[HISTORY: Adopted by the Municipal Council
of the City of Clifton 10-1-1974 by Ord. No. 4249-74 (Chapter 25A
of the Revised Ordinances of the City of Clifton, New Jersey, 1960);
amended in its entirety 7-2-1991 by Ord. No. 5511-91. Subsequent amendments
noted where applicable.]
[Amended 2-1-2011 by Ord. No. 6926-11]
As used in this chapter, the following terms
shall have the meanings indicated:
The lawful rent in full force and effect for any multiple dwelling unit space on July 1, 1974, or the lawful rent established by the landlord after a dwelling unit is deemed vacated by the existing tenant(s) in accordance with the provisions of § 363-14.
The All Items Consumer Price Index for all Urban Consumers-Northeast
Region, less energy, published by the Bureau of Labor Statistics,
United States Department of Labor.
[Amended 4-3-2012 by Ord. No. 7010-12]
Any housing space consisting of a room or rooms, suite, flat
or apartment, whether furnished or unfurnished, which is occupied
or intended, arranged or designed to be occupied for sleeping or dwelling
purposes by one or more persons, together with all privileges, services,
furnishings, furniture, equipment, facilities and improvements connected
with the use or occupancy thereof. Specifically exempted from this
chapter, however, is any room or combination of rooms in a motel,
hotel or similar establishment renting lodgings to transients, and
boardinghouses.
Any building containing seven or more dwelling units (effective
March 1, 2011).
[Amended 2-1-2011 by Ord. No. 6926-11]
A.
Establishment
of rent. The rent for all multiple-dwelling units shall be governed
by all of the terms and provisions of this chapter, and it shall be
unlawful for any landlord of any multiple-dwelling unit to demand,
receive or collect any rent for the same in excess of the base rent
for such dwelling unit plus any cost-of-living increase, surcharge
or base rent adjustment expressly permitted by the terms and provisions
of this chapter.
B.
Applicability. Notwithstanding anything to the contrary in this chapter, any individual dwelling unit in a four-, five- or six-family multiple-dwelling unit currently subject to the terms and provisions of this chapter shall continue to be subject to the terms and conditions of this chapter until said dwelling unit is deemed vacated by the existing tenant(s) in accordance with the provisions of § 363-14.
A.
It shall be unlawful for any landlord of a multiple-dwelling
unit to demand, receive or collect any rent increase for any dwelling
unit more often than once in 12 consecutive calendar months or to
demand, receive or collect any rent increase in an amount in excess
of that authorized by the provisions of this chapter.
B.
In the event that a tenant claims an unauthorized
rent increase by the landlord, the claim of the tenant shall be limited
to a period of two years prior to the date of the claim being made
by the tenant.
[Amended 2-1-2011 by Ord. No. 6926-11]
A.
At the expiration of 12 consecutive calendar months
following the effective date of the last previous rent increase for
any dwelling unit subject to rent regulation under the terms of this
chapter, a landlord who provides heat and/or air conditioning may
demand, receive or collect an increase in rent for such unit, not
to exceed 3%. A landlord who does not provide heat and/or air conditioning
may demand, receive or collect an increase in rent for such unit,
not to exceed 2%. The Mayor and Municipal Council shall review the
maximum percentage increase annually and may adjust the rate as necessary.
In establishing the maximum percentage increase, the Mayor and Municipal
Council shall take into consideration, but shall not be bound by,
The All Items Consumer Price Index for all Urban Consumers-Northeast
Region (CPI), less energy, for the most recent twelve-month period
available.
[Amended 4-3-2012 by Ord. No. 7010-12]
After July 1, 1974:
A.
A landlord may seek a tax base rent adjustment from
a tenant because of an increase in the municipal real property tax
levied on the real property in which any multiple-dwelling unit is
situated; provided, however, that the total amount of such municipal
real property tax levied on such real property for any calendar year
in which such increase occurs shall exceed 20% of the gross income
of the landlord from said real property for such calendar year. No
such tax base rent adjustment shall exceed the amount computed in
accordance with the following provisions of this section. A landlord
whose real property shall qualify for the tax base rent adjustment
provided for herein shall subtract from the total municipal real property
tax levied on such real property for the calendar year in which such
increase occurs the total amount of the tax levied thereon for the
preceding calendar year. The difference shall be divided by the total
number of square feet contained in all of the dwelling units in the
multiple dwelling. The quotient thus produced shall be the tax increase
per square foot. It shall be unlawful for any landlord to require
a tenant to pay a tax base rent adjustment in excess of the product
realized by multiplying the number of square feet contained in the
dwelling unit occupied by the tenant by the tax increase per square
foot.
