Source: https://www.ecode360.com/11596436
Timestamp: 2019-04-21 08:57:18+00:00

Document:
§ 124-2 Interpretation and application.
§ 124-4 Definitions and word usage.
§ 124-5 Plumbing, heating and electrical requirements.
§ 124-6 Light, ventilation and space requirements.
§ 124-7 Property and maintenance requirements.
§ 124-8 Safety and sanitation standards.
§ 124-9 Responsibilities of occupant and owner.
§ 124-10 Administration and enforcement.
Mechanical standards — See Ch. 133.
Rental property — See Ch. 166.
This chapter is enacted for the following purposes: to promote and protect the health, safety, morals and general welfare of the inhabitants of the Borough of Ridley Park by abating overcrowded housing conditions, securing adequate lighting, heating, ventilation, access and egress and preventing or correcting unhygienic, unsanitary or unsafe conditions which might constitute a menace to residents of the Borough of Ridley Park.
This chapter shall be known and may be cited as the "Borough of Ridley Park Housing Code."
The singular shall include the plural, and the plural shall include the singular. The present tense shall include the future tense.
The portion of any dwelling located partly underground but having less than half its clear floor-to-ceiling height below the average grade of the adjoining ground.
An official of the Borough of Ridley Park designated by the Borough Council to assist in the enforcement of this chapter.
The portion of any dwelling having half or more than half of its clear floor-to-ceiling height below the average grade of the adjoining ground.
Any building which is used or intended to be used, in whole or in part, for living or sleeping by human occupants, provided that temporary housing, as hereinafter defined, shall not be regarded as a dwelling.
Any room or group of rooms located in a dwelling and forming a single habitable unit with facilities which are used or intended to be used for living, sleeping, cooking and eating.
The control and elimination of insects, rodents or other pests by eliminating their harborage places; by removing or making inaccessible materials that may serve as their food; by poisoning, spraying, fumigating or trapping; or by any other recognized and legal method of pest elimination.
Waste or decayed fruit or animal and vegetable matter, liquid or otherwise, which attends the preparation, use, cooking or storing of meat, fish, fowl or fruit.
A room or enclosed floor space used or intended to be used for living, sleeping or eating purposes, excluding bathrooms, laundries, foyers, pantries, communicating corridors, stairways, closets, basement recreation rooms and storage spaces.
The presence, within or around a dwelling, of any insects, rodents or other pests.
A building containing two or more dwelling units.
Any person, including an owner or operator, living and sleeping in a dwelling unit or rooming unit.
The part of a window or door which is available for unobstructed ventilation and which opens directly to the outdoors.
Shall have charge, care or control of any dwelling or dwelling unit as owner or agent of the owner or as executor, administrator, trustee or guardian of the estate of the owner. Any such person thus representing the actual owner shall be bound to comply with the provisions of this chapter, and of the rules and regulations adopted pursuant thereto, to the same extent as if he were the owner.
An individual, firm, corporation, association or partnership.
Any rented room or group of such rooms forming a single habitable unit used or intended to be used for living and sleeping, but not for cooking or eating purposes.
Any waste, discarded or rejected matter or substance, vegetable, animal or mineral, including unused chattels, furnishings, tools, vehicles, implements, trash, debris, scrap, junk, garbage, leaves, decayed or fallen trees, the branches or other parts thereof, stones, ashes, cinders, papers and all other superfluous, abandoned or unused materials or substances of whatsoever kind and condition.
Installed, furnished or provided by the owner or operator at his expense.
Any tent, trailer or other structure used for human shelter which is designed to be transportable and which is not attached to the ground, to another structure or to any utilities system is not permitted in the Borough of Ridley Park.
Water supply. Every dwelling unit shall be supplied with a properly installed pressurized potable water supply.
A kitchen sink in good working condition and properly installed in conformity with the Plumbing Code of Ridley Park Borough.
Editor's Note: See Ch. 158, Plumbing.
Installed cooking facilities or utility connections for such facilities. Every piece of cooking equipment shall be so constructed and installed that it will function safely and effectively and shall be maintained in sound working condition. Stove heating and flame units shall be at least six inches from any facing wall.
An approved exhaust fan capable of removing cooking odors and smoke from all kitchens.
