What do inspectors typically look for at rental property license inspections?

Smoke Detectors:
D.C. regulations require smoke detectors to be installed inside every bedroom, in common areas on each level of the home, and within 10 feet and in direct line of sight of all bedrooms. Detectors should be kept at least 36 inches away from the outermost edge of ceiling fan blades and air vents (supply and return) to avoid airflow interference. Wall-mounted units must be installed between 4 and 12 inches below the ceiling (measured to the top of the detector), while ceiling-mounted units should be at least 4 inches away from the nearest wall and ideally placed near the center of the ceiling.  Battery-operated detectors are generally allowed, and we strongly recommend models with 10-year sealed lithium-ion batteries for their reliability and minimal maintenance needs. Improper placement or lack of interconnection is one of the most common reasons rental properties fail inspection.

Regarding Smoke Detectors in 2-unit and Multi-Unit Properties: As of 2025, we are noticing trend that more and more two-unit and multi-unit properties, but not all, are failing as a result of detectors not being inter-connected —either by hardwire or wireless technology. This means when one detector is triggered, all detectors throughout the units must sound simultaneously. This ensures that residents in different parts of the building are alerted to a fire at the same time, improving safety and compliance.

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Carbon Monoxide Detectors
Carbon monoxide (CO) detectors are required in all rental properties that have a fuel-burning appliance, an attached garage, or a fireplace. CO detectors must be installed outside each sleeping area within 10 feet of bedroom doors, and based on our experience during inspections, D.C. inspectors often also require them on each floor of the property in a common area, inside bedrooms that contain fireplaces, and in the immediate vicinity of the interior door leading to an attached garage. Detectors can be mounted on the wall or ceiling according to the manufacturer’s instructions and should be placed at least 15 feet from fuel-burning appliances to minimize false alarms. While battery-operated detectors are permitted, we recommend combination smoke/CO units with 10-year sealed lithium-ion batteries for reliability and low maintenance. For multi-unit buildings with shared fuel-burning systems, CO detectors may also be required in common areas.

Need to purchase? Check out our Carbon Monoxide Detector Kit

Fire Extinguishers:
Fire extinguishers are not required in single-family homes or in units that have a fire sprinkler system, but they are highly recommended for added safety and peace of mind.

For condominium or cooperative units, a 1-A:10BC-rated fire extinguisher is acceptable. However, for two-unit and apartment buildings, D.C. requires a 2A:10BC-rated fire extinguisher to meet code. The extinguisher must be mounted in a visible, accessible location, typically in or near the kitchen, with the top of the unit no more than 5 feet off the ground. It must be unobstructed, securely mounted, and have a gauge that shows it's fully charged.

For Apartment Buildings with 3 or more units, D.C. regulations also require that fire extinguishers undergo an annual inspection by a certified technician. A current inspection tag must be attached to each unit, and inspectors will check this during your rental license inspection. Failure to display a valid inspection tag is a common reason for inspection failure.

Even when not required, maintaining a properly rated fire extinguisher is a smart, low-cost way to improve tenant safety and protect your investment.

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Emergency Escape Openings, Security Bars and Means of Egress:

Egress windows—especially in sleeping rooms—must meet minimum size and accessibility standards. Each window must provide an opening of at least 5.7 square feet, with a minimum width of 20 inches and a minimum height of 24 inches. The bottom of the opening must be no more than 44 inches above the floor to ensure ease of escape in an emergency.

If security bars are installed on bedroom windows, they must be releasable or removable from the inside without the use of a key, tool, or force beyond normal window operation. These devices must allow quick exit in case of fire or emergency. An exception is made when the room has a door that provides direct access to the outside, in which case releasable bars on the windows may not be required.

Security gates, including those around yards or patios, must also allow for safe and easy exit. They may not be equipped with keylocks that require a key to unlock from the inside (property-side). These types of locks can delay escape during an emergency and are not permitted. Gates must be operable from the inside without keys, special tools, or complex mechanisms.

