[Ord. 2005-04, 9/12/2005]
Any form of conduct, action, incident, or behavior, perpetrated,
caused, or permitted by any occupant or visitor of a regulated dwelling
unit that is so loud, untimely (time of day), offensive, riotous,
or that otherwise disturbs other persons of reasonable sensibility
of their peaceful enjoyment of their premises such that a report is
made to police complaining of such action, conduct, incident, or behavior.
It is not necessary that such action, conduct, incident, or behavior
constitute a criminal offense, nor that criminal charges be filed
against any person in order for a person to have perpetrated, caused
or permitted the commission of disruptive conduct as defined herein.
Provided, however, that the police investigate and make a determination
that such did occur and make a record of such occurrence.
A building having one or more dwelling units.
A room or group of rooms within a dwelling and forming a
single unit and used for living and sleeping purposes; having its
own cooking facilities, and a bathroom with a toilet and a bathtub
or shower.
A person on the premises with the actual or implied consent
of an occupant.
The occupant shall not engage in nor tolerate nor permit others on the premises to engage in any conduct declared illegal under the Pennsylvania Crimes Code, 18 Pa.C.S.A. § 101 et seq., or the Controlled Substance, Drug, Device and Cosmetic Act, 35 P.S. § 780-101 et seq., or the Liquor Code, 47 P.S. § 1-101 et seq.
One or more persons, jointly or severally, in whom is vested
all or part of the legal title to the premises, or all or part of
the beneficial ownership and a right to present use and enjoyment
of the premises, including a mortgage holder in possession of a regulated
rental unit. (Same as "owner.")
An adult individual designated by the owner of a regulated
rental unit. The manager shall be the agent of the owner for service
of process and receiving notices or demands and to perform the obligation
of the owner under this Part and under rental agreements with occupants.
A building containing three or more independent dwelling
units, including, but not limited to, double houses, row houses, town
houses, condominiums, apartment houses and conversion apartments.
The license issued to the owner of regulated rental units
under this Part which is required for the lawful rental and occupancy
of regulated rental units.
An individual who resides in a regulated rental unit, whether
or not he or she is the owner thereof, with whom a legal relationship
with the owner/landlord is established by a written lease or by the
laws of the Commonwealth of Pennsylvania.
One or more persons, jointly or severally, in whom is vested
all or part of the legal title to the premises, or all or part of
the beneficial ownership and a right to present use and enjoyment
of the premises, including a mortgage holder in possession of regulated
rental unit.
A dwelling unit in which the owner resides on a regular,
permanent basis.
The occupant shall conduct him or herself and require other
persons, including, but not limited to, guests on the premises and
within his or her regulated rental unit with his or her consent, to
conduct themselves in a manner that will not disturb the peaceful
enjoyment of adjacent or nearby dwellings by the persons occupying
same.
A natural person, partnership, corporation, unincorporated
association, limited partnership, trust, or any other entity.
The Police Department of the Township of Leet or any properly
authorized member or officer thereof or any other law enforcement
agency having jurisdiction within the Township of Leet.
Any parcel of real property in the Township including the
land and all buildings and appurtenant structures or appurtenant elements
on which one or more regulated rental units is located.
A written agreement between owner/landlord and occupant/tenant
supplemented by the addendum embodying the terms and conditions concerning
the use and occupancy of a specified regulated rental unit or premises.
The occupant shall, unless otherwise permitted by applicable
law or ordinance, occupy or use his or her regulated rental unit for
no other purpose than as a residence.
An individual who resides in a regulated rental unit, whether
or not he or she is the owner thereof with whom a legal relationship
with the owner/landlord is established by a written lease or by the
laws of the Commonwealth of Pennsylvania. (Same as "occupant.")
Township of Leet, Allegheny County, Pennsylvania.
Of or pertaining to two or more persons not related to one
another through blood to the level of second cousins, adoption or
marriage.
[Ord. 2005-04, 9/12/2005]
1.
General.
A.
It shall be the duty of every owner to keep and maintain all regulated
rental units in compliance with all applicable codes and provisions
of all other applicable state laws and regulations and local ordinances
and to keep such property in good and safe condition.
