), pursuant to the procedures set forth in Section 10-718 of The Philadelphia Code.
PM-311.2.3 Abatement: 12 If a property owner fails to remove graffiti within five (5) days after a notice of
violation has been issued pursuant to subsection PM-311.2.1, the Department is authorized to proceed to remove
the graffiti, itself or by contract, and the property owner shall be responsible for the costs of removal, including all
related administrative costs. Notice of that fact shall be provided to the property owner at the same time and in thesame manner as the notice of violation is issued pursuant to subsection PM-311.2.1. A bill for such costs ofremoval shall be delivered to the property owner, proprietor or other responsible agent, and the Department isauthorized to file a lien against the property in the amount of such costs. Liability for costs or removal under thissubsection PM-311.2.3 shall be in addition to liability for any fine imposed under subsection PM-311.2.2.
PM-311.2.4 Multiple offenses: A property owner who fails to remove graffiti from multiple structures orproperties shall be considered to have committed separate offenses, and shall be subject to separate penalties, foreach such structure or property.
SECTION PM-312.0 OVERHANGING OR ENCROACHING TREES
PM-312.1 Definitions:
Enforcement Officer: Any person authorized to enforce ordinances, including, but not limited to Code official as
defined in Section PM-202.0.
Overhanging or Encroaching Tree: Any tree, any portion of which either:1.

overhangs or rests upon the property of someone other than the owner of the tree in a manner that harms or
is likely to harm the other’s property; or2.

is dead, weakened or decayed such that a significant portion of the tree could reasonably be expected to fallor come to rest upon the property of someone other than the owner.

PM-312.2 Trees: No person shall allow any tree on his or her property to become an Overhanging or Encroaching
Tree.
PM-312.3 Duty to Inspect Trees: Owners of private property in the City shall inspect any trees on the owner’s
property to discover a defect that could potentially cause harm to adjacent or nearby people or property. Owners
shall make the trees on their premises reasonably safe by repair or removal.
PM-312.4 Penalties and Enforcement: The enforcement of Section PM-312.0 and penalties for violation thereof
are set forth in Sections PM-312.4.1 through PM-312.4.4.
PM-312.4.1 Notice: An Enforcement Officer is authorized to issue a notice to the owner of property on which any
Overhanging or Encroaching Tree is located of a violation of this section and requiring that the owner remedy theviolation. Such notice shall advise the owner that fines may be sought and abatement action taken if the violation
has not been remedied within thirty (30) days of the date of the warning, except in cases where the tree presents animmediate danger to the health or safety of the public, in which case such notice shall require that the owner
remedy the violation immediately and state that, if not remedied immediately, the Department may take2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-22

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

immediate action to do so. Such notice shall advise the owner that he or she will be held responsible for theCity’s costs of remedying the violation or removal of the tree, if necessary.
PM-312.4.2 Penalty: The penalty for a violation of any provisions of this Section shall be a fine of not less than
one hundred fifty dollars ($150) nor more than three hundred dollars ($300).
PM-312.4.3 Code Violation Notice: If a violation of this section has not been remedied within thirty (30) days of
issuance of the notice described in Section PM-312.4.1, or immediately after such notice in cases of immediate
danger to the health or safety of the public, an Enforcement Officer is authorized to issue a Code Violation Noticeto the property owner pursuant to the procedures set forth in Section 1-112 of The Philadelphia Code. [Theamount required to be remitted in response to a Code Violation Notice issued pursuant to Section 1-112 of The
Philadelphia Code to enforce this section is fifty ($50) dollars.] Payment in response to a Code Violation Notice
shall not excuse the owner’s responsibility to remedy the violation.
PM-312.4.3 Code Violation Notice: 13 If a violation of this section has not been remedied within thirty (30) daysof issuance of the notice described in section 312.4.1, or immediately after such notice in cases of immediate
danger to the health or safety of the public, an Enforcement Officer is authorized to issue a Code Violation Noticeto the property owner pursuant to the procedures set forth in section 1-112 of the Code. The amount required to beremitted in response to a Code Violation Notice issued pursuant to section 1-112 of the Code to enforce thissection is the amount indicated in section 1-112. Payment in response to a Code Violation Notice shall not excuse
the owner’s responsibility to remedy the violation.
PM-312.4.4 Abatement: If a property owner fails to remove an Overhanging or Encroaching Tree within thirty(30) days after a notice of violation has been issued, pursuant to Section PM-312.4.1, the Department isauthorized to proceed to prune or remove the Overhanging or Encroaching Tree to the extent necessary to cure theviolation, except in cases where the tree presents an immediate danger to the health or safety of the public, inwhich case the Department may take immediate action to remedy the violation if the owner does not do so. The
property owner shall be responsible for the costs of pruning or removal, including all related administrative costs.
A bill for such costs of removal shall be delivered to the property owner, and the Department is authorized to filea lien against the property in the amount of such costs. Liability for the cost of remediation under this Section
shall be in addition to liability for any fine imposed under this section. The owner of a tree in violation of thissection shall be responsible and liable for any damage or injury to any person or property caused by the City or its
agent in connection with abatement work pursuant to this section.
PM-312.4.5 Vacant Lots: Within ninety (90) days after a notice of violation has been issued, the Department
shall abate any nuisance found on vacant lots as this term is defined in Section 19-205(5) 14 of The Philadelphia
Code.
PM-312.5 Applicability: This section shall not apply to any Street Tree consistent with the provisions of Section
15-203 of The Philadelphia Code.
SECTION PM-313.0 PRIVATE PARKING LOTS 15
PM-313.1 General: All owners and operators of private parking lots shall comply with the requirements ofsubsections PM-313.2 through PM-313.4; the Zoning Code; and the Philadelphia Building Code.
PM-313.2 Barriers: A permanent substantial barrier shall be maintained around the private parking lot area. Suchbarrier shall be constructed of metal or masonry and shall be:
1.

A wall which is not less than 2 feet in height;

2.

Metal or masonry posts 4 to 6 inches in diameter placed not more than 5 feet apart nor less than 30 inches inheight and connected by metal pipes, rods, fencing or chains; or3.

Concrete curbing, at least six inches high by four inches wide, permanently located so that any parked
vehicle does not encroach on a footway, adjacent property, or into an area where parking is not permitted.

PM-313.3 Surfacing: All areas of the private parking lot shall be surfaced in accordance with regulations issued by
the Department of Streets to prevent the spread of dust, dirt or mud. These regulations shall require the use ofpermanent paving materials:
1.

On private parking lots which are used to store or park commercial vehicles; and2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-23

GENERAL PROPERTY AND STRUCTURAL MAINTENANCE

2.

On private parking lots with a parking area of 2,500 square feet or more.

PM-313.4 Use of Streets: The owner of a private parking lot shall not:1.

Use or permit the use of any part of any street or sidewalk for the parking or storing of motor vehicles inconnection with the operation of a motor vehicle repair or sales businesses.

2.

Cause or permit the shoveling, plowing or otherwise moving of snow from the private parking lot onto any
street or sidewalk.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-24

CHAPTER 4RESIDENTIAL OCCUPANCIESSECTION PM-401.0 GENERAL
PM-401.1 Scope: The provisions of this chapter shall govern the minimum conditions and standards for light,
ventilation, space, plumbing facilities and fixtures, mechanical facilities and equipment, and electrical facilities andequipment in residential occupancies.
PM-401.2 Responsibility: The owner of the structure shall provide and maintain light, ventilation, space, plumbing
facilities and fixtures, mechanical facilities and equipment, and electrical facilities and equipment in compliancewith these requirements. A person shall not occupy as owner-occupant or permit another person to occupy any
premises which does not comply with the requirements of this chapter.
SECTION PM-402.0 LIGHT
PM-402.1 Habitable spaces: Every habitable space except kitchens shall have at least one window or skylight ofapproved size facing directly to the outdoors.
PM-402.1.1 Obstructions: Wherever walls or other portions of a structure face a window of any room and suchobstructions are located less than 3 feet (914 mm) from the window and extend to a level above that of the ceilingof the room, such window shall not be deemed to face directly to the outdoors and shall not be included ascontributing to the required minimum total window area for the room.
PM-402.1.2 Basement habitable spaces: The required window area serving habitable spaces in basements shallhave a minimum outside horizontal clear space measured perpendicular to the window, equal to one and one-halftimes the depth of the window sill below average adjoining grade.
PM-402.1.3 Window area: The minimum total window area of every sleeping room with 100 square feet (9.29m2) or less of floor area shall be 8 percent of the floor area. The minimum total window of every sleeping roomwith more than 100 square feet (9.29 m2) of floor area shall be 8 square feet plus 5 percent of each square foot offloor area over 100 square feet (9.29 m2). The minimum total window area of every other habitable room forwhich windows are required shall be 7 percent of the floor area.
PM-402.1.4 Adjoining spaces: Where natural light for rooms or spaces without exterior window areas isprovided through an adjoining room or enclosed porch, the unobstructed opening to the adjoining room shall be atleast 8 percent of the floor area of the interior room or space, but not less than 25 square feet (2.33 m2). The
exterior window area shall be based on the total floor area being served.
PM-402.2 Common halls and stairways: Every common hall, interior stairway and exterior stairway serving
residential occupancies shall be provided with artificial light capable of providing a minimum of 1 footcandle (11lux) at floors, landings and treads. Continuous operation of the lighting system is required except during those hours
when there is sufficient natural light to comply with these requirements.
Exception: Continuous operation is not required for common hall and stairway lighting serving occupancies inGroup R-3 which are equipped with light switches located within 3 feet (914 mm) of the access and entrance
doors to such common spaces.
PM-402.3 Other spaces: All other spaces shall be provided with natural or artificial light sufficient to permit themaintenance of sanitary conditions, and the safe occupancy of the space and utilization of the appliances, equipment
and fixtures.
SECTION PM-403.0 VENTILATION
PM-403.1 Habitable spaces: Every habitable space except kitchens shall have at least one openable window or
skylight. The total openable area of the window in every room shall be equal to at least 45 percent of the minimum
glazed area required in Section PM-402.1.3 and 402.1.4. A window which is disqualified by Section PM-402.1.1 or
PM-402.1.2 shall also be disqualified as openable area.
Exception: Mechanical ventilation which complies with the mechanical code or which provides 6 air changes perhour to the space and exhausts to the outside shall be accepted in lieu of openable windows.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-25

