HomeMy WebLinkAboutOrdinance No. 216, 2025
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ORDINANCE NO. 216, 2025
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AMENDING CHAPTER 5, ARTICLE II, DIVISION 3 OF THE CODE OF THE CITY OF
FORT COLLINS FOR THE PURPOSE OF REPEALING THE 2021 INTERNATIONAL
PROPERTY MAINTENANCE CODE AND ADOPTING THE 2024 INTERNATIONAL
PROPERTY MAINTENANCE CODE, WITH AMENDMENTS
A. Since 1924, the City has reviewed, amended and adopted the latest
nationally recognized building standards available for the times.
B. Upon recommendation of City staff, the City Council has determined that it
is in the best interests of the City to align eleven interconnected basic construction codes
under one publication year.
C. The eleven interconnected basic construction co des are the International
Building Code, International Residential Code, International Mechanical Code,
International Fuel Gas Code, International Energy Conservation Code, International
Property Maintenance Code, International Swimming Pool and Spa Code, International
Existing Building Code, International Plumbing Code, International Fire Code, and the
International Wildland-Urban Interface Code to the extent adopted by the Colorado
Wildfire Resiliency Code.
D. The City Council has determined that the 2024 publication year of these
interconnected basic construction codes should be adopted and that any counterpart
International codes previously adopted should be repealed, both in order to align the
publication years of the codes and because the 2024 publications contain improvements
in construction code regulation.
E. The International Property Maintenance Code constitutes minimum
requirements and standards for premises, structures, equipment and facilities for light,
ventilation, space, heating, sanitation, protection from the elements, life safety, safety
from fire and other hazards, and for safe and sanitary maintenance of such structures.
F. City staff has conducted a significant public outreach program, working with
the regulated construction industry and building professionals.
G. The adoption of the eleven interconnected basic construction codes has
been presented to community groups and feedback has been received from the Water
Commission, Energy Board, Commission on Disability, Natural Resource Advisory Board,
Poudre Fire Authority Board, Building Review Commission, Affordable Housing Board,
and Air Quality Advisory Board.
H. The City Council has determined that it is in the best interest of the health,
safety and welfare of the City and its residents that the 2024 International Property
Maintenance Code be adopted, with local amendments as set forth in this Ordinance.
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I. Pursuant to the City Charter, Article II, Section 7, City Council may enact
any ordinance which adopts a code by reference in whole or in part provided that before
adoption of such ordinance the Council hold a public hearing thereon and that notice of
the hearing shall be published twice in a newspaper of general circulation published in
the City, with one of such publications occurring at least eight (8) days preceding the
hearing and the other publication occurring at least fifte en (15) days preceding the
hearing.
J. In compliance with City Charter, Article II, Section 7, the City Clerk
published in the Fort Collins Coloradoan such notice of hearing concerning adoption of
the 2024 International Codes on November 16, 2025, and November 23, 2025.
K. Attached as Exhibit A and incorporated herein by reference is the Notice of
Public Hearing dated November 16, 2025, that was so published and which the Council
hereby finds meets the requirements of Article II, Section 7 of the City Charter.
In light of the foregoing recitals, which the Council hereby makes and adopts as
determinations and findings, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. The City Council hereby repeals the 2021 International Property
Maintenance Code (“IPMC”) and adopts the 2024 IPMC as amended by this Ordinance.
Section 2. Section 5-46 of the Code of the City of Fort Collins is hereby
amended to read as follows:
Sec. 5-46. Adoption of standards.
Pursuant to the power and authority conferred on the City Council by Colorado Revised
Statutes Section 31-16-202 and Article II, Section 7 of the Charter, the City Council has
adopted the 2024 International Property Maintenance Code, published by the
International Code Council, third printing (November 2024), as amended by the City,
which shall have the same force and effect as if set forth in full herein. The subject matter
of the codes adopted herein includes minimum requirements and standards for premise s,
structures, equipment and facilities for light, ventilation, space, heating, sanitation,
protection from the elements, life safety, safety from fire and other hazards, and for safe
and sanitary maintenance; the responsibility of owners, operators and oc cupants; the
occupancy of existing structures and premises, and for administration, enforcement and
penalties. As provided in the 2024 International Property Maintenance Code, Appendices
are not adopted except as expressly set forth in Section 5-47.
Section 3. Section 5-47 of the Code of the City of Fort Collins is hereby repealed
and reenacted to read as follows:
Sec. 5-47. Amendments and deletions to the 2024 International Property
Maintenance Code.
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The 2024 International Property Maintenance Code adopted in § 5-46 is amended as
follows:
1. Section 101.1 Title is amended to read as follows:
101.1 Title. These regulations shall be known as the Property Maintenance Code
of the City of Fort Collins, hereinafter referred to as “this code.”