Bathroom facilities. Every dwelling unit shall contain one or more rooms which afford privacy to a person and which are supplied with a flush toilet, a lavatory basin and a bathtub or shower, all of these facilities in good working condition and properly installed in conformity with the Plumbing Code of the Borough of Ridley Park.
Hot and cold water. Every kitchen sink, lavatory basin and bathtub or shower required by this chapter shall be properly connected in conformity with the Plumbing Code of the Borough of Ridley Park and supplied with both hot and cold water. The hot-water lines shall be connected to water-heating facilities which are capable of heating and supplying continuous hot water at a minimum temperature of 120° F. even when the heating facilities required by this chapter are not in operation.
Plumbing fixtures. All plumbing fixtures shall be properly connected in accordance with the Plumbing Code of the Borough of Ridley Park.
Heating facilities. Every dwelling shall be supplied with properly installed heating facilities which are capable of safely and adequately heating all habitable rooms and bathrooms within its walls to a temperature of at least 68° F. at a distance of three feet above floor level, at an outdoor temperature of 0° F. Portable heating facilities employing flame and which use gasoline, kerosene or gas as fuel do not meet the standard.
Every dwelling shall be provided with an approved adequate electrical service as defined by the National Electrical Code. Every habitable room and bathroom of such dwelling shall be supplied with at least two separate electric convenience outlets in the wall. Every bathroom, laundry room, furnace room and public hall shall contain at least one switch-operated light fixture on the ceiling or the wall. Every such outlet or fixture shall be properly installed and shall be maintained in good and safe working condition.
All exposed wiring shall have insulation that is not frayed, dry-rotted or brittle and generally in good condition. Switches and outlets shall be operable at all times, and plates shall be secured in position. No temporary wiring shall be used except extension cords (no more than one in each outlet) which run directly from portable electrical fixtures to outlets and which are not run under floor-covering materials or extended through doorways, windows or other similar openings. In no case shall extension cords be used outdoors unless specifically rated for exterior use.
Natural light in habitable rooms. Every habitable room or bathroom shall have at least one window or skylight facing directly to the outdoors. The minimum aggregate area available for unobstructed light shall be not less than 10% of the floor area of such room.
Light in nonhabitable space. Every stair, hall, cellar, basement, laundry, furnace room and similar nonhabitable work space located in a structure used for human habitation shall have adequate natural light capable of providing at all times not less than 50 footcandles of light at floor level. Every public hall and stairway in a multiple dwelling shall also be adequately lighted at all times to provide not less than 50 footcandles of light at floor level.
Ventilation in habitable rooms. Every habitable room or bathroom shall be ventilated either by openable areas directly accessible to the outdoors and equal to at least 45% of the required window area or by equivalent mechanical ventilation.
Ventilation in bathrooms. The required bathroom in each dwelling unit shall be ventilated either by an openable area, directly accessible to the outdoors and not less than 1 1/2 square feet, or by equivalent mechanical ventilation.
Required space in sleeping rooms. In every dwelling unit of two or more rooms, every room occupied for sleeping purposes shall contain at least 80 square feet of floor space.
Required access to bathrooms or sleeping rooms. No dwelling unit containing two or more sleeping rooms shall have room arrangements such that access to a bathroom or water closet compartment intended for use by occupants of more than one sleeping room can be had only by going through another sleeping room; nor shall room arrangements be such that access to a sleeping room can be had only by going through another sleeping room or a bathroom or water closet.
Required ceiling height. The floor area of every habitable room shall have a ceiling height of at least seven feet six inches.
The requirements of Subsections A and C above, relating to natural light and ventilation in habitable rooms, are met.
The required minimum window area is located entirely above the grade of the ground adjoining such window area.
No person shall occupy as owner-occupant or let to another for occupancy any dwelling unit for the purpose of living therein, or premises, which does not comply with the following requirements. The Housing Officer of the municipality shall cause periodic inspections to be made of dwelling premises to secure compliance with these requirements.
All premises shall be graded and maintained so as to prevent the accumulation of stagnant water thereon or within any building or structure located thereon.
Downspouts and rain leaders shall be so placed on all structures that they will minimize the flow of excess water upon and across any adjacent properties.