RESIDENTIAL OCCUPANCIES

PM-403.2 Bathrooms and toilet rooms: Every bathroom and toilet room shall comply with the ventilation
requirements for habitable spaces as required by Section PM-403.1, except that a window or skylight shall not be
required in spaces equipped with a mechanical ventilation system which exhausts air from a toilet room or bathroom
within a dwelling or rooming unit to the exterior without recirculation to any space, including the space from whichsuch air is withdrawn.
PM-403.3 Laundry rooms: Every laundry room shall have a minimum openable area of two square feet (0.19 m2).
Exception: Mechanical ventilation which provides 6 air changes per hour to the room and exhausts to the outside
shall be accepted in lieu of the openable area.
PM-403.4 Clothes dryers: Clothes dryer venting systems shall be independent of all other systems and shall bevented in accordance with the manufacturer's instructions.
SECTION PM-404.0 SPACE AND USE
PM-404.1 Arrangement: Dwelling units, rooming units, dormitory units and hotel units shall be arranged toprovide privacy and be separate from other adjoining spaces. Units which are constructed, altered or otherwise
newly established shall comply with the requirements of Sections PM-404.1.1 and PM-404.1.2.
PM-404.1.1 Sleeping rooms: Sleeping rooms shall be arranged so that a person is not required to pass throughone sleeping room to reach another.
PM-404.1.2 Toilet facilities: Sleeping rooms shall be arranged so that each sleeping room has access to a watercloset and lavatory without being required to pass through another sleeping room.
PM-404.2 Floor area: Every dwelling unit, rooming unit, dormitory unit and hotel unit shall comply with theminimum floor area requirements of Table PM-404.2. Floor area shall be calculated on the basis of habitable room
area, however, closets and halls within the dwelling unit shall be permitted to comprise a maximum of 10 percent of
the required minimum habitable floor area.
TABLE PM-404.2
OCCUPANCY AREA REQUIREMENTS
Minimum Area Requirements in Square Feet a, b
No. of Occupants Total for Dwelling
Living RoomDining Room
Unit
1
150
N/R
N/R
2
250
N/R
N/R
3
350
120
80
4
450
120
80
5
525
120
80
6
600
150
100
More than 6
150
100
600 plus 75 foreach add’l person
Note a.
1 square foot = 0.093 m2.
Note b.
For combined living/dining room spaces see Section PM-404.2.1.
Note c.
For prohibited sleeping spaces see Section PM-404.3.

KitchenSleeping Roomc

50
50
50
50
50
60
60

70
100
150
200
250
300
300 plus 50 foreach add’l person

PM-404.2.1 Combined spaces: Combined spaces shall be deemed to comply with the requirements of Table PM404.2 if the total area of the combined spaces is equal to that required for separate rooms.
PM-404.3 Sleeping prohibited: Kitchens, nonhabitable spaces and interior public areas shall not be occupied forsleeping purposes.
Exception: This provision, as it pertains to kitchens, shall not apply to single space efficiency apartment units
which otherwise comply with this code.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-26

RESIDENTIAL OCCUPANCIES

PM-404.4 Minimum dimensions: A habitable room, other than a kitchen, shall not be less than 7 feet (2133 mm) inany plan dimension. Kitchens shall have a clear passageway of not less than 3 feet (914 mm) between counterfronts
and appliances or counterfronts and walls.
PM-404.5 Minimum ceiling heights: Habitable spaces, hallways, corridors, laundry areas, bathrooms, toilet rooms
and kitchens shall have a clear ceiling height of not less than 7 feet (2134 mm).
Exceptions:
1. Beams or girders spaced not less than 4 feet (1219 mm) on center and projecting below the ceiling,
provided that the minimum clear height is not less than 6 feet 8 inches (2033 mm).
2. Dropped or furred ceilings over not more than one-half of the minimum floor area required by this code,provided that no part of such dropped or furred ceiling is less than 6 feet 8 inches (2033 mm) in height.
3. Rooms occupied exclusively for sleeping, study or similar purposes and having a sloped ceiling over all orpart of the room, with a clear ceiling height of at least 7 feet (2134 mm) over not less than one-third of therequired minimum floor area. In calculating the floor area of such rooms, only those portions of the floorarea with a clear ceiling height of 5 feet (1524 mm) or more shall be included.
4. Basement rooms in one- and two-family dwellings occupied exclusively for laundry, study or recreation
purposes, having a ceiling height of not less than 6 feet 8 inches (2033 mm) with not less than 6 feet 4
inches (1932 mm) of clear height under beams, girders, ducts and similar obstructions.
PM-404.6 Basements: No basement shall be used for habitable space, except kitchens, unless the floors and walls
are substantially watertight and the space complies with this code in all other respects.
SECTION PM-405.0 PLUMBING FACILITIES AND FIXTURES
PM-405.1 Bathrooms and toilet rooms: Bathrooms and toilet rooms shall provide privacy to the occupant of theroom and shall not be part of the only access to another space or means of egress.
PM-405.1.1 Dwelling units: Each dwelling unit shall contain a room equipped with a water closet, lavatory and abathtub or shower. The required bathtub or shower shall be permitted in a separate room from the water closet.
The lavatory shall be placed in the same room as the water closet or located in close proximity to the door leading
directly into the room in which the water closet is located.
PM-405.1.2 Rooming houses, dormitories and hotels: Where private water closets, lavatories and bathtubs or
showers are not provided in rooming houses, dormitories and hotels, a minimum of one water closet, lavatory andbathtub or shower shall be provided with access from a common hallway for each six occupants or fraction
thereof. Such facilities shall not be more than one story removed from the occupants intended to share them.
PM-405.1.2(R) In rooming houses and dormitories in which rooms are occupied only by males, flush urinals shallbe permitted to substitute for not more than one-half of the required number of water closets.
PM-405.1.3 Floor surfaces: Every bathroom and toilet room floor surface shall be constructed and maintained so
as to be substantially impervious to water and so as to permit such floor to be easily kept in a clean and sanitarycondition.
PM-405.1.3(R) Floors in bathrooms and toilet rooms shall be asphalt tile, ceramic tile, linoleum tile or sheet,rubber tile, terrazzo, vinyl-asbestos tile, vinyl plastic tile or sheet, or other durable, waterproof non-absorptive
material.
PM-405.2 Kitchens: Every dwelling shall contain a kitchen sink.
PM-405.3 Plumbing fixtures: All plumbing fixtures shall be properly installed with adequate clearances for usage
and cleaning and be maintained in a safe, sanitary and functional condition, free from obstructions, leaks anddefects.
PM-405.3.1 Water supply: Every sink, lavatory, water closet, bathtub, shower or other plumbing fixture requiredby this code shall be properly connected to a public or approved private water supply in accordance with theplumbing code.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-27

RESIDENTIAL OCCUPANCIES

PM-405.3.2 Hot water: Hot water equipment shall be provided which is capable of heating water to such atemperature as to permit an adequate amount of water to be drawn at each required sink, lavatory, bathtub, showerand laundry facility at a temperature of not less than 110 degrees F (43 degrees C) without reliance on the spaceheating facilities required by this code. Water heating equipment shall be set so that the temperature of water
drawn from plumbing fixtures shall not exceed 125 degrees F (52 degrees C).
PM-405.3.2(R) An adequate amount of water shall mean a minimum of one gallon per minute (.00006 m3/s).
PM-405.3.2.1 Relief valve: Water heaters shall be equipped with a combination temperature and pressure relief
valve and relief valve discharge pipe which is properly installed and maintained.
PM-405.3.3 Sanitary drainage: All plumbing fixtures shall be properly connected to a public or approved
private sewage disposal system in accordance with the plumbing code.
SECTION PM-406.0 MECHANICAL FACILITIES AND EQUIPMENT
PM-406.1 Maintenance: All mechanical equipment, fireplaces and solid fuel-burning appliances shall be properly
installed and maintained in a safe working condition, and shall be capable of performing the intended function.
PM-406.1.1 Cooking and heating equipment: All cooking and heating equipment, components and accessories
in every heating, cooking and water-heating device shall be maintained free from leaks and obstructions.
PM-406.1.2 Chimney: All fuel-burning equipment and appliances shall be connected to an approved chimney orvent.
Exception: Fuel-burning equipment and appliances which are labeled for unvented operation.
PM-406.1.3 Clearances: All required clearances to combustible materials shall be maintained.
PM-406.1.4 Safety controls: All safety controls for fuel-burning equipment shall be maintained in effective
operation.
PM-406.1.5 Combustion air: A supply of air for complete combustion of the fuel and for ventilation of the spaceshall be provided for the fuel-burning equipment.
PM-406.1.6 Energy conservation devices: Devices purporting to reduce fuel consumption by attachment to afuel-burning appliance, to the fuel supply line thereto, or to the vent outlet or vent piping therefrom, shall not be
installed unless labeled for such purpose and installed in accordance with the manufacturer's instructions.
PM-406.2 Heating facilities: Every dwelling shall be provided with permanent heating facilities capable ofmaintaining a room temperature of 68 degrees F (20 degrees C) in all habitable rooms, bathrooms and toilet rooms
based on an outside design temperature of 10 degrees F (-12 degrees C).
PM-406.2.1 Heat supply: Heat shall be supplied continuously at the temperature and in the rooms specified in
Section PM-406.2 from October 1 to April 30 inclusive, and in addition thereto during the months of May or
September when the outside temperature falls below 60 degrees F (15 degrees C) by every owner or operator of
every two-family dwelling, multiple-family dwelling and rooming house except where there are separate heating
facilities for each dwelling unit, whose facilities are under the sole control of the occupant of such dwelling unit.
PM-406.2.2 Room temperature measurement: The required room temperatures shall be measured at a point 3
feet (914 mm) above the floor and 3 feet (914 mm) from the exterior walls. In the case of a room without exterior
walls, the measurement shall be taken in the approximate center of the room.
PM-406.2.3 Room temperature exception: When the outdoor temperature is below 10 degrees F (-12 degrees C)
the owner or operator shall not be required to maintain the minimum room temperatures, provided that the heating
system is operating at full capacity, with supply valves and dampers in a full open position.
PM-406.3 Cooling facilities: At such time as the Department of Public Health declares a heat emergency, the owneror operator of personal care boarding home occupancies in Group I-1 (Supervised Living Facilities) shall, whenever
the indoor ambient air temperature exceeds 81 degrees Fahrenheit (27 degrees C), supply mechanical air cooling toevery habitable room to maintain a temperature not exceeding 81 degrees Fahrenheit (27 degrees C).
Exception: Where there are separate mechanical air cooling facilities for each dwelling or rooming unit, and such
facilities are under the sole control of the occupant of the dwelling or rooming unit.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-28

RESIDENTIAL OCCUPANCIES

PM-406.3.1 Equipment: The cooling equipment in the facility shall be capable of maintaining an indoor ambient
air temperature which does not exceed 81 degrees Fahrenheit (27 degrees C) based on an outside designtemperature of 100 degrees Fahrenheit (38 degrees C).
PM-406.3.2 Room temperature measurement: The required room temperature shall be measured three feet (914mm) above the floor approximately at the center of the room.
PM-406.4 Cooking equipment: Every dwelling unit shall contain a gas range or electric range for cooking. Suchequipment shall be installed and maintained so that it will function safely and properly.
PM-406.4.1 Cooking prohibited: Unless approved through the certificate of occupancy, cooking shall not be
permitted in any rooming unit or dormitory unit, and a cooking facility or appliance shall not be permitted to bepresent in a rooming unit or dormitory unit.
Exception: Where specifically approved in writing by the code official.
SECTION PM-407.0 ELECTRICAL FACILITIES AND EQUIPMENT
PM-407.1 Electrical service: Every occupied dwelling shall be provided with an electrical system in compliancewith the requirements of this section. The size and usage of appliances and equipment shall serve as a basis fordetermining the need for additional facilities in accordance with the electrical code. Every dwelling shall be served
by a main service that is not less than 60 amperes, three wires, 120/240 or 120/208 volts, single phase.
PM-407.2 Safe installation: All electrical equipment, wiring and appliances shall be properly installed andmaintained by a qualified licensed electrical contractor in accordance with Subcode E. Where it is found that theelectrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service,improper fusing, insufficient outlets, improper wiring or installation, deterioration or damage, or for similar reasons,the code official shall require the defects to be corrected to eliminate the hazard.
PM-407.2(R) Hazards: Safety from hazards shall include but not be limited to the following:1.

