Source: https://www.ecode360.com/15744036
Timestamp: 2020-02-27 18:44:52
Document Index: 367581810

Matched Legal Cases: ['§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 210', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 233', '§ 280']

Township of Jackson, NJ Housing Standards, Resale
§ 233-3 Water supply.
§ 233-4 Facilities.
§ 233-5 Waste materials.
§ 233-6 Lighting.
§ 233-7 Ventilation.
§ 233-8 Heating equipment.
§ 233-9 Egress.
§ 233-10 Maintenance.
§ 233-11 Use and occupancy.
§ 233-12 Responsibilities of owners and occupants.
§ 233-13 Position of Housing Officer created.
§ 233-14 Powers and duties of Housing Officer.
§ 233-15 Search warrant.
§ 233-16 Compliance required; reinspection fee.
§ 233-17 Prevalence of higher standards.
§ 233-18 Certificates of occupancy for existing buildings or dwellings.
§ 233-19 Certificates of occupancy for mobile homes in senior citizen adult mobile home parks.
§ 233-20 Certificates of occupancy for mobile homes in family mobile home parks.
§ 233-21 Violations and penalties.
Chapter 233 Housing Standards, Resale
[HISTORY: Adopted by the Township Committee (now Council) of the Township of Jackson 5-11-1981 by Ord. No. 15-81 (Ch. 68 of the 1972 Code). Amendments noted where applicable.]
Board of Health housing standards — See Ch. 469.
[Amended 8-13-2019 by Ord. No. 20-19[1]]
The provisions of this chapter shall constitute the standards to guide the Housing Officer or his/her officers in determining the fitness of a building for human habitation, use or occupancy.
Editor’s Note: This ordinance also changed the title of this chapter from "Housing Standards," to "Housing Standards, Resale."
For the purposes of this chapter, the words, terms or phrases listed below shall be defined and interpreted as follows:
Any building or structure, or part thereof, used for human habitation, use or occupancy and includes any necessary buildings and appurtenance belonging thereto or usually enjoyed therewith.
A building or structure or part thereof containing one or more dwelling units or lodging units. For the purposes of this chapter, a mobile home shall be deemed to be a dwelling.
Any room or group of rooms or any part thereof located within a building and forming a single habitable unit with facilities which are used, or designed to be used, for living, sleeping, cooking and eating.
The officer or officers who are authorized by the adopting ordinance to exercise powers prescribed by this chapter.
A rented room or group of rooms containing no cooking facilities used for living purposes by a separate family or group of persons living together or by a person living alone, within a building.
Includes all installed receptacles or devices which are supplied with water or which receive or discharge liquid waste or sewage into the drainage system with which they are directly or indirectly connected.
Every dwelling unit and lodging house shall be provided with a safe supply of potable water meeting the standards as set forth in Potable Water Standards as published by the New Jersey State Department of Health. The source of such water supply shall be approved by the New Jersey State Department of Health and/or the Township Board of Health. The minimum rate of flow of hot or cold water issuing from a faucet or fixture shall be not less than one gallon per minute.
Every building or dwelling shall provide the following facilities:
Every water closet, lavatory and bathtub or shower for each dwelling unit or lodging house shall be accessible from within the building without passing through any part of any other dwelling unit or lodging unit and in a lodging house shall be located no farther than one floor above or below the lodging units served. Such water closet, lavatory and bathtub or shower shall be contained in a room or rooms which are separated from all other rooms by wall, doors or partitions that afford privacy.
Every plumbing fixture shall be connected to water and sewer systems approved by the Board of Health and shall bee maintained in good working condition.
Every kitchen sink, lavatory and bathtub or shower required by this code shall be connected to both hot and cold waterlines.
Every dwelling shall have water heating facilities which are installed and maintained in good and safe working condition, connected with the hot waterlines required under the provisions of Subsection E of this section and capable of delivering water at a minimum temperature of not less than 120° F.
Garbage or other organic waste shall be stored in watertight receptacles of metal or other approved material. Such receptacles shall be provided with tight-fitting covers. At least one approved-type garbage receptacle shall be provided for each dwelling unit in accordance with § 233-12 of this chapter. Rubbish shall be stored in receptacles of metal or other approved material. At least one rubbish receptacle shall be provided for each dwelling unit in accordance with § 233-12 of this chapter.
Every building or dwelling shall comply with the following lighting requirements:
Every habitable room shall have at least one window or skylight facing directly to the outdoors. The minimum total window or skylight area measured between stops, for every habitable room shall be 10% of the floor area of such room. Whenever walls or other portions of structures face a window of any habitable room and are located less than three feet from the window and extend to a level above that of the ceiling of the room, such window shall not be included in calculating the required minimum total window area.
