The IPMC consists of eight chapters and appendices A, B, and C. The complete IPMC code can be found on the ICC Website (2018 IPMC Code).
The following is a chapter-by-chapter summary of the IPMC provisions with the exception of Appendix C, Energy Efficiency.
Chapter 1: Administration
The administration chapter contains provisions for the application, enforcement, and administration of the subsequent requirements. Maintaining “due process of law” in enforcing property maintenance criteria is a central theme of the chapter. Amendments were made to clarify that legally established features and uses are allowed to be maintained in a structure according to the codes in effect when constructed.
Chapter 2: Definitions
All terms that are defined in the code are listed alphabetically. Where understanding of a term’s definition is especially important for understanding a particular code provision, the term is shown in italics wherever it appears in the code.
Chapter 3: General Requirements
This chapter provides requirements that are intended to maintain a minimum level of safety and sanitation for both the general public and the occupants of a structure, and to maintain a building’s structural and weather-resistance performance.
Chapter three provides specific criteria for regulating the installation and maintenance of specific building components; maintenance requirements for vacant structures and land; requirements regulating the safety, sanitation, and appearance of the interior and exterior of structures and all exterior property areas; accessory structures; vehicle storage regulations and establishes the party responsible for complying with the chapter’s provisions. The chapter also contains the requirements for pools, spas, and hot tubs and specifies how pool or hot tub barriers must be provided.
The amendments in chapter three are designed to make the scope of the IPMC consistent with the previously adopted housing code standards. Many sections which have been enforced through other provisions of the B.R.C. are deleted to avoid duplicate requirements related to weeds, rodent harborage, defacement of property, and rubbish and garbage. In addition, a section was added about how properties in the floodplain must be signed, to maintain consistency with Federal floodplain requirements.
Chapter 4: Light, Ventilation, and Occupancy Limitations
This chapter sets minimum standards for occupancy and habitability by establishing the minimum criteria for light, ventilation, room size, and ceiling height. The chapter also contains limitations on room arrangements such as a prohibition of one bedroom being accessed through another bedroom and limits building use to those that are compatible with residential uses. The ventilation provision has been supplemented with an allowance for mechanical ventilation.
Chapter 5: Plumbing Facilities and Fixture Requirements
The minimum criteria for the installation, maintenance, and location of plumbing systems and facilities are included in chapter five. Sanitary building conditions are dependent upon plumbing principles which include providing potable water to a building, providing the basic fixtures to effectively utilize that water, and properly removing waste from the building. The minimum criteria for verifying that sanitary building conditions will be maintained throughout the life of the building are contained in chapter five.
Chapter 6: Mechanical and Electrical Requirements
The minimum performance requirements for heating, electrical, and mechanical facilities and minimum safety standards are addressed in chapter six.
The National Electrical Code (NEC) requirements related to ungrounded circuits and access to circuit breakers have been added. Requirements consistent with state carbon monoxide alarms were also added.
Chapter 7: Fire Safety Requirements
The fire safety-related issues of how to exit a building in an emergency, and the active and passive fire resistance features of the building are addressed in chapter seven. The emergency egress window requirements are meant to provide an alternate path for occupants to get out of the building, and for firemen to gain entry if the conventional exit door is blocked by fire. Smoke and carbon monoxide alarm requirements are also addressed in chapter seven.
Chapter 8: Referenced Standards
A list of code-related standards is provided in the last chapter of the IPMC.
Appendix A: Boarding Standard
Minimum prescriptive standards for installation of door and window “boarding” to prevent entry by unauthorized persons are provided in Appendix B.
Appendix B: Rental Housing Inspection and Licensing
The B.R.C. rental licensing requirements are referenced in Appendix A.