All electrical circuits shall be properly fused and no electrical circuit shall be overloaded as a result ofconnecting appliances which operate at high wattages to outlets supplied with wire of inadequate size.

2.

Every exposed electrical wire shall have insulation which is in good condition.

3.

Every switch plate and outlet plate shall be properly fastened in position.

4.

No short circuit or break shall exist in any electric line.

5.

Every fixture and outlet shall function properly and shall be properly fastened in place.

6.

No obvious shock hazard shall exist.

7.

No temporary wiring shall be used, except extension cords which run directly from portable electricalequipment to convenience outlets and which do not lie underneath floor covering materials or extend
through doorways, transoms, or similar apertures through structural elements.

PM-407.3 Receptacles: Every habitable space in a dwelling shall contain at least two separate and remote
receptacle outlets spaced a minimum of 12 feet (3658 mm) apart measured along the perimeter of the room or aminimum of one such receptacle plus a ceiling light fixture. Every laundry area shall contain at least one groundedtype receptacle.
PM-407.3.1 Kitchen receptacles: At least one 20 ampere circuit shall be provided to serve the receptacle outlets
in the kitchen and dining area.
PM-407.3.2 Special appliances: Individual branch circuits shall be provided as required to comply with theelectrical code for any fixed appliances or equipment; rated at more than 1400 watts or the space specificallyprovided for such items. One additional 20 ampere circuit shall be provided to serve an automatic washingmachine, if present on the premises.
PM-407.3.3 Bathroom receptacles. Every bathroom shall contain at least one receptacle outlet. Any new
bathroom receptacle outlet shall have ground fault circuit interrupter protection.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-29

RESIDENTIAL OCCUPANCIES

PM-407.4 Lighting fixtures: Every public hall, interior stairway, water closet compartment, bathroom, laundryroom and furnace room shall contain at least one electric lighting fixture.
PM-407.4.1 Outdoor lighting fixture: Every owner or operator of every multiple-family dwelling shall provide
an outside light over each entrance from the street and in a prominent place in each side yard and rear yard
sufficient to illuminate and maintain in service 16 square feet (1.49 m2) of ground area to the intensity of 3 footcandles (33 lux). The light shall be turned on automatically at sunset and shall remain on until sunrise thefollowing morning.
SECTION PM-408.0 UTILITIES
PM-408.1 Continuance of utilities: No owner, operator or occupant shall cause any service equipment or utility
which is required by this code to be removed, shut off or discontinued for any occupied dwelling, except for
temporary interruption necessary while actual repairs or alterations are in process, or during temporary emergencies.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-30

CHAPTER 5

NON-RESIDENTIAL OCCUPANCIES
PM-501.0 GENERAL
PM-501.1 Scope: The provisions of this chapter shall govern the minimum conditions and standards for light,
ventilation, plumbing facilities and fixtures, mechanical facilities and equipment and electrical facilities andequipment in non-residential occupancies.
PM-501.2 Responsibility: The owner of the structure shall provide and maintain light, ventilation, plumbing
facilities and fixtures, mechanical facilities and equipment and electrical facilities and equipment in compliance withthese requirements. A person shall not occupy as owner-occupant or permit another person to occupy any premises
which does not comply with the requirements of this chapter.
SECTION PM-502.0 LIGHT
PM-502.1 Common corridors and stairways: Every common corridor, interior stairway and exterior stairway
shall be provided with artificial light capable of providing a minimum of 1 footcandle (11 lux) at floors, landings
and treads. Continuous operation of the lighting system is required during all hours of occupancy except during
those hours when there is sufficient natural light to comply with these requirements.
PM-502.2 Other spaces: All other spaces shall be provided with natural or artificial light sufficient to permit themaintenance of sanitary conditions, and the safe occupancy of the space and utilization of the appliances, equipment
and fixtures.
SECTION PM-503.0 VENTILATION
PM-503.1 Bathrooms and toilet rooms: Every bathroom and toilet room shall be equipped with natural ormechanical ventilation in accordance with Sections PM-503.1.1 or PM-503.1.2.
PM-503.1.1 Natural ventilation: Natural ventilation shall be provided by openable area equal to or greater than 4
percent of the bathroom or toilet room served.
PM-503.1.2 Mechanical ventilation: Air exhausted by a mechanical ventilation system from all bathrooms or
toilet rooms shall comply with the mechanical code or shall provide a minimum of 6 air changes per hour to thespace and shall be exhausted to the exterior without recirculation to any space, or not more than 85 percent of theexhaust air shall be recirculated where the system is provided with effective absorption and filtering equipment.
PM-503.2 Process Ventilation: Where injurious, toxic, irritating or noxious fumes, gases, dusts or mists are
generated, a local exhaust ventilation system shall be provided to remove the contaminating agent at the source. Air
shall be exhausted to the exterior in accordance with The Philadelphia Code and not be recirculated to any space.
SECTION PM-504.0 PLUMBING FACILITIES AND FIXTURES
PM-504.1 Employee's facilities: A minimum of one water closet, one lavatory and one drinking facility shall beavailable to employees.
PM-504.1.1 Drinking facilities: Drinking facilities shall be a drinking fountain, water cooler, bottled watercooler, or disposable cups next to a sink or water dispenser. Drinking facilities shall not be located in toilet rooms
or bathrooms.
PM-504.2 Toilet rooms: Toilet rooms and bathrooms shall provide privacy and shall not constitute the only
passageway to a hall or other space, or to the exterior.
PM-504.3 Plumbing fixtures: All plumbing fixtures shall be properly installed with adequate clearances for usage
and cleaning and be maintained in a safe, sanitary and functional condition, free from obstructions, leaks anddefects.
PM-504.3.1 Water supply: Every required sink, lavatory, water closet, bathtub, shower or other plumbing fixture
shall be properly connected to a public or approved private water supply in accordance with the plumbing code.
PM-504.3.2 Hot water: Hot water equipment shall be provided which is capable of heating water to such atemperature as to permit water to be drawn at every required sink, lavatory, bathtub, shower and laundry facility at

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-31

NON-RESIDENTIAL OCCUPANCIESa temperature of not less than 110 degrees F (43 degrees C) without reliance on the space heating facilities. Water
heating equipment shall be set so that the temperature of water drawn from non-process plumbing fixtures shallnot exceed 125 degrees F (52 degrees C).
PM-504.3.2.1 Relief valve: Water heaters shall be equipped with a combination temperature and pressure relief
valve and relief valve discharge pipe which is properly installed and maintained.
PM-504.3.3 Sanitary drainage: All plumbing fixtures shall be properly connected to a public or approved
private sewage disposal system in accordance with the plumbing code.
SECTION PM-505.0 MECHANICAL FACILITIES AND EQUIPMENT
PM-505.1 Maintenance: All mechanical equipment, fireplaces and solid fuel-burning appliances shall be properly
installed and maintained in a safe working condition, and shall be capable of performing the intended function.
PM-505.1.1 Cooking and heating equipment: All cooking and heating equipment, components and accessories
in every heating, cooking and water-heating device shall be maintained free from leaks and obstructions.
PM-505.1.2 Chimney: All fuel-burning equipment and appliances shall be connected to an approved chimney orvent.
Exception: Fuel-burning equipment and appliances which are labeled for unvented operation.
PM-505.1.3 Clearances: All required clearances to combustible materials shall be maintained.
PM-505.1.4 Safety controls: All safety controls for fuel-burning equipment shall be maintained in effective
operation.
PM-505.1.5 Combustion air: A supply of air for complete combustion of the fuel and for ventilation of the spaceshall be provided for the fuel-burning equipment.
PM-505.1.6 Energy conservation devices: Devices purporting to reduce fuel consumption by attachment to afuel-burning appliance, to the fuel supply line thereto, or to the vent outlet or vent piping therefrom, shall not be
installed unless labeled for such purpose and installed in accordance with the manufacturer's instructions.
PM-505.2 Cooling facilities: At such time as the Department of Public Health declares a heat emergency, the owneror operator of nursing home and senior citizen occupancies in Group I-2 (Dependent Care Facilities) shall, whenever
the indoor ambient air temperature exceeds 81 degrees Fahrenheit (27 degrees C), supply mechanical air cooling toevery habitable room to maintain a temperature not exceeding 81 degrees Fahrenheit (27 degrees C).
Exception: Where there are separate mechanical air cooling facilities for each dwelling or rooming unit, and such
facilities are under the sole control of the occupant of the dwelling or rooming unit.
PM-505.2.1 Equipment: The cooling equipment in the facility shall be capable of maintaining an indoor ambient
air temperature which does not exceed 81 degrees Fahrenheit (27 degrees C) based on an outside designtemperature of 100 degrees Fahrenheit (38 degrees C).
PM-505.2.2 Room temperature measurements: The required room temperature shall be measured three feet
(914 mm) above the floor approximately at the center of the room.
SECTION PM-506.0 ELECTRICAL FACILITIES AND EQUIPMENT
PM-506.1 Electrical service: Every occupied building which is provided with an electrical system shall be incompliance with the requirements of this section. The size and usage of appliances and equipment shall serve as abasis for determining the need for additional facilities in accordance with the electrical code.
PM-506.2 Safe installation: All electrical equipment, wiring and appliances shall be properly installed andmaintained in a safe and approved manner. Where it is found that the electrical system in a structure constitutes ahazard to the occupants or the structure by reason of inadequate service, improper fusing, insufficient outlets,
improper wiring or installation, deterioration or damage, or for similar reasons, the code official shall require thedefects to be corrected to eliminate the hazard.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-32

