Source: https://ecode360.com/8697337
Timestamp: 2020-05-30 06:21:09
Document Index: 622141342

Matched Legal Cases: ['§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 330', '§ 84', '§ 270', '§ 270', '§ 270', '§ 270', '§ 330', '§ 216', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 270', '§ 216', '§ 270', '§ 80', '§ 270']

Town of Southampton, NY Rental Properties
§ 270-2 Applicability; more restrictive provisions to prevail.
§ 270-3 Rental permit required.
§ 270-4 Term of permits and renewal.
§ 270-5 Application for rental permit.
§ 270-6 Review of application; issuance of rental permit.
§ 270-7 Register of permits.
§ 270-8 Fees.
§ 270-9 Regulations.
§ 270-10 Inspections.
§ 270-11 Application for search warrant authorized.
§ 270-12 Revocation of permit.
§ 270-13 Collection of rent.
§ 270-14 Presumptive evidence dwelling unit is being used as rental property.
§ 270-15 Presumptive evidence of multifamily occupancy.
§ 270-16 Presumptive evidence of owner's residence.
§ 270-17 Presumptive evidence of over-occupancy.
§ 270-18 General applicability of presumptions.
§ 270-19 Penalties for offenses.
Chapter 270 Rental Properties
[HISTORY: Adopted by the Town Board of the Town of Southampton 8-28-2007 by L.L. No. 40-2007; amended in its entirety 1-8-2008 by L.L. No. 3-2008. Subsequent amendments noted where applicable.]
Unsafe buildings — See Ch. 128.
Affordable housing — See Ch. 216.
Manufactured home communities — See Ch. 220.
As used in this chapter, the following terms shall have the meanings indicated:[1]
As defined in § 330-5.
The town agency or official charged with issuing rental permits and enforcing the provisions of this chapter. Said agency or official shall be designated by resolution of the Town Board but must be one of the following: the Chief Building Inspector or his designee, the Chief Fire Marshal or his designee, or investigators/officers assigned to the Town Attorney Investigation Unit.
[Added 5-13-2014 by L.L. No. 15-2014]
Evidence that four or more persons living in a single dwelling unit who are not related by blood, marriage or legal custody shall create a rebuttable presumption that such persons do not constitute the functional equivalent of a traditional family.
The foregoing presumption may be rebutted by submitting evidence to the Chief Building Inspector that all of the following are present:
The occupants share the entire dwelling unit and live and cook together as a single housekeeping unit. A unit in which various occupants act as separate roomers is not deemed to be occupied by the functional equivalent of a traditional family;
The group is permanent and stable. Evidence for such permanency and stability may include:
An appeal from the Chief Building Inspector's determination may be taken to the Licensing Review Board, by written request, within 30 days of such determination. The Licensing review Board shall hold a public hearing on such appeal within 30 days after receipt of written notice of such appeal and, after such hearing, shall make written findings and a decision either sustaining or reversing such determination within 30 days after close of such public hearing.
The owner's spouse, children, parents, siblings, grandparents or grandchildren.
Any individual, business, partnership, firm, corporation, enterprise, trustee, company, industry, association, public entity or other legal entity responsible for the maintenance or operation of any rental property as defined within this chapter.
Any person, individual, association, entity or corporation whose name is listed as grantee on the last deed of record for the property, as recorded with the Suffolk County Clerk.
Includes any individual, business, partnership, firm, corporation, enterprise, trustee, company, industry, association, public entity or other legal entity.
Promulgation of an available rental property to the general public or to selected segments of the general public, in a newspaper, magazine, flyer, handbill, mailed circular, bulletin board, sign or electronic media.
REGIONALLY SIGNIFICANT EVENT
A major one-time or recurring event of limited duration that is expected to draw significant numbers of visitors to the Town of Southampton to attend, support or participate in such event.