B.
As provided for in this Part, every owner shall be responsible for
regulating the proper and lawful use and maintenance of every dwelling
which he, she or it owns. As provided for in this Part, every owner
shall also be responsible for regulating the conduct and activities
of the occupants of every one which he, she or it owns in the Township,
which conduct or activity takes place at such regulated rental unit
or its premises.
C.
In order to achieve those ends, every owner of a regulated rental
unit shall regulate the conduct and activity of the occupants thereof,
both contractually and through enforcement, as more fully set forth
below.
D.
This section shall not be construed as diminishing or relieving,
in any way, the responsibility of the occupants or their guests for
their conduct or activity; nor shall it be construed as an assignment,
transfer, or projection over or onto any owner of any responsibility
or liability which occupants or their guests may have as a result
of their conduct or activity under any private cause of action, civil
or criminal enforcement proceeding, or criminal law; nor shall this section
be construed so as to require an owner to indemnify or defend occupants
or their guests when any such action or proceeding is brought against
the occupant based upon the occupant's conduct or activity. Nothing
herein is intended to impose any additional civil/criminal liability
upon owners other than that which is imposed by existing law.
E.
This Part is not intended to, nor shall its effect be, to limit any
other enforcement remedies which may be available to the Township
against the owner, occupant, or guest thereof.
2.
Designation of Manager.
A.
Every owner who is not a full-time resident of the Township of Leet
or elsewhere in an area that is a local call from the Township of
Leet shall designate a manager who shall reside in an area that is
a local call from the Township of Leet. If the owner is a corporation,
a manager shall be required if an officer of the corporation does
not reside in the aforesaid calling area. The officer shall perform
the same function as a manager. If the owner is a partnership, a manager
shall be required if a partner does not reside in the aforesaid calling
area. Said partner shall perform the same function as a manager. The
manager shall be the agent of the owner for service of process and
receiving of notices and demands, as well as for performing the obligations
of the owner under this Part and under rental agreements with occupants.
The identity, address and telephone number(s) of a person who is designated
as manager hereunder shall be provided by owner or manager to the
Township's Secretary, and such information shall be kept current
and updated as it changes.
3.
4.
Maintenance of Premises.
A.
The owner shall maintain the premises in compliance with the codes
of the Township and shall regularly perform all routine maintenance,
including lawn mowing and ice/snow removal and shall promptly make
any and all repairs necessary to fulfill this obligation.
B.
The owner and occupant may agree that the occupant is to perform
specific repairs, maintenance tasks, alterations, or remodeling. In
such case, however, such agreement between the owner and the occupant
must be in writing. Such an agreement may be entered into between
the owner and occupant only if:
C.
In no case shall the existence of any agreement between owner and
occupant relieve an owner of any responsibility under this Part or
other ordinances or codes for maintenance of premises.
5.
Written Rental Agreement.
A.
All agreements for regulated dwelling units shall be in writing and
shall be supplemented with the addendum attached hereto as Exhibit
11-1-A. No oral leases and no oral modifications thereof are permitted.
All disclosure and information required to be given to occupants by
the owner shall be furnished before the signing of the rental agreement.
The owner shall provide occupant with copies of the rental agreement
and addendum upon execution.
B.
Terms and Conditions. Owner and occupant may include in a rental
agreement terms and conditions not prohibited by this Part or other
applicable ordinances, regulations, and laws, including rent, term
of the agreement, and other provisions governing the rights and obligations
of the parties.
C.
Prohibited Provisions. Except as otherwise provided by this Part,
no rental agreement may provide that the occupant or owner agrees
to waive or to forego rights or remedies under this Part. Any provisions
prohibited by this subsection included in a rental agreement is unenforceable.
D.
Attachment of Part to Rental Agreement. Following the effective date
of this Part, a copy of this Part provided to owner by the Township
at the time of licensing, shall be attached to each rental agreement
delivered by or on behalf of an owner when any such agreement is presented
for signing to any occupant. If a copy has been provided when the
rental agreement was first executed, a copy does not have to be provided
upon renewal. Where a rental agreement has been entered into prior
to the effective date of this Part, the owner shall provide the occupants
with a copy of this Part within 60 days after enactment of this Part.
