[HISTORY: Adopted by the Council of the City
of Easton 10-13-1976 by Ord. No. 2385 (Art. 1725 of the 1965 Codified Ordinances).
Amendments noted where applicable.]
[Amended 1-26-1983 by Ord. No. 2701]
A.
In accordance with the Act of November 28, 1973, P.L.
348, No. 121, Council finds that some owners of properties in the
City are using such properties in violation of the zoning ordinances
and regulations of the City and are maintaining such properties in
violation of housing, building, safety, plumbing, electrical and fire
ordinances and regulations and are offering such properties for sale
without revealing such illegal use or the receipt of notice of the
existence of housing, building, safety, plumbing, electrical and fire
violations. Many innocent purchasers of such properties are not aware
of the illegal use or the existence of the nature of violations until
they have entered into agreements of sale or have consummated the
purchase.
B.
In order to prevent undue hardships and losses imposed
on such purchasers by owners who have failed to reveal the illegal
use or condition of the property being conveyed or who have made misrepresentations
in that regard, Council finds that it is in the best interest of the
residents of the City to declare that all sellers of property, as
defined herein, shall be required to advise the purchaser of the legal
use and condition of such property and to deliver to the purchaser
a buyer notification inspection report, obtained from the Chief Codes
Administrator or his or her designee, showing the legal use and district
classification for such property and the existence of any housing,
building, safety, plumbing, electrical or fire violations.
[Amended 2-11-2009 by Ord. No. 5162; 8-27-2014 by Ord. No. 5471]
As used in this chapter, the following terms
shall have the meanings indicated:
A property specific certificate issued by the Department
of Planning and Codes indicating compliance with applicable codes,
laws, and standards, authorizing the continued occupancy of an occupied
structure.[1]
[Added 7-12-2023 by Ord. No. 5827]
A certificate issued by the City of Easton Building Code
Official allowing occupancy of a building or structure under the Pennsylvania
Uniform Construction Code.[2]
[Added 7-12-2023 by Ord. No. 5827]
A property-specific notice of violation issued to a seller
and indicating any discovered or uncorrected violations of applicable
codes, laws and standards.
[Added 8-27-2014 by Ord. No. 5471; amended 1-24-2018 by Ord. No. 5623]
Any person, copartnership, association, corporation or fiduciary
having legal or equitable title or any interest in any real property.
Whenever used in any section prescribing or imposing a penalty, the
term "owner" as applied to copartnerships and associations shall mean
the partners or members thereof and, as applied to corporations, the
officers thereof.
Any land, plus anything growing on it, attached to it, or
erected on it, including man-made objects such as buildings, structures,
sidewalks, driveways, sewers, and fences, but excluding anything that
may be removed from the land without injury to the land.
[Amended 7-12-2023 by Ord. No. 5827]
Includes regulations promulgated by the Zoning, Property
Maintenance, Housing, and Health Codes of the City and by the Pennsylvania
Uniform Construction Code, as amended.
[Amended 7-12-2023 by Ord. No. 5827]
[1]
Editor's Note: The former definition of "certificate of compliance,"
which immediately preceded this definition, was repealed 7-12-2023 by Ord. No. 5827.
[2]
Editor's Note: See 35 P.S. § 7210.101 et seq.
[3]
Editor's Note: The former definition of "agreement of sale,"
as amended, which immediately preceded this definition, was repealed
8-27-2014 by Ord. No. 5471.
[Amended 1-26-1983 by Ord. No. 2701; 2-11-2009 by Ord. No.
5162; 8-27-2014 by Ord. No. 5471]
A.
The seller, or his or her designee, of any property in the City of
Easton shall secure a buyer notification inspection report prior to
the transfer of title. The following exceptions shall be for the inspection;
unless otherwise written, a report must be obtained and provided to
the buyer.