[Added 12-12-2017 by L.L. No. 38-2017]
A return, in money, property or other valuable consideration (including payout in kind or services or other thing of value), for the use and occupancy or the right to the use and occupancy of a rental property, whether or not a legal relationship of landlord and tenant exists between the owner and the occupant or occupants thereof.
A permit issued by the enforcement authority issued to the owner to allow the use or occupancy of a rental property.
[Amended 5-13-2014 by L.L. No. 15-2014]
A dwelling unit which is occupied for habitation as a residence by persons, other than the owner or the owner's immediate family, and for which rent is received by the owner, directly or indirectly, in exchange for such residential occupation. For purposes of this chapter, the term "rental property" shall mean all non-owner-occupied single-family residences, two-family residences, accessory apartments and townhouses, and shall exclude:
[Amended 1-22-2019 by L.L. No. 3-2019]
Properties used exclusively for nonresidential commercial purposes in any zoning district; or
Any legally operating commercial hotel/motel business or bed-and-breakfast establishment operating exclusively and catering to transient clientele, that is, customers who customarily reside at these establishments for short durations for the purpose of vacationing, travel, business, recreational activities, conventions, emergencies and other activities that are customary to a commercial hotel/motel business.
A rental period of 14 days or less.
[Amended 5-14-2013 by L.L. No. 10-2013]
Editor's Note: The former definition of “Chief Building Inspector,” which immediately followed, was repealed 5-13-2014 by L.L. No. 15-2014.
Scope. This chapter shall apply to all rental properties located within the unincorporated area of the Town, whether or not the use and occupancy thereof shall be permitted under the applicable use regulations for the zoning district in which such rental property is located.
Applicability. The provisions of this chapter shall be deemed to supplement applicable state and local laws, ordinances, codes and regulations; and nothing in this chapter shall be deemed to abolish, impair, supersede or replace existing remedies of the Town, county or state or existing requirements of any other applicable state or local laws, ordinances, codes or regulations. In case of conflict between any provision of this chapter and any applicable state or local law, ordinance, code or regulation, the more restrictive or stringent provision or requirement shall prevail. The issuance of any permit or the filing of any form under this chapter does not make legal any action or statement of facts that is otherwise illegal under any other applicable legislation. For the purposes of the issuance of appearance tickets pursuant to the New York State Criminal Procedure Law and Southampton Town Code Chapter 5, Appearance Tickets, a violation of this chapter shall be deemed a violation of a Building Code.
The name of the tenant, date of birth of the owner(s), and the telephone number of the owner(s) information provided in an application for a rental permit under this chapter shall be deemed personal and private in nature, and the release or disclosure of said information pursuant to public request shall be deemed to constitute an unwarranted invasion of personal privacy under New York State Public Officers Law, Article 6, §§ 84 through 90, and shall not be authorized.
Effective January 1, 2008, no owner shall cause, permit or allow the occupancy or use of a dwelling unit as a rental property without a valid rental permit.
Effective January 1, 2008, no person shall occupy or otherwise use a dwelling unit as a rental property without a valid rental permit being issued for the dwelling unit.
A rental permit issued under this chapter shall only be issued to the owner(s) of the real property at issue.
All permits issued pursuant to this chapter shall be valid for a period of two years from the date of issuance.
A renewal rental permit application signed by the owner shall be completed and filed with the enforcement authority before the expiration of any valid rental permit. The renewal rental permit application shall contain the following:
An official copy of the prior valid rental permit;
A signed and sworn affidavit by the owner affirming that the rental property, to the best of his/her knowledge, fully complies with all of the provisions of the Code of the Town of Southampton and the New York State Uniform Fire Prevention and Building Code, that the structure has not been physically altered in any way, except in full conformance with a valid building permit, and the owner is not aware of the property being in violation of the Code of the Town of Southampton or the New York State Uniform Fire Prevention and Building Code.
In the event of a change in tenancy occurring during a permit term, the owner shall notify the enforcement authority, in writing, of the identity of the new tenants.