CHAPTER 6

FIRE AND LIFE SAFETY REQUIREMENTS
SECTION PM-601.0 GENERAL
PM-601.1 Scope: The provisions of this chapter shall govern the minimum conditions and standards for fire and life
safety relating to structures and exterior premises, including facilities and equipment to be provided.
PM-601.2 Responsibility: The owner of the premises shall provide and maintain fire and life safety facilities andequipment in compliance with these requirements. A person shall not occupy as owner-occupant or permit anotherperson to occupy any premises that do not comply with the requirements of this chapter and the applicableprovisions of the Fire Code.
SECTION PM-602.0 MEANS OF EGRESS
PM-602.1 General: A safe, continuous and unobstructed means of egress shall be provided from the interior of astructure to a public way.
PM-602.2 Arrangement: Exits from dwelling units, rooming units, guestrooms and dormitory units shall not leadthrough other such units, or through toilet rooms or bathrooms.
PM-602.3 Stairways, handrails and guards: Every exterior and interior flight of stairs having more than threerisers shall have handrails, and every open portion of a stair, landing, balcony, deck, porch or other walking surface
which is more than 30 inches (762 mm) above the floor or grade below shall have guards. Handrails shall not beless than 30 inches (762 mm) nor more than 42 inches (1067 mm) high, measured vertically above the nosing of thetread or above the finished floor of the landing or walking surfaces. Guards shall not be less than 30 inches (762mm) high above the floor of the walking surface.
PM-602.4 Walking surfaces: Walking surfaces of aisles, passageways, corridors, stairways and other elements ofmeans of egress shall be maintained free of warping, loose or torn surfaces and any other condition which does notprovide safe means of egress.
PM-602.5 Maintenance of exterior stairs and fire escapes: All exterior stairways and fire escapes shall be kept
free of snow and ice. Exterior stairways and fire escapes constructed of materials requiring the application of
weather protecting products, shall have these products applied in an approved manner and shall be applied as often
as necessary to maintain the stairways and fire escapes in safe condition.
SECTION PM-603.0 ACCUMULATIONS AND STORAGE
PM-603.1 Accumulations: Rubbish, garbage or other materials shall not be stored or allowed to accumulate instairways, passageways, aisles, doors, windows, fire escapes or other means of egress.
PM-603.2 Hazardous material: Combustible, flammable, explosive or other hazardous materials, such as paints,
volatile oils and cleaning fluids, or combustible rubbish, such as wastepaper, boxes and rags, shall not be
accumulated or stored unless such storage complies with the applicable requirements of the building code and theFire Code.
SECTION PM-604.0 FIRERESISTANCE RATINGS
PM-604.1 General: The fireresistance rating of floors, walls, ceilings, and other elements and components shall bemaintained.
PM-604.2 Maintenance: All required fire doors and smoke barriers shall be maintained in good working order,
including all hardware necessary for the proper operation thereof. Fire doors shall not be held open by door stops,
wedges or other unapproved hold-open devices.
SECTION PM-605.0 FIRE PROTECTION SYSTEMS
PM-605.1 General: All systems, devices and equipment to detect a fire, actuate an alarm, or suppress or control afire or any combination thereof shall be properly maintained.
PM-605.2 Fire suppression system: Fire suppression systems shall be in proper operating condition at all times.
PM-605.2.1 Valves: Control valves shall be in the fully open position.
2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-33

FIRE AND LIFE SAFETY REQUIREMENTS

PM-605.2.2 Sprinklers: Sprinklers shall be clean and free of corrosion, paint and damage. Stock shall be at least
18 inches (457 mm) below sprinkler deflectors.
PM-605.2.3 Piping: Piping shall be properly supported and shall not support any other loads.
PM-605.3 Standpipe systems: Standpipe systems shall be in proper operating condition at all times.
PM-605.3.1 Valves: Water supply control valves shall be in the fully open position.
PM-605.3.2 Hose connections: Hose connections shall be identified and have ready access thereto.
PM-605.3.3 Hose: Where provided, the hose shall be properly packed, dry and free from deterioration.
PM-605.4 Fire alarm systems: Fire alarm systems shall be in proper operating condition at all times.
PM-605.4.1 Control panel: The "power on" indicator shall be lit. Alarm or trouble indicators shall not be
illuminated.
PM-605.4.2 Manual fire alarm boxes: All manual fire alarm boxes shall be operational and unobstructed.
PM-605.4.3 Automatic fire detectors: All automatic fire detectors shall be operational and free from any
obstructions that prevent proper operation, including smoke entry.
SECTION PM-606.0 ELEVATORS
PM-606.1 Availability: In buildings equipped with passenger elevators, at least one elevator shall be maintained inoperation at all times when the building is occupied.
Exception: Buildings equipped with only one elevator shall be permitted to have the elevator temporarily out ofservice for testing or servicing.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-34

CHAPTER 7

SPECIAL CONTROLSSECTION PM-701.0 LEGISLATIVE PURPOSE
PM-701.1 Revitalization areas: The purpose of this chapter is to promote the public welfare by encouraging therevitalization of deteriorating neighborhood commercial revitalization areas and to provide that a reasonable degreeof control may be exercised over the design, construction, alteration and repair of the front faces of commercial
buildings in designated neighborhood commercial revitalization areas in order to prevent further deterioration andblight in such areas and to protect surrounding neighborhoods from the adverse effects of deterioration and blight.
PM-701.2 Center city: It is further the purpose of this chapter to promote the public welfare in the Center City
Extended Commercial Area by ensuring the continued suitability of the area as the City's primary business district,by encouraging the growth of the hotel and tourism industry therein, and by prohibiting the type of building
disrepair that leads to property value depreciation, through the use of the reasonable controls specified herein.
Additionally, this chapter is intended to promote health and safety in the area by eliminating dangerous conditions
on properties, including structural weaknesses on appurtenances, exposed electrical elements, broken glass, andsolid security shutters which act to block visibility of police and fire personnel.
PM-701.3 Neighborhood commercial areas: It is further the purpose of this chapter to promote the public welfare
in other specified neighborhood commercial areas by ensuring the continued viability of businesses in these areas
and to provide that a reasonable degree of control may be exercised over the design, construction, alteration andrepair of the front faces of commercial buildings in these designated neighborhoods in order to prevent deterioration
and blight. Additionally, this chapter is intended to promote health and safety in these specified neighborhoodcommercial areas by eliminating dangerous conditions on properties including, but not limited to, solid security
shutters which act to block the visibility of police and fire personnel and which attract graffiti and vandalism.
SECTION PM-702.0 DEFINITIONS
PM-702.1 Applicability: In this chapter, the following definitions shall apply:
Front face: The side of any building abutting on a street which has been designated a neighborhood commercial
revitalization area.
Rigid: Free of any warping or distortion. Rigid materials shall not include tin.
SECTION PM-703.0 DESIGNATED AREAS
PM-703.1 Area descriptions: The designated areas shall consist of those areas described in Sections PM-703.1.1
and PM-703.1.3.
PM-703.1.1 Center city: The Center City Extended Commercial Area shall consist of the area bounded by Front
Street, Vine Street, the west side of Eighteenth Street, and the south side of Pine Street.
PM-703.1.2 Historic area: The Main Street Manayunk National Historic District shall consist of the following
area: Beginning at a point on the northerly side of Main Street, approximately three hundred seventy feet east of
Shurs Lane, at the eastern boundary of Littlewoods Dyers & Bleachers (4025 Main Street); thence extending
northwardly approximately one hundred eighty feet along said boundary to a point of the southerly boundary of
the Reading Railroad right-of-way, south of Cresson Street; thence extending westwardly approximately one
thousand eight hundred feet along the southerly boundary of the Reading Railroad right-of-way, to the easterlyside of Roxborough Avenue; thence extending westwardly approximately eight hundred fifty feet along thesoutherly side of Cresson Street to the easterly side of Levering; thence extending north to the northerly side of
Cresson Street (sixty feet wide); thence extending westwardly approximately two hundred sixty feet along thenortherly side of Cresson Street to the easterly boundary of the waiting room and public facilities building of the
Manayunk passenger station of the Reading Railroad; thence extending northwardly along the eastern boundary ofsaid facility approximately thirty feet; thence extending westwardly along the northerly boundary of said facility
approximately one hundred feet, to a point of [on] the easterly side of Carson Street; thence extending
southwardly one hundred feet along the easterly side of Carson Street, to a point on the southerly side of Cresson
Street; thence extending westwardly four hundred feet along the southerly side of Cresson Street to the westerlyside of Green Lane; thence continuing westwardly along the southerly boundary of the Reading Railroad right-of-

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-35

SPECIAL CONTROLS

way one hundred fifty feet to a point; thence extending southwardly crossing the Pennsylvania Railroad right-ofway, following the easterly boundary of the Manayunk substation property, one hundred fifty feet to a point on thenortherly side of Main Street; thence extending westwardly along the northerly side of Main Street one thousand
one hundred feet to the westerly side of Leverington Avenue; thence continuing westwardly along the southernboundary of the Reading Railroad right-of-way approximately five thousand seven hundred feet to a point
adjacent to Flat Rock Dam; thence extending southwardly, crossing the canal channel and continuing along thewesterly side of the dam structure to the southern bank of the Schuylkill River; thence returning along the easterlyside of the dam structure to the westerly tip of Venice Island; thence extending eastwardly along the southernshore of Venice Island nine thousand eight hundred fifty feet to the easterly tip of Venice Island at the lower lock;thence crossing the lower lock channel and continuing eastwardly approximately seven hundred feet along thenorth bank of the Schuylkill River to the easterly property line of 4026 Main Street, thence extending northwardly
along said property line approximately one hundred feet to the southerly side of Main Street; thence crossing
Main Street (sixty feet wide), to a point on the northerly side of Main Street; at the eastern boundary ofLittlewoods Dyers & Bleachers, the first mentioned point and place of beginning.
PM-703.1.3 Specified neighborhood commercial areas: Specified neighborhood commercial areas shall consistof any neighborhood commercial area, other than a neighborhood commercial revitalization area designatedpursuant to Section 14-2009 of The Philadelphia Code, designated by Council pursuant to Section PM-704.3.2.
SECTION PM-704.0 BUILDING STANDARDS APPLICABLE TO DESIGNATED AREAS
PM-704.1 Front faces: Within designated areas, the front faces of buildings or structures used for commercial
purposes shall conform with the following requirements:
PM-704.1.1 Architectural elements: All exposed architectural elements or appurtenances thereto, including
facades and business signs, shall be maintained in good structural and decorative repair. All such elements orappurtenances exhibiting substantial conditions of deterioration including rusted finishes, peeling paint,
accumulated grime, graffiti, bent, broken or distorted surfaces shall be considered in violation of the provisions of
this subsection. For the purpose of this subsection "substantial conditions" shall be considered 20% or more of thesurface area; except that within the Center City Extended Commercial Area, any publicly visible graffiti shall beconsidered "substantial conditions" of deterioration.
PM-704.1.2 Other elements: All other unused and exposed elements, including wires, brackets and conduits,
shall be removed.
PM-704.1.3 Glazing: Except as provided in subsection PM-704.1.5, broken window glass shall be replaced.
PM-704.1.4 Security devices: All security devices designed to limit or block access to the front face of thebuildings or structures used for commercial purposes shall allow for substantial visibility of the front face at all
times. Solid shutters shall not be permitted. However, notwithstanding the above, any security device lawfully inexistence prior to January 20, 1982 or, in regard to the Center City Extended Commercial Area, lawfully inexistence on January 1, 1993, and not in conformance with the provisions of this subsection, shall not be repairedor altered in any substantial manner unless it be to comply with the design specifications of this subsection.
PM-704.1.4(R) Substantial visibility: For purposes of this section, substantial visibility shall mean that thesurface area of the security device is 75% open.
PM-704.1.4.1 Finish: Within the Center City Extended Commercial Area, such non-conforming security
devices shall be painted in a single solid color and maintained graffiti free at all times.
PM-704.1.4.2 Advertising: Advertising shall be prohibited from being placed on shutters.
PM-704.1.5 Window openings: Blocking of window openings located on any story above the ground floor
shall be permitted. Blocking of window openings shall conform to all requirements of the building code. The
blocking of any such openings shall be performed in a neat and workmanlike manner, and only rigid permanentmaterials shall be permitted.
PM-704.2 Historic area standards: Standards within the designated historic area shall be as set forth in Sections
PM-704.2.1 through PM-704.2.7 in addition to the requirements of Sections PM-704.1 through PM-704.1.4.2.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-36