6.
Complaints. The owner shall reply promptly to reasonable complaints
and inquiries from occupants and the Township within 48 hours.
7.
Landlord/Tenant Act. The owner shall comply with all provisions of
the Landlord and Tenant Act of 1951, 68 P.S. § 250.101 et
seq., of the Commonwealth of Pennsylvania.
8.
Common Areas. Where an owner does not regulate the use of the common
areas and the behavior of occupants and guests in the common areas,
the owner shall be directly responsible for the behavior of occupants
and guest in the common area as if the owner were an occupant.
[Ord. 2005-04, 9/12/2005; as amended by Ord. 2016-01, 3/14/2016]
1.
General. The occupant shall comply with all obligations imposed upon
occupants by this Part, all applicable codes and ordinances of the
Township and all applicable provisions of state law.
2.
Health and Safety Regulations.
A.
The maximum number of persons permitted in any regulated rental unit at any one time shall not exceed the standards outlined in Township ordinance and the International Property Maintenance Code, § PM-404 [Chapter 5, Part 3], concerning occupant load or the applicable code if most restrictive. The maximum number of persons permitted in the common areas of any multiple unit dwelling at any one time shall not exceed one person for each 15 square feet of common area on the premises.
B.
The occupant shall dispose from his or her regulated rental unit all rubbish, garbage, and other waste in a clean and safe manner prescribed in Township ordinances and separate and place for collection all recyclable materials in compliance with the recycling plan of the Township of Leet Solid Waste and Recycling Ordinance [Chapter 20].
3.
Peaceful Enjoyment. The occupant shall conduct himself or herself
and require other persons including, but not limited to, guests, on
the premises and within his or her regulated rental unit with his
or her consent, to conduct themselves in a manner that will not disturb
the peaceful enjoyment of the premises by others and that will not
disturb the peaceful enjoyment of adjacent or nearby dwellings by
the persons occupying the same.
4.
Residential Use. The occupant shall, unless otherwise permitted by
applicable law or ordinance, occupy or use his or her regulated rental
unit for no other purpose than as a residence.
5.
Illegal Activities. The occupant shall not engage in, nor tolerate nor permit others on the premises to engage in, any conduct declared illegal under the Pennsylvania Crimes Code, 18 Pa.C.S.A. § 101 et seq., or Liquor Code, 47 P.S. § 1-101 et seq., or the Controlled Substance, Drug, Device and Cosmetic Act, 35 P.S. § 780-101 et seq.
6.
Disruptive Conduct.
A.
The occupant shall not engage in, nor tolerate nor permit others
on the premises to engage in, disruptive conduct, or other violations
of this Part.
B.
When police investigate an alleged incident of disruptive conduct,
the police officer shall complete a disruptive conduct report upon
a finding that the reported incident did, in the police officer's
judgment, constitute "disruptive conduct" as defined herein. The information
filled in on said report shall include, if possible, the identity
or identities of the alleged perpetrator(s) of the disruptive conduct
and all other obtainable information including the factual basis for
the disruptive conduct requested on the prescribed form. Where the
police make such investigation, said police officer shall then submit
the completed disruptive conduct report to the police chief who will
review it and direct the appropriate information (i.e., the date of
the incident, the address of the subject property and the number of
offenses) to the Township Secretary. In all cases, the Township Secretary
shall mail a copy of the disruptive conduct report to the owner or
manager within three working days of the occurrence of the alleged
disruptive conduct.
C.
The third occurrence of disruptive conduct within 12 consecutive
months will result in automatic eviction.
7.
Compliance with Rental Agreement. The occupant shall comply with
all lawful provisions of the rental agreement and addendum entered
into between owner and occupant. Failure to comply may result in the
eviction of the occupant by the owner or township.
8.
Damage to Premises. The occupant shall not intentionally cause, nor
permit nor tolerate others who cause damage to premises. Conduct which
results in damages in excess of $500 shall be considered a violation
of this Part and/or potentially an instance of disruptive conduct.
9.