General Requirements
- Weed control: Weed control is regulated and enforced under chapter 6-2, “Weed Control,” B.R.C. 1981. (IPMC 302.4)
- Motor vehicle parking and storage violations: Motor vehicle parking and storage are regulated and enforced by Title 7, “Regulation of Vehicle, Pedestrian and Parking,” B.R.C. 1981. (IPMC 302.8)
- Defacement of property: Graffiti control is regulated and enforced under chapter 5-4-14, “Graffiti Prohibited,” B.R.C. 1981. (IPMC 302.9)
- Premises identification: Buildings shall have approved address numbers placed in a position to be plainly legible and visible from the street or road fronting the property. (IPMC 304.3)
- Roofs and drainage: 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 water shall not be discharged in a manner that creates a public nuisance. (IPMC 304.7)
- Stairways, decks, porches and balconies: Every stairway (interior and exterior), deck, porch and balcony and all appurtenances attached thereto, shall be maintained structurally sound, in good repair, with proper anchorage and in safe condition. (IPMC 304.10 & 305.4)
- Handrails and guards: Every interior and exterior handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition. (IPMC 304.12 & 305.5)
- Window, skylight and door frames: Every window, skylight, door and frame shall be kept in sound condition, good repair and weather tight. (IPMC 304.13)
- Building security: Doors, windows or hatchways for dwelling units, rooming units or housekeeping units shall be provided with devices designed to provide security for the occupants and property within. (IPMC 304.18)
- Accumulation of rubbish and garbage: All exterior property and premises, and the interior of every structure, shall be free from any accumulation of rubbish and garbage as required by chapter 6-3, “Trash, Recyclables and Compostables,” B.R.C. 1981. (IPMC 308.1)
- Disposal of rubbish and garbage: Every occupant of a structure shall dispose of all rubbish and garbage in a clean and sanitary manner by placing such rubbish and garbage in approved containers as required by chapter 6-3, “Trash, Recyclables and Compostables,” B.R.C. 1981. (IPMC 308.2 & 308.3)
Pest Eradication
- Rodent harborage: Rodent control is regulated and enforced under chapter 6-5, “Rodent Control,” B.R.C. 1981. (IPMC 302.4)
- Infestation: All structures shall be kept free from insect and rodent infestation. All structures in which insects or rodents are found shall promptly have the infestation eradicated by approved processes that will not be injurious to human health. After eradication, proper precautions shall be taken to prevent re-infestation. Rodent control is regulated and enforced under chapter 6-5, “Rodent Control”, B.R.C. 1981. (IPMC 309.1)
- Owner responsibility: The owner of any structure shall be responsible for eradication within the structure prior to renting or leasing the structure. (IPMC 309.2)
- Single occupant responsibility: The occupant of a one-family dwelling or a single-tenant structure shall be responsible for eradication on the premises. (IPMC 309.3)
- Multiple occupancy responsibility: The owner of a structure containing two or more dwelling units, a multiple occupancy or a rooming house shall be responsible for eradication in the public or shared 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 occupant shall be responsible for eradication. (IPMC 309.4)
- Occupant responsibility: The occupant of any structure shall be responsible for the continued rodent and pest-free condition of the structure. Exception: Where the infestations are caused by defects in the structure, the owner shall be responsible for the eradication. (IPMC 309.5)
- Pre-application pesticide notification: No operator or occupant shall fail to comply with the pre-application pesticide notification provisions of section 6-10-7, “Notification to Tenants and Employees of Indoor Application,” B.R.C. 1981. (IPMC 309.6)
Flood Warning Signs
The owner and operator of every property located in the floodplain as detailed in chapter 9-3-3 (a) (10), B.R.C. 1981, and subject to a city rental license under chapter 10-3 “Rental Licenses,” B.R.C. 1981, shall post and maintain on the exterior of the building at the entrance a sign approved by the code official stating that the property is subject to flood hazard (IPMC 310.1) in accordance with the following:
- The sign shall state: “This property is located in an area subject to sudden and severe flooding. In case of flood emergency be prepared to seek high ground immediately. For information go to www.boulderfloodinfo.net” or similar language.
- The sign shall be a metal plaque with minimum ¼" letters in a contrasting color attached with non-removable fasteners on the exterior of the structure at the entrance.