SPECIAL CONTROLS

PM-704.2.1 Permit: No building or portion of the exterior thereof within the historic district shall hereafter beconstructed, altered, repaired, demolished, or partially demolished unless a permit has first been obtained from the
Department.
PM-704.2.2 Approval: All applications for such permits shall be forwarded by the Department to the Historical
Commission for review and approval, before issuance of the permit. No permit shall be issued unless the
proposed work has been approved by the Historical Commission staff as preserving the historical character of the
district.
PM-704.2.3 Repair: Original architectural features such as cornices and bays shall not be removed. Deteriorated
features shall be repaired where possible. Replacement material where necessary shall duplicate the original as
closely as possible.
PM-704.2.4 Facings: Refacing of facades, bays, cornices with inappropriate materials such as aluminum siding,or brick veneer shall be prohibited. Existing inappropriate facade facings shall be removed at the termination of
the useful life of the facing. Any inappropriate facing material lawfully in existence shall not be repaired oraltered in any substantial manner.
PM-704.2.5 Elements: Original window and door openings, sills, lintels, and sashes shall be retained andrepaired whenever possible. Replacement elements shall match the original appearance in proportion, form, andmaterials as closely as possible.
PM-704.2.6 Storefronts: Original existing storefronts contributing to the character of the district shall be retained
and repaired. New storefronts shall be compatible with the proportion, form and materials of the original
building.
PM-704.2.7 Design: Additions, alterations, and new construction shall be designed so as to be compatible inscale, building materials, and texture, with contributing buildings in the historic district.
PM-704.3 Neighborhood commercial areas: Standards within the specified neighborhood commercial areas shallbe as set forth in Sections PM-704.3.1 through PM-704.3.l.3.
PM-704.3.1 Security devices: In the neighborhood commercial areas specified in Section PM-704.3.2, thefollowing requirements for security devices shall apply:
PM-704.3.1.1 Permitted design: All security devices designed to limit or block access to the front face of thebuildings or structures used for commercial purposes shall be of open link design and shall allow for substantial
visibility of the front face at all times.
PM-704.3.1.1(R) Substantial visibility: For purposes of this section, substantial visibility shall mean that thesurface area of the security device is 75% open.
PM-704.3.1.2. Prohibited design: Solid shutters, solid rolldown security grates or similar devices shall not be
permitted.
PM-704.3.1.3 Compliance: Any security device lawfully in existence on the effective date of this section(December 28, 1995) and not in conformance with the provisions of this section shall not be altered or repaired
in any substantial manner unless the alterations or repairs comply with the design specifications of this section.
Such previously existing security devices which are solid shutters shall be painted in a single solid color, shallbe maintained graffiti free at all times, and shall not be used for advertising.
PM-704.3.2 Specified areas: Neighborhood commercial areas shall consist of the following:
1.

Both sides of Haverford Avenue between City Avenue and Brookhaven Road. (December 28, 1995)

2.

All commercial corridors and neighborhood commercial properties throughout the Ninth Councilmanic
District . (July 6, 1996)

3.

The East Passyunk Avenue Business Improvement District as delineated in Bill No. 020431 (Approved
December 17, 2002). 16

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-37

SPECIAL CONTROLSSECTION PM-705.0 (RESERVED)
SECTION PM-706.0 ZERO GRAFFITI TOLERANCE ZONES
PM-706.1 Designation of zero graffiti tolerance zones: The designation of zones and the provision for futurezones shall be in accordance with Sections PM-706.1.1 and PM-706.1.2.
The following areas are designated as Zero Graffiti Tolerance Zones:
1.

The area consisting of all properties which front on any portion of Broad Street.

2.

The area of the City comprising the Philadelphia Empowerment Zone as designated by the federal
government on December 21, 1994, which consists of Census Tracts 105, 111, 140, 141, 144, 147, 148, 156,
157, 162, 163, and 165.

3.

The area consisting of all properties which front on any portion of Germantown Avenue, from the 2300 blockto the 9500 block.

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-38

CHAPTER 8

REFERENCED CODES
CodeReference
Number
PAC

Referenced incode Section
numberPhiladelphia Administrative Code ...................................................................................... PM-101.4
PM-101.5, PM-102.1, PM-102.2, PM-102.3, PM-102.4, PM-102.7, PM-102.7.2
PM-306.3.1, PM-306.5, PM-307.5, PM-308.1, PM-308.3

PBC

Philadelphia Building Code................................................................................................ PM-101.5
PM-201.3, PM-310.1, PM-603.2, PM-704.1.5

PEC

Philadelphia Electrical Code.................... PM-101.5, PM-201.3, PM-407.1, PM-407.3.2, PM-506.1

PECC

Philadelphia Energy Conservation Code ............................................................................ PM-101.5

PEBC

Philadelphia Existing Building Code.................................................................................. PM-101.5

PFC

Philadelphia Fire Code ................................................................... PM-101.5, PM-601.2, PM-603.2

PFGC

Philadelphia Fuel Gas Code................................................................................................ PM-101.5

PMC

Philadelphia Mechanical Code ........................................................................................... PM-101.5
PM-201.3, PM-403.1, PM-503.1.2

PPC

Philadelphia Plumbing Code ..................................... PM-101.5, PM-201.3, PM-202.0, PM-405.3.1
PM-405.3.3, PM-504.3.1, PM-504.3.3

PPCC

Philadelphia Performance Code.......................................................................................... PM-101.5

PRC

Philadelphia Residential Code ............................................................................................ PM-101.5

PZC

Philadelphia Zoning Code .................................................................................................. PM-101.5

Title

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-39

[THIS PAGE IS INTENTIONALLY BLANK]

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-40

PROPERTY MAINTENANCE CODE INDEX
By section number(This index does not locate every mention of a listed topic.)A

B

Accessory structures
Maintenance, PM-302.6
Adjoining spaces
Privacy, PM-404.1
Rooms, PM-402.1.4
Administration
Administrative provisions, PM-101.4
General, PM-101.0
Intent, PM-101.3
Other codes, PM-101.5
Scope, PM-101.2
Agent
Alternate, PM-102.6.5.4
Designation, PM-102.6.5
Maintenance, PM-102.6.5
Managing, PM-102.6.5
Termination by agent, PM-102.6.5.2
Termination by owner, PM, PM-102.5.5.1
Air
Combustion air, PM-406.1.5, PM-505.1.5
AislesMeans of egress, PM-602.4, PM-603.1
AnchorArchitectural trim, PM-304.5
Signs, marquees and awnings, PM-304.5
Appliance
Cooking, PM-406.4, PM-406.4.1
Electrical, PM-407.2, PM-407.3.2, PM-506.1,
PM-506.2
Fuel burning, PM-406.1, PM-505.1, PM-505.1.6
Application
License, PM-102.5
Approved
Definition, PM-202.0
Architectural features
Anchorage, PM-304.5
Maintenance, PM-304.5
Artificial
Lighting of common halls and stairways, PM402.2, PM-502.1
Lighting of other spaces, PM-402.3, PM-502.2
Automobile
Motor vehicles PM-302.7
AwningMaintenance, PM-304.5

Balconies
Handrails and guardrails, PM-602.3
Basement
Ceiling height, PM-404.5
Definition, PM-202.0
Habitable space, PM-404.6
Hatchways and openings, PM-304.8.3
Bathroom
Access (rooming houses, dorms & hotels), PM405.1.2
Access (sleeping rooms), PM-404.1.2
Definition, PM-202.0
Dwellings, PM-405.1.l, PM-405.1.2, PM-405.1.3
Employees, PM-504.1
Fixtures, PM-405.1.1, PM-405.1.2, PM-405.3,
PM-504.3
Floors, PM-405.1.3
Heating facilities, PM-406.2
Hotels, PM-405.1.2
Lighting, PM-407.4
Outlets required, PM-407.3
Non-residential, PM-503.1
Privacy, PM-405.1, PM-504.2
Required fixtures (dwelling units), PM-405.1.1
Required fixtures (rooming houses, dorms &hotels), PM-405.1.2
Toilet rooms, PM-403.2, PM-404.1.2
Ventilation, PM-403.2, PM-503.1
Blighting Influence
Definition, PM-202
Responsibility, PM-306.2
Windows and Doors, PM-306.2
Building
Definition, PM-202.0
Vacant, License, PM-102.4

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE

PM-41

(Second printing January, 2007)

C
Car (see Automobile)
Ceiling
Interior surfaces, PM-305.3
Light Fixture, PM-407.3
Minimum height, PM-404.5
Structural maintenance, PM-305.2
Surface maintenance, PM-305.3
Certificate of Rental Suitability, PM-102.6.4.1
Chimney
Connected equipment, PM 406.1.2, PM-505.1.2
Exterior structure, PM-304.6

INDEX

Fuel burning appliances, PM-406.1.2, PM505.1.2
Maintenance, PM-304.6
Cleaning
Bathroom floors, PM-405.1.3
Disposal of garbage, PM-303.3
Disposal of rubbish, PM-303.3
Exterior areas, PM-302.2
Interior sanitation, PM-303.2
Plumbing facilities maintained, PM-405.3, PM504.3
Vacant structures and land, PM-306.1
Clearance
Combustible materials, PM-406.1.3, PM-505.1.3
Heating facilities, PM-406.1.3, PM-505.1.3
Mechanical equipment, PM-406.1.3, PM-505.1.3
Plumbing fixtures, PM-405.3, PM-504.3
Closing
Vacant structures, PM-306.2
Code official
Definition, PM-202.0
Combustible materials
Clearance, PM-406.1.3, PM505.1.3
Storage, PM-603.2
Combustion air
Fuel-burning equipment, PM-406.1.5, PM505.1.5
Condominium Council
Definition, PM-202.0
Condominiums
Definition, PM-202.0
Connection
Water supply, PM-405.3.1, PM-504.3.1
Construction
Temporary, PM-310.0
Excavation, inactive site, PM-307.1.1
Containers
Garbage or Rubbish, PM-303.3, PM-303.3.l, PM303.3.2
Cooking equipment
Maintenance, PM-305.4, PM-406.1.1, PM505.1.1
Occupant responsibility, PM-301.2
Prohibited, PM-406.4.1
Required, PM-406.4
Cooling equipment
Maintenance, PM-406.1, PM-406.3.1, PM-505.1,
505.2.1
Required, PM-406.3, PM-505.2
Room temperature measurement, PM-406.3.2,
PM-505.2.2
Corridor (Hallway)
Ceiling height, PM-404.5
Light, PM-402.2, PM-407.4, PM-502.1
Walking surface, PM-602.4