Every habitable room shall contain at least two separate wall-type electric convenience outlets or one such convenience outlet and one ceiling or wall-type electric light fixture, therefore meeting the code requirement at the time of construction. Pursuant to the National Electrical Code, § 210.52, every bathroom and kitchen shall have a GFI receptacle. Every such outlet and fixture shall be maintained in good and safe condition and shall be connected to the source of electric power. No temporary wiring shall be used except extension cords which run directly from portable electrical fixtures to convenience outlets, and which do not lie under rugs or other floor coverings, nor extend through doorways, transoms or other openings through structural elements.
[Amended 8-13-2019 by Ord. No. 20-19]
Every portion of each staircase, hall, cellar, basement, landing, furnace room, utility room, and all similar nonhabitable space located in a dwelling shall have either natural or artificial light available at all times with an illumination of at least two lumens per square foot. (two footcandles) in the darkest portions.
Every bathroom and water closet compartment shall have either natural or artificial light available at all times with an illumination of at least three lumens per square foot (three footcandles). Such light shall be measured 36 inches from the floor at the center of the room. Artificial lighting shall be controlled by a wall switch so located as to avoid danger of electrical hazards.
Every building or dwelling shall comply with the following standards for ventilation:
Means of ventilation shall be provided for every habitable room. Such ventilation may be provided either by an easily operable window or skylight having an openable area of at least 45% of the minimum window area or minimum skylight area as required in § 233-6 of this chapter or by other means acceptable to the Administrative Authority which will provide at least six air changes per hour.
Means of ventilation shall be provided for every bathroom or water closet compartment. Such ventilation may be provided either by an easily operable window or skylight having an openable area of at least 45% of the minimum window area or minimum skylight area as required in § 233-6 of this chapter or by other means acceptable to the Administrative Authority which will provide at least six air changes per hour.
Every dwelling shall have heating facilities which are properly installed, maintained in good and safe working condition and are capable of safely and adequately heating all habitable rooms, bathrooms and water closet compartments located therein to a temperature of at least 65° F. when the outside temperature is 0° F. The temperature shall be read at a height of three feet above floor level at the center of the room. Every space heater, except electrical, shall be properly vented to a chimney or duct leading to outdoors. Unvented portable space heaters burning solid, liquid or gaseous fuels shall be prohibited.
Every dwelling, dwelling unit or lodging unit shall have safe and unobstructed means of egress. Such means of egress shall not be through any other dwelling unit or part thereof and shall lead to a safe and open space at ground level accessible to a street. A room used for sleeping purposes under the provisions of § 233-11 of this chapter shall be provided with a safe and unobstructed means of egress leading directly to an outside area accessible to a street.
Every building, dwelling, dwelling unit and premises upon which such building, dwelling or dwelling unit is located shall comply with the following maintenance standards, as appropriate:
Every porch, balcony, roof and/or similar place higher than 30 inches above the ground used for egress or for use by occupants shall be provided with adequate railings or parapets. Such protective railings or parapets shall be properly balustraded and be not less than three feet in height.
Every dwelling shall be free from rodents, vermin and insects. Rodent or vermin extermination and rodentproofing and verminproofing may be required by the Board of Health. Rodent and vermin extermination shall be carried out in accordance with § 233-12 of this chapter. Every openable window, sliding exterior door or storm door, skylight and other opening to the outdoors shall be supplied with properly fitting screens in good repair from May 1 until October 1 of each year. Such screens shall have a mesh of not less than No. 16.
[Amended 4-26-2004 by Ord. No. 18-04]
The Housing Officer or his/her officers may order the owner to clean, repair, paint, whitewash or paper such walls or ceilings within a dwelling when such have deteriorated so as to provide a harborage for rodents or vermin or when such a wall or ceiling has become stained or soiled or the plaster, wallboard or other covering has become loose or badly cracked or missing. Nothing in this subsection shall be so construed as to place upon the nonresident owner responsibilities for cleanliness contained in § 233-12 of this chapter.
Every dwelling unit shall comply with the following use and occupancy space requirements:
In every dwelling unit of two or more rooms, every room occupied for sleeping purposes by one occupant shall contain at least 70 square feet of floor space and every room occupied for sleeping purposes by more than one occupant shall contain at least 50 square feet of floor space for each occupant thereof. Notwithstanding the foregoing, in every lodging unit, every room occupied for sleeping purposes by one occupant shall contain at least 80 square feet of floor space, and every room occupied for sleeping purposes by more than one occupant shall contain at least 60 square feet of floor space for each occupant thereof.
