HomeMy WebLinkAboutLetter - 9/3/1996
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Brinkman Apartments
PO Box 1265
Oshkosh, WI 54902
September 3, 1996
Re: Frontenac Apartments
Dear Mr. & Mrs. Brinkman;
On Monday, August 26, 1996, Bruce Luedtke, Housing Inspector and I met with you at this
apartment building to investigate concerns of roof leaks and falling plaster and ceiling tiles. Our
inspection of units 140C, 132C , and 309 Brown revealed that there were apparent roofleaks and
that the plaster in many areas of the units had become loose and did represent a danger to the
tenants. (Also be advised that we received a complaint about falling plaster in unit 140D on
Tuesday morning.) You informed us during the meeting that James Larson, Architect is in the
process of developing plans for roof repairs and facade renovations. These plans also include
researching for grants/loans to aid in financing the necessary renovations.
Items we witnessed as code violations during our brief inspection are as follows:
1. Falling/failing ceiling plaster and tiles. Failing plaster is also prevalent on the walls of
these units and in common areas.
2. All the windows must be repaired or replaced to be weather tight and functional.
These windows must also have screens.
3. Most of the dwelling unit doors and frames are in poor condition; requiring
replacement. These doors must also be provided with deadbolt locking devices. (Have
your architect research whether the transoms above the common corridor dwelling unit
doors meet the code requirements in effect for this building.)
4. Floor coverings in various rooms need to be replaced/r~paired.
5. The electrical throughout the building should be inspected.JfQr safety. We witnessed
switches and receptacles that were loose in the walls and Hght fixtures that needed repairs
or replacement. With the age of this building one should questionthe condition of the
wiring, switches, light fixtures and receptacles. We also suggest that any ceiling fixture
replacement include installing wall switches for control. Pull chain fixtures are subject to
more stress and damage and also require the user to walk into a dark room while
searching for the pull chain. Any receptacles being replaced in the vicinity of water
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fixtures must be ground fault receptacles.
6. The building facade needs tuckpointing and several areas of wood detail and trim are
deteriorated, requiring repairs.
7. There are roof leaks in many areas of the building.
8. All fire extinguishers must be serviced on an annual basis. We noted some that had
not been serviced in this time frame.
9. Repair the floor that has buckled in the 140 High section.
10. Repair/replace broken and/or missing handrails 'and guardr~p components throughout
the building. ' ' "
As I indicated in our meeting, you must make plans for and implement repairs to keep these
apartments habitable and address other various code issues as well as your long term plans to
rectify the major repairs which are necessary. At this time we need you to analyze what must be
repaired immediately to keep these units habitable and submit a list/schedule to us indicating
when and how the necessary repairs will be made. We would also like you to develop a schedule
for long term repairs and make arrangements for periodic inspections so we can verify
continuous progress in correcting the code items in a permanent manner.
We encourage you to use the self inspection checklist to conduct a thorough review of each unit
and common area. If you desire assistance in this regard for the purpose of developing thorough
renovation plans and addressing all code violations in your renovation plans do not hesitate to
call me.
You should also be aware that with the age of this building, there is a good probability that the
paints and varnishes contain lead. With the amount of wall and ceiling surfaces deteriorating,
there could be a problem with lead dust. The City Health Division h,\s thel1ecessary equipment
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to analyze these surfaces to determine if there is a lead concern. IfYQu would like more
information, contact them at 236-5030.
As you are aware, it is a violation of City Ordinance to rent a dwelling unit with known code
violations. While it is not our intent to declare the dwelling units uninhabitable, we cannot allow
occupancy of units with known violations unless we have evidence the units are safe and all
violations are being addressed in an expedient manner. For this reason, we must see that the roof
leaks are being addressed promptly, steps are taken to secure the falling plaster and tiles, doors
are solid and secure, all of the aforementioned items are being addressed and that any other life-
safety issues are corrected. You must also provide for periodic inspection of these units so we
can verify they are habitable prior to letting any vacant units for occupancy. Any units now
occupied must be scheduled for corrective action in an acceptable amount of time, thus the
reason for submitting a schedule for repairs. Ultimately, we would expect to see items such as
the roof, facade, windows, doors, etc. be replaced/repaired for long term compliance.
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After you have developed a list and schedule for repairs you must 'Wahge~ meeting with us for
review of your schedule. In this meeting we will review and discuss:the needed repairs, schedule
for completing repairs and set a date for a reinspection for verification.~f repairs. Per your
request, a copy of this letter is being sent to Mr. Larson. '
Sincerely;
Allyn Dannhoff
Director of Code Enforcement
cc: Bruce Luedtke, Housing Inspector