2. Section 101.2 Scope is amended to read as follows:
101.2 Scope. Except as otherwise specified, the provisions of this code shall
apply to all existing residential and nonresidential structures and all existing
premises and constitute minimum requirements and standards for premises,
structures, equipment and facilities for light, ventilation, space, heating, sanitation,
protection from the elements, a reasonable level of safety from fire and other
hazards, and for a reasonable level of sanitary maintenance; the responsibility of
owners, an owner’s authorized agent, operators and occupants; the occupancy of
existing structures and premises, and for administration, enforcement and
penalties.
3. Section 102.2 Maintenance is amended to read as follows:
102.2 Maintenance. Equipment, systems, devices and safeguards required by
this code or a previous regulation or code under which the structure or premises
was constructed, altered or repaired shall be maintained in good working condition.
An owner, owner’s authorized agent, operator or occupant shall not cause any
service, facility, equipment or utility that is required under this section to be
removed from, shut off from or discontinued for any occupied dwelling, except for
such temporary interruption as necessary while repairs or alterations are in
progress. The requirements of this code are not intended to provide the basis for
removal or abrogation of fire protection and safety systems and devices in existing
structures. Except as otherwise specified herein, the owner or the owner’s
authorized agent shall be responsible for the maintenance of buildings, structures
and premises.
4. Section 102.3 Application of other codes is amended to read as follows:
102.3 Application of other codes. Repairs, additions or alterations to a structure,
or changes of occupancy, shall be done in accordance with the procedures and
provisions of the International Building Code, International Existing Building Code,
International Energy Conservation Code, International Fire Code, International
Fuel Gas Code, International Mechanical Code, International Residential Code,
International Plumbing Code, NFPA 70 and all other applicable sections of the City
Code. Nothing in this code shall be construed to cancel, modify or set aside any
provision of the City’s Land Use Code.
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5. Section 102.8 Referenced codes and standards is amended to read as follows:
102.8 Referenced codes and standards. The codes and standards referenced
in this code shall be those that are listed in Section 101.4 of the adopted
International Building Code, entitled “Referenced Codes”, and shall be considered
part of the requirements of this code to the prescribed extent of each such
reference and as further regulated in Sections 102.8.1 and 102.8.2.
Exception: Where enforcement of a code provision would violate the
conditions of the listing of the equipment or appliance, the conditions of the
listing shall apply.
6. SECTION 103 CODE COMPLIANCE AGENCY is deleted in its entirety, and
replaced with the following:
SECTION 103 CODE ADMINISTRATION
103.1 Entity charged with code administration. The entity charged with code
administration shall be as determined in accordance with Section 103 of the
adopted International Building Code, entitled “CODE ADMINISTRATION.”
7. SECTION 104 FEES is deleted in its entirety and replaced with the following:
SECTION 104 FEES
104.1 Fees. All items relating to fees shall be as specified in Section 109 of the
adopted International Building Code, entitled “FEES.”
8. Section 105.1 General is deleted in its entirety and replaced with the following:
105.1 General. The duties and powers of the code official shall be as determined
in accordance with Section 103 of the adopted International Building Code, entitled
“CODE ADMINISTRATION.”
9. Section 105.3 Right of entry is deleted in its entirety and replaced with the
following:
105.3 Right of entry. When the code official has obtained a warrant or other
remedy provided by law to secure entry, no owner or occupant or any other
persons having charge, care or control of any building or premises shall fail or
neglect, after proper request is made as herein provide d, to promptly permit entry
therein by the code official for the purpose of inspection, examination or abatement
pursuant to this code. Any such failure to permit entry upon request pursuant to a
valid inspection warrant shall be a misdemeanor punishable b y the provisions set
forth in City Code §1-15.
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10. Section 105.6.2 Inspections is amended to read as follows:
105.6.2 Inspections. The code official shall have the authority to conduct
inspections, or shall accept reports of inspection by approved agencies or
individuals. Reports of such inspections shall be in writing and be certified by a
responsible officer of such approved agency or by the responsible individual.
The code official shall keep a record of each inspection made, including notices
and orders issued, showing the findings and disposition of each. Whenever
necessary to make an inspection to enforce any of the provisions of this code,
or whenever the code official has probable cause to believe that there exists in
any building or upon any premises any condition or violation which makes such
building or premises unsafe, dangerous, unfit for occupancy, or unlawful, the
code official may enter such building or premises at all reasonable times to
inspect it or to perform any duty imposed upon the code official by this code. If
such building or premises is occupied, the code official shall present proper
credentials and request entry. If such building or premises is unoccupied, the
code official shall first make a reasonable effort to locate the owner or other
persons having charge or control of the building or premises and request entry.