In general, all means of egress—including doors, windows, gates, and walkways—must remain clear, accessible, and easy to operate, ensuring a safe and continuous path to the outside at all times. Residents must be able to exit the property quickly and without obstruction or delay.

Occupancy Load
In Washington, D.C., rental units are limited to occupancy by either one family or no more than three unrelated individuals. If a property houses more than three unrelated people, it is considered a rooming house, which requires both a Certificate of Occupancy and a Basic Business License specifically designated for that use.

For efficiency units, occupancy is capped at three people. The required minimum floor space depends on the number of occupants:

• For 1–2 occupants, the unit must have at least 220 square feet of living space.

• For 3 occupants, the minimum space increases to 320 square feet.

Natural Light
Every habitable space—such as bedrooms, living rooms, and dining areas—must have at least one window that provides natural light. The total glass area (glazing) of the window(s) must be no less than 8% of the room’s total floor area. This ensures adequate daylight reaches all living spaces in compliance with D.C. housing code.

Cooking Room (Kitchen) 
All kitchen facilities provided by the landlord—including appliances for cooking, food storage, and refrigeration—must be kept in safe, sanitary, and fully functional condition. The kitchen sink must have a supply of both cold and hot running water, with hot water reaching a minimum temperature of 110°F to meet health and safety standards.

Bedrooms 
Each bedroom must have a minimum floor area of 70 square feet. If a bedroom is shared by more than one person, it must provide an additional 50 square feet of space for each additional occupant. In addition, access to a bedroom must not require passage through another bedroom, ensuring privacy and proper layout compliance.

Bathrooms
Every bathroom must be private, meaning it must have a lockable door and either natural ventilation (a window that opens) or mechanical ventilation (such as an exhaust fan). It must be equipped with a toilet, sink (lavatory), and a bathtub or shower. The sink must provide both hot and cold running water, with the hot water reaching a minimum temperature of 110°F.

The floor and wall base must be made of waterproof material to prevent damage and maintain sanitation. Bathrooms cannot serve as the sole passageway to another room—they must function as independent, private spaces.

Additionally, grout and caulk must be in good condition, free from cracks, and must not show signs of mold or mildew, as this can indicate moisture problems and lead to inspection failure.

Privacy
Bedrooms and bathrooms must provide proper privacy, which means they must have lockable doors that can be secured without the use of a key. Acceptable locks include privacy knobs or thumb-turn locks.

These rooms must also be separate from adjoining spaces, and laid out in a way that allows occupants to access common areas—such as the kitchen, hallway, or living room—without passing through another private room, ensuring both privacy and proper circulation throughout the home.

Utilities
For a rental license inspection to take place, all necessary utilities must be turned on and operational.

While natural gas is not required in all homes, if any appliance (such as a stove, furnace, or water heater) is designed to run on gas, then gas service must be active and functional at the time of inspection.

Heat
Heating systems must be capable of maintaining a temperature of at least 68°F in all habitable rooms and bathrooms between October 1 and May 1.

For properties with a two-pipe system or any other system that reasonably requires more than 15 days to transition from cooling to heating, heat must still be provided no later than October 15 and must remain available through at least May 1.

Air Conditioning (A/C)
Air conditioning systems must be properly maintained and operational during the cooling season, which runs from no later than May 15 through at least September 15.

In the rooms the system is designed to serve, the indoor temperature must be maintained at the greater of 78°F or at least 15°F cooler than the outdoor temperature, ensuring adequate comfort and code compliance during warm weather.

Access Panels 
All access panels—such as those for water shut-off valves, electrical disconnects, or utility controls—must be clearly labeled to indicate their purpose. Labels should be permanent and legible to meet inspection standards.

To ensure clarity and a professional appearance, we recommend using a label maker or professionally printed labels.

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Electrical Systems:
All properties must have an electrical service rated at a minimum of 60 amps, equipped with appropriate fusing and overcurrent protection to ensure safe operation.