All exterior property areas shall be kept free from species of weeds or plant growth which are noxious or detrimental to the public health and grass shall not at any time exceed a height of six inches. In the event that this provision is violated, the Borough Manager or other designated official is hereby authorized and directed to serve a notice on any such owner, tenant or occupier of lands, notifying such persons that such grass, weeds or brush shall be removed within a period of 10 days from the receipt of such notice and that such notice is constructive notice as to all future violations for the period of one year from the date of issue. Said notice shall also state that if at any time within one year after notice is issued the occupier fails to comply with this Subsection B(1) of this chapter, the Borough will institute a penalty pursuant to § 124-10J of this chapter. Service of such may be effected by personal service or by certified mail.
Hedges, briars or any other growth planted for or intended to be used for ornamental purposes, after the same have lost their ornamental or useful purposes by reason of having been unkept or untrimmed, shall be ordered cut and removed by the Housing Officer.
Accessory structures. All accessory structures, including detached garages, tool sheds, storage sheds, fences or any other appurtenances to the main building, shall be maintained at all times in a neat manner in good repair and shall be effectively structurally sound.
Junked motor vehicles. No person shall keep or maintain on public or private property any motor vehicle that is inoperable, that does not have a current license tag or current inspection sticker and that has been left unattended for a period of 96 hours. Such vehicle shall be classed as "junked" and shall be removed in accordance with the provisions as hereinafter provided, except that antique cars shall be identified by an antique license plate as issued by the Commonwealth of Pennsylvania and that automobiles in the process of being reconstructed for purposes of qualifying as antiques shall be registered with the Housing Officer and the Police Department of the Borough of Ridley Park.
Every outside stair, every porch and every appurtenance attached thereto shall be so constructed as to be safe to use and capable of supporting the loads to which it is subjected as required by the Building Code and shall be kept in sound condition and good repair.
Public or multiple dwellings. Every stairwell and every flight of stairs which is more than two risers high shall have handrails or railings. Every handrail shall be firmly fastened and must be maintained in good condition. Properly balustraded railing capable of bearing normally imposed loads shall be placed on the open portions of stairs, balconies, landings and stairwells.
Every window sash shall be fully supplied with glass window panes, or an approved substitute, which are without open cracks or holes. Every window sash shall be in good condition and fit reasonably tight within its frame.
Every window other than a fixed window shall be capable of being easily opened and shall be held in position by window hardware.
Every exterior door, door hinge and door latch shall be maintained in good condition. Every exterior door, when closed, shall fit reasonably well within its frame.
Every window, door and frame shall be constructed and maintained in such relation to the adjacent wall construction so as to exclude rain as completely as possible and to substantially exclude wind from entering the dwelling or multifamily dwelling.
Freedom from dampness. In every dwelling, multidwelling, dwelling unit and rooming unit, cellars, basements and crawl spaces shall be maintained reasonably free from dampness to prevent conditions conducive to decay or deterioration of the structure, as required by the Building Code.
Maintenance. All floors, flooring, baseboards and trim shall be free of wide cracks and loose, warped, protruding and rotten sections which could constitute a hazardous and unsanitary condition. Walls and ceilings must be free of holes, large cracks, loose plaster and other structural material which could collapse and become an accident hazard. Plaster, paint and other surface materials shall be of such character as to be easily cleanable and reasonably smooth, clean and tight.
Bathroom floors. Every toilet and bathroom floor surface shall be constructed and maintained so as to be substantially impervious to water and so as to permit such floor to be easily kept in a clean and sanitary condition.
Structural condition. Every foundation, wall, ceiling and roof shall be structurally sound; shall be effectively weathertight, watertight and rodentproof; and shall be kept in good repair.
Openings to the exterior. Every window, exterior door, hatchway or skylight shall be effectively weathertight and watertight and shall be kept in sound working condition and good repair.
Stairways, porches and balconies. Every stairway, porch and balcony, as well as every appurtenance thereto, shall be so constructed so as to be safe to use and capable of supporting the load that normal use may cause to be placed thereon and shall be kept in sound condition and repair.
Storage rooms. Storage rooms in all multiple dwellings that furnish tenants with lockers for storage shall have walls and ceilings covered with Sheetrock or wire lath with cement plaster, either having a burn rating of at least 90 minutes.
Every adult occupant of a dwelling unit or rooming unit shall be responsible for maintaining in clean and sanitary condition the premises which he occupies or controls.