B.
The total dollar amount of the tax base rent adjustment
for which any tenant may be liable under the foregoing terms shall
be divided by 12, and the quotient shall be the tax base rent adjustment,
which shall be added to and become a part of the base rent for the
dwelling unit affected.
C.
Any landlord whose real property shall qualify for
the tax base rent adjustment herein provided for and who shall seek
such adjustment pursuant to the provisions of this section shall notify
all of the tenants affected thereby in writing. Such notice shall
set forth all of the calculations utilized in computing the tax base
rent adjustment, including the amount of the municipal real property
tax levied on the real property in question for the calendar year
in which such tax increase occurs, the total amount of the tax levied
thereon for the preceding calendar year, the total number of square
feet contained in the dwelling unit occupied by the tenant and the
amount of the maximum allowable tax base rent adjustment. The landlord
shall also certify in said written notice that the municipal real
property tax levied on the real property in question for the calendar
year in which said tax increase occurred exceeded 20% of the gross
income realized from such real property for such calendar year.
A.
If an appeal is taken by the landlord from the assessment for local real property taxes levied by the municipality on a multiple dwelling and if, as a result of such appeal, taxes so levied are reduced, the landlord shall, no later than 90 days after entry of final judgment, be required to pass on to the tenants 65% of said tax reduction (computed as to each tenant in the manner stated in § 363-5 hereof). For the purposes of this section, the landlord may deduct from the total tax reduction reasonable and necessary expenses incurred in processing the tax appeal.
B.
After the tax appeal process has been completed, the
landlord shall file with the Rent Leveling Board and with the tenants
a written certification of the result of such appeal, including the
amount of the tax reduction, if any, and the amount claimed as the
reasonable and necessary expenses incurred in processing the tax appeal.
The expenses claimed shall list the names and addresses of persons
and/or firms paid, the purpose of such expenses and the dollar amount
paid to each person and/or firm.
A.
FAIR NET OPERATING INCOME
GROSS MAXIMIZED ANNUAL INCOME
REASONABLE AND NECESSARY OPERATING EXPENSES
As used in this section, the following terms shall
have the meanings indicated:
Gross maximized annual income less reasonable and necessary
operating expenses, such expenses not to exceed 60% of the gross maximized
annual income.
All income resulting directly or indirectly from the operation
of such multiple dwelling or dwellings, including but not limited
to all rent received or collectible, including any rent from a less-than-arm's-length
transaction, the landlord's share of interest on security deposits,
all earnings from commissions, vending machines, deductions from security
deposits, late fees, pet fees, parking fees, pool fees, key charges,
finder's fees, amounts received from successful tax appeals, income
from rebates, tax surcharges, capital improvement surcharges, rent
surcharges and hardship surcharges.
All valid expenses incurred and paid by the landlord in the
operation of such multiple dwelling during the period reflected in
income computed in accordance with the provisions and limitations
of this section.
B.
Application for increase.
(1)
Whenever a landlord shall determine that the reasonable
and necessary operating expenses, as defined above and set forth below,
of a multiple dwelling subject to rent regulation under the terms
of this chapter are greater than 60% of the gross maximized annual
income as defined above of such multiple dwelling, said landlord may
make application to the Rent Leveling Board for a hardship rental
increase.
(2)
When a landlord files an application with the Rent
Leveling Board for a hardship rental increase, the Rent Leveling Board
shall review the application to determine the landlord's eligibility
for such hardship increase pursuant to this chapter to determine that
the facts set forth in the application comply with the determination
of the net operating expenses as set forth below and to modify said
facts to conform to those articles of net operating expenses as discussed
below.
(3)
Upon the satisfaction of the Rent Leveling Board that the landlord named in said application is eligible for a hardship rental increase and that the facts set forth in the application comply as required in Subsection B(2) above, then the Rent Leveling Board shall compute the proper gross maximized annual income by dividing the reasonable and necessary operating expenses contained in the application, as they may be modified by the Board, by 60%, said reasonable and necessary operating expenses being the numerator of the equation and 60% being the denominator. The resulting quotient shall be the new gross maximized annual income. The Rent Leveling Board shall subtract from the new gross maximized annual income the gross maximized annual income which was previously received by the landlord-applicant and which was set forth in his application to the Board. The resulting remainder shall be considered the rental increase that the landlord-applicant is entitled to. The resulting rental increase shall be prorated to all dwelling units within the multiple dwelling(s) covered by the application in the ratio that the total square feet of dwelling area contained in each such dwelling unit bears to the total square feet of the dwelling area contained in the multiple dwelling(s) covered by the application. The Rent Leveling Board shall have the discretion to divide the prorated rental increases per apartment over a period not to exceed six months so as to minimize the effect of said rental increase on the tenants of said dwelling units.