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

D
Damp, dampness
Roofs, PM-304.4
Dangerous
Abatement work schedule, PM-308.7, PM308.7.1
Center city, PM-701.2, PM-701.3
Conditions, PM-308.1
Demolition, PM-308.2
Notice, PM-308.2
Street closings, PM-308.5
Deck
Handrails and guards, PM-602.3
Definitions
In other codes, PM-201.3
Terms not defined, PM-201.4
Demolition
Department , PM-307.6
Failure to comply, PM-307.6, PM-308.4
Order, PM-308.2
Unsafe installations, systems, equipment, PM307.2
Department
Definition, PM-202.0
Designated areas, special controls, Chapter 7
Center city, PM-703.1.1,
Front faces, PM-704.1
Historic area, PM-703.1.2. PM-704.2
Neighborhood commercial areas, PM-703.1.3,
PM-704.3
Security devices, PM-704.1.4, PM-704.3.1
Detectors
Fire alarms, PM-605.4.3
Deterioration
Architectural elements, PM-704.1.1
Electrical systems, PM-407.2, PM-506.2
Exterior structure, PM-304.1
Interior structure, PM-305.1
Standpipe hoses, PM-605.3.3
Disposal
Disposal of waste matter, PM-303.3
Doors
Broken glass, 304.8
Exterior, PM-304.8.1
Fire, PM-604.2
Interior, PM-305.3, PM-305.4, 305.5
Locks, 304.8.1, PM-305.5
Replacement, PM-306.2
Vacant premises, PM-306.2
Dormitory (rooming house, hotel)
Definition, PM-202.0
General, Chapter 4 Residential occupancies
Drain, drainage
Adjoining property, PM-302.4.2
Basement hatchways, PM-304.8.3

PM-42

INDEX

Exterior property, PM-302.4
Grading, PM-302.4.2
Plumbing fixtures, PM-405.3.3, PM-504.3.3
Roof, PM-304.4
Sanitary, PM-405.3.3, PM-504.3.3
Storm drainage, PM-302.4.1
Dust
Process ventilation, PM-503.2
Dwellings
Arrangement, PM-404.1
Bathrooms, PM-405.1
Cleanliness, PM-301.2
Cooling facilities, PM-406.3
Definition, PM-202.0
Doors, PM-304.8.1, PM-305.3, PM-305.5
Electrical, PM-407.0
Extermination, PM-303.5, PM-303.5.1, PM303.5.2
Garbage storage, PM-303.3.1, PM-303.3.2
Heating facilities, PM-406.2
Kitchen sink, PM-405.2
Lead-based paint, PM-305.6
Light requirements, PM-402.0
Locks, PM-304.8.1, PM-305.5
Rental, PM-102.1
Required plumbing facilities, PM-405.0
Rubbish storage, PM-303.3.1, PM-303.3.2
Space requirements, PM-404.0
Unfit, PM-307.3
Utilities, PM-408.1
Ventilation required, PM-403.0
Windows, PM-304.8.2

EElectric, electrical
Installation, PM-407.2, PM-506.2
Kitchens, PM-407.3.1
Lighting fixtures, PM-407.4
Maintenance, PM-407.2, PM-506.2
Outdoor lighting, dwellings, PM-407.4.1
Receptacles, PM-407.3
Responsibility, PM-401.2, PM-501.2
Service, PM-407.1, PM-506.1
Special appliances, PM-407.3.2
Unsafe, PM-307.2
Electrical service
Installation, PM-407.2, PM-506.2
Maintenance, PM-407.2, PM-506.2
Required, dwellings PM-407.1
Size, PM-407.1, PM-506.1
Elevators
Availability, PM-606.1
Maintenance, PM-606.1
Emergency nuisance abatement program, PM-309.0
Enforcement
Graffiti, PM-311.2
2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

Private right of action, PM-102.7.4
Trees, PM-312.4
Engineer
Piers and waterfront structures, PM-304.9.1.1
Structural engineer for ID buildings, PM-308.7
Energy conservation devices
Fuel burning equipment, PM-406.1.6, PM505.1.6
Equipment
Building equipment accumulation, PM-302.2(2)Combustion air, PM-406.1.5, PM-505.1.5
Cooking and heating, PM-406.1.1, PM-406.4,
PM-505.1.1
Cooling, PM-406.3.1, PM-505.2.1
Electrical installation, PM-407.0, PM-506.0
Energy conservation devices, PM-406.1.6, PM505.1.6
Fire protection systems, PM-605.0
Fire safety requirements, responsibility, PM601.2
Fire safety requirements, scope, PM-601.1
Garden and play equipment accumulation, PM302.2(3)Hot water, PM-405.3.2, PM-504.3.2
Maintenance, PM-305.1, PM-406.1, PM-505.1
Mechanical, PM-406.0, PM-505.0
Responsibility, PM-301.2, PM-401.2, PM-501.2
Unsafe, PM-307.2
Exhaust (see Ventilation)
Exterior
Decorative features, PM-304.5
Property, general, PM-302.0
Rodent harborage, PM-302.2
Structure, general, PM-304.0
Exterior property
Accessory structures, PM-302.6
Definition, PM-202.0
Drainage, PM-302.4
Grading, PM-302.4
Motor vehicles, PM-302.7
Sanitation, PM-302.2
Site hazard, PM-302.5
Weeds, PM-302.3
Exterior stairs
Handrails and guards, PM-602.3
Maintenance, PM-602.5
Exterior structure
Architectural features, PM-304.5
Basement openings, PM-304.8.3
Chimneys, PM-304.6
Doors, PM-304.8.1
Foundations, PM-304.2
General, PM-304.1
Handrails and guards, PM-304.7
Roofs, PM-304.4
Towers, PM-304.6
PM-43

INDEX

Walls, PM-304.3
Windows, PM-304.8.2
Extermination
Definition, PM-202.0
Insects, PM-303.5
Multiple occupancy, PM-303.5.2
Required, PM-302.2, PM-303.5
Responsibility of owner, PM-301.2
Responsibility of occupant, PM-303.5.1, PM303.5.2
Rodents, PM-302.2, PM-303.5
Single occupancy, PM-303.5.1

F
FamilyDefinition, PM-202.0
Fees, expenses, cost
Closing vacant structures, PM-306.6
Demolition, PM-306.6
Emergency repairs, PM-308.6
Fence
Installation by Department, PM-307.6, PM-308.4
Maintenance, PM-302.6
Temporary, PM-302.6.1
FireFire resistance ratings, PM-604.0
General, fire protection systems, PM-605.1
Protection systems, PM-605.0
Responsibility, fire safety, PM-601.2
Scope, fire safety, PM-601.1
Signaling systems, PM-605.4
Smoke detectors, PM-605.4.3
Standpipe system, PM-605.3
Suppression system, PM-605.2
Fire alarm systems
Automatic detectors, PM-605.4.3
Control panel, PM-605.4.1
Manual Boxes, PM-605.4.2
Operation, PM-605.4
Fire escapes
Handrails and guards, PM-602.3
Maintenance, PM-602.5
Fire doors, PM-604.2
Fireplace
Maintenance, PM-406.1, PM-505.1
Connection to chimney, PM-406.1.2
Fire protections system maintenance, PM-605.1
Fire suppression systems
Control valves, PM-605.2.1
Operation, PM-605.2
Piping, PM-605.2.3
Sprinklers, PM-605.2.2
Fire resistance ratings, PM-604.0
Flammable liquid
Storage, PM-603.2

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

Floors, flooring
Bathroom floors, PM-405.1.3
Fire resistance ratings, PM-604.1
Floor area, PM-404.2
Interior surfaces, PM-305.3
Space requirements, PM-404.0
Structural maintenance, PM-305.2
Surface maintenance, PM-305.3
Food storage facilities
Maintenance, PM-305.4
Foundations
Foundation walls, PM-304.2
Maintenance, PM-304.2
Rodent protection, PM-304.2
Front face
Definition, PM-702.1
Requirements in designated areas, PM-704.1
Furnace room
Light fixture, PM-407.4

G
GarbageAccumulation, PM-302.2, PM-603.1
Containers, PM-303.3, PM-303.3.1, PM-303.3.2
Definition, PM-202.0
Disposal, PM-303.3
Removal, PM-303.3.1, PM-303.3.2
Storage, PM-303.3.1, PM-303.3.2
Gift property program, PM-309.1
Glazing
Broken, PM-304.8
Replacement in designated areas, PM-704.1.3
Replacement windows, PM-306.2
Grading, PM-302.4
Graffiti
Removal, PM-311.0
Zero Tolerance Zones, PM-706.0
Guards
Maintenance, PM-304.7, PM-305.2
Required, PM-602.3

H
Habitable space
Basement use, PM-404.6
Ceiling heights, PM-404.5
Combined spaces, PM-404.2.1
Definition, PM-202.0
Dimensions, minimum, PM-404.4
Light, PM-402.1
Minimum ceiling height, PM-404.5
Minimum room width, PM-404.0
Receptacles, PM-407.3
Sleeping prohibited, 404.3
Space requirements, PM-404.0
Ventilation, PM-403.1

PM-44

INDEX

Hallway (see Corridor)
Handrails and guards
Balconies, PM-602.3
Decks, PM-602.3
Elevated walking surfaces, PM-602.3
Maintenance, PM-304.7
Porches, PM-602.3
Requirements, PM-602.3
Stairways, PM-602.3
Structural maintenance, PM-304.7, PM-305.2
Hardware
Door hardware, PM-304.8.1, PM-305.5
Fire doors, PM-604.2
Openable windows, PM-304.8.2
Smoke barriers, PM-604.2
Hazardous material,
Storage, PM-603.2
Heat, Heating
Bathtub or shower, PM-405.3.2, PM-504.3.2
Cooking and heating equipment, PM-406.1.1,
PM-505.1.1
Energy conservation devices, PM-406.1.6, PM505.1.6
Facilities, PM-406.2
Fireplaces, PM-406.1, PM-505.1
Kitchen sink, PM-405.3.2, PM-504.3.2
Lavatory, PM-405.3.2, PM-504.3.2
Room temperature measurement, PM-406.2.2
Required, PM-406.2, PM-406.2.1
Supply, PM-406.2.1
Water heating, PM-405.3.2, PM-504.3.2
Heating equipment
Maintenance, PM-406.1
Required, dwellings, PM-406.2
HeightMinimum ceiling height, PM-404.5
Historic area
Standards, PM-704.2
Historic structures, PM-301.2.1, PM-704.2
Hot (see Heat, Heating)
Hot water
Non-residential, PM-504.3.2
Residential, PM-405.3.2
Hotels, rooming houses and dormitory units (also see
Dwellings)
Definition, PM-202.0

I
Imminently dangerous
Abatement, PM-308.4
Classification, PM-308.1, PM-308.7
Compliance plan, PM-308.7
Costs, PM-308.6
Notice, PM-308.2
Posting, PM-308.3