Light, Ventilation, and Occupancy Limitations
- Habitable spaces light and ventilation: Every habitable space shall have at least one openable window. 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 402.1. (IPMC 403.1)
- Clothes dryer exhaust vent: Clothes dryer exhaust systems shall be independent of all other systems and shall be exhausted outside the structure in accordance with the manufacturer’s instructions. Exception: Listed and labeled condensing (ductless) clothes dryers. (IPMC 403.5)
- Prohibited occupancy: Kitchens and non-habitable spaces shall not be used for sleeping purposes. (IPMC 404.4.4)
Plumbing Facilities and Fixture Requirements
- Dwelling unit plumbing: Every dwelling unit shall contain its own bathtub or shower, lavatory, water closet and kitchen sink which shall be maintained in a sanitary, safe working condition. (IPMC 502.1)
- Toilet room privacy: Toilet rooms and bathrooms shall provide privacy and shall not constitute the only passageway to a hall or other space, or to the exterior. (IPMC 503.1)
- Plumbing fixtures: All plumbing fixtures shall be properly installed and maintained in working order, and shall be kept free from obstructions, leaks and defects and be capable of performing the function for which such plumbing fixtures are designed. (IPMC 504.1)
- Plumbing fixture clearances: Plumbing fixtures shall have adequate clearances for usage and cleaning. (IPMC 504.2)
- Hot water to plumbing fixtures: Kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied with hot or tempered and cold running water in accordance with the International Plumbing Code. (IPMC 505.1)
- Water supply contamination: The water supply shall be maintained free of contamination, and all water inlets for plumbing fixtures shall be located above the flood-level rim of the fixture. Shampoo basin faucets, janitor sink faucets and other hose bibs or faucets to which hoses are attached and left in place, shall be protected by an approved atmospheric-type vacuum breaker or an approved permanently attached hose connection vacuum breaker. (IPMC 505.2)
- Plumbing maintenance: Every plumbing stack, vent, waste, and sewer line shall function properly and be kept free from obstructions, leaks and defects. (IPMC 506.2)
Mechanical and Electrical Requirements
- Heat supply temperature: Interior space intended for human occupancy shall have active or passive space-heating systems capable of maintaining a minimum indoor temperature of 68ºF (20ºC). No portable space heaters shall be used to achieve compliance with this section. (IPMC 602.3)
- Room temperature measurement point: The required room temperatures shall be measured 3 feet above the floor near the center of the room and 2 feet inward from the center of each exterior wall. (IPMC 602.5)
- Mechanical appliances: All mechanical appliances, fireplaces, fuel-burning appliances and water heating appliances shall be properly installed and maintained in a safe working condition and shall be capable of performing the intended function. (IPMC 603.1)
- Removal of combustion products: All fuel-burning equipment and appliances shall be connected to an approved chimney or vent. Exception: Fuel-burning equipment and appliances which are labeled for unvented operation. (IPMC 603.2)
- Appliance clearances: All required clearances to combustible material shall be maintained. (IPMC 603.3)
- Combustion air: A supply of air for complete combustion of the fuel and for ventilation of the space containing the fuel-burning equipment shall be provided for the fuel-burning equipment. (IPMC 603.5)
- Duct systems: Duct systems shall be maintained free of obstruction and shall be capable of performing the required function. (IPMC 607.1)
- Electrical system hazards: Where it is found the electrical system in the structure constitutes a hazard to the occupant or the structure by reason of inadequate service, improper fusing, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration or damage, or for similar reasons, the code official shall require the defects to be corrected or eliminate the hazard. (IPMC 604.3)
- Receptacle placement: Every habitable space in a dwelling shall contain at least two separate and remote receptacle outlets. Every laundry area shall contain at least one grounded-type receptacle or a receptacle with a ground fault circuit interrupter. Every bathroom shall contain at least one receptacle. Any new bathroom receptacle shall have ground fault circuit interrupter protection. (IPMC 605.2)
- Light fixtures: Every public hall, interior stairway, toilet room, kitchen, bathroom, laundry room, boiler room and furnace room shall contain at least one electric light fixture (luminaries). (IPMC 605.3)
- Branch circuits in buildings with multiple residential occupancies: Each occupant shall have ready access to all circuit breakers protecting the conductors supplying that occupancy. (IPMC 605.4)
- Extension cord uses not permitted: Flexible cords (extension cords) and cables (IPMC 605.5) shall not be used:
- As a substitute for the fixed wiring of the structure.
- Where run through holes in walls, structural ceilings, suspended ceilings, dropped ceilings or floors.
