The City of Eureka Springs will hold a workshop at 5 p.m., Wednesday, June 28, at the Auditorium to explain property inspections for all long-term and short-term rental properties.
The purpose of the meeting is to inform property owners and managers what they can expect from the fire marshal and the building department from the inspection process, according to Jacob Coburn, Eureka Springs building inspector and code enforcement officer. Previously short-term rentals were inspected only when they opened, not annually, and no inspections were required of long-term rentals.
Coburn said he has seen numerous safety violations while conducting inspections of new work being done at rentals, and that the inspections are needed to help protect occupants of rentals by making sure codes are being followed.
“We are going to start the inspection process in the middle of July or the beginning of August,” Coburn said. “I want to make sure I give time for the property management teams or owners to do everything that is needed to get the building up to compliance so it is an easy process to go in and verify that the building is in compliance. If violations are found, people will be given time to come into compliance. Typically, they will be given 15 to 30 days to get things fixed.”
Coburn said he has more than 2,500 photos of safety problems in Eureka Springs housing including wiring improperly insulated and near other hazards such as gas lines or water heaters.
One requirement is to have a fire extinguisher that has been inspected in the past year. Many landlords might have fire extinguishers on their property, but they may not have been inspected in the past year.
Coburn said annual inspections are necessary because fire extinguishers can lose their pins, become clogged by dirt, or be so old that they have lost their charge. Also, fire extinguishers should be easily accessible and not placed under sinks or in closets where they might not be seen by tenants.
A spokesman from Acord’s Hardware store said they sell home and commercial grade fire extinguishers, but none is stamped with the inspection date. Some have the manufacturing date on the box but not on the fire extinguisher. He said that the information online about their fire extinguisher products states that the fire extinguishers are good for ten years as long as they are kept clean and stored properly.
A spokesman with Hill Country said they have six different sizes of fire extinguishers, but also none stamped with an inspection or manufacturing date. Fire extinguishers online also don’t appear to have inspection dates stamped on them.
One company that provides inspections is Marmic Fire and Safety located in Springdale at 800 Sanders Ave., (479) 751-5900. Fire extinguishers can be taken to the Marmic office or an inspector with the company will come to Eureka Springs for a $65 service call with a charge of $7.70 per extinguisher. Coburn said Marmic doesn’t have to be the company that does the inspections but is an option.
Eureka Springs Fire Marshal James Cowan said receipts that contain the date of purchase of fire extinguishers are good for one year providing proof that the dwelling has a working fire extinguisher. The fire department does not provide inspections.
There are also requirements for smoke alarms on every floor level, in every bedroom and outside of bedrooms in adjacent areas. A carbon monoxide detector is required in the hallway outside of bedrooms away from any return air vents if natural gas is present in the house or an attached garage. Coburn said combination CO2 detectors and smoke alarms are allowed.
The smoke alarms and CO2 detectors will be checked by pushing the test button. The alarms don’t last forever even when batteries are replaced. Some people prefer alarms that are plugged into an electrical outlet or wired in the home which reduces the need for maintenance.
Coburn and the fire marshal will also do visual inspection of electrical, plumbing, gas and HVAC components throughout the property to ensure there are no potentially harmful defects. All escape routes must be clear of obstructions and easily accessible. All sleeping areas need to have emergency escape and rescue openings or a door access to the exterior.
Coburn said newer buildings are going to have exits in all the bedrooms whether door or window exits. If an existing building has a bedroom that doesn’t have two exits, they aren’t going to require a door or window be added but will make sure there are adequate smoke alarms and fire extinguishers in case of an emergency. If a rental unit is remodeled, it will have to be brought up to code.