Henderson, Nev., Mun. Code § 15.12 (2026) § 15.12.050

A. General. In addition to the general property maintenance standards specified in section 15.12.030 of this Code, all buildings, common area, or portions thereof used, designed, or intended to be used for human habitation shall comply with the requirements of this section. Buildings and accessory structures to residential buildings shall comply with the provision of subsection B of this section. Any dwelling that is leased, sub-leased, rented, or any other arrangement where the owner or possessor of the property receives a pecuniary gain from another party for the use and or occupancy of the dwelling must have the dwelling and all common areas conform to both the residential and non-residential property maintenance standards. Whenever conflicting provisions or requirements occur between this chapter, the technical codes and other laws and regulations, the most restrictive shall govern.
B. Foundations, stairs, exterior walls, roofs, mechanical equipment, electrical, and plumbing. Foundations, exterior walls, roofs, and mechanical equipment shall be free from deterioration or blighting conditions and shall conform to the following requirements:
1. Foundation. Foundation systems shall be firmly supported by footings, plumb, and free from open cracks and breaks, properly anchored and capable of supporting all nominal loads and resisting all load effects.
2. Exterior walls. The exterior walls shall be free from conditions that contribute to the deterioration of the structure or otherwise present a deteriorated or blighted condition. Exterior walls shall be substantially weather-tight, weatherproof, free from dry rot and mildew, and shall be maintained in sound condition and good repair so as to prevent infestation. Exterior doors and windows shall be fitted securely in their frames and shall be substantially weather-tight with operable locks if locks are present. Windows of occupied structures shall not be boarded and glazing in windows and doors shall be properly maintained. Chipping or peeling paint may not exceed 25 percent of a surface area of any building component visible from any street or sidewalk. All exterior surfaces other than decay-resistant materials shall be protected from the elements by painting or other protective covering according to manufacturer's specifications. Paint must be uniform in color, and paint and wall signage must be in compliance with the requirements of the Development Code. No lead-based paint shall be used on any surface of any structure. Chimneys and similar appurtenances shall be structurally safe. Window screening, if present, shall be maintained in good condition.
3. Roofs. Roofs shall be maintained in a safe condition and have no defects which might admit rain or cause dampness in the walls or interior portion of the building. Roofs shall be free from conditions that contribute to the deterioration of the structure or otherwise present a deteriorated or blighted appearance. Broken, rotted, split, curled, or missing roofing material shall not exceed ten square feet of any roof. Canopies and awnings shall be properly anchored and maintained.
4. Mechanical equipment. Heating, ventilating, air-conditioning, evaporative coolers, equipment, and their mounting apparatus shall be maintained in a safe and operational condition free from excessive accumulation of scale, rust, corrosion, or mineral deposits. Cooler stands or mounts shall be structurally sound. Unused, deteriorating, or unattached evaporative coolers shall be removed from the structure. Equipment shrouds, enclosures, and similar protecting housing components integral to a piece of equipment shall be installed, anchored, and properly maintained.
5. Electrical equipment. All electrical equipment, wiring and appliances shall be installed and maintained in a safe, functional, and approved manner.
6. Plumbing equipment. All plumbing equipment, piping and fixtures shall be installed and maintained in a safe, sanitary, functional and approved manner.
7. Stairs, porches, guardrails, handrails, and similar railings. All stairs, porches, guardrails and handrails shall be adequate for safety and maintained in a structurally sound and safe condition. Every stair and porch, and any appendage thereto shall be maintained in a safe condition and capable of supporting a load that normal use may place thereon. Every exterior and interior flight of stairs having more than four risers shall have a handrail on one side of the stair, and every open portion of a stair, landing, balcony, porch, deck, ramp, or other walking surface that is more than 30 inches above the floor or grade below shall have guards. Handrails shall be not less than 34 inches in height or more than 38 inches in height measured vertically above the nosing of the tread or above the finished floor of the landing or walking surfaces. Guards shall be not less than 36 inches in height above the floor of the landing, balcony, porch, deck, or ramp or other walking surface.
C. Room dimensions.
1. Existing buildings. Buildings and portions thereof in existence at the time of the adoption of this Code are not required to be modified to comply with this section C. and may have their existing use or occupancy continued provided the construction, use, or occupancy was legal at the time of original construction and further provided the continued use or occupancy is not dangerous to life, health, and safety.