The electrical system must be free of hazards that could pose a risk to occupants or the structure. Common issues that may be flagged by inspectors include (but are not limited to):

• Insufficient distribution of electrical receptacles

• Inadequate lighting

• Damaged, worn, or improperly installed wiring

• Lack of grounding or proper support

• Exposed conductors

• Missing outlet or switch cover plates

• Excessive reliance on extension cords

• Overloaded circuits or receptacles

• Lack of Ground Fault Circuit Interrupter (GFCI) protection in required areas such as kitchens, bathrooms, and exterior outlets

Electrical Panel Box
Each breaker or fuse in the electrical panel must be clearly labeled to indicate the purpose of the corresponding circuit. Labels should provide enough detail to differentiate each circuit and must be easy to read and understand.

There must be a clear working space around the panel box that measures at least 36 inches deep, 30 inches wide (or the full width of the panel if it’s wider), and 78 inches high (or the height of the panel, whichever is greater). This space must remain free of obstructions at all times to allow safe and immediate access.

The panel box must be readily accessible, with a door that can open at least 90 degrees. Make sure the panel is not painted shut and that the door operates freely.

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Electrical Outlets:
Each habitable room—including bedrooms, living rooms, and dining areas—must have at least two properly placed receptacle outlets to meet code requirements and ensure safe electrical access.

In areas with water sources—such as kitchens, bathrooms, and laundry rooms—any outlet located within six feet of a water source must be GFCI protected (GFCI stands for Ground Fault Circuit Interrupter). This protection helps prevent electrical shock in wet environments.

Every bathroom must have at least one outlet, and it must be GFCI protected, with a possible exception: if the bathroom has not been renovated since before 1971, GFCI protection may not be required.

TIP: Use a standard outlet tester to check that each outlet is properly wired and that GFCI protection is functioning where required. This quick step can help you catch issues before an inspection.

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Required Lighting Fixtures
Each hallway, stairway, bathroom, toilet room, kitchen, laundry area, and mechanical room must have at least one permanently installed lighting fixture. This ensures adequate visibility and safety throughout all essential areas of the home.

Plumbing
All plumbing fixtures must be properly installed, well-maintained, and free of leaks or obstructions. The plumbing system must not pose any hazards to the occupants or the structure of the property. Common issues that may be considered code violations include:

• Undersized piping

• Inadequate venting

• Cross-connections or lack of backflow prevention

• Damaged or worn piping or fixtures

• Improperly supported pipes

• Low water pressure or insufficient water volume

Drain pipes must be constructed from metal or rigid PVC with smooth interior surfaces. Corrugated or flexible drain piping (often resembling accordion tubing) is not permitted and will result in a failed inspection.

TIP: Inspect areas where plumbing pipes pass through walls or ceilings. Any gaps around these penetrations should be sealed properly. In laundry rooms, mechanical rooms, or closets, gaps must be sealed with fire-retardant caulk, not spray foam, to meet fire safety requirements.

Need to seal the gaps? Check out the Wall Repair Kit for general sealing needs, and use the Fire Sealant Supplies Kit when sealing requires a fire-retardant sealant.

Mechanical Equipment
All mechanical equipment must be properly installed, securely supported, and routinely maintained to ensure safe and reliable operation. Any fuel-burning equipment must be connected to an approved chimney or venting system, with proper clearances to combustible materials maintained at all times. All safety controls must remain in effective working order, and the space housing fuel-burning appliances must have adequate combustion and ventilation air to support safe operation and prevent hazardous conditions.

On occasion, inspectors may request recent service or inspection reports to verify that mechanical systems have been professionally serviced and maintained. It’s a good idea to keep up-to-date records on hand in case documentation is requested during your inspection.

Water Systems
All sinks, bathtubs, showers, and laundry facilities must be supplied with both hot and cold running water. The hot water must be delivered at a safe, usable temperature (typically a minimum of 110°F).

All water inlets must be positioned above the flood-level rim of their respective fixtures to prevent contamination through backflow. Additionally, any hose bibs or faucets with permanently attached hoses must be equipped with vacuum breakers to protect the potable water supply from cross-contamination.