Every owner of a building containing two or more dwelling and/or rooming units shall be responsible for maintaining in clean and sanitary condition the shared or public areas within and around such building and premises.
Every dwelling in which animals of any kind are housed must be kept clean and free from animal droppings and obnoxious odors. In the event that the animals are housed in other accessory structures, these structures and the surrounding yard shall be clean and free of animal droppings and obnoxious odors.
Maintenance of equipment. Every occupant of a dwelling unit or rooming unit shall be responsible for the exercise of proper care in the use and operation of all plumbing fixtures, appliances and equipment therein. Every owner of a building containing two or more dwelling and/or rooming units shall be responsible for keeping supplied facilities in proper operating condition.
Every occupant of a dwelling unit or rooming unit shall dispose of rubbish, garbage and other refuse in accordance with the regulations of the Borough of Ridley Park governing such matters. In a structure containing two or more dwelling and/or rooming units, it shall be the responsibility of the owner to assure that adequate rubbish and garbage containers are provided. Owners of all commercial properties and owners of all apartments containing more than four apartment units shall provide, at their own expense, their own trash and garbage collections as frequently as such collections are provided by the Borough.
Editor's Note: See Ch. 115, Garbage, Rubbish and Refuse.
Rubbish stored outdoors shall be stored in one or more rubbish storage containers which are flytight, rodentproof, nonflammable, waterproof and weatherproof.
Rubbish stored in the basement or cellar or in an enclosed structure such as a shed shall be stored in nonflammable containers.
No loose rubbish shall be placed upon or strewn about the floor of any basement or cellar or other part of any dwelling or on the ground surrounding any dwelling.
Garbage is to be wrapped and stored in one or more flytight and watertight metal garbage storage containers equipped with tightly fitting metal covers.
Every outside or inside garbage or rubbish storage container shall be so maintained and so located on the premises that no odors will permeate any dwelling or dwelling units.
No loose garbage shall be placed upon or strewn about the floor of any basement or cellar or any other part of any dwelling or on the ground surrounding any dwelling.
Waste storage facilities shall be so located and designed that access can be had at all times by waste collectors. Parking in front of such facilities shall be prohibited and enforced by the owner.
Extermination. The renter-occupant of a dwelling containing a single dwelling unit shall be responsible for extermination of any rodents, vermin or other pests therein or on the premises. In a structure containing two or more dwelling and/or rooming units, the occupant shall be responsible for such extermination whenever his unit is the only one infested. When, however, infestation of any unit is caused by failure of the owner to maintain such unit in a rodentproof condition or when two or more units within a structure are infested, extermination shall be the responsibility of the owner.
Discontinuance of utilities or facilities. No owner, operator or occupant shall cause any service, facility, equipment or utility which is required to be supplied under the provisions of this code to be removed from, shut off from or discontinued for any occupied dwelling unit or rooming unit, except for necessary repairs, alterations or emergencies, but not to exceed 12 hours per day.
Occupancy of vacant units. No person shall occupy or permit to be occupied by another any vacant dwelling unit or rooming unit unless or until it is in good repair, clean, sanitary, in habitable condition and in full compliance with all the provisions of this code. Units shall be inspected by the Housing Officer before allowing reoccupancy.
Screening. Every owner of a building containing two or more dwelling and/or rooming units shall be responsible for providing every window, door or other opening to the exterior with effective screening protection against mosquitoes, flies and other insects.
Sidewalks, together with any portion of a property that is paved and used as a sidewalk or public walk, shall be kept in good repair, free from large cracks, raised blocks, depressions or any condition which could render the sidewalk hazardous to pedestrian travel.
Sidewalks shall at all times be kept free and clear of all obstruction to safe and convenient passage.
Tree branches, bushes or any other growth shall not project over any sidewalk lower than a height of nine feet, nor shall they protrude in such a manner as to restrict safe and convenient passage.
Inspection and access to dwellings. The Housing Officer or his agents are hereby authorized and directed to make inspections of the conditions of dwellings, multiple-dwelling units, rooming units and other structures located in the Borough of Ridley Park. Upon display of proper identification, the inspector is authorized to enter, examine and survey such units and premises on weekdays between 9:00 a.m. and 4:00 p.m., or at such other time as may be necessary in an emergency or as mutually agreed upon by the occupant and the Housing Officer or one of his agents.