If such entry is refused, or, if after reasonable efforts to contact the owner or
occupant, the owner or occupant cannot be found or fails to respond or consent
to the request, the code official may seek an inspection warrant from the
Municipal Judge to secure entry for inspection or abatement.
11. SECTIONS 106 MEANS OF APPEAL is deleted in its entirety and replaced with
the following:
SECTION 106 MEANS OF APPEAL
106.1 Means of Appeal. Appeals of decisions, determinations and interpretations
of this code shall be made pursuant to the applicable provisions of Section 113 of
the adopted International Building Code, entitled “MEANS OF APPEALS.”
12. Section 107.3 Prosecution of violation is amended to read as follows:
107.3 Prosecution of violation. Any person failing to comply with a notice of
violation or order served in accordance with Section 109.4 commits a civil infraction
and is subject to the provisions contained in § 1-15(f) of the City Code. Each day
that a violation continues shall be deemed a separate offense. If the notice of
violation is not complied with, the code official shall institute the appropriate
proceeding at law or in equity to restrain, correct or abate such violation, or to
require the removal or termination of the unlawful occupancy of the structure in
violation of the provisions of this code or of the order or direction made pursuant
thereto. Any action taken by the authority having jurisdiction on such premises
shall be charged against the real estate upon which the structure is located and
shall be a lien upon such real estate.
13. Section 107.4 Violation penalties is amended to read as follows:
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107.4 Violation penalties. Any person who violates a provision of this code, or
fails to comply therewith, or with any of the requirements thereof, or who erects,
constructs, alters or repairs a building or structure in violation of the approved
construction documents or directive of the building official, or of a permit or
certificate issued under the provisions of this code, commits a civil infraction and
is subject to §1-15(f) of the City Code. Each day that a violation continues after
due notice has been served shall be deemed a separate offense.
14. A new Section 109.1.6 Historical is added to read as follows:
109.1.6 Historical. For any site, structure, or object 50 years of age or older
and subject to any of the processes contained in Chapter 14 of the City Code
that in the code official's judgment is so old, dilapidated or has become so out
of repair as to be dangerous, unsanitary or otherwise unfit for human habitation
or occupancy, the code official shall order the owner to repair the site, structure,
or object to make it safe and sanitary unless the owner has complied with all
applicable requirements of Chapter 14 or the code official has determined that
such site, structure, or object is an imminent danger.
15. Section 109.4.1 Form is deleted in its entirety and replaced with the following:
109.4.1 Form. Such notice shall be in accordance with all the following:
1. General. The code official and any officer, as the term officer is defined
in § 19-63 of the City Code, are authorized to give written notice to any
owner or occupant whose building or property is in violation of the
provisions of this code. Such notice may be personally served upon such
person or, if not personally served, shall be deposited in the United
States mail, addressed to the owner of record at the address on the
assessment roll of the Larimer County Assessor or at such other, more
recent address as may be available to the City.
2. Notice. The notice shall include a description of the real estate sufficient
for identification, include a statement of the violation or violations and
why the notice is being issued, and state that if the violation is not
corrected on or before the date and time stipulated in the notice, a
citation may issue and the correction or demolition may be done by the
City and any costs of abatement, repair or demolition, including the cost
of inspection, the cost of any grading or sloping necessary to protect the
public safety, and other incidental costs in connection therewith, and an
amount not to exceed one hundred percent of the costs for carrying
charges and costs of administration, will be charged against the
property, in addition to any other penalty and costs or orders that may
be imposed. The notice shall also state that if the owner desires a
hearing before the Building Review Commission to contest the
declaration and order of vacation, condemnation, repair, removal or
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demolition, such owner shall request a hea ring, in writing, to the code
official within ten days of mailing of the notice. The notice shall further
state that failure to timely file a request for such hearing shall be a waiver
of the right to contest the declaration, assessment or order at any lat er
date.
3. Abatement. If the building or property has not been brought into
compliance with this code within the time period set forth in the notice
and, if the owner has not requested a hearing before the Building Review
Commission to contest said declaration or any other code official's
orders as provided in Subparagraph #1 above, the demolition or
abatement may be performed by City personnel or by private
contractors, as the code official shall determine. In the event of such
demolition and abatement by the city, the cost, including inspection,
demolition and any other incidental costs in connection therewith, and
an amount not to exceed one hundred percent of the co sts for carrying
charges and administration, shall be assessed against the building or
property.