Inspection of Premises. The occupant shall permit inspections by
the Code Enforcement Officer or his designated representative of the
premises at reasonable times upon reasonable notice of two business
days. Any cost for inspection to be paid by owner.
[Ord. 2005-04, 9/12/2005; as amended by Ord. 2016-01, 3/14/2016]
1.
Registration Requirements; Fees. The owners of each rental dwelling
units listed herein will be subject to the following registration
requirements and fees:
A.
Each person who allows a one-family dwelling to be occupied by a
person or persons other than the owner of the one-family dwelling
and where this action by the owner has occurred for a period in excess
of one year, that person shall be required to annually file with the
Township Secretary rental unit registration.
B.
Each person who operates a two-family dwelling shall be required
to annually file with the Township Secretary rental unit registration.
C.
The rental unit registration shall be filed and paid at the time of application for license after passing inspections done pursuant to Subsection 3 and, thereafter, annually by December 31. The registration fee is schedule is as follows:
(1)
Every person applying for a license initially shall supply all
information requested by the Township and pay an initial license fee
in an amount as established, from time to time, by resolution of the
Board of Commissioners.
(2)
Thereafter, the subsequent fee for annual license will be assessed
in an amount as established, from time to time, by resolution of the
Board of Commissioners.
2.
Inspection; Periodic Inspection. The code official or other individual
designated by the Township shall inspect each one-family and two-family
dwelling at least once on or before the second-annual anniversary
of the initial inspection following the filing of the rental unit
registration. These periodic inspections shall occur notwithstanding
more frequent inspections which may be required in the investigation
of complaints regarding the dwelling.
3.
Inspection; Issuance. Upon an application for a license being made,
the code official or designated representative shall inspect the rental
dwelling and in the event that such rental dwelling is in compliance
with this code, the license applied for shall be issued.
4.
Noncompliance. In the event the rental dwelling is not in compliance with the Property Maintenance Code [Chapter 5, Part 2], the Township Secretary or Township Solicitor shall notify the applicant in writing and shall specify the noncompliance with the Property Maintenance Code. Upon completion of the changes, the Township Secretary shall issue the license applied for.
5.
Multi-Family Dwelling Display of License. Every license shall be
displayed in a conspicuous place within the multi-family dwelling.
6.
License Duration. Every multi-family dwelling license shall remain
in force for one year from the date of issuance.
7.
License Transfers. No license required by the Part shall be transferable
unless the new operator shall give notice in writing to the Township
Secretary within 10 days after the transfer in any manner of ownership
or control of the interest in such multi-family dwelling. Such notice
shall include the name and address of the person succeeding to the
ownership or control.
8.
Violation; License Revocation; Notice. Whenever the code official or designated representative determines that there exists a violation of the Property Maintenance Code [Chapter 5, Part 2], it shall serve notice as provided in the Code and notify the owner or operator in writing stating that unless the notice of violation is complied with, the rental dwelling license may be revoked. After the expiration of the time for compliance as stated on the notice of violation, a reinspection shall be made to determine compliance. If the violation has not been corrected and no appeal is pending, the Township may revoke the multi-family dwelling license and in such event shall serve written notice upon the owner or operator of such action.
10.
Licensing of Rooming Houses; Dormitories and Hotels. No person shall
operate a rooming house, dormitory or hotel unless he has first obtained
from the Township a license to operate such rooming house, dormitory
or hotel.
[Ord. 2005-04, 9/12/2005; as amended by Ord. 2016-01, 3/14/2016]
1.
Basis for Violation. It shall be unlawful for any person, as either
owner or manager of a regulated rental unit for which a license is
required, to operate without a valid, current license issued by the
Township authorizing such operation. It shall also be unlawful for
any person, either owner or manager, to allow the number of occupants
of a regulated rental unit to exceed the maximum limit as set forth
on the license or to violate any other provision of this Part. It
shall be unlawful for any occupant to violate this Part.
2.
Penalties. Any person, firm or corporation who shall violate any
provision of this Part, upon conviction thereof, shall be sentenced
to pay a fine of not more than $1,000 plus costs and, in default of
payment of said fine and costs, to a term of imprisonment not to exceed
30 days. Each day that a violation of this Part continues shall constitute
a separate offense.