2. Ceiling heights. Habitable space shall have a ceiling height of not less than seven feet except as otherwise permitted in this section. Kitchens, halls, bathrooms, and toilet compartments may have a ceiling height of not less than seven feet measured to the lowest projection from the ceiling. Where exposed beam ceiling members are spaced at less than 48 inches on center, ceiling height shall be measured to the bottom of these members. Where exposed beam ceiling members are spaced at 48 inches or more on center, ceiling height shall be measured to the bottom of the deck supported by these members, provided that the bottom of the members is not less than seven feet above the floor.
If any habitable space has a sloping ceiling, the prescribed ceiling height for the room is required in only one-half the area thereof. No portion of the room measuring less than five feet from the finished floor to the finished ceiling shall be included in any computation of the minimum area thereof. If any room has a furred ceiling, the prescribed ceiling height is required in two-thirds the area thereof, but in no case shall the height of the furred ceiling be less than seven feet.
3. Floor area. Dwelling units and congregate residences shall have at least one room that shall have not less than 120 square feet of floor area. Other habitable rooms, except kitchens, shall have an area of not less than 70 square feet. Where more than two adults occupy a room used for sleeping purposes, the required floor area shall be increased at the rate of 50 square feet for each adult in excess of two.
Exception: Nothing in this section shall prohibit the use of an efficiency dwelling unit within an apartment house meeting the following requirements:
a. The unit shall have a living room of not less than 220 square feet of floor area. An additional 100 square feet of floor area shall be provided for each occupant of such unit in excess of two;
b. The unit shall be provided with a kitchen sink and cooking appliance. If a refrigerator is provided, it must be maintained in a safe and operational condition. Each having a clear working space of not less than 30 inches in front, except accessible units shall meet the working space requirements of those units. Light and ventilation conforming to this Code shall be provided; and
c. The unit shall be provided with a separate bathroom containing a water closet, lavatory, and bathtub or shower.
4. Width. No habitable room other than a kitchen shall be less than seven feet in any dimension. Each water closet shall be located in a clear space not less than 30 inches in width and a clear space in front of the water closet of not less than 24 inches shall be provided.
D. Light and ventilation.
1. General. For the purpose of determining the light or ventilation required by this section, any room may be considered as a portion of an adjoining room when one-half of the area of the common wall is open and unobstructed and provides an opening of not less than one-tenth of the floor area of the interior room or 25 square feet, whichever is greater. Exterior openings for natural light or ventilation required by this section shall open directly onto a public way or a yard or court located on the same lot as the building.
Exceptions:
a. Required windows may open into a roofed porch where the porch:
(1) Abuts a public way, yard, or court;
(2) Has a ceiling height of not less than seven feet; and
(3) Has a longer side at least 65 percent open and unobstructed.
b. Skylights.
2. Light. Guest room and habitable rooms within a dwelling unit or a congregate residence shall be provided with natural light by means of exterior glazed openings with an area of not less than one-tenth of the floor area of such rooms with a minimum of ten square feet of opening area.
3. Ventilation. Guest rooms and habitable rooms within a dwelling unit or congregate residence shall be provided with natural ventilation by means of exterior openings with an area of not less than 1/20 of the floor area of such rooms with a minimum opening of five square feet of area. Such openings shall be capable of being opened so as to provide ventilation.
In lieu of required openings for natural ventilation, a mechanical ventilating system may be provided. Such system shall be capable of providing:
a. Not less than four and one-half or more than seven air changes per hour for an attached residence or any residence for which fire sprinklers are installed; or
b. Not less than four or more than seven air changes per hour for any residence other than a residence described in paragraph (a).
Bathrooms, water closet compartments, laundry rooms, and similar rooms shall be provided with natural ventilation by means of exterior openings with an area of not less than 1/20 of the floor areas of such rooms with a minimum of one and one-half square feet of area. Such openings shall be capable of being opened so as to provide ventilation. In lieu of required exterior openings for natural ventilation in bathrooms containing a bathtub or shower, or combination thereof, laundry rooms, and similar rooms, a mechanical ventilation system connected directly to the outside capable of providing five air changes per hour shall be provided. The location of the discharged exhaust air shall be at least three feet from any opening into the building. Bathrooms which contain only a water closet or lavatory, or combination thereof, and similar rooms may be ventilated with an approved mechanical re-circulating fan or similar device designed to remove odors from the air.
4. Hallways. All public hallways, stairs, and other paths of exit shall be adequately illuminated at all times in accordance with the building code.
E. Sanitation.
1. Bathrooms. Dwelling units, lodging houses and congregate residences shall be provided with a bathroom equipped with facilities consisting of a water closet, lavatory, and either a bathtub or shower, or combination thereof.
2. Kitchen. Each dwelling unit shall be provided with a kitchen. Every kitchen shall be provided with a safe and operational kitchen sink, and cooking appliance. If a refrigerator is provided, it must be maintained in a safe and operational condition.