Access for repairs. Every occupant of a dwelling unit or rooming unit shall grant to the owner or his agents or employees free access to it at reasonable times for the purpose of making repairs or alterations to effect compliance with this code.
Notice of violation. When the Housing Officer or his authorized assistant determines that there exists a violation of any provision of this code, he shall serve written notice of such violation to the person or persons responsible therefor, as hereinafter provided.
Be served upon the owner or his agent or the occupant as the case may require, provided that such notice shall be deemed to be properly served upon such person if a copy thereof is sent by registered or certified mail to his last known address or if he is served by any other method authorized or required under the laws of this state.
Such notice may contain an outline of remedial action which, if taken, will effect compliance with the provisions of this code and with rules and regulations adopted pursuant thereto.
Appeals from notice of violation. Any person affected by any notice which has been issued in connection with the enforcement of any provision of this code or of any rule or regulation adopted pursuant thereto may request and shall be granted a hearing on the matter before the Borough Council of Ridley Park or a committee appointed by the Borough Council, provided that such person shall file in the office of the Housing Officer a written petition requesting such hearing and setting forth a brief statement of the grounds therefor within three days after the day the notice was served. Upon receipt of such petition, the Borough Council or its appointed committee shall set a time and place for such hearing and shall give the petitioner written notice thereof. At such hearing, the petitioner shall be given an opportunity to be heard and to show why such notice should be modified or withdrawn. The hearing shall be commenced not later than seven days after the day on which the petition was filed. After the hearing, the Borough Council or its appointed committee may sustain, modify or withdraw the notice of the violation on the basis of the findings of the hearing and shall give the petitioner written notice thereof. Such proceedings shall be summarized in writing and shall become a matter of public record in the office of the Housing Officer. Such record shall also include a copy of every notice or order issued in connection with the matter. If the appointed committee hears the petitioner and makes a decision which the petitioner rejects, the petitioner shall have the right to appeal to the entire Borough Council within five days of receiving the notice asking that the entire Borough Council hear the case and make the ruling. Any person aggrieved by the decision of the Borough Council may seek relief therefrom in any court of competent jurisdiction as provided by the laws of this state.
Effective date of notice of violation. Any notice served pursuant to Subsection C above shall automatically become an order if a written petition is not filed in the office of the Housing Officer within three days after such notice is filed.
Emergency action. Whenever the Housing Officer or his authorized assistant finds that there exists any violation of this code which creates an emergency requiring immediate correction to protect the health or safety of any occupant of a dwelling or the public, he may issue an order reciting the existence of such an emergency and requiring that such action be taken as he deems necessary to meet the emergency. Notwithstanding the other provisions of this code, such order shall be effective immediately. Any person to whom such order is directed shall comply therewith immediately but, upon petition to the Borough Council, shall be afforded a hearing as soon as possible. After such hearing, depending upon the findings of the Council as to whether the provisions of this code and of the rules and regulations adopted pursuant thereto have been complied with, the Housing Officer shall continue such order in effect, modify it or revoke it.
Dwellings unfit for human habitation. Whenever the Housing Officer or his authorized assistant finds that a dwelling constitutes a serious hazard to the health or safety of the occupants or to the public because it is dilapidated, unsanitary, vermin-infested, rodent-infested or lacking in basic facilities and equipment required by this code, he shall designate such dwelling as unfit for human habitation. Such designation shall be posted on the dwelling and shall specify the reason for such a finding. A notice of violation shall also be served in accordance with the provisions of Subsection C above. Any dwelling so designated shall be vacated within a reasonable time as specified by the Housing Officer and shall not again be used for human habitation until the hazard or violation has been eliminated or corrected and the Housing Officer has removed the designation and given written approval for occupancy. A report of any such closings must immediately be filed with the Borough Council.
Adoption of rules and regulations. The Borough Council is authorized to make and adopt such procedural rules as it may deem necessary for the proper enforcement of this chapter, provided that such procedural rules and regulations shall not be in conflict with the substantive provisions of this chapter. Such rules and regulations shall have the same force and effect as the provisions of this chapter, and the penalty for violation thereof shall be the same as the penalty for violation of the provisions of this chapter.