Hot Water Heaters:
Hot water heaters must be installed in compliance with all applicable ventilation and safety codes. In small or enclosed rooms, there must be adequate combustion air—which may require a louvered door or another form of passive ventilation to allow airflow into the space.

Each water heater must be equipped with a properly functioning temperature and pressure-relief (T&P) valve and discharge pipe. The end of the discharge pipe must terminate no more than 6 inches and no less than two pipe diameters above the floor, ground, or the rim of a receptor pan, such as in a laundry area.

Typically water heaters must be installed with a drip pan. In some instances inspectors have required the pan must be connected to a drain to prevent water damage in case of leakage.

More recently, we’ve seen inspectors fail installations where an expansion tank is not properly strapped. The expansion tank—typically mounted above the water heater to absorb excess pressure—must be securely fastened to a nearby wall or framing member using a metal strap or bracket. "Strapped" means the tank is physically anchored in place to prevent movement or tipping, especially in the event of vibrations, water pressure surges, or seismic activity. A loose or unsupported expansion tank may be flagged as a safety hazard.

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Hot Water
Water-heating systems must be properly installed, safely maintained, and capable of delivering a consistent and adequate supply of hot water to every sink, lavatory, bathtub, shower, and laundry facility within the residence. The hot water temperature must reach a minimum of 110°F, as measured from the point of use inside the resident's unit to ensure comfort and compliance with health and safety standards.

Clothes Dryers:
Clothes dryers must be vented directly to the exterior of the building unless they are specifically designed as non-venting (ventless) units. Venting to a lint trap box is not permitted under fire code regulations.

The dryer duct hose must be made of aluminum—vinyl or plastic hoses are considered fire hazards and are not allowed. The hose should be securely attached to the exhaust piping using a metal duct clamp, ensuring a tight and stable connection to the wall or ceiling penetration.

Dryer exhaust pipes must also be properly sealed at the wall with fire-retardant caulk, with no gaps where the duct connects to the building envelope. Proper installation reduces the risk of fire and is a common focus during inspections.

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Ceiling Height:
The minimum ceiling height for habitable spaces—including living rooms, bedrooms, and similar areas—is 7 feet. For kitchens and bathrooms, the minimum height is 6 feet 8 inches. There is no minimum height requirement for non-habitable spaces such as closets, storage rooms, or utility areas.

Exception: Structural elements such as support beams or I-beams may be lower than the 7-foot minimum, but must not be lower than 6 feet 8 inches. Additionally, the ceiling height must still meet the 7-foot minimum for at least 4 feet on either side of the beam to remain compliant.

Doors:
All doors and associated hardware and operating mechanisms must be kept in good working condition. Entry doors providing access to the dwelling must be equipped with a deadbolt lock that can be operated from the inside without a key or the use of special knowledge, ensuring safe and quick egress in an emergency.

Doors must be properly fitted, allowing them to open and close smoothly, and they must be weathertight to prevent drafts, moisture, and pest intrusion.

TIP: If you can see daylight around the edges of an exterior door when it’s closed, it may be a sign the door is not properly seated or needs new weatherstripping. D.C. inspectors may fail a property for visible light around exterior doors, as it compromises both energy efficiency and pest control. Even small openings are a concern—mice can squeeze through gaps as small as 1/4 inch, about the width of a pencil.

Fire Doors:
Any door designated as a fire-rated door must be equipped with an automatic closing device to ensure it closes securely after each use. In most residential settings, this requirement can be met with a self-closing hinge, which is both effective and easy to install.

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Floors
All floor surfaces must be in good repair and free from hazardous conditions. Floors should be level and stable, with no broken tiles, holes, loose boards, or other defects that could create a tripping hazard or pose a risk to occupant safety.

Stairs:
All stairs must be in sound condition, properly maintained, and free from hazards that could compromise safety.

Interior stairways with more than three risers must have a handrail on at least one side, installed between 30 and 42 inches above the stair nosing (the front edge of each tread).