- Where run through doorways, windows, or similar openings.
Fire Safety Requirements
- Safe means of egress: A safe, continuous and unobstructed path of travel shall be provided from any point in the building or structure to the public way. (IPMC 702.1)
- Fire safety systems: All systems, devices and equipment to detect a fire, actuate an alarm, or suppress or control a fire are any combination thereof shall be maintained in an operable condition at all times in accordance with the International Fire Code. (IPMC 704.1)
- Emergency escape openings: Required emergency escape openings shall be maintained in accordance with the code in effect at the time of construction, and the following. Required emergency escape and rescue openings shall be operational from the inside of the room without the use of keys or tools. Bars, grills, grates or similar devices are permitted to be placed over emergency escape and rescue openings provided the minimum net clear opening size complies with the code that was in effect at the time of construction and such devices shall be releasable are removable from the inside without the use of a key, tool or force greater than that which is required for normal operation of the escape and rescue opening. (IPMC 702.4)
- Portable fire extinguishers: In new and existing R-1, R-2, and R-4 occupancies, portable fire extinguishers need only be installed when interior corridors and common areas exist in accordance with section 906.1 and table 906.3 (2) for light (low) hazard occupancies and sections 906.3 through 906.9. (IPMC 704.1.3)
- BBQ safety: Charcoal burners and other open-flame cooking devices shall not be operated on combustible balconies or within 10 feet of combustible construction. (IFC 308)
- Exception 1: One- and two-family dwellings
- Exception 2: Where buildings, balconies and decks are protected by an automatic sprinkler system
- Exception 3: LP-gas cooking devices having an LP-gas container with a water capacity not greater than 2 ½ pounds (nominal 1-pound LP-gas capacity)
Smoke Alarm and Carbon Monoxide Alarm Requirements
- Section 705 of Boulder Revised Code 10-2-2: Carbon Monoxide Alarms
- 705.1 General (IPMC): Carbon monoxide alarms shall be installed in dwellings in accordance with Section 1103.9 of the International Fire Code, except that alarms in dwelling covered by the International Residential Code shall be in accordance with R315.
- 705.2 Carbon Monoxide Alarms and Detectors (IPMC): Carbon monoxide alarms and carbon monoxide detection systems shall be maintained in accordance with NFPA 720. Carbon monoxide alarms and carbon monoxide detectors that become inoperable or begin producing end-of-life signals shall be replaced.
- 705.3 General (B.R.C. 10-2-2): Carbon monoxide alarms are to be installed in existing residential structures in accordance with Colorado state law, including Title 38, Article 45, Carbon Monoxide Alarms, C.R.S.
- 705.4 Carbon Monoxide Alarms (B.R.C. 10-2-2): Carbon monoxide alarms shall be installed in existing dwellings and rented single and multi-family dwellings that have fuel-fired heaters, appliances or fireplaces or attached garages based on the following:
- Alarms must be installed within 15’ of the entrance to each sleeping area and must be wired to AC power, connected to an electrical panel, plugged into an electrical outlet without a switch, or if battery operated attached to the wall or ceiling per the manufacturer’s installation instructions and in accordance with NFPA 70.
- Alarms must be installed in existing rental dwellings upon change of tenant occupancy after July 1, 2009.
- Alarms must be installed in all newly constructed or renovated single family and multi-family rental units.
- Alarms may be installed within 25’ of any fuel-fired heater or appliance, fireplace or garage entrance in a multi-family dwelling used for rental purposes ONLY if the multifamily dwelling is equipped with a centralized alarm system or other mechanism that allows a responsible person to hear the alarm at all times (commercially monitored system).
- Rental owners are responsible for replacing non-functioning carbon monoxide alarms upon written request of the tenant or when the unit is being vacated and re-rented.
- Carbon monoxide detectors shall not be disarmed, removed or have the batteries removed to make them inoperable.
- 705.5 Carbon monoxide alarm inspections (B.R.C. 10-2-2): Carbon monoxide alarm inspections shall be conducted by the property owner or agent as detailed below.