In the case of an accessory apartment issued a building permit after January 1, 2019, a lease agreement or other documentation demonstrating that the maximum monthly rent charged does not exceed the annual fair market rent (FMR) for Suffolk County as established by the Department of Housing and Urban Development (HUD) and that the tenant’s income meets the standards established for low-moderate income or middle income as defined under Chapter 216 of the Town Code.
[Added 1-22-2019 by L.L. No. 3-2019]
Where a dwelling unit is to be used as a rental property, an application for a rental permit shall be filed with the enforcement authority before the term of the rental is to commence.
[Amended 5-28-2013 by L.L. No. 12-2013; 5-13-2014 by L.L. No. 15-2014]
The owner of a rental property having failed to comply with the requirements of § 270-5A shall file all appropriate rental application documents within 30 days of the receipt of actual notice of said failure to comply. Actual notice shall include but not be limited to the issuance of a summons or notice of violation and/or written notice from any Southampton Town official.
The name, date of birth, telephone number and address of the owner(s).
Proof of the legal residence of each owner;
In the event that the owner of the rental property is a corporation, partnership, limited liability company, or other business entity, the name, proof of legal residence, and telephone number of each owner, officer, principal shareholder, partner and/or member of such business entity shall be provided;
A copy of the last deed of record for the property, as recorded with the Suffolk County Clerk, confirming the ownership of record of the property.
The name, address and telephone number of the managing agent, if applicable.
A writing, promulgated by the Office of the Town Attorney, executed by the owner(s) of the rental property, which designates either:
A person, firm or corporation with an actual place of business, dwelling place, or usual place of abode located within the boundaries of the Town of Southampton; or
The Town Clerk of the Town of Southampton as agent for service for criminal and civil process pursuant to CPLR Section 318. Every owner shall insure that the address for delivery of such process is current and shall advise the Town Clerk whenever the address is changed. The designated agent, upon receipt of service of process under this designation shall forthwith transmit by regular and certified mail to the owner(s) of the rental property at the address included on the owner(s) application.
The location of the rental property, including the street address and the Suffolk County Tax Map parcel number.
The number of tenants intended to occupy the rental property.
[1]A copy of a contract with a carter providing for weekly pickup, at a minimum, of refuse and proof by letter from the carter indicating that full payment for the entire term of the rental has been made, or in the alternative, an affidavit from the owner acknowledging responsibility for refuse removal in a timely and efficient manner.
Editor's Note: Former Subsection B(6), regarding the names of tenants, was repealed 5-28-2013 by L.L. No. 12-2013. This local law also provided for the renumbering of former Subsection B(7) through (11) as Subsection B(6) through (10), respectively.
The period of the proposed occupancy.
A floor plan depicting the location and size of each conventional bedroom.
A copy of the certificate of occupancy or pre-existing certificate of occupancy for the rental property.
Written certification from a licensed architect or licensed engineer that states that the rental property fully complies with all of the provisions of the Code of the Town of Southampton. The certification shall include, but not be limited to, the number of each bedroom, the square footage of each bedroom, and a description of every improvement indicated on the survey. In lieu of the provision of a certification, an inspection may be conducted by the enforcement authority.
In addition to the requirements set forth in this chapter, an application for a rental permit for an accessory apartment must contain the following, unless the tenant is a relative of the owner:
Proof of income of the tenant(s) in a form that is satisfactory to the Director of Housing showing that the tenant(s) meet(s) the income limits for low-moderate income or middle income pursuant to Chapter 216 of the Town Code.
Proof of rent charged to the tenant(s) must be set forth in the lease agreement and shall not exceed the annual fair market rent (FMR) for Suffolk County as established by the Department of Housing and Urban Development (HUD).
The owner(s) of the premises and the managing agent, if applicable, shall submit an application that is signed, sworn to and notarized.