Abatement of violations. If a violation has not been corrected within the time designated for such compliance and the Borough Council finds that the continuation of such violation constitutes a public nuisance or hazard, it may order the correction of such violation using Borough funds or Borough personnel to accomplish such corrections and may charge the cost thereof to the violator. It may collect such cost by lien and/or otherwise as may be authorized by the laws of this state.
Violations and penalties. Any person who violates any provision of this code or any provision of any rule or regulation adopted by the Borough Council pursuant to authority granted by this code or fails to correct in a reasonable time the defects for which the dwelling or dwellings have been cited shall, upon conviction before a District Judge of competent jurisdiction, pay a penalty of not less than $25 nor more than $600 and, in default of payment of such fine, be imprisoned for not less than one day nor more than 30 days, and each day's failure to comply with any such provision shall constitute a separate violation.
No person, firm or corporation owning, managing, conducting or operating a dwelling unit shall rent, let out or permit the same to be occupied without first submitting such dwelling unit to an inspection by the housing officer and/or his agent and securing a certificate of occupancy for each occupied and vacant dwelling unit located within the same building. The certificate of occupancy shall be issued pursuant to the provisions of this chapter and other applicable ordinances and rules and regulations enacted by the Borough Council. The certificate of occupancy shall be valid and remain in effect for a period of two years following its date of issue. The holder of a certificate of occupancy shall apply for a renewal certificate of occupancy at least 60 days prior to the expiration of such two-year period.
The housing officer and/or his agent or agents are hereby authorized and directed to process all applications for certificates of occupancy and, prior to the issuance of the same, to conduct an inspection of the dwelling unit and determine that the dwelling unit complies with all requirements of this chapter and/or any other applicable ordinances and rules and regulations enacted by the Borough Council. The housing officer shall not issue a certificate of occupancy for any dwelling unit that does not comply with the requirements of this chapter and/or any other applicable ordinances and rules and regulations enacted by the Borough Council.
The application for a certificate of occupancy shall be accompanied by a fee, which fee shall be set by Borough Council from time to time by resolution.
Any person, firm or corporation owning, managing, conducting or operating a dwelling unit which has been rented, leased or let out or rerented during any calendar year shall, on or before May 15 of the following year, file a list with the housing officer setting forth the number of units occupied as of December 31 of the reporting year and the names of the tenants thereof.
The Housing Officer and/or his agent or agents shall contact the owner and/or property manager of the dwelling unit to be inspected at least two weeks in advance of an anticipated inspection in order to confirm a mutually agreeable inspection date and time. In the event that his contact results in confirming an inspection date and time, the inspection date and time shall be confirmed by a certified notice of inspection letter, return receipt requested, sent via U.S. Mail and addressed to the last known mailing address of the property owner or manager. The inspection date and time shall also be confirmed by a notice of inspection letter sent via regular U.S. Mail and addressed to the last known mailing address of the property owner or manager.
In the event a mutually agreeable date and time cannot be agreed to, the Housing Officer and/or his agent or agents are authorized to select the date and time for the inspection. The inspection date and time shall be confirmed by a certified notice of inspection letter, return receipt requested, sent via U.S. Mail and addressed to the last known mailing address of the property owner or manager. The inspection date and time shall also be confirmed by a notice of inspection letter sent via regular U.S. Mail and addressed to the last known mailing address of the property owner or manager. In no event shall an inspection be scheduled any sooner than 14 days from the date upon which the notice letter was mailed.
If the subject property is not made available for inspection on the inspection date confirmed in accordance with either of the foregoing provisions, and in the event the property owner or manager and the Housing Officer (or his agent or agents) have not rescheduled the inspection within 10 days of the confirmed inspection date, the certificate of occupancy for the subject dwelling unit shall be revoked.
The use of pesticides shall conform to the provisions of the Pennsylvania Pesticide Control Act of 1973, 3 P.S. § 111.21 et seq.
It shall be unlawful for any person to place, have, dump or permit to accumulate any garbage, rubbish, junk or unlicensed junked used car or trash in any building or upon any premises or open lot or alley so as to afford food or harborage for rats.
It shall be unlawful for any person to accumulate on any premises or open lot or alley any firewood unless the same shall placed upon open racks at least eight inches above the ground.

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