4. Assessment. Any cost assessment shall be a lien in the several
amounts assessed against each property until paid and shall have
priority over all other liens, except general taxes and prior special
assessment liens. If any such assessment is not paid within thirty d ays
after it has been certified by the code official and billed by the City to the
owner by deposit in the United States mail addressed to the owner of
record at the address as shown on the tax rolls or such other, more
recent address as may be available to the City, and any agents,
representatives or occupants as may be known, the Financial Officer, or
their designee is hereby authorized to certify to the County Treasurer
the list of delinquent assessments, giving the name of the owner as it
appears of record, the number of the lot and block and the amount of
the assessment plus a ten-percent penalty. The certification is to be the
same in substance and in form as required for the certification of other
taxes. The County Treasurer, upon receipt of such certified list, is hereby
authorized to place it upon the tax list for the current year and to collect
the assessment in the same manner as general property taxes are
collected, together with any charges as may by law be made by the
county treasurer and all laws of the state for the assessment and
collection of general taxes, including the laws for the sale of property for
taxes, and the redemption thereof shall apply to and have full force and
effect for the collection of all such assessments. Notwithstanding the
foregoing, if the offending building or property is not subject to taxation,
the City may elect alternative means to collect the amounts due pursuant
to this code, including the commencement of an action at law or in equity
and, after judgment, pursue such remedies as are provided by law.
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16. A new Section 109.10 Responsibilities and obligations is added to read as
follows:
109.10 Responsibilities and obligations. Every owner and occupant shall be
subject to the responsibilities and obligations set forth in this code as follows:
1. Every owner remains liable for violations of duties imposed by this code
even though an obligation is imposed on the occupants of the building and
even though the owner has by agreement imposed on the occupant or
property manager the duty of furnishing required equipment or of complying
with this code. Nothing herein shall be construed as limiting or interfering
with in any way the right of any persons to establish by written contract
specific responsibilities of owners, property managers and occupants for
the purpose of leasing or renting a building or premises. Every owner or
agent, in addition to being responsible for maintaini ng the building in a
sound structural condition, shall be responsible for keeping that part of the
building or premises which the owner occupies or controls in a safe
condition, including the shared or public areas in a building containing two
or more dwelling units.
2. An owner shall not permit another person to occupy premises which are not
in a sanitary and safe condition, and which do not comply with the
requirements of this code.
3. Occupants of a dwelling unit, rooming unit or housekeeping unit are
responsible for keeping in a clean, sanitary and safe condition that part of
the dwelling unit, rooming unit, housekeeping unit or premises which they
occupy and control.
4. Every occupant shall, when required by this code, the City Code or the
Health Officer, furnish and maintain approved devices, equipment or
facilities necessary to keep the premises safe and sanitary.
17. Section 110.5 Cost of emergency repairs is amended to read as follows:
110.5 Costs of emergency repairs. For the purposes of this section, the code
official shall employ, or cause to be employed, the necessary labor and procure
materials to perform the work required as expeditiously as possible. Costs incurred
in the performance of emergency work shall be paid by the jurisdiction. The legal
counsel of the jurisdiction shall institute appropriate action , including a lien upon
the property pursuant to Section 109.4.1, against the owner of the premises or
owner’s authorized agent where the unsafe structure is or was located for the
recovery of such costs.
18. Section 201.3 Terms defined in other codes is amended to read as follows:
201.3 Terms defined in other codes. Where terms are not defined in this code
and are defined in the City Code, the Land Use Code and any other code adopted
by reference in the City Code, including the International Building Code,
International Existing Building Code, International Fire Code, International Fuel
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Gas Code, International Mechanical Code, International Plumbing Code,
International Residential Code, or NFPA 70, such terms shall have the meanings
ascribed to them as stated in those codes.
19. SECTION 202 GENERAL DEFINITIONS is amended to modify, or add, in
alphabetical order, the following definitions:
ABANDONED. Any building or premises covered under this code that is
unoccupied or vacant and in such a state of disrepair, lack of maintenance, or
neglect as to pose a public nuisance.
ADDITION. An extension or increase in floor area, number of stories, or height of
a building or structure.
ALTERATION. Any construction or renovation to an existing structure other than
repair or addition.
. . .
CODE OFFICIAL. The official who is charged with the administration and
enforcement of this code, or any duly authorized representatives. The term code
official is interchangeable with the term building official.
. . .
GOOD CONDITION. A condition that is fully functional, operational and
substantially free from decay, deterioration, damage or other defects and capable
of performing the tasks for which designed and in the manner intended without risk
of injury or damage to persons or adjoining property resulting from detachment or
failure of such elements or components thereof.
GRADE PLANE. A reference plane representing the average of the finished
ground level adjoining the building at all exterior walls. Where the finished ground
level slopes away from the exterior walls, the reference plane shall be established
by the lowest points within the area between the building and the lot line or, where
the lot line is more than 6 feet (1829 mm) from the building, between the structure
and a point 6 feet (1829 mm) from the building.