The enforcement authority shall review each application for completeness and accuracy and shall make an on-site inspection of the proposed rental property unless the owner has elected to provide a certification from a licensed architect or a licensed engineer pursuant to § 270-5B(10). The enforcement authority shall not issue a rental permit, unless the application includes all of the requisite information and documents enumerated in § 270-5(B)(1) through (10). If satisfied that the proposed rental property fully complies with the New York State Uniform Fire Prevention and Building Code and the Code of the Town of Southampton and that such rental property would not create a nuisance to an adjoining nearby property, the enforcement authority shall issue the permit or permits. No rental permit shall be issued if there are any violations of the New York State Uniform Fire Prevention and Building Code and the Town of Southampton in existence at the premises.
It shall be the duty of the enforcement authority to maintain a register of permits issued pursuant to this chapter. Such register shall be kept by street address, showing the name and address of the permittee, the number of rooms in the rental property, and the date of expiration of the rental permit.
A nonrefundable biennial permit application fee, in the amount of $200, shall be paid upon the filing of an application for a rental permit or a renewal rental permit.
The nonrefundable biennial permit application fee shall be waived if the owner of a rental property leases for the entire rental term to low-, moderate-, or middle-income households, and in such rental amounts as adopted by the Town Board through the annual resolution which updates the rental formula multipliers for units reserved for income-eligible households pursuant to Chapter 216 of the Code of the Town of Southampton.
The nonrefundable biennial rental permit application fee shall be $100 if the owner of a rental property qualifies for any of the following real property tax exemptions at his or her primary residence located in the Town of Southampton:
Enhanced STAR;
Veterans exemption; or
Senior citizens exemption.
The nonrefundable biennial rental permit application fee shall be $100 if the owner of a rental property submits a sworn affidavit affirming that the rental property will be leased to any active member of a volunteer fire department or ambulance corps and/or is qualified for a volunteer firefighters and ambulance workers real property tax exemption.
The nonrefundable biennial rental permit application fee shall be $150 if the owner of a rental property elects to provide a written certification from a licensed architect or licensed engineer that states that the rental property fully complies with all of the provisions of the Code of the Town of Southampton pursuant to § 270-5B(11).
The nonrefundable biennial rental permit application fee shall be $100 if the owner of a rental property submits a sworn affidavit affirming that the rental property will be leased to a senior citizen, as defined in § 330-5 of the Town Code, or a qualified disabled person, as defined in § 216-2 of the Town Code.
If an owner of a rental property is found by any court of competent jurisdiction to have violated this chapter, the nonrefundable biennial rental permit application fee will be $500.
A rental property shall only be leased, occupied or used by a family.
No rental property shall be occupied by more than the number of persons permitted to occupy the dwelling unit under Section 404 of the Property Maintenance Code of the New York State Uniform Fire Prevention and Building Code.
A transient rental is prohibited, except when, after a determination has been made by the Town Board that local transient housing capacity is likely to be inadequate during a regionally significant event, the Town Board may, by resolution, temporarily suspend the transient rental prohibition for specific dates.
[Amended 12-12-2017 by L.L. No. 38-2017]
The selling of shares to tenants where they obtain rights for use and/or occupancy in a dwelling for less than a month shall be prohibited.
The leasing, occupancy or use by a tenant of less than the entire rental property is prohibited.
The owner(s) and tenant(s) shall ensure that all applicable parking regulations provided for in the Code of the Town of Southampton are satisfied. Notwithstanding anything to the contrary, no more than four cars shall be parked at any rental property between the hours of 1:00 a.m. and 6:00 a.m. during the term of a rental period.
[Amended 6-27-2017 by L.L. No. 13-2017]
A rental property shall only be occupied or otherwise utilized in accordance with the certificate of occupancy issued for the dwelling unit.
The owner(s) and tenant(s) shall ensure that all property maintenance regulations provided for in Chapter 261 of the Code of the Town of Southampton are satisfied.
Dumpsters shall be prohibited in the required front yard and right-of-way. The enforcement authority is authorized to promulgate additional site-specific conditions associated with dumpsters, screening facilities, and off-street parking requirements for rental properties regulated under this chapter. Any such conditions shall be in writing and attached to the rental permit.