Guardrails are required on the open sides of stairs, landings, ramps, decks, and similar areas that are more than 30 inches above the floor or ground. These guardrails must be at least 30 inches high and constructed with intermediate rails or balusters spaced no more than 4 inches apart to prevent falls.

All handrails and guardrails must be securely fastened, structurally sound, and in good repair.

Paint
All painted surfaces, including windows, window frames, doors, door frames, walls, and ceilings, must be free of peeling, chipping, flaking, or abraded paint. Any damaged paint must be properly repaired, removed, or covered to maintain a safe and habitable environment.

For properties built before 1978, it is especially important to ensure that all painted surfaces are lead-free, in accordance with federal lead safety regulations.

Safety Tip: Do not store paint cans near hot water heaters, HVAC systems, or other heat sources, as this presents a serious fire hazard.

Interior Surfaces
All interior surfaces must be kept in good condition, and maintained to be clean, dry, and sanitary. Surfaces must be free of cracks, holes, loose plaster, rotting wood, water damage, and other visible defects that could compromise habitability or safety.

TIP: Inspect walls carefully to ensure there are no open holes. If you have a drywall opening for a water shut-off valve or other utility access, it must be properly covered with a designated access panel—not left exposed.

Windows:
Every habitable room must have at least one operable window to provide natural light and ventilation. All window frames must be weathertight, and windows should be easy to open and capable of remaining open without assistance. Glass panes must be intact, with no cracks, holes, or other damage that could compromise safety or energy efficiency.

Window limiters are required on upper-story windows in residential properties where children may be present. These safety devices restrict how far a window can open, helping to prevent accidental falls. Generally, window openings must be limited to 4 inches or less unless the window is more than 72 inches from the interior floor and not within a child-accessible area.

While not always explicitly required in single-family rentals, many inspectors will flag properties—especially multi-family units or rentals housing families—if windows above the first floor lack limiters or safety stops.

Installing window limiters is a low-cost safety measure that can help you avoid inspection issues and reduce liability risks.

Window Screens
From March 15 to November 15, all openable windows must be equipped with secure, properly fitted window screens. To meet D.C. code requirements, screens must have a mesh size of at least 16 mesh per inch in both directions—fine enough to prevent insect entry while allowing airflow.

In addition, all windows and skylights must be maintained in sound condition, be weathertight, and secured in place with proper hardware. They must be easily openable and free from damage to ensure safe and functional operation.

TIP: If your screens have holes, consider purchasing screen patches or screen tape to fix them. Did you just realize your screens have holes check out our Window Screen Repair Kit

Security
All entry doors, including unit doors and those leading to the exterior of the property, must be equipped with a deadbolt lock. From the inside, these locks must be operable without the use of a key, tool, or special knowledge, ensuring safe and immediate egress in an emergency.

Windows located within 6 feet of the ground (grade) must be lockable, and the locks must not require a key to engage or disengage from the interior.

Basement hatchways must be properly secured to prevent unauthorized entry, helping to ensure the safety of the occupants and the security of the property.

Cleanliness
All dwellings must be maintained in a clean, sanitary, and orderly condition to ensure a safe and healthy living environment for occupants. This includes the regular removal of trash, proper storage of personal belongings, and prevention of conditions that could attract pests or create health hazards.

Rodents and Insects
All rental properties must be maintained free of rodents, insects, and other pests. Landlords are responsible for ensuring that dwellings are kept in a condition that prevents infestations and supports a healthy, habitable environment.

Address Identification
All properties must display a street address number that is:

• At least 3 inches high

• In Arabic numerals

• Clearly visible from the public right-of-way

• Set against a contrasting background

These numbers should be placed above or around the main entrance, in compliance with DCMR 12.

For multi-unit properties, condominiums, and cooperative units, each unit must have a clearly visible designation—such as a unit number or letter—using 3-inch high Arabic numerals, placed on, above, or adjacent to the entry door. This ensures proper identification of each unit within the building.

In addition, for properties with rear doors—especially those with alley access—we’ve frequently seen inspectors require that these rear entries also be clearly labeled. Proper unit identification on rear doors helps ensure that fire and EMS personnel can quickly locate the correct unit in an emergency, regardless of whether they approach from the front or rear of the property.