. . .
HAZARDOUS. Whatever is dangerous to human life or is detrimental to the public
health as determined by the Health Officer, the fire code official, or the code official.
HEALTH OFFICER. The legally designated head of the Larimer County
Department of Health and Environment or such person’s authorized agent.
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[A] HISTORIC BUILDING. A building or structure that has been designated by
official action of the legally constituted authority of the City Council as having
special historical, architectural or geographical significance. For purposes of this
code, this term also shall include buildings or structures listed in the State Register
of Historic Properties as published by the History Colorado or the National Register
of Historic Places as published by the United States Department of the Interior.
. . .
IMMINENT DANGER. An existing condition that is reasonably likely to cause
immediate serious or life-threatening injury or death.
. . .
LIMIT STATE. A condition beyond which a structure or member becomes unfit for
service and is judged to be no longer useful for its intended function (serviceability
limit state) or to be unsafe (strength limit state).
. . .
[A] OWNER. Any person whose name appears on the tax bill for the property or
who, alone or jointly or severally with others, has legal title to any dwelling or
dwelling unit, with or without actual possession thereof, or has charge, care or
control of any dwelling or dwelling unit as owner, executor, executrix, administrator,
trustee, guardian of the estate of the owner, mortgagee or assignee of rents.
Owner shall not include, except for vacant structures or premises as provided for
in state law, any person, group of persons, company, association or corporation
who holds only a security interest or easement on the real property upon which the
dwelling or dwelling unit is situated.
. . .
PRIMARY FUNCTIONS. A major activity for which the facility is intended. Areas
that contain a primary function include, but are not limited to, the customer service
lobby of a bank, the dining area of a cafeteria, the meeting rooms in a conference
center, as well as offices and other work areas in which the activities of the public
accommodation or other private entity using the facility are carried out. Mechanical
rooms, boiler rooms, supply storage rooms, employee lounges or locker rooms,
and janitorial closets are not areas containing a primary function. Entrances,
corridors and restrooms are considered areas containing a primary function.
PROPERTY MANAGER. Any person, group of persons, company, firm or
corporation charged with the care and control of a building, structure or premises
who performs services with respect to such building, structure or premises under
a contract with the owner thereof or who otherwise acts as representative of an
owner with respect to such building, structure or premises.
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PUBLIC NUISANCE. A hazard or condition that poses an unreasonable risk to the
life, health and safety of persons or property.
. . .
RENTAL DWELLING UNIT. One or more rooms occupied or intended to be
occupied as a unit exclusively for residential purposes that is leased, rented or
sublet for compensation (including money or services or the sharing of expenses)
and that is located in a boarding house or a single-family, two-family or multi-family
dwelling.
RENTAL HOUSING. Any building or mobile home or portion thereof, including the
lot, tract or parcel of land on which the same is located, containing any dwelling
unit, or guest room which is leased, rented or sublet to a family or person(s) for
compensation.
REPAIR. The restoration to good condition of any part of an existing building for
the purpose of its maintenance.
. . .
SUBSTANDARD. Condition(s) that through neglect, deterioration, or damage no
longer meet the minimum requirements of the currently adopted code as it relates
to the specific condition(s) identified. Even though such condition(s) may not be
found dangerous at the time of their discovery, such condition(s), if not corrected,
may pose a risk to the health and safety of the public, the occupants or p roperty
thereof pursuant to Section 109.1.5.
SUBSTANTIAL DAMAGE. For the purpose of determining compliance with the
flood provisions of this code, damage of any origin sustained by a structure
whereby the cost of restoring the structure to its before-damaged condition would
equal or exceed fifty percent of the market value of the structure before the damage
occurred.
SUBSTANTIAL IMPROVEMENT. For the purpose of determining compliance
with the flood provisions of this code or the City Co de, any repair, alteration,
addition, or improvement of a building or structure, the cost of which equals or
exceeds fifty percent (50%) of the market value of the structure before the
improvement or repair is started. If the structure has sustained substantial damage,
any repairs are considered substantial improvement regardless of the actual repair
work performed. The term does not, however, include: (1) any project for
improvement of a building required to correct existing health, sanitary, or safety
code violations identified by the code official and that is the minimum necessary to
assure safe living conditions; or (2) any alteration of a historic building, provided
that the alteration will not preclude the structure’s continued designation as a
historic building.
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SUBSTANTIAL STRUCTURAL DAMAGE. A condition where: (1) in any story,
the vertical elements of the lateral-force resisting system, in any direction and
taken as a whole, have suffered damage such that the lateral load -carrying
capacity has been reduced by more than twenty percent (20%) from its pre-
damaged condition; or (2) the vertical load -carrying components supporting more
than thirty percent (30%) of the structure’s floor or roof area have suffered a
reduction in vertical load-carrying capacity to below seventy-five percent (75%) of
the adopted International Building Code’s required strength levels calculated by
either the strength or allowable stress method.