The enforcement authority and Town personnel who are engaged in the enforcement of the provisions of this chapter are authorized to make or cause to be made inspections to determine the condition of rental properties to safeguard the health, safety, and welfare of the public. The enforcement authority and Town personnel who are engaged in the enforcement of the provisions of this chapter are authorized to enter upon any rental property, with the consent of the owner or managing agent if the rental property is unoccupied or upon consent of the occupant if the rental property is occupied.
The enforcement authority and Town personnel who are engaged in the enforcement of the provisions of this chapter are authorized to make application for the issuance of a search warrant in order to conduct an inspection of any rental property where the owner or tenant refuses or fails to allow an inspection of its premises and where there is reasonable cause to believe that a violation of this chapter has occurred. The application for a search warrant shall in all respects comply with the applicable laws of the State of New York.
The enforcement authority shall revoke a rental permit when he or she finds that the permit holder has caused, permitted or allowed to exist and remain upon the rental property a violation of any provision of the Code of the Town of Southampton for a period of 14 days or more after written notice has been given to the permit holder, managing agent, or tenant of such rental property.
An appeal from such revocation may be taken by the permit holder to the Licensing Review Board, by written request, made within 30 days from the date of such revocation. The Licensing Review Board shall hold a public hearing on such appeal within 30 days after receipt of written notice of such appeal and, after such hearing, shall make written findings and a decision either sustaining such permit revocation or reinstating such permit within 30 days after close of such public hearing.
The following shall be conditions precedent to the collection of rent for the use and occupancy of a rental property:
The existence of a valid rental permit for the rental property.
The tendering of a written receipt in exchange for any rent payment offered in cash.
The property is occupied by someone other than the owner or his/her immediate family;
Voter registration, motor vehicle registration, a driver's license, or any other document filed with a public or private entity which states that the owner of the rental property resides at an address other than the rental property;
Utilities, cable, phone or other services are in place or requested to be installed or used at the premises in the name of someone other than the record owner;
Persons residing in the dwelling unit represent that they pay rent to occupy the premises;
A dwelling unit which has been published as being available for rent;
Any two of the features enumerated in § 270-15 exist at the dwelling unit.
The foregoing may be rebutted by evidence presented to the enforcement authority or any court of competent jurisdiction.
It shall be presumed that a single- or one-family dwelling unit is occupied by more than one family if any two or more of the following features are found to exist on the premises:
More than one electric meter annexed to the exterior of the premises;
More than one antenna, satellite dish, or related receiving equipment;
There are three or more motor vehicles registered to the dwelling and each vehicle owner has a different surname;
There are more than three waste receptacles, cans, containers, bags or boxes containing waste from the premises placed for pickup at least twice during a weekly garbage pickup area;
There are separate entrances for segregated parts of the dwelling;
There are partitions or internal doors which may serve to bar access between segregated portions of the dwelling, including but not limited to bedrooms;
There exists a separate written or oral lease or rental arrangement, payment or agreement for portions of the dwelling among the owner and/or occupants and/or persons in possession thereof;
Any occupant or person in possession thereof does not have unimpeded and/or lawful access to all parts of the dwelling unit;
Two or more kitchens, each containing one or more of the following: a range, oven, hotplate, microwave or other similar device customarily used for cooking or preparation of food and/or a refrigerator;
There are bedrooms that are separately locked.
If any two or more of the features set forth in Subsection A(1) through (13) are found to exist on the premises by the enforcement authority or Town personnel engaged in the enforcement of the provisions of this chapter, a verified statement will be requested from the owner of the dwelling unit by the enforcement authority that the dwelling unit is in compliance with all of the provisions of the Code of the Town of Southampton, the laws and sanitary and housing regulations of the County of Suffolk and the laws of the State of New York. If the owner fails to submit such verified statement, in writing, to the enforcement authority within 10 days of such request, such shall be deemed a violation of this chapter.