[Amended 9-28-2016 by Ord. No. 5567; 9-13-2017 by Ord. No. 5600; 7-12-2023 by Ord. No. 5827]
(1)
Where such properties are intended to be demolished and a valid demolition
permit, pursuant to the Building Code of the City, has been obtained.
(2)
Where there are no buildings or structures on the property.
(3)
Where the building(s) on the property are multifamily residential and each unit has passed a rental unit inspection and has a current rental license issued as set forth in Chapter 456 within the previous 12 months. The rental unit inspection reports shall be provided to the buyer.
(4)
Where the building(s) on the property are nonresidential and each unit, tenant space or building has passed a fire safety inspection as set forth in Chapter 295 within the previous 12 months. The fire safety inspection report(s) shall be provided to the buyer.
(5)
Where the building(s) on the property is mixed use or residential and nonresidential, and each unit, tenant space or building has passed the applicable rental unit inspection and has a current rental license issued as set forth in Chapter 456 and the applicable fire safety inspection as set forth in Chapter 295 within the previous 12 months. The rental unit inspection reports and the fire safety inspection report shall be provided to the buyer.
(6)
An inspection and a report are not required:
[Added 1-24-2018 by Ord.
No. 5623]
(a)
When such properties are sold inter-family (husband and wife,
parents and children and spouses of children); or
(b)
When title to such properties pass by virtue of the laws relating
to decedents' estates.
(c)
When the building has been issued a certificate of occupancy within
the previous 12 months and has not yet been occupied.
B.
The seller of the property or his or her authorized agent shall have
five business days from the date of the listing, or offer to sell,
to request an inspection.
C.
The buyer has the obligation to secure the inspection report required
by this chapter for sales that occur prior to an inspection and prior
to the issuance of an inspection report.
D.
The inspection report shall be valid for a period not to exceed one
year from the date of issue. This time period can be extended by the
Chief Codes Administrator or his or her designee but in no case shall
exceed two years.
[Added 8-27-2014 by Ord. No. 5471]
A.
Northampton County Sheriff/courthouse sales. The county shall include
the cost of inspection into the sale/bid process, and it shall be
the responsibility of the awarded purchaser to request inspection
within 30 days of title transfer unless there is a clear and immediate
intent to demolish or substantially remodel the structure and building
permits are obtained within that same time frame.
B.
Bankruptcy sales. Any sale that results from a bankruptcy proceeding
does not obviate the seller from the requirements of this chapter
except that the City may defer inspection fees until the sale has
been completed, provided that such request is made by the seller in
writing and includes a date certain for payment.
C.
Expedited sales. Sales that occur while awaiting an inspection within the time frames prescribed by § 222-5A and prior to the issuance of an inspection report shall not preclude such sale from occurring. In such instances, the seller or authorized agent shall notify the purchaser, in writing, of the obligation to secure the inspection report required by this chapter.
[Amended 9-28-2016 by Ord. No. 5567; 7-12-2023 by Ord. No. 5827]
[Amended 1-26-1983 by Ord. No. 2701; 4-27-2005 by Ord. No. 4670; 2-11-2009 by Ord. No. 5162; 8-27-2014 by Ord. No. 5471; 9-13-2017 by Ord. No. 5600]
A.
Upon application of the owner or authorized agent and payment to the City of a fee in accordance with the schedule as established in Chapter 285, Fees, the Chief Codes Administrator or his or her designee shall, within 15 business days, review the pertinent City records and, if not exempted as set forth in § 222-3, inspect the premises in question. Upon completion of the review and inspection, the Chief codes Administrator or his or her designee shall, within five business days, execute and deliver a report to the owner which shall contain the following information:
B.
The seller shall attach to the inspection report as cited above a
statement as to whether there are outstanding, against the property,
any liens or assessments for public improvements.
Notwithstanding any other law or ordinance,
the provisions of this chapter may not be waived or disclaimed by
any oral or written agreement executed by any owner or purchaser.