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

Infestation
Definition, PM-202.0
Extermination, PM-303.5
Insects, PM-303.4
Protection from, PM-303.4
Rodents, PM-303.4
Insects (see Infestation) (see Extermination)
Interior
Areas, PM-303.0
Means of egress, PM-602.1
Structure, PM-305.0
Interior stairs
Handrails and guards, PM-602.2
Light fixture, PM-402.2, PM-407.4, PM-502.1

K
KitchenCooking equipment, PM-406.4
Dwellings, PM-405.2
Electrical outlets required, PM-407.3.1
Hot water equipment, PM-405.3.2, PM-504.3.2
Minimum area, Table PM-404.2
Minimum ceiling height, PM-404.5
Minimum dimensions, PM-404.4
Prohibited use, PM-404.3
Receptacles, PM-407.3.1
Sink required, PM-405.2
Sleeping prohibited, PM-404.3

L
Landing
Handrails and guards, PM-602.3
Light (minimum), PM-402.2, PM-502.1
Laundry area
Grounded receptacles, PM-407.3
Hot water equipment, PM-405.3.2, PM-504.3.2
Lighting, PM-407.4
Minimum ceiling height, PM-404.5
Ventilation, PM-403.3
Lead paintEducational occupancies, PM-305.6
Residential occupancies, PM-305.6
LicenseAgent, PM-102.6.5
Applications, PM-102.5
Conditions, PM-102.6
Dormitories, PM-102.1, PM-102.2
Educational Housing Districts, PM-102.1.1
Hotels, PM-102.1, PM-102.2
Individual units in licensed buildings, PM-102.3
Multiple-family dwellings, PM-102.1
Penalties, PM-102.7
Rent collection, PM-102.6.4
Residential rental, PM-102.1
Revocation and suspension, PM-102.7.2

PM-45

INDEX

Rooming houses, PM-102.1, PM-102.2
Vacant structures or lots, PM-102.4
Lien
Abatement, PM-306.6, PM-309.3.1
Demolition, PM-306.6
Emergency repairs, PM-308.6
Failure to comply, PM-306.6, PM-307.6
Light
Adjoining rooms, PM-402.1.4
Artificial, PM-402.2, PM-402.3, PM-502.1, PM502.2
Basements, habitable, PM-402.1.2
Common halls, PM-402.2, PM-502.1
Common stairs, PM-402.2, PM-502.1
Habitable spaces, PM-402.1, PM-402.1.3, PM407.3
Obstructions, PM-402.1.1
Other spaces, PM-402.3, PM-502.2
Outdoor, PM-407.4.1
Responsibility, PM-401.2, PM-501.2
Sleeping rooms, PM-402.1.3
Lighting fixtures
Multiple-family dwellings, outdoor, PM-407.4.1
Residential occupancies, PM-407.4
Live, living
Loads, structural members, PM-304.1, PM-305.2
Minimum occupancy area requirements, Table
PM-404.2
Load, loading
Exterior structure, PM-304.1
Handrails, PM-304.7, PM-305.2
Interior structure, PM-305.1
Structural members, PM-304.1, PM-305.2
Lot
Vacant, license, PM-102.4

M
Maintenance
Basement hatch, PM-304.8.3
Building elements, PM-305.2
Clearances, PM-406.1.3, PM-505.1.3
Exterior, PM-304.1
Exterior stairs and fire escapes, PM-602.5
Fire resistance rating, PM-604.2
Floor surfaces, PM-405.1.3
Historic structures, PM-301.2.1
Interior surfaces, PM-305.3
Mechanical facilities and equipment, PM-505.1
Outdoor lighting, PM-407.4.1
Piers and Waterfront structures, PM-304.9
Responsibility, PM-301.2, PM-401.2, PM-501.2,
PM-601.2
Roof, PM-304.4
Scope, PM-101.2
Supplied facilities, PM-305.4

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

Vacant premises, PM-306
Windows and doors, PM-304.8
Means of egress
Arrangement of exits, PM-602.2
Bathrooms and toilet rooms, PM-405.1
Continuous, PM-602.1
Exterior stairs, PM-602.5
Fire escapes, PM-602.5
General, PM-602.0
Handrails and guards, PM-602.3
Stairways, PM-602.3
Storage prohibited, PM-603.1
Unsafe structures, PM-307.1
Walking surfaces, PM-602.4
Mechanical
Responsibility, PM-401.2, PM-501.2
Unsafe equipment, PM-307.2
Ventilation, general PM-403.0
Ventilation, toilet rooms, PM-403.2, PM-503.1
Mechanical equipment
Chimneys, PM-406.1.2, PM-505.1.2
Clearances, PM-406.1.3, PM-505.1.3
Combustion air, PM-406.1.5, PM-505.1.5
General, PM-406.0
Energy conservation devices, PM-406.1.6, PM505.1.6
Maintenance, PM-406.1, PM-505.1
Safety controls, PM-406.1.4, PM-505.1.4
Motel (see Dwelling)
Motor vehicles, PM-302.7
Multiple-family dwelling
Agent, PM-102.6.5
Disposal of waste, PM-303.3
Definition, PM-202.0
Extermination, PM-303.5.2
Heat, PM-406.2.1
License, PM-102.1
Lighting, PM-407.4.1

N
NaturalLighting, PM-402.1
Ventilation, PM-403.1, PM-403.2, PM-403.3,
PM-503.1
NoticeAgency termination, PM-102.6.5.1, PM-102.6.5.2
Code violation notice, PM-102.7.3, PM-312.4.3
Graffiti, PM-311.2.1
Imminently dangerous, PM-308.1, PM-308.2,
PM-308.3
License suspension, PM-102.4, PM-102.7.2
Penalties, PM-306.5
Placarding of structure, PM-307.5, PM-308.3
Trees, PM-312.4.1
Unsafe, PM-307.4
Vacant Premises, PM-306.3
PM-46

INDEX

Noxious
Process ventilation, PM-503.2
Weeds, PM-302.3
Nuisance
Emergency nuisance abatement program, PM309.0
Unsafe, PM-307.2
Vacant lot, PM-312.4.5

O
Obstruction
Fire detectors, PM-605.4.3
Cooking and heating equipment, PM-406.1.1,
PM-505.1.1
Light, PM-402.1.1
Means of egress, PM-602.1
Plumbing fixtures, PM-405.3, PM-504.3
Occupancy (also see Use)
Definition, PM-202.0
Imminently dangerous structure, PM-308.1
Rooming house, PM-102.2.1
Unfit dwelling, PM-307.3.1
Occupant
Responsibility, PM-301.2, PM-303.3, PM303.5.1,
PM-305.1
One-family dwelling
Definition, PM-202.0
Openable
Windows, PM-403.1, PM-403.3, PM-503.1.1
Openable area
Definition, PM-202.0
Operator
Definition, PM-202.0
Order (see Notice)
OutletElectrical, PM-407.3, PM-407.3.1
Owner
Agent, PM-102.6.5
Definition, PM-202.0
Responsibility, PM-301.2, PM-303.3.1, PM303.3.2, PM-303.5.2, PM-305.1, PM-305.6, PM306.2, PM-306.4, PM-401.2, PM-406.2.1, PM406.3, PM-407.4.1, PM-501.2, PM-601.2
Scope, PM-101.2
Transfer of ownership, PM-102.4, PM-102.6.2
Trees, PM-312.3

P
Parking lot, private, PM-313
Passageway
Accumulations and storage, PM-603.1
Kitchen, PM-404.4
Toilet room, PM-504.2
Walking surfaces, PM-602.4

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

Penalties
Graffiti, PM-311.2
License, PM-102.7
Trees, PM-312.4
Vacant premises, PM-306.5
PersonDefinition, PM-202.0
Pest (vermin)
Extermination, PM-303.5
Infestation, PM-303.4
Rodent control, PM-302.2, PM-304.2, PM304.8.3, PM-305.3
Piers and waterfront other structures, PM-304.9
Placard, post
Imminent danger, PM-308.3
Unsafe or unfit, PM-307.5
Vacant premises, PM-306.3
Plumbing
Definition, PM-202.0
Fixtures, PM-405.3, PM-504.3
Required facilities, PM-405.0, PM-504.0
Responsibility, PM-301.2, PM-401.2, PM-501.2
Storm drainage, PM-302.4.1
Plumbing fixture
Definition, PM-202.0
Employees, PM-504.1
Hot water, PM-405.3.2, PM-504.3.2
Maintenance, PM-405.3, PM-504.3
Sanitary drainage, PM-405.3.3, PM-504.3.3
Water supply, PM-405.3.1, PM-504.3.1
Porch
Handrails and guards, PM-602.3
Sanitation, PM-302.2
Posting
Imminently dangerous structure, PM-308.1, PM308.3
Unsafe condition, PM-307.5
Premises
Definition, PM-202.0
Private, privacy
Bathrooms, PM-405.1
Dwelling/rooming units, PM-404.1
Toilet rooms, PM-405.1, PM-504.2
Water closet and lavatory, PM-404.1.2
Property,
Exterior areas, PM-302.0
Responsibility, PM-301.2
Scope, PM-301.1
Vacant structure and land, PM-306.0
PublicAreas, PM-303.5.2, PM-305.1, PM-404.3, PM407.4
Protection, scope, PM-101.2, PM-101.3
Public way, PM-308.5, PM-602.1
Water supply, PM-405.3.1, PM-504.3.1

PM-47

INDEXR
Rain
Basement openings, PM-304.8.3
Roofs, PM-304.4
Repair
City authorized to make repairs, PM-307.6, PM308.4
Designated areas, PM-704.2
For compliance, PM-101.3
Imminently dangerous structures, PM-308.1
Neighborhood Commercial Areas, PM-704.3
Responsibility
Cleanliness, PM-301.2, PM-302.2
Extermination, PM-303.5.1, PM-303.5.2
Fire safety, PM-601.2
Garbage disposal, PM-303.3, PM-303.3.1, PM303.3.2
General, PM-301.2
Non-residential occupancies, PM-501.2
Occupant, PM-301.2, PM-303.3, PM-303.5.1,
PM-303.5.2, PM-305.1
Owner, PM-301.2, PM-301.2.1, PM-303.3.1, PM303.3.2, PM-303.5.2, PM-306.2, PM-401.2
Residential occupancies, PM-401.2
Rubbish storage, PM-303.3, PM-303.3.1, PM303.3.2
Vacant building, PM-306.2
RevokeLicense, PM-102.7.2
Rigid
Definition, PM-702.1
Rodent protection
Basement openings, PM-304.8.3
Exterior property, PM-302.2
Foundations, PM-304.2
Interior surfaces, PM-305.3
Multiple occupancy, PM-303.5.2
Single occupancy, PM-303.5.1
Structures, PM-303.4
Roofs
Drainage, PM-302.4.1
Exterior structure, PM-304.4
Openings (vacant building), PM-306.2
RoomLight, PM-402.0, PM-502.0
Minimum ceiling heights, PM-404.5
Minimum occupancy area requirements, Table
PM-404.2
Minimum width, PM-404.4
Sleeping, PM-404.1.1
Temperature, PM-406.2, PM-406.3, PM-505.2
Ventilation, PM-403.0, PM-503.0
Rooming house
Definition, PM-202.0
License, PM-102.1, PM-102.2