A room located below the level of the ground but with floor level less than 3 1/2 feet below the average grade of the ground adjacent to and within 15 feet of the exterior walls of the room may be used for sleeping, provided that the walls and floor thereof in contact with the earth have been damp-proofed in accordance with a method approved by the Administrative Authority, and provided that the windows thereof are at least 15 feet from the nearest building or wall.
The owners and occupants of buildings, dwellings and surrounding premises shall have the following responsibilities and duties:
No owner or occupant shall cause any services, facilities, equipment or utilities which are required under this code to be removed from, shut off or discontinued in any occupied dwelling let or occupied by him, except for such temporary interruption as may be necessary while actual repairs or alterations are in process or during temporary emergencies when discontinuance of service is authorized by the Housing Officer. In the event that any service or utility which the owner has agreed to supply is discontinued, the owner shall take immediate steps to cause the restoration of such service or utility.
The owner of a dwelling located in an area found by the Housing Officer to be infested by rats, insects or other vermin shall carry out such rat stoppage, verminproofing or other means of preventing infestations of said dwellings as may be required by the Board of Health.
Every owner of a dwelling containing two or more dwelling units or lodging units shall be responsible for maintaining in a clean and sanitary condition the common areas of the dwellings and premises thereof.
Every occupant of a dwelling unit shall dispose of all his garbage and any other organic waste which might provide food for rodents by placing it in the garbage disposal facilities or garbage storage receptacles required by § 233-5 of this chapter.
Every occupant of a dwelling unit shall dispose of all his rubbish in a clean sanitary manner by placing it in the rubbish containers required by § 233-5 of this chapter.
Every occupant of a dwelling unit in a dwelling containing no more than three dwelling units shall be responsible, unless provided for otherwise under a lease agreement, for the periodic removal of all garbage and rubbish from the premises each week in accordance with such regulations of this municipality for the collection of garbage and rubbish.
Every occupant of a dwelling comprising a single dwelling unit shall be responsible for the extermination of any insects, rodents or other pests therein or on the premises, and every occupant of a dwelling unit in a dwelling containing more than one dwelling unit shall be responsible for such extermination whenever his dwelling unit is the only one infested. Notwithstanding the foregoing provisions of this subsection, whenever infestation is caused by failure of the owner to maintain a dwelling in a ratproof or reasonably insectproof condition, extermination shall be the responsibility of the owner. Whenever infestation exists in two or more of the dwelling units, extermination thereof shall be the responsibility of the owner.
Every owner of a dwelling shall supply heat adequate to maintain therein a minimum inside temperature of 65° F. in all habitable rooms, bathrooms and water closet compartments between the hours of 6:00 a.m. and 11:00 p.m. throughout the year.
Editor's Note: Former Subsection O, regarding obligation to provide heat, was repealed 8-13-2019 by Ord. No. 20-19.
The owner shall be responsible for compliance with all provisions of this chapter not specified as the responsibility of occupants.
[Amended 4-26-2004 by Ord. No. 18-04; 8-13-2019 by Ord. No. 20-19]
There is hereby created the position of Housing Officer of the Township. The appointee shall work under the direction of the Construction Official within the Construction Department. The appointee may receive compensation as determined by the Mayor and Township Council.
The Housing Officer or his/her officers is hereby authorized and empowered to exercise all powers as may be necessary to carry out and effectuate the purpose and provisions of this chapter, including the following, in addition to other powers herein granted:
To investigate the dwelling conditions of the Township in order to determine which dwellings are unfit for human habitation.
To delegate any functions and powers under this chapter to such officers and agents as he may designate where such delegation is allowed by law.
The Housing Officer or his/her officers may, upon affidavit, apply to the Judge of the Municipal Court of the Township for a search warrant setting forth factually the actual conditions and circumstances that provide a reasonable basis for believing that a nuisance or violation of this chapter exists on the premises, and if the Municipal Judge is satisfied as to the matter set forth in the affidavit, he shall authorize the issuance of a search warrant permitting access to and inspection of that part of the premises on which the nuisance or violation may exist. A search warrant may also be issued for the routine, periodic inspection of all structures in a given area based upon possible cause such as passage of time since the last inspection, the nature of the buildings and structures involved, observable deterioration of the general area and the like.
No person shall occupy as owner or occupantany dwelling or dwelling unit for the purpose of living therein which does not conform to the provisions of this chapter as the standard to be used in determining whether a dwelling is safe, sanitary and fit for human habitation.