[Amended 2-11-2009 by Ord. No. 5162; 8-27-2014 by Ord. No. 5471; 9-28-2016 by Ord. No. 5567; 9-13-2017 by Ord. No.
5600; 7-12-2023 by Ord. No. 5827]
A.
Unless otherwise exempted in this chapter, it shall be unlawful for the owner of any dwelling unit or structure to sell, transfer, mortgage, lease or otherwise dispose of such dwelling unit or structure to another unless the owner first delivers to the purchaser the inspection report described in § 222-5.
B.
The seller, purchaser or transferee, or an authorized agent, shall
execute a receipt for the inspection report, as furnished by the City,
and such receipt shall be delivered to the Chief Codes Administrator
or his or her designee within seven business days as evidence of compliance
with the provisions of this chapter.
C.
The receipt for the inspection report shall identify the seller,
purchaser or transferee as the responsible party to remedy violations
identified in the inspection report. Once the property is transferred,
it shall be the sole responsibility of the purchaser or transferee
to make any corrections or repairs necessary for compliance.
D.
When the dwelling unit or structure is free of violation, the City
shall issue a certificate of continued occupancy within five days
of receiving the fully executed receipt of inspection report.
(1)
When the dwelling unit or structure is found to be in violation of
the regulations of this chapter, but can be occupied safely, the Chief
Code Administrator, or designee, may issue a temporary certificate
of continued occupancy within five days of receiving the fully executed
receipt of inspection report. The Chief Code Administrator, or designee,
shall set a time period during which the violation(s) are to be remediated
and the temporary certificate of continued occupancy is valid.
E.
Violations shall be abated within 180 days of transfer for owner-occupied
properties and within 30 days for rental, mixed use and other nonresidential
properties. Within these time frames, the City reserves the right
to reinspect any property pursuant to the City fee schedule and at
owner expense. These compliance time frames may be extended by mutual
agreement of the purchaser and the Chief Codes Administrator or his
or her designee.
F.
Violations which render the building, structure or portion thereof
uninhabitable may not be occupied until the violations are abated.
[Amended 8-27-2014 by Ord. No. 5471]
A.
The buyer notification inspection report shall be compiled from the
records of the City and from an inspection of the property. The issuance
of the report is not a representation by the City that the subject
property or its present use is or is not in compliance with the law.
B.
Neither the enactment of this chapter nor the preparation and delivery
of any inspection report or certificate required hereunder shall impose
any liability upon the City for any errors or omissions contained
in such inspection report or certificate, nor shall the City bear
any liability not otherwise imposed by law.
[Amended 9-28-2016 by Ord. No. 5567; 7-12-2023 by Ord. No. 5827]
C.
The City buyer inspection report is intended to notify the buyer
and seller of minimum code deficiencies and in no way serves to replace
or otherwise supplement a professional third-party private inspection.
[Amended 7-12-2023 by Ord. No. 5827]
Appeals from the findings set forth in the inspection report
must be filed, in writing, with the Director of the Department of
Planning and Development of the City within seven business days after
issuance of the inspection report, who will refer the appeal to the
board or boards as follows:
A.
The Property Maintenance Code Board of Appeals, where conditions
reported constitute violations of the applicable codes of the City
or deal with the suitability of any dwelling or structure for continued
occupancy.
B.
The Building Code Board of Appeals, where the conditions reported
constitute a violation of the applicable codes of the City, the Pennsylvania
Uniform Construction Code, or any matters relating to the structure
or construction of buildings or structures within the City.
C.
The Board of Health, where the conditions reported constitute a violation
of the applicable health codes of the City or any matters relating
to the health and sanitation of buildings or structures within the
City.
[Amended 8-27-2014 by Ord. No. 5471; 7-12-2023 by Ord. No. 5827]
Any owner who violates the provisions of this
chapter shall be guilty of a summary offense and shall be fined not
less than $300 nor more than $1,000 or be imprisoned for not more
than 30 days, or both.