3.
Non-Exclusive Remedies. The penalty provisions and the license non-renewal,
suspension and revocation procedures provided in this Part shall be
independent, non-mutually exclusive, separate remedies, all of which
shall be available to the Township as may be deemed appropriate for
carrying out the purposes of this Part. The remedies and procedures
provided in this Part for violation hereof are not intended to supplant
or replace, to any degree, the remedies and procedures available to
the Township in the case of a violation of any other code or ordinance
of the Township, whether or not such other code or ordinance is referenced
in this Part and whether or not an ongoing violation of such other
code or ordinance is cited as the underlying ground for a finding
of a violation of this Part.
[Ord. 2005-04, 9/12/2005]
1.
Notices.
A.
For purposes of this Part, any notice required hereunder to be given
to a manager shall be deemed as notice given to the owner.
B.
There shall be a rebuttable presumption that any notice required
to be given to the owner under this Part shall have been received
by such owner if the notice was given to the owner in the manner provided
by this Part.
C.
A claimed lack of knowledge by the owner of any violation hereunder
cited shall be no defense to license non-renewal, suspension or revocation
proceedings as long as all notices prerequisite to institution of
such proceedings have been given and deemed received in accordance
with the applicable provisions of this Part.
2.
Changes in Ownership Occupancy. It shall be the duty of each owner
of a regulated rental unit to notify the Township Secretary in writing
of any change in ownership of the premises or of the number of regulated
rental units on the premises. It shall be the duty of the owner to
notify the Township Secretary in writing of any increase in the number
of occupants in any regulated rental unit or of the changing of a
dwelling unit from owner-occupied to non-owner-occupied, which thereby
transforms the dwelling into a regulated rental unit for the purposes
of this Part.
3.
Owners Severally Responsible. If any regulated rental unit is owned
by more than one person, in any form of joint tenancy, as a partnership,
or otherwise, each person shall be jointly and severally responsible
for the duties imposed under the terms of this Part and shall be severally
subject to prosecution for the violation of this Part.
[Ord. 180, 3/10/1980,
§ 1]
From and after the effective date of this Part the Township
shall conduct a periodic census of the inhabitants of Leet Township
whenever deemed appropriate.
[Ord. 180, 3/10/1980,
§ 2]
Said census shall be for the purpose of ascertaining the number
of inhabitants of the Township as well as their occupation, ages and
certain other pertinent information normally elicited in census taking.
[Ord. 180, 3/10/1980,
§ 3]
The Township shall appoint a responsible individual or individuals
who shall conduct the census within the confines of the Township and
who shall be responsible for soliciting and compiling the information
the Township desires to acquire.
[Ord. 180, 3/10/1980,
§ 4]
Said individual shall be designated as the official census taker
of Leet Township and shall serve under such terms and conditions as
the Board of Commissioners shall determine including their rate of
compensation, hours and other normal conditions of employment.
[Ord. 180, 3/10/1980,
§ 5]
The Board of Commissioners shall cause to be prepared a census
survey form or questionnaire which shall seek to elicit information
dealing with the number of inhabitants in each household, their ages,
occupations, ownership or non-ownership of the property and such other
questions as are normally included in census taking questionnaires.
[Ord. 180, 3/10/1980,
§ 6]
Each inhabitant of Leet Township whose response is solicited
to said census survey shall be required to respond with accurate and
truthful answers to the questions asked. Failure to so respond shall
constitute a violation of this Part.
[Ord. 180, 3/10/1980,
§ 7]
Information acquired under the provisions of this Part shall
be for official Township purposes and shall be treated as confidential
information and for use only by appropriate officials in the discharge
of their functions.
[Ord. 180, 3/10/1980,
§ 8; as amended by Ord. 260, 3/11/1996, § 11-308;
and by Ord. 2016-01, 3/14/2016]
Any person, firm or corporation who shall violate any provision
of this Part, upon conviction thereof, shall be sentenced to pay a
fine of not more than $1,000 plus costs and, in default of payment
of said fine and costs, to a term of imprisonment not to exceed 30
days. Each day that a violation of this Part continues shall constitute
a separate offense.