SUBSTANTIALLY PLUMB. A wall or other vertical member shall be considered
substantially plumb when a plumb line passing through the center of gravity does
not fall outside the middle one-third (1/3) of the base.
TECHNICALLY INFEASIBLE. An alteration of a building or a facility that has little
likelihood of being accomplished because the existing structural conditions require
the removal or alteration of a load-bearing member that is an essential part of the
structural frame, or because other existing physical or site constraints prohibit
modification or addition of elements, spaces or features which are in full and strict
compliance with the minimum requirements for new construction and which are
necessary to provide accessibility.
. . .
VACANT. The state of premises or a structure thereon being indefinitely
uninhabited or unoccupied by lawfully authorized tenants, owners, and other
persons.
. . .
20. Section 302.2 Grading and drainage is amended to read as follows:
302.2 Grading and drainage. Premises shall be graded and maintained to
prevent the erosion of soil and to prevent the accumulation of stagnant water
thereon, or within any structure located thereon. Drainage of paved areas, yards
and courts, and other open areas on the premises shall not be discharged in a
manner that creates a public nuisance. Abandoned or unprotected excavations
shall be considered a public nuisance and shall be filled to the original or adjoining
site elevation.
Exception: Approved retention areas and reservoirs and temporary retention
ponds, detention ponds, channels and other water features such as pools,
ponds, and similar approved excavations designed for recreational or aesthetic
purposes that are maintained in a condition that does not pose a health or
safety hazard, or a public nuisance.
21. A new Section 302.3.1 Walkway surfaces is added to read as follows:
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302.3.1 Walkway surfaces. Walkways shall be stable, slip resistant, flush, and
even to the extent possible. Where walkways cannot be made flush and even,
they shall conform to the following requirements:
1. Adjoining walkway surfaces shall be made flush and level, to the extent
practicable.
2. Changes in levels up to ½ inch (6mm) may be vertical and without edge
treatment.
3. Changes in levels greater than ½ inch (6mm) and less than 4 inches
shall be considered a trip hazard and shall be transitioned by means of
a ramp that complies with the adopted International Building Code or the
International Residential Code, whichever applies.
22. Section 302.5 Rodent harborage is amended to read as follows:
302.5 Rodent harborage. Structures and exterior property shall be kept free from
rodent harborage and infestation. Where rodents are found, they shall be promptly
eliminated by approved means or processes that will not be injurious to human
health. After pest elimination, proper precautions shall be taken to eliminate rodent
harborage and prevent reinfestation. The owner of any building or structure shall
be responsible for pest elimination within the structure prior to renting or leasing
such. The owner(s) of any building or structure shall be responsible for pest
elimination in the public or shared areas of the structure and exterior premises.
23. Section 304.14 Insect screens is amended to read as follows:
304.14 Insect screens. Every door, window and other outside opening required
for ventilation of habitable rooms, food preparation areas, food service areas or
any areas where products to be included or utilized in food for human consumption
are processed, manufactured, packaged or stored shall be supplied with approved
tightly fitting screens of minimum 16 mesh per inch (16 mesh per 25 mm), and
every screen door used for insect control shall have a self -closing device in good
condition.
Exception: Screens shall not be required for owner-occupied dwelling units
where no rooms are leased or rented.
24. A new Section 304.20 Area wells is added to read as follows:
304.20 Area wells. All area wells, stair wells, light wells and any other bulkhead
enclosures attached to any building shall be protected with guards conforming to
this section around the entire opening, or be provided with an equivalent barrier,
when such wells are located less than thirty-six (36) inches (194 mm) from the
nearest intended walking surface and are deeper than thirty-six (36) inches below
the surrounding ground level, with the side walls of such well having a slope
steeper than two horizontal to one vertical.
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Exceptions:
1. The access side of stairways need not be barricaded.
2. Area wells provided for emergency escape and rescue windows may be
protected with approved grates or covers that are releasable or
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.
3. Covers and grates may be used over stairways and other openings used
exclusively for services access or for admitting light or ventilation.
25. A new Section 305.4.1 Public stairways is added to read as follows:
305.4.1 Public stairways. Public stairways used for egress routes in areas
serving more than one rental dwelling unit or guestroom shall be maintained in
good condition.
26. Section 309.2 Owner is amended to read as follows:
309.2 Owner. The owner of any structure shall be responsible for pest elimination
within the structure prior to renting or leasing the structure. The owner(s) shall be
responsible for pest elimination in the public or shared areas of the structure and
exterior premises.