- Carbon monoxide alarms that receive their primary power from the building wiring shall be checked for good operating condition once each year and supplied with battery backup. The battery shall be replaced as necessary for proper function of the carbon monoxide alarm.
- Battery-powered carbon monoxide alarms shall be tested for proper function on a semi-annual basis. Batteries shall be replaced as necessary for proper function of the carbon monoxide alarm.
Section 704: Fire Protection Systems
- 704.1 General (IPMC): All systems, devices and equipment to detect a fire, actuate an alarm, or suppress or control a fire or any combination thereof shall be maintained in an operable condition at all times in accordance with the International Fire Code.
- 704.6.1.2 (IPMC) Smoke alarms: Single- or multiple-station smoke alarms shall be installed and maintained in Groups R-2, R-3, R-4 and in all dwellings not regulated in Group R occupancies, regardless of occupant load at all of the following:
- On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms. In each room used for sleeping purposes.
- In each story within a dwelling unit, including basements and cellars but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level.
- Single- or multiple-station smoke alarms shall be installed in other groups in accordance with the International Fire Code.
- 704.6.2 (IPMC) Interconnections: Where more than one smoke alarm is required to be installed within an individual dwelling unit in Group R-2, R-3, R-4 and in dwellings not regulated as Group R occupancies, the smoke alarms shall be interconnected in such a manner that the activation of one alarm will activate all of the alarms in the individual unit. The alarm shall be clearly audible in all bedrooms over background noise levels with intervening doors.
- Exception 1: Interconnection is not required in buildings which are not undergoing alteration, repairs or construction of any kind.
- Exception 2: Smoke alarms in existing areas are not required to be interconnected where alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space or basement available which could provide access for interconnection without the removal of interior finishes.
- 704.6.3 (IPMC) Power Source: In Group R occupancies and in dwelling units not regulated as Group R occupancies, single-station smoke alarms shall receive their primary power from the building wiring provided that such wiring is served from a commercial source and shall be equipped with battery back-up. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and without a disconnecting switch other than as required for overcurrent protection.
- Exception: Smoke alarms are permitted to be solely battery operated in buildings where no construction is taking place, buildings that are not served from a commercial power source and in existing areas undergoing alterations or repairs that do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawlspace or basement available which could provide access for building wiring without the removal of interior finishes.
- 704.8 (B.R.C. 10-2-2) Smoke alarm inspections: Smoke alarm inspections shall be conducted by the property owner or agent as detailed:
- Smoke alarms which receive their primary power from the building wiring shall be checked for good operating condition once each year and if supplied with battery backup, the battery shall be replaced as necessary for proper function of the smoke alarm.
- Battery-powered smoke alarms shall be tested for proper function on an annual basis. Batteries shall be replaced as necessary for proper function of the smoke alarm.
- 704.9 (B.R.C. 10-2-2) Residential rental smoke alarms: In R-occupancies governed by chapter 10-3, “Rental Licenses,” B.R.C. 1981, smoke alarms shall be installed and inspected as required in this section.
- 704.10 (B.R.C. 10-2-2) Fire Alarms: Fire alarms in existing residential structures shall be installed in accordance with chapter 10-8, section 907, “Fire Prevention Code,” B.R.C. 1981.
- Portable Fire Extinguishers:
- 704.1.3 Where Required: Portable fire extinguishers shall be installed as required by the International Fire Code Section 906.
- 903.1 (B.R.C. 10-8-2): In new and existing R-1, R-2 and R-4 occupancies, portable fire extinguishers need only be installed when interior corridors and common areas exist in accordance with section 903.1 and table 906.3 (1) for light (low) hazard occupancies and sections 903.6 through 906.9.
International Fire Code Sections 906.3 – 906.9:
- Install fire extinguisher where access is not obstructed or obscured from view.
- Install fire extinguisher with mounting bracket provided by the manufacturer.
- Fire extinguisher installed in a cabinet shall not be locked unless subject to malicious use or damage.
- Provide means for ready access for fire extinguisher locked in a cabinet.
- The minimum rating for a fire extinguisher is 2-A. A fire extinguisher is required on each floor level.
- The maximum travel distance to a fire extinguisher is 75 feet.
- The maximum height of a fire extinguisher is 5 feet above the floor.