Any additional reinspection of the subject premises after the first reinspection, caused by a lack of compliance with the provisions of this chapter or the provisions of the New Jersey State Housing Code, shall require a fee of $25 to be paid prior to the reinspection.
[Amended 9-11-2000 by Ord. No. 21-00; 4-26-2004 by Ord. No. 16-04]
In any case where the provisions of this chapter impose a higher standard than set forth in any other ordinance or law, then the standards as set forth herein shall prevail; but if the provisions of this section impose a lower standard than any other ordinance or law, the higher standard contained in such other ordinance or law shall prevail.
[Amended 4-26-2004 by Ord. No. 18-04; 8-22-2017 by Ord. No. 17-17; 8-13-2019 by Ord. No. 20-19]
No single-family dwelling or individual unit of a multifamily dwelling, shall be occupied by the vendee after such sale until a certificate of occupancy has been secured from the Housing Officer.
Application must first be made to the Housing Officer of the Township of Jackson on a form to be provided for a certificate of occupancy. Inspection shall be made to determine whether there are any violations of this or any other applicable ordinance of the Township of Jackson. If no such violation is found, a certificate of occupancy shall be issued; otherwise, the owner shall be notified in writing of any such violations found.
The aforesaid inspection shall be made and either a certificate of occupancy or a notice of violation shall be issued within 10 business days from the date of application for a certificate of occupancy. If no such inspection is accomplished within the aforesaid ten-business-day period, the dwelling may be occupied but subject to the right of the Township to cause said dwelling to be inspected and, if a violation is found, to cause said premises to be vacated within 10 days' notice thereof.
No certificate of occupancy shall be reissued for any single-family dwelling or for any individual unit of a multifamily dwelling that is not fit for human habitation, occupancy or use and in full compliance with this chapter or any other ordinance of the Township of Jackson relating to building, health, safety or general welfare, and no certificate of occupancy shall reissue if there are found on the premises defects causing the hazard of fire, accident or other calamities, lack of adequate ventilation, lack of adequate light or sanitary facilities, dilapidation, disrepair or structural defects or uncleanliness so as to tend to cause or spread disease or harbor insects, rodents or vermin.
Plumbing fixtures in the kitchen and bathroom shall be structurally sound and shall be sealed so as to prevent the leaking of moisture. Every bath and toilet room shall be lighted and ventilated in accordance with the provisions of the code most recently adopted by the Township's Building Department in accordance with the Department of Community Affairs, Uniform Construction Code.
Fire doors shall be required where a garage area for the storage of a motor vehicle is attached to a residential dwelling or dwellings and shall meet N.J.S.A. 52:27D-119, FTO-13. The door between the garage and the adjacent space shall be a minimum of 1 3/8-inch solid core wood, or 1 3/8-inch solid or honeycomb steel. There is no requirement for the door to be provided with a labeled jamb or with a door closer; in addition, overhead garage doors shall be in proper operating condition and shall be properly strung or counterbalanced so as to permit their being opened by a lifting force of 50 pounds or less.
Heating ducts shall be properly installed and shall be tight-fitting with no cracks or openings. Chimney and vents used in connection with heating systems shall comply with the provisions of the code most recently adopted by the Township's Building Department in accordance with the Department of Community Affairs, Uniform Construction Code. All heating systems shall have an emergency on-off switch in a readily accessible location.
Basements and cellars shall have structurally sound stairways with railings meeting the requirements of Subsection B(2)(a) above.
Basements and cellars should be free of standing water or water leaks or cracks in the foundation or flooring. All pipes for the electrical, heating or plumbing systems shall be properly supported and free of breaks, cracks or other defects. Structural girders and floor joists shall be structurally sound.
Smoke detectors shall be installed within every building, dwelling and dwelling unit, on each level and within 10 feet of every bedroom. Battery-operated devices are permitted within buildings, dwellings and dwelling units constructed prior to the adoption of the code requiring electrical devices.
Carbon monoxide detectors shall be installed in the immediate vicinity of all sleeping rooms within every building, dwelling and dwelling unit that contain fuel-burning appliances or have attached garages.
Each residential single-family, two-family and multiple-dwelling unit shall have installed in each individual dwelling unit and shall meet the required standard for detection at the time the dwelling unit was constructed or, minimum of one approved smoke detector installed on each level and within 10 feet of each bedroom in a manner and location approved by the Housing Officer or his/her officers. When actuated, the detector shall provide an alarm suitable to warn the occupants within the dwelling unit.