27. Section 309.3 Single Occupant is deleted in its entirety.
28. Section 404.2 Minimum room widths is deleted in its entirety.
29. Section 404.3 Minimum ceiling heights is deleted in its entirety.
30. Section 404.4 Habitable room requirements is amended to read as follows:
404.4 Habitable room requirements. Every habitable room shall comply with the
requirements of Sections 404.4.2 through 404.4.5.
31. Section 404.4.1 Room area is deleted in its entirety.
32. Section 404.4.5 Other requirements is amended to read as follows:
404.4.5 Other requirements. Bedrooms shall comply with the applicable
provisions of this code including, but not limited to, the light and ventilation
requirements of this chapter; the plumbing facilities and water-heating facilities
requirements of Chapter 5; the heating facilities and electrical receptacle
requirements of Chapter 6; and the smoke detector and emergency escape
requirements of Chapter 7.
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33. Section 404.5 Overcrowding is deleted in its entirety.
34. Section 404.5.1 Sleeping area is deleted in its entirety.
35. Section 404.5.2 Combined spaces is deleted in its entirety.
36. Section 404.6 Efficiency unit is deleted in its entirety.
37. Section 602.2 Residential occupancies is amended to read as follows:
602.2 Residential occupancies. Dwellings shall be provided with heating facilities
capable of maintaining a room temperature of 68°F (20°C) in all habitable rooms,
bathrooms and toilet rooms based on the winter outdoor design temperature
indicated in Table R301.2 in the International Residential Code. Cooking
appliances shall not be used, nor shall portable unvented fuel -burning space
heaters be used, as a means to provide required heating. The installation of one
or more portable space heaters shall not be used to achieve compliance with this
section.
Exception: In areas where the average monthly temperature is above 30°F (-
1°C), a minimum temperature of 65°F (18°C) shall be maintained.
38. Section 602.3 Heat supply is amended to read as follows:
602.3 Heat supply. Every owner and operator of any building who rents, leases
or lets one or more dwelling units or sleeping units on terms, either expressed or
implied, to furnish heat to the occupants thereof shall supply heat to maintain a
minimum temperature of 68°F (20°C) in all habitable rooms, bathrooms and toilet
rooms.
Exceptions:
1. When the outdoor temperature is below the winter outdoor design
temperature for the locality, maintenance of the minimum room
temperature shall not be required provided that the heating system is
operating at its full design capacity. The winter outdoor design
temperature for the locality shall be as indicated in Table R301.2 in the
International Residential Code.
2. In areas where the average monthly temperature is above 30°F (-1°C),
a minimum temperature of 65°F (18°C) shall be maintained.
39. Section 602.4 Occupiable work spaces is amended to read as follows:
602.4 Occupiable work spaces. Indoor occupiable work spaces shall be supplied
with heat to maintain a minimum temperature of 65°F (18°C) during the period the
spaces are occupied.
Exceptions:
1. Processing, storage and operation areas that require cooling or special
temperature conditions.
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2. Areas in which persons are primarily engaged in vigorous physical
activities.
40. A new Section 602.6 Return air is added to read as follows:
602.6 Return air. The return air from one dwelling unit shall not be discharged into
another dwelling unit through the heating, ventilation, or cooling system, unless
otherwise approved by an unapproved-dwelling-unit exception process (UDU).
41. Section 605.2 Receptacles is amended to read as follows:
605.2 Receptacles. Every habitable space in a dwelling shall contain not less than
two separate and remote receptacle outlets. Every laundry area shall contain not
less than one grounding-type receptacle or a receptacle with a ground fault circuit
interrupter. Every bathroom shall contain not less than one receptacle. Any new
bathroom receptacle outlet shall have ground fault circuit interrupter protection. All
receptacle outlets shall have the appropriate faceplate cover for the location.
Receptacle outlets installed in kitchens, bathrooms, garages, unfinished
basements, or exterior locations and any receptacles that are installed within six
(6) feet from the top inside edge of the bowl of a sink or outside edge of a bathtub
or shower shall have ground fault circuit interrupter protection.
42. Section 606.1 General is amended to read as follows:
606.1 General. Elevators, dumbwaiters and escalators shall be maintained in
compliance with ASME A17.1. The most current certification of inspection shall be
on display at all times within the elevator or attached to the escalator or
dumbwaiter, be available for public inspection in the office of the building operator
or be posted in a publicly conspicuous location approved by the code official. The
inspection and tests shall be performed at not less than the periodic intervals listed
in ASME A17.1, as specified by the State of Colorado’s Conveyance Regulations
at 7 Colorado Code of Regulations 1101-8.