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

RubbishAccumulation, PM-302.2, PM-603.1
Containers, PM-303.3, PM-303.3.1, PM-303.3.2
Definition, PM-202.0
Disposal, PM-303.3
Occupant responsibility, PM-303.3
Owner responsibility, PM-303.3.1, PM-303.3.2
Residential, PM-303.3.1
StorageAccumulations, PM-603.1
Hazardous material, PM-603.2
Non-residential, PM-303.3.2
Residential, PM-303.3.1
Supplied facilities, PM-305.4

S
SafetyBlighting influence, PM-202
Chimney or tower, PM-304.6
Closing structure or public area, PM-308.5
Controls, fuel-burning, PM-406.1.4, PM-505.1.4
Cooking equipment, PM-406.4, PM-505.1.1
Decorative features, PM-304.5
Drainage (storm), PM-302.4.1
Egress, PM-602.1
Electrical installation, PM-407.2, PM-506.2
Equipment, PM-307.2
Exterior structure, PM-304.1
Fire safety requirements, Chapter 6
Handrails, PM-602.3
Heating facilities, PM-406.1, PM-505.1
Hot water, PM-405.3.2, PM-504.3.2
Interior structure, PM-305.1
Plumbing fixtures, PM-405.3, PM-504.3
Responsibility, PM-301.2
Roof, PM-304.4
Sanitation, PM-302.2
Scope, PM-101.2
Stairs, handrails and guards, PM-602.3
Structural members, PM-307.1, PM-308.1
Trees, PM-312.3, PM-312.4.1, PM-312.4.3, PM312.4.4
Vacant structures and land, PM-306.1
Sanitary
Bathroom floors, PM-405.1.3
Disposal of garbage or rubbish, PM-303.3
Exterior areas, PM-302.2
Exterior structure, PM-304.1
Interior areas, PM-303.2, PM-305.3
Interior structure, PM-305.1, PM-301.2
Plumbing fixtures, PM-405.3, PM-504.3
Scope, PM-101.2
Unfit dwellings, PM-307.3
Unsafe designation, PM-307.1
Vacant structures and land, PM-306.1
Scaffolding, PM-310.0
PM-48

INDEX

Scope (this code), PM-101.2
Security
Devices, designated areas, PM-704.1.4
Neighborhood Commercial Area, PM-704.3.1
Shutters, PM-701.2, PM-701.3
Vacant structures and land, PM-306.2
Separation
Bathrooms and toilet rooms, PM-405.1, PM504.2
Dwelling Units, PM-404.1
Sidewalk sheds, PM-310.1
Site hazards, PM-302.5
Sink
Drinking facilities, PM-504.1.1
Hot water, PM-405.3.2, PM-504.3.2
Kitchen sink, PM-405.2
Water supply, PM-405.3.1, PM-504.3.1
Sleeping
Arrangement, PM-404.1.1, PM-404.1.2
Area for sleeping purposes, Table PM-404.2
Prohibited, PM-404.3
Window area, PM-402.1.3
Space
General, PM-404.0
Space requirements
Ceiling heights, habitable rooms, PM-404.5
Combined, PM-404.2.1
Dimensions, habitable rooms, PM-404.4
Dwellings (floor area), PM-404.2
Sleeping rooms, PM-404.1.1
Special controls (see Designated areas)
Sprinkler
Maintenance, PM-605.2.2
Stack
Maintenance, PM-304.6
Stairs
Accumulations, PM-603.1
Handrails and guards, PM-602.3
Hazardous conditions, PM-302.5
Lighting, PM-402.2, PM-502.1
Maintenance, PM-602.5
Storage prohibited, PM-603.1
Structural maintenance, PM-305.2
Walking surface, PM-602.4
Storage
Hazardous, PM-603.2
Prohibited, PM-603.1
Rubbish or garbage storage facilities, PM303.3.1, PM-303.3.2
Structure
Accessory structures, PM-302.6
Definition, PM-202.0
Exterior, PM-304.0
Imminently dangerous, PM-308.0
Interior, PM-305.0
Responsibility, PM-301.2
2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

Unsafe, PM-307.1
Vacant (see Vacant building)Supplied facilities, PM-305.4

T
Temperature
Nonresidential structures, PM-505.2
Residential buildings, PM-406.2, PM-406.3
Water heating facilities, PM-405.3.2, PM-504.3.2
Temporary construction
Approval, PM-310.1
Duration, PM-310.2
TenantExtermination responsibility, PM-303.5.1, PM303.5.2
Maintenance responsibility, PM-301.2
Sanitation responsibility, PM-302.2, PM-305.1
Waste matter disposal responsibility, PM-303.3,
PM-303.3.1
Toilet room
Ceiling height (minimum), PM-404.5
Definition, PM-202.0
Dwellings, PM-405.1.1, PM-405.1.2
Employees, PM-504.1
Floor surface, PM-405.1.3
Privacy, PM-405.1, PM-504.2
Sleeping room access, PM-404.1.2
Ventilation, PM-403.2, PM-503.1
Towers, PM-304.6
Toxic
Process ventilation, PM-503.2
Trash (see Garbage, Rubbish)Two-family dwelling (also see Dwellings)
Definition, PM-202.0

U
Unfit
Dwellings, PM-307.3
Lead paint, PM-305.6
Notice, PM-307.4
UnsafeAbatement, PM-306.6, PM-307.6, PM-307.7
Definition, PM-202.0
Equipment, PM-307.2
General, demolition, PM-307.1
Lead paint, PM-305.6
Notices and orders, PM-307.4, PM-307.5, PM307.6
Penalties, PM-306.5
Responsibility, PM-306.2
Structures, PM-307.1
Vacant buildings, PM-306.2, PM-306.3, PM306.4, PM-307.1

PM-49

INDEX

Utilities
Disconnection, Department authority, PM-307.8
Maintenance, PM-408.1

V
VacantAdjoining property, PM-301.2
Blighting influence, PM-202.0
Closing of vacant structures, PM-306.2
License, PM-102.4
Method of service, PM-306.3.1
Notice, PM-306.3
Vacant structures and land, PM-306.0
Vacant building
Abatement, PM-306.6
Compliance, PM-306.4
Graffiti removal, PM-705.0
License, PM-102.4
Maintenance, PM-306.2
Notice, PM-306.3
Penalties, PM-306.5
Unsafe, PM-306.2, PM-306.3, PM-306.4, PM307.1
Vacant lot
License, PM-102.4
Sanitation, PM-302.2
Weeds, PM-302.3
Vacant premises (also see Vacant lot and Vacantbuilding)
Maintenance, PM-306.1
Vehicles, motor, PM-302.7
Vent
Clothes dryer, PM-403.4
Energy conservation devices, PM-406.1.6, PM505.1.6
Fuel burning equipment, PM-406.1.2, PM505.1.2
Ventilation
Bathrooms and toilet rooms, PM-403.2, PM503.1
Combustion air, PM-406.1.5, PM-505.1.5
Definition, PM-202.0
General, PM-403.0, PM-503.0
Habitable Spaces, PM-403.1
Laundry rooms, PM-403.3
Process ventilation, PM-503.2
Responsibility, PM-401.2, PM-501.2
Toilet rooms, residential, PM-403.2
Vermin (see Pests)
Volatile
Flammable fluids, PM-603.2

W
Walking surfaces
Maintenance, PM-602.4

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

Walls
Accessory structures, PM-302.6
Basements, PM-404.6
Clear passageways, PM-404.4
Exterior, PM-304.3
Foundation walls, PM-304.2
Fire resistance rating, PM-604.1
Interior surface, PM-305.3
Receptacle outlets required, PM-407.3
Structural maintenance (interior), PM-305.2
Surface maintenance (interior), PM-305.3
Waste (see Garbage, Rubbish)
Waste disposal
Non-residential occupancies, PM-303.3.2
Residential occupancies, PM-303.3.1
Water (also see Drainage)
Bathroom and toilet room floors, PM-405.1.3
Basements, PM-404.6
Drinking facilities, PM-504.1.1
Hot, PM-405.3.2, PM-504.3.2
Supply, PM-405.3.1, PM-504.3.1
Water supply
Dwellings, PM-405.3.1, PM-504.3.1
Private, PM-405.3.1, PM-504.3.1
Weather protection
Architectural features, PM-304.5
Basement openings, PM-304.8.3
Chimneys and towers, PM-304.6
Doors, PM-304.8
Fire escapes and exterior stairs, PM-602.5
Roofs, PM-304.4
Walls, PM-304.3
Windows, PM-304.8
Weeds
Growth, PM-302.3
Noxious weeds, PM-302.3
Windows
Accumulations, PM-603.1
Area required, habitable rooms, PM-402.1.3, PM403.1
Basement, PM-304.8.3, PM-404.6
Bathrooms and toilet rooms, PM-403.2, PM503.1.1
Blocking in designated areas, PM-704.1.5
Broken glass, PM-304.8
Glazing, PM-304.8, PM-704.1.3
Habitable spaces, PM-402.1
Historic areas, PM-704.2.5
Locks, PM-304.8.2
Maintenance, PM-304.8
Openable windows, PM-403.1, PM-403.3
Residential locks, PM-304.8.2, PM-305.3
Weather protection, PM-304.8
Workmanlike
Definition, PM-202.0

PM-50

INDEXY
Yard
Definition, PM-202.0
Drainage, PM-302.4.1
Lighting, PM-407.4.1

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-51

[THIS PAGE IS INTENTIONALLY BLANK]

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-52

Endnotes
1
2
3
4
5
6
7
8
9
10
11
12
13
14

15
16

Amended, Bill No. 060010-A (approved March 9, 2006)
Added, Bill No. 060010-A (approved March 9, 2006)
Amended, Bill No. 060010-A (approved March 9, 2006)
Added, Bill No. 060010-A (approved March 9, 2006)
Added, Bill No. 040869 (approved January 25, 2005)
Amended, Bill No. 040870 (approved January 25, 2005)
Amended, Bill No. 040870 (approved January 25, 2005)
Added, Bill No. 060161 (became law September 14, 2006).
Added, Bill No. 060340 (approved September 14, 2006)
Amended, Bill No. 040398 (approved June 21, 2004)
Amended, Bill No. 040398 (approved June 21, 2004)
Amended, Bill No. 040398 (approved June 21, 2004)
Amended, Bill No. 040998 (approved January 25, 2005)
Enrolled Bill No. 000771-A reads 19-205(5). There is no such section of the Philadelphia Code. A definition of“Vacant Lot” is provided in Section 19-2502(5) of the Code.
Section added, Bill No. 040869 (approved January 25, 2005)
Added, Bill No. 040134 (approved January 25, 2005)

2004 PHILADELPHIA PROPERTY MAINTENANCE CODE
(Second printing January, 2007)

PM-53