It shall be presumed that an owner of a rental property does not reside within said rental property if any of the following sets forth an address other than that of the rental property:
Any other document filed with a public or private entity.
It shall be presumed that a bedroom is over-occupied if more than two mattresses exist in a bedroom.
The presumptions set forth in §§ 270-14, 270-15, 270-16, and 270-17, subject to the limitations contained therein, shall also be applicable to the enforcement and the prosecution of building and zoning Town Code violations.
A violation of this chapter by the owner(s) and/or tenant(s) shall be punishable as follows:
[Amended 5-28-2013 by L.L. No. 12-2013]
A violation of § 270-5A is hereby declared to be an offense punishable by a fine not less than $150 nor more than $1,500 or imprisonment for a period not to exceed 15 days, or both, for a conviction of a first offense;
A violation of § 270-5A(1) is hereby declared to be an offense punishable by a fine not less than $1,500 nor more than $8,000 or imprisonment for a period not to exceed 15 days, or both, for a conviction of a first offense;
A violation of any section of this chapter other than § 270-5A and/or § 270-5A(1) is hereby declared to be an offense punishable by a fine not less than $3,000 nor more than $15,000 or imprisonment not to exceed a period of six months, or both, for a conviction of a first offense.
A second or subsequent violation of this chapter within an eighteen-month period is hereby declared to be an offense punishable by a fine not less than $8,000 nor more than $30,000 or imprisonment not to exceed a period of six months, or both.
For the purpose of conferring jurisdiction upon courts and judicial officers in general, violations of this chapter, other than § 270-5A and/or § 270-5A(1), shall be deemed misdemeanors and, for such purpose only, all provisions of law relating to misdemeanors shall apply. Each day's continued violation shall constitute a separate additional violation.
In addition to any fines imposed, anyone convicted pursuant to this chapter shall be required to pay a mandatory community housing opportunity surcharge of $100. The community housing opportunity surcharge shall be paid to the Clerk of the Court or administrative tribunal that rendered the conviction. Within the first 10 days of the month following collection of the mandatory surcharge, the collecting authority shall then pay such money to the Town Comptroller, who shall then deposit such money in accordance with the provisions of § 216-6 of the Town Code.
[Added 10-25-2016 by L.L. No. 12-2016]
Additionally, in lieu of imposing the fines authorized in § 270-19A, in accordance with Penal Law § 80.05(5), the court may sentence the defendant(s) to pay an amount, fixed by the court, no less than the applicable minimum statutory fine permitted under § 270-19A nor more than double the amount of the rent collected over the term of the occupancy.
The court may dismiss the violation or reduce the minimum fine imposed where it finds that the defendant had cooperated with the Town of Southampton in the investigation and prosecution of a violation of this chapter. Factors which the court may consider include, but are not limited to, a report from the office of the Town Attorney confirming that the defendant did in fact cooperate and whether:
The defendant reported the violation(s) to the Town of Southampton;
The defendant assisted the Town of Southampton in investigating and prosecuting the violation(s);
The defendant provided access to the rental property;
The defendant promptly pursued his/her/its own rights under the lease to remedy the violation or adequately pursued an eviction proceeding;
All violations existing at the rental property have been promptly remediated.
Where authorized by a duly adopted resolution of the Town Board, the Town Attorney may bring and maintain a civil proceeding, in the name of the Town, in the Supreme Court, to permanently enjoin the person or persons conducting, maintaining or permitting said violation. The owner and tenants of the residence wherein the violation is conducted, maintained or permitted may be made defendants in the action.
If a finding is made by a court of competent jurisdiction that the defendants or any of them has caused, permitted, or allowed a violation of this chapter, a penalty to be jointly and severally included in the judgment may be awarded at the discretion of the court in an amount not to exceed $1,000 for each day it is found that the defendants or any one of them individually caused, permitted or allowed the violation. Upon recovery, such penalty shall be paid into the Town Attorney's Enforcement Fund.