3. Fixtures. All plumbing fixtures shall be connected to a sanitary sewer or to an approved private sewage disposal system. All plumbing fixtures shall be connected to an approved water supply and provided with hot and cold running water necessary for normal operations. All plumbing fixtures shall be listed by an approved listing agency.
4. Water closet compartments. Except in dwelling units, walls within two feet of urinals and water closets shall have a smooth, hard, nonabsorbent surface to a height of four feet above the floor.
5. Installation and maintenance. All sanitary facilities shall be installed and maintained in a safe and sanitary working condition.
6. Required utilities. Dwelling units, lodging houses and congregate residences shall be provided with public utility services sufficient to maintain heating, plumbing, and electrical fixtures and appliances in a working condition.
F. Structural conditions. Roofs, floors, walls, foundations, and all other structural components of buildings shall be capable of resisting any and all forces and loads to which they may be subjected as specified in the codes and standards in effect at the time of original construction, and as specified in codes and standards regulating existing buildings.
G. Weather protection. Every habitable building shall be weather protected so as to provide shelter for the occupants against the elements as specified in subsection B of this section.
H. Smoke and carbon monoxide alarms. All dwelling units shall be equipped with smoke alarms and carbon monoxide alarms as required in the International Residential Code, International Building Code, and/or International Existing Building Code. Retrofit alarms and/or combination alarms are permitted to be used if they comply with all other provisions of the above-referenced codes and this Code.
I. Mechanical equipment.
1. Heating. Dwelling units, guest rooms, and congregate residences shall be provided with permanently installed heating facilities capable of maintaining a room temperature of 68° degrees Fahrenheit (20° degrees Celsius) at a point three feet (914 mm) above the floor in all habitable rooms. Such facilities shall be installed and maintained in a safe condition. All heating devices or appliances shall be of an approved type and utilized in accordance with their listing. Fuel-burning heaters without vents to the exterior are specifically prohibited.
2. Combustion air. Rooms and areas containing fuel-burning appliances shall be provided with combustion air as required by the mechanical code.
3. Cooling. Dwelling units, guest rooms, and congregate residences shall be provided with permanently installed cooling facilities capable of maintaining a room temperature of 78° degrees Fahrenheit (25.5° Celsius) at a point three feet (914 mm) above the floor in all habitable rooms. Such facilities shall be installed and maintained in a safe condition. All cooling devices or appliances shall be of an approved type and utilized in accordance with their listing.
J. Electrical equipment. All electrical equipment, wiring, and appliances shall be installed and maintained in safe working order and in accordance with the electrical code. All electrical equipment shall be listed and approved for the intended use.
K. Exits and emergency egress.
1. Exits. All buildings or portions thereof shall be provided with properly maintained exits, exit corridors, exit passageways, and appurtenances as required by the building code. Dwelling units and guest rooms shall have access directly to the outside or to an exit corridor or exit passageway.
2. Emergency egress. Sleeping rooms below the fourth story shall have at least one operable window or exterior door approved for emergency escape or rescue. The window or door shall have the ability to be opened from the inside and any security bars or grills protecting such openings shall comply with subsection X of this section.
L. Fire protection. All buildings or portions thereof shall be provided with the degree of fire-resistive construction as required by the building code for the appropriate occupancy, type of construction, and location on property, and shall be provided with the appropriate fire-extinguishing systems or equipment as required by the building code and fire code. All fire-resistive construction required by the building code shall be maintained.
M. Substandard residential buildings (minimum habitability standards). Any building or portion thereof or the premises on which the same is located in which there exists any of the following conditions shall be deemed and hereby declared to be a substandard building, which shall be a violation of this Code and may be subject to the requirements of subsection 15.12.060.B.5.F.
1. Habitability and sanitation. Buildings or portions thereof shall be deemed substandard when any of the following conditions exist:
a. Lack of, or improper operation of, water closet lavatory, bathtub, or shower;
b. Lack of required interior wall covering;
c. Lack of proper kitchen sink, cooking appliances or refrigerator, or improper operation of kitchen sink, cooking appliance or refrigerator;
d. Lack of required hot and cold running water to plumbing fixtures;
e. Lack of adequate heating or cooling facilities;
f. Lack of, or improper operation of, required ventilation equipment;
g. Lack of minimum amounts of natural light and ventilation required by this Code;
h. Room and space dimensions less than required by this Code. However, a condition that would require the displacement of sound walls or ceilings to meet height, length, or width requirements for ceilings, rooms, and dwelling units shall not by itself be considered sufficient existence of dangerous conditions making a building substandard, unless the building was constructed, altered, or converted in violation of those requirements in effect at the time of construction, alteration, or conversion;
i. Lack of required electrical lighting;
j. Dampness in habitable rooms;
k. Infestation of insects, vermin, or rodents;
l. General dilapidation or improper maintenance;
m. Lack of connection to a required sewage disposal system;
n. Lack of adequate garbage and rubbish storage and removal facilities;
o. Lack of connection to public utilities that are essential to maintain heating, plumbing, and electrical fixtures and appliances in a working condition; and
p. Lack of, or improper maintenance of, required systems, devices, and equipment to detect a fire, actuate an alarm, or suppress or control a fire, or any combination thereof, at all times in accordance with the International Fire Code.