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Foundation Walls and Exterior Walls
Foundation and exterior walls must be maintained in a structurally sound condition, remaining plumb (vertically aligned) and free of open cracks, breaks, or signs of deterioration. Proper upkeep helps ensure building stability, weather resistance, and code compliance.

Structural Members, Porches, Decks, Balconies and Stairways
All structural members must be maintained in good condition, free from deterioration, and capable of safely supporting all imposed dead and live loads as originally designed.

This includes porches, decks, balconies, and stairways, which must be kept structurally sound, properly anchored, and in good repair. These elements must also be able to safely support the loads placed on them during normal use, ensuring both safety and code compliance.

Handrail and guardrails
All interior and exterior stairways with more than three risers must be equipped with a securely installed handrail on at least one side to ensure safe and accessible use.

Guardrails are required on balconies, porches, decks, ramps, and other walking surfaces that are more than 30 inches above the floor or ground level. Guardrails must be at least 30 inches in height and designed with intermediate rails or balusters spaced no more than 4 inches apart to prevent falls and ensure occupant safety.

Roofs
Roofs, flashing, gutters, downspouts, and roof drains must be kept in good repair and free of obstructions to ensure proper drainage. Roof water must be discharged in a way that does not create a public nuisance, such as pooling on walkways or neighboring properties.

The roof and all flashing must be weathertight, structurally sound, and free of any defects that could allow water intrusion or admit rain into the structure.

Sidewalks and Driveways
All sidewalks, driveways, walkways, parking areas, and similar surfaces must be properly maintained, free of hazardous conditions, and kept in good repair at all times.

TIP: This includes addressing any major cracks, holes, or uneven surfaces that could pose a tripping hazard or lead to inspection issues.

Grading and Drainage
All properties must be graded and maintained to ensure that stormwater drains away from all areas of the premises and flows properly into a designated inlet or approved drainage area. Proper grading helps prevent water accumulation and structural damage.

TIP: Be sure to use downspout extensions or splash blocks to direct water away from the building’s foundation, reducing the risk of flooding, erosion, and moisture-related issues.

Wood Surfaces
All exterior wood surfaces—including doors, door frames, windows, window frames, trim, and fences—must be properly protected with a suitable paint, stain, or weather-resistant treatment to prevent deterioration.

Any areas with peeling, chipping, or flaking paint must be repainted to maintain structural integrity and appearance. For structures built before 1978, all painted surfaces must be confirmed to be lead-free in accordance with federal safety regulations.

Sanitation
The exterior of all structures and the surrounding property grounds must be kept in a clean, safe, and sanitary condition at all times. This includes the proper disposal of waste, removal of debris, and prevention of any conditions that could attract pests or pose health and safety risks.

Weeds
All properties must be kept free of weeds or overgrown vegetation exceeding 8 inches in height. Regular maintenance is required to prevent unsightly conditions and potential pest harborage.

Trash
All structures and exterior areas must be kept free of accumulated garbage, rubbish, or debris. Property owners are responsible for providing durable, leakproof, and covered outdoor trash containers to ensure proper waste storage and disposal.

Grills & Fire Pits
The use of gas grills, charcoal grills, and fire pits is generally prohibited on roof terraces, combustible balconies, or within 10 feet of any combustible surface or structure (e.g., decks, siding, overhangs), in accordance with D.C. fire safety regulations.

Exception: A natural gas-fired grill may be permitted on a roof deck only if it is permanently installed and approved as part of the building plans and permit process through the D.C. Department of Buildings. Portable propane and charcoal grills are not allowed on rooftop areas under any circumstances.

These requirements exist to reduce fire hazards and ensure emergency responder access. Always verify with local permitting authorities before installing or using any outdoor cooking or heating equipment.

Rodents and Insects
All structures and exterior areas must be maintained to prevent rodent and insect harborage or infestation. Properties must be kept in a condition that discourages pests by eliminating entry points, food sources, and nesting areas.