(4)
The application of the landlord for a hardship rental
increase shall include the last five years of income and expenses,
if available, all of which shall be duly certified under oath by the
landlord or his agent and shall be supported by a statement from a
certified public accountant as to the accuracy of said facts and figures.
At the time of application, the landlord shall notify all tenants
affected, in writing, that an application is being made and is available
to any tenants requesting the same. The owner shall also make available
to the tenants requesting the same and the Rent Leveling Board all
records and books supporting the application. Any interested tenant,
group of tenants or association of tenants wishing to be heard at
the public meeting may notify the Rent Leveling Board of his or its
intention, and the Rent Leveling Board shall permit the tenant, group
of tenants or association of tenants to be parties to the hearing.
This provision shall be liberally construed as to afford ample opportunity
for all interested parties to present their views before the Rent
Leveling Board.
C.
In computing gross maximized annual income under this
section, the following limitations shall apply in all cases:
(1)
No allowance shall be permitted for a vacancy, except
as the same may be adequately demonstrated to be the result of market
conditions and/or deteriorated physical conditions of the dwelling
unit, which the landlord-applicant may show to be unavailable for
rental due to said deteriorated conditions.
(2)
Income and expenses arising out of a nonresidential
use, including that for professional or commercial space, shall result
from arm's-length transactions.
(3)
No loss caused by a nonresidential use may be considered.
D.
In computing reasonable and necessary operating expenses
under this section, the following limitations shall apply in all cases:
(1)
Taxes shall be limited to amounts actually paid, including
those in escrow for appeal, and the landlord shall further demonstrate
that taxes assessed against the property were reasonable and, if not,
have been appealed.
(2)
Repairs and maintenance shall be limited to arm's-length
transactions and shall be reasonable and necessary so as not to cause
overmaintenance of the premises. Cost of service contracts shall be
prorated over the period covered. Painting costs shall be prorated
over the number of years of the actual painting cycle in the building,
but in no event shall painting be prorated over a period of less than
three years for the interior of dwelling units or five years for the
exterior and common areas.
(3)
Purchases of new equipment shall be reflected and
prorated over the useful life of the item.
(4)
Legal and auditing expenses shall be limited to reasonable
and necessary costs of the operation of the property. No legal expenses
or audit expenses that do not directly result from the landlord-tenant
relationship shall be allowed as a deduction. A landlord may not deduct
expenses incurred in litigating any declaratory or injunctive relief
as to his rights under any state, local or federal law, except for
actions in the nature of a writ of mandamus. All costs shall be itemized
on the application.
(5)
Management fees shall be limited to actual services
performed, including the resident manager's salary, telephone expenses,
postage, office supplies, stationery and the value of the apartment
provided if included in income. In no event shall management fees
exceed 5% of the first $50,000 of gross maximized income, including
commercial and professional space income, 4 1/2% of the next $25,000,
4% of the next $100,000, 3 1/2 of the next one $100,000 and 3% of
any amount over $275,000.
(6)
Salaries not included in management fees shall be
limited to actual services performed and amounts for similar positions
in the area, including rental value, if included in income, and expenses
and wages and benefits paid.
(7)
Advertising shall be limited to actual costs that
are reasonable to ensure occupancy only. Where waiting lists exist,
advertising expenses shall not be allowed.
(8)
Utilities, including but not limited to gas, electric,
water and oil, shall derive from arm's-length transactions, and the
landlord shall demonstrate that all reasonable efforts to conserve
energy and fuels have been used.
(9)
Insurance premiums shall derive from all arm's-length
transactions and shall be prorated over the terms of the policies
and shall not include landlord's life, medical or other personal policies.
(10)
No penalties, fines, depreciation, interest, mortgage
amortization or mortgage service fees for any reason shall be allowed.
(11)
The history of the income and expenses shall be consistent
with the application or fully documented as to any changes.
A.
A landlord may seek additional rental for any major capital improvement to or any substantial increase in the services rendered (other than those mandated by law as hereinafter described in Subsection C hereof). A major capital improvement consists of a substantial necessary change in housing accommodations, such as would materially increase the rental value in a normal market. It is different from ordinary repair, replacement and maintenance. The landlord shall notify each tenant of the total cost of the completed capital improvement, the number of years of useful life thereof as claimed by the landlord for federal income tax purposes, the average annual cost of the improvement or service, the total number of square feet contained in all of the dwelling units situated in the multiple dwelling for which such rental increase is sought, the total number of square feet