2. Structural hazards. Buildings or portions thereof shall be deemed substandard when they are, or contain, structural hazards. Structural hazards shall include, but not be limited to, the following:
a. Deteriorated or inadequate foundations incapable of supporting the load which normal use may place thereon;
b. Defective or deteriorated flooring or flooring supports;
c. Flooring or floor supports of insufficient size to carry imposed loads safely;
d. Members of walls, partitions, or other vertical supports that split, list (to lean), or buckle due to defective material or deterioration;
e. Members of walls, partitions, or other vertical supports that are of insufficient size to carry imposed loads safely;
f. Members of ceilings, roofs, ceiling and roof supports, or other horizontal members that sag, split, or buckle due to defective material or deterioration;
g. Members of ceilings, roofs, ceiling and roof supports, or other horizontal members that are of insufficient size to carry imposed loads safely; and
h. Fireplaces or chimneys that list (to lean), bulge, or settle due to defective material or deterioration.
3. Hazardous electrical wiring. All wiring that does not conform to all applicable laws in effect at the time of installation, has not been maintained in good condition, or is not currently in good and safe condition and working properly shall be considered substandard.
4. Hazardous plumbing. All plumbing that does not conform to all applicable laws in effect at the time of installation, has not been maintained in good condition, is not currently in good and safe condition or not working properly, or is not free of cross connections and siphonage between fixtures shall be considered substandard.
5. Hazardous mechanical equipment. All mechanical equipment, including vents that do not conform to all applicable laws in effect at the time of installation, not maintained in good and safe condition and not currently in good and safe condition and working properly shall be considered substandard.
6. Fire hazard. Any building or portion thereof, device, apparatus, equipment, combustible waste, or vegetation that is noncompliant with the fire code to the extent that the fire chief, building official or their designee, or a code official has determined the noncompliant condition is unsafe or that a fire or explosion could occur as the result of said noncompliance shall be shall be considered substandard and a violation of this Code. In addition, any condition the fire chief or his or her designee has determined provides a ready fuel to augment the spread and intensity of fire or explosion arising from any cause is deemed substandard.
7. Faulty materials of construction. All materials of construction that are not specifically allowed or approved by the building code or have not been adequately maintained in good and safe condition shall be considered substandard.
8. Hazardous or unsanitary premises. Those premises on which an accumulation of weeds, vegetation, junk, dead organic matter, debris, garbage, offal, rodent harborages, stagnant water, combustible materials, and similar materials or conditions that constitute a fire hazard, health hazard, or safety hazard shall be considered substandard.
9. Inadequate exits. All buildings or portions thereof not provided with adequate exit facilities as required by this Code, except those buildings or portions thereof whose exit facilities conformed with all applicable laws at the time of their construction and that have been adequately maintained and increased in relation to any increase in occupant load, alteration or addition, or any change in occupancy shall be considered substandard. When an unsafe condition exists due to lack of or improper location of exits, additional exits may be required to be installed.
10. Inadequate fire-protection or fire-fighting equipment. All buildings or portions thereof that are not provided with fire-resistive construction or fire-extinguishing systems or equipment required by the building and fire code shall be considered substandard, except those buildings or portions thereof that conformed to all applicable laws at the time of their construction and whose fire-resistive integrity and fire-extinguishing systems or equipment have been adequately maintained and improved in relation to any increase in occupant load, alteration or addition, or any change in occupancy.
11. Improper occupancy. All buildings or portions thereof occupied for living, sleeping, cooking, or dining purposes that were not designed or intended to be used for those occupancies shall be considered substandard.
12. Inadequate emergency egress. Bars, grills, covers, screens, or similar devices are not permitted to be placed over emergency escape and rescue openings, bulkhead enclosures, or window wells that serve sleeping rooms, unless the minimum net opening dimensions required for escape and rescue openings are maintained. 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.