43. Section 702.4 Emergency escape and rescue openings is amended to read as
follows:
702.4 Emergency escape and rescue openings. Required emergency escape
and rescue openings shall be maintained in accordance with the code in effect at
the time of construction, and all the following:
1. Required emergency escape and rescue openings shall be operational from
the inside of the room without the use of keys or tools.
2. Bars, grilles, grates or similar devices are permitted to be placed over
emergency escape and rescue openings provided that the minimum net
clear opening size complies with the code that was in effect at the time of
construction and the unit is equipped with smoke alarms installed in
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accordance with Section 907.2.11 of the International Building Code or with
Section R310 of the International Residential Code. Such devices shall be
releasable or 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.
3. The minimum net clear opening size shall comply with the Building Code
that was in effect at the time of construction or shall provide a minimum net
clear opening of no less than 720 square inches, whichever is greater, and
shall not have a sill height greater than forty-eight (48) inches as measured
above the interior floor level of the room in which such opening is located.
44. APPENDIX A BOARDING STANDARD is adopted in its entirety.
Section 4. The codifier of the Code of the City of Fort Collins is hereby directed
to amend all existing cross references in the City Code and the Land Use Code in
accordance with the provisions of this ordinance.
Section 5. The City Attorney and the City Clerk are hereby authorized to modify
the formatting and to make such other amendments to this Ordinance as necessary to
facilitate publication in the Fort Collins City Code; provided, however, that such
modifications and amendments shall not change the substance of the Code provisions.
Introduced, considered favorably on first reading on December 2, 2025, and
approved on second reading for final passage on December 16, 2025.
______________________________
Mayor
ATTEST:
______________________________
City Clerk
Effective Date: December 26, 2025
Approving Attorney: Madelene Shehan
Exhibit: Exhibit A – Notice of Publication
NOTICE OF PUBLIC HEARING
NOTICE is hereby given of a public hearing to be held before the Council of the City of
Fort Collins,Colorado,on the 2nd day of December,2025,at 6:00 p.m.,or as soon thereafter as
the matter may come on for hearing,in the Council Chambers at the City Hall,300 LaPorte
Avenue, Fort Collins,Colorado for the purpose of considering the adoption of ordinances that adopt
by reference the 2024 International Building Code,2024 International Residential Code,2024
International Energy Conservation Code,2024 International Mechanical Code,2024
International Fuel Gas Code,2024 International Existing Building Code,2024 International
Swimming Pool and Spa Code,2024 International Property Maintenance Code,and the 2024
International Plumbing Code,each promulgated by the International Code Council,the 2023
National Electrical Code and the 2025 Colorado Wildfire Resiliency Code,together with local
amendments.
Not less than one (I)copy of said Codes has been,and now is on file in the Office of the
City Clerk of the City of Fort Collins and is available for public inspection.
The purpose of adopting the International Building Code,International Residential Code,
International Energy Conservation Code,International Mechanical Code,International Fuel Gas
Code,International Existing Building Code,International Swimming Pool and Spa Code,
International Property Maintenance Code,International Plumbing Code,National Electrical Code, and
the Colorado Wildfire Resiliency Code,with local amendments by said ordinances is to provide for
protection of public health,safety and welfare of the City and its residents.
Individuals who wish to address Council via remote public participation can do so through
Zoom at https://zoom.us/i/98241416497.(The link and instructions are also posted
www.fc ov.com/councilcomments.Individuals participating in the Zoom session should watch
the meeting through that site,and not via FCTV,due to the streaming delay and possible audio
interference.
The City of Fort Collins will make reasonable accommodations for access to City services,
programs and activities,and will make special communication arrangements for persons with
disabilities.Please call (970)221-6515 (V/TDD:Dial 711 for Relay Colorado)for assistance.
This notice is given and published by order of the City of Fort Collins,Colorado.
Dated this /4 day of __________2025.
~
City ~rk
Upon request,the City of Fort Collins will provide language access services for individuals who have
limited English proficiency,or auxiliary aids and services for individuals with disabilities,to access
City services,programs and activities.Contact (970) 221-65 15 (VITDD:Dial 711 for Relay
Colorado)for assistance.Please provide 48 hours advance notice when possible.
A peticiOn,Ia Ciudad de Fort Collins proporcionará servicios de acceso a idiomas para personas que
no dominan el idioma inglés,o ayudas y servicios auxiliares para personas con discapacidad,para
que puedan acceder a los servicios,programas y actividades de Ia Ciudad.Para asistencia,llame al
970.221.6515 (V/TDD:Marque 711 para Relay Colorado).Por favor proporcione 48 horas de aviso
previo cuando sea posible.
EXHIBIT A TO ORDINANCE NO. 216, 2025