The fee for the issuance of a certificate of occupancy applicable to the rental of an existing single-family dwelling shall be $100; the fee for issuance of a certificate of occupancy applicable to the rental of an individual unit to an existing multifamily dwelling shall be $100, which covers the initial inspection and first reinspection.
The owner or operator of a mobile home park shall not permit any mobile home or trailer located in a mobile home park, whether such mobile home is sold, to be occupied by the vendee until a certificate of occupancy has been secured from the Housing Officer or his/her officers of the Township of Jackson certifying that said mobile home or trailer complies with the provisions of this chapter and with all applicable state laws and regulations, as well as with all applicable ordinances of the Township of Jackson.
[Amended 12-27-1982 by Ord. No. 60-82; 8-13-2019 by Ord. No. 20-19]
Application shall be made by the owner of the mobile home or operator of the mobile home park to the Housing Officer or his/her officers on a form to be provided for a certificate of occupancy. Inspections shall be made by the Housing Officer or his designee. A fee of $100 shall accompany such application, which covers the initial inspection and first reinspection.
At the time of application for the issuance of a certificate of occupancy under this section, there shall be submitted with the application a statement signed and sworn to by both the mobile home park owner and by any prospective tenants of the mobile home which shall be the subject of the issuance of the certificate of occupancy certifying that the prospective tenants of the mobile home which shall be the subject of the issuance of the certificate of occupancy, certifying that the prospective tenants and occupants of said mobile home are in compliance with the age requirements set forth in § 280-15 of Chapter 280, Mobile Home Parks. In the event that such certification does not accompany the application, the application for a certificate of occupancy shall be deemed incomplete, and the application for such certificate of occupancy shall be denied.
Concrete pier required. No mobile home shall be installed or occupied in any mobile home park unless it is located upon and supported by a concrete pier or platform of sufficient size and width to accommodate the mobile home to be installed.
Inspection. No mobile home shall be occupied in any mobile home park until an inspection is made by an inspector of the Township certifying that said mobile home is properly located upon and supported by a concrete pier or platform of sufficient size and width as indicated above and that said mobile home is otherwise occupiable in accordance with any applicable laws, ordinances or regulations.
Prior to occupancy of a mobile home or trailer, the owner or operator shall notify and advise prospective tenants that a certificate of occupancy is required prior to actual occupancy of the mobile home or trailer.
[Added 12-27-1982 by Ord. No. 60-82]
At the time of occupancy by a vendee, tenant or lessee of a mobile home or trailer located in a mobile home park, the owner or operator of the mobile home park shall provide to such vendee, tenant or lessee a copy of the certificate of occupancy issued by the Township Housing Officer.
The owner or operator of a mobile home park licensed to operate pursuant to Chapter 400, Trailers and Campsites, of the Jackson Code shall not permit any mobile home or trailer located in such mobile home park, whether such mobile home or trailer is sold or rented, to be occupied by the vendee until a certificate of occupancy has been secured from the Housing Officer or his/her officers of the Township of Jackson certifying that said mobile home or trailer complies with this chapter and all applicable state laws and regulations as well as with all applicable provisions of the Jackson Code.
Application shall be made by the owner of the mobile home or operator of the mobile home park to the Housing Officer or his/her officers on a form to be provided for a certificate of occupancy. A fee of $100 shall accompany such application, which covers the initial inspection and the first reinspection.
No mobile home or trailer shall be installed or occupied by any mobile home park unless it is located upon and supported by a concrete pier or platform of sufficient size and width to accommodate the mobile home or trailer to be installed.
No mobile home or trailer shall be occupied in any mobile home park until an inspection is made by an Inspector of the Township certifying that said mobile home or trailer is properly located upon and supported by a concrete pier or platform of sufficient size and width as indicated above and that said mobile home or trailer is otherwise occupiable in accordance.
Prior to the occupancy of a mobile home park the owner or operator shall notify and advise prospective tenants that a certificate of occupancy is required prior to actual occupancy of the mobile home park.
At the time of occupancy by a vendee of a mobile home or trailer located in a mobile home park, the owner or operator of the mobile home park shall provide to such vendee a copy of the certificate of occupancy issued by the Township Housing Officer.
Any person, firm or corporation who shall violate any of the provisions of this chapter shall, upon conviction, be punished by a fine not to exceed $500 or by imprisonment in the county jail for a period not to exceed 90 days, or by both such fine and imprisonment; and each violation of any of the provisions of this chapter, and each day the same is violated, shall be deemed and taken to be a separate and distinct offense. The Township of Jackson may, at its discretion, seek injunctive relief from a court of competent jurisdiction of the State of New Jersey.