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WHAT IS AN ORDINARY MAINTENANCE?
NJAC 5:23 - 9.3
Interpretation: Ordinary Maintenance
(a) The following items are ordinary maintenance and shall be treated as such by every enforcing agency. No permits for, inspections of, or notice to the enforcing agency of ordinary repairs shall be required. This is not an all-inclusive listing of ordinary repairs.
1. Ordinary building maintenance includes:
i. Exterior and interior painting:
ii. Installation, repair or replacement of any interior finishes of less than 25 percent of the wall area in any given room in a one or two family dwelling. This shall include plastering and drywall installation;
(1) Vinyl wall covering of any amount is an ordinary repair:
(2) Paneling shall not be considered an ordinary repair:
iii. Wall papering at any location:
iv. The replacement of glass in any window or door. However, the replacement glass shall be of a type and quality that complies with the minimum requirements of the code:
v. The installation and replacement of any window or door, including garage doors, in the same opening without altering the dimensions or framing of the original opening. This shall include storm windows and storm doors. The installation and replacement of means of egress and emergency escape windows and doors may be made in the same opening without altering the dimensions or framing of the original opening, and shall not reduce the required height, width or net clear opening of the previous window or door assembly;
vi. The repair of any non-structural member such as a partition railing or kitchen cabinet.
vii. The repair or replacement of any interior or exterior trim, decoration or moldings.
viii. The replacement or installation of any flooring material, except carpeting, with a new material. However, installation of carpeting in one and two family dwellings will be permitted under ordinary repairs.
ix. The repair of existing roofing material not exceeding 25 percent of the total roof area within any 12 month period;
x. The repair of existing siding with like material not exceeding 25 percent of the total building exterior wall area within any 12 month period;
xi. The repair or replacement of any part of a porch stoop which does not structurally support a roof above;
xii. The replacement or installation of screens;
xiii. The installation of any roll or batt insulation when installed adjacent to or not more than one and a half inches from an interior finish; and
xiv. Replacement of exterior rain water gutters and leaders.
2. Ordinary plumbing maintenance shall include:
i. Replacement of hose bib valves in single family dwellings. Replacement hose bib valves shall be provided with an approved atmospheric vacuum breaker.
ii. Refinishing of existing fixtures. Relining of fixtures shall not be considered to be an ordinary repair.
iii. Replacement of ball cocks. Replacement ball cocks must be an approved anti-siphon type.
iv. Repair of leaks involving the replacement of piping between two adjacent joints only;
v. Clearance of stoppages;
vi. Replacements of faucets or working parts of faucets;
vii. Replacements of working parts of valves, including, but not limited to, shower or combination bath/shower valves;
viii. Replacement of traps except for traps on culinary sinks in food handling establishments;
ix. Replacement of a water closet or lavatory or kitchen sink in a single family dwelling with an approved similar fixture provided that no change in the piping arrangement is made. Replacement water closets bearing a date stamp of July 1, 1991 or later must use an average of 1.6 gallons or less of water per flushing cycle; and
x. Replacement of domestic clothes washers and dishwashers.
3. Ordinary electrical maintenance shall include:
i. The replacement of any receptacle, switch or lighting fixture rated at 20 amps or less and operating at less than 150 volts to ground with a like or similar item. Replacement of receptacles in locations where ground-fault circuit interrupter protection is required in the electrical subcode shall not be considered ordinary electrical repair;
ii. Repairs to any installed electrically operated equipment such as doorbells, communication systems, and any motor operated device. Provided, however, that if fire protection systems are interrupted for repairs the fire official shall be notified in accordance with the building subcode;
iii. Installation of communications wiring as covered by article 8-of the electrical subcode in one and two family dwellings, or the alteration/rearrangement of existing communications wiring in other occupancies provided however that the rearrangement does not involve penetrations of a fire rated assembly and is not in a hazardous location as defined in chapter 5 of the electrical subcode; and
iv. Replacement of domestic dishwasher; and
v. Replacement of kitchen range hoods in single family dwellings.
4. Ordinary fire protection maintenance shall include:
i. The replacement of any sprinkler or smoke detector or heat detector head with a like device;
ii. The repair or replacement of any component of a fire alarm or smoke and heat detection equipment (other than the replacement of a fire alarm control panel); and
iii. The installation of battery-powered smoke detectors.
5. Ordinary heating, ventilation and air conditioning maintenance shall include:
i. Replacement of motors, pumps and fans of the same capacity;
ii. Repair and replacement of heating, supply and return piping and radiation elements, which does not require rearrangement of the piping system;
iii. Repair and replacement of duct work;
iv. Repair of air conditioning equipment and systems' and
v. Repair or replacement of control devices for heating and air conditioning equipment; and
vi. Replacement of kitchen range hoods in single family dwellings.
vii. Replacement of clothes dryers serving and located within dwelling units, provided that no change in fuel type or location or electrical characteristics is required.
viii. Replacement of stoves and ovens in dwelling units, provided no change in fuel type or location or electrical characteristics is required.
6. Ordinary elevator maintenance shall include;
i. The following work on elevator brakes:
(1) Installation of new linings;
ii. It is not served by an electrical circuit directly connected to the sign;
iii. It is not greater than 25 square feet in surface are (one side); and
iv. It is not more than six feet above the ground (mounted height).

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Township of West Windsor • 271 Clarksville Road • PO Box 38 • West Windsor, NJ 08550 • 609-799-2400