Source: https://www.ecode360.com/31011266
Timestamp: 2020-08-14 02:40:02
Document Index: 686952516

Matched Legal Cases: ['§ 268', '§ 268', '§ 268', '§ 268', '§ 268', '§ 268', '§ 268', '§ 268', '§ 268', '§ 268', '§ 268', '§ 268', '§ 268', '§ 268']

City of Northfield, NJ Abandoned Real Property
Ch 268 Art IV Abandoned Real Property
§ 268-11 Purpose and intent.
§ 268-12 Definitions.
§ 268-13 Applicability.
§ 268-14 Establishment of Registry.
§ 268-15 Registration of abandoned real property.
§ 268-16 Maintenance required.
§ 268-17 Security requirements.
§ 268-18 Public nuisance.
§ 268-19 Violations and penalties.
§ 268-20 Inspections for violations.
§ 268-21 Additional authority.
§ 268-22 Opposition to or obstruction of enforcement officer.
§ 268-23 Immunity of enforcement officer.
§ 268-24 Amendments.
City of Northfield, NJ / Part II: General Legislation / Property Maintenance
Article IV Abandoned Real Property
[Adopted 2-9-2016 by Ord. No. 2-2016]
It is the purpose and intent of the municipality to establish a process to efficiently address the deterioration and blight of municipality neighborhoods caused by an increasing amount of abandoned, foreclosed or distressed real property located within the municipality, and to identify, regulate, limit and reduce the number of abandoned properties located within the municipality. It is the municipality's further intent to participate in the countywide registration program established by the Atlantic County Improvement Authority and administered by Community Champions Corporation as a mechanism to protect neighborhoods from becoming blighted due to the lack of adequate maintenance and security of abandoned and foreclosed properties.
Any real property located in the municipality, whether vacant or occupied, that is in default on a mortgage, has or has had a lis pendens filed against it by the lender holding a mortgage on the property, is subject to an ongoing foreclosure action by the lender, is subject to an application for a tax deed or pending tax assessors lien sale, or has been transferred to the lender under a Sheriff's deed or deed in lieu of foreclosure. The designation of a property as "abandoned" shall remain in place until such time as the property is sold or transferred to and occupied by a new owner, the foreclosure action has been dismissed and the property is occupied, or any default on the mortgage has been cured and the property is occupied.
Includes, but is not limited to, the municipality's Zoning Code, the municipality's Code of Ordinances ("Municipality Code"), and the New Jersey Building Code.
Pursuant to the provisions of this article, the municipality or designee shall participate in the countywide registration program established by the Atlantic County Improvement Authority and administered by Community Champions Corporation cataloging each abandoned property within the municipality, containing the information required by this article.
Any mortgagee who holds a mortgage on real property located within the City of Northfield shall perform an inspection of the property to determine vacancy or occupancy, upon default by the mortgagor. The mortgagee shall, within 10 days of the inspection, register the property with the Division of Code Enforcement, or designee, on forms or website access provided by the municipality, and indicate whether the property is vacant or occupied. A separate registration is required for each property, whether it is found to be vacant or occupied.
Failure of the mortgagee and/or owner to properly register or to modify the registration form, as required herein, to reflect a change of circumstances as required by this article is a violation of the article and shall be subject to enforcement.
Pursuant to any administrative or judicial finding and determination that any property is in violation of this article, the municipality may take the necessary action to ensure compliance with and place a lien on the property for the cost of the work performed to benefit the property and bring it into compliance consistent with this Code and the statutes of the State of New Jersey.
Yard maintenance shall include, but not be limited to, grass, weeds, ground covers, bushes, shrubs, hedges or similar plantings, decorative rock or bark or artificial turf/sod designed specifically for residential installation. Acceptable maintenance of yards and/or landscape shall not include gravel, broken concrete, asphalt or similar material.
Failure of the mortgagee and/or owner to properly maintain the property may result in a violation of the applicable code(s) and issuance of a citation or Notice of Violation in accordance with Chapter 268 of the City of Northfield's Code of Ordinances. Pursuant to a finding and determination by the municipality's Code Enforcement Officer or a court of competent jurisdiction, the municipality may take the necessary action to ensure compliance with this section.
A "secure manner" shall include, but not be limited to, the closure and locking of windows, doors, gates and other openings of such size that may allow access to the interior of the property or structure. Broken windows, doors, gates and other openings of such size that may allow access to the interior of the property or structure must be repaired. Broken windows shall be secured by reglazing of the window and boarding of broken windows is prohibited.
If a mortgage on a property is in default, and the property has become vacant or abandoned, a property manager shall be designated by the mortgagee to perform the work necessary to bring the property into compliance with the applicable code(s), and the property manager must perform regular monthly inspections to verify compliance with the requirements of this article, and any other applicable laws.
Any person who shall violate the provisions of this article may be cited and fined as provided in this Code and/or applicable New Jersey statutes. The following table shows violations of these sections, as may be amended from time to time, which may be enforced pursuant to the provisions of this regulation, and the dollar amount of civil penalty for the violation of these sections as it may be amended from time to time. The descriptions of violations below are for informational purposes only and are not meant to limit or define the nature of the violations or the subject matter of this Code, except to the extent that different types of violations of the Code may carry different civil penalties. For each Code section listed in the schedule of civil penalties, the entirety of the section may be enforced by the mechanism provided in this section, regardless of whether all activities prescribed or required are described in the "Description of Violation" column. To determine whether a particular activity is prescribed or required by this Code, the relevant Code section(s) shall be examined.
Up to $500 per violation
Adherence to this article does not relieve any person, legal entity or agent from any other obligations set forth in any applicable code(s), which may apply to the property. Upon sale or transfer of title to the property, the owner shall be responsible for all violations of the applicable code(s) and the owner shall be responsible for meeting with the municipality's Code Enforcement Officer within 45 days for a final courtesy inspection report.
If the enforcement officer has reason to believe that a property subject to the provisions of this article is posing a serious threat to the public health, safety and welfare, the Code Enforcement Officer may temporarily secure the property at the expense of the mortgagee and/or owner, and may bring the violations before a court of competent jurisdiction as soon as possible to address the conditions of the property.
A court of competent jurisdiction shall have the authority to require the mortgagee and/or owner of record of any property affected by this section, to implement additional maintenance and/or security measures, including, but not limited to, securing any and all doors, windows or other openings, employment of an on-site security guard, or other measures as may be reasonably required to help prevent further decline of the property.
If there is a finding that the condition of the property is posing a serious threat to the public health, safety and welfare, then a court of competent jurisdiction may direct the municipality to abate the violations and charge the mortgagee with the cost of the abatement.
If the mortgagee does not reimburse the municipality for the cost of temporarily securing the property, or of any abatement directed by the court of competent jurisdiction within 30 days of the municipality sending the mortgagee the invoice, then, consistent with the applicable provisions of this Code or the statutes of the State of New Jersey, the municipality may lien the property with such cost, along with an administrative fee of $500 to recover the administrative personnel services.
Registration and penalty fees outlined in this article may be modified by the Council for the City of Northfield in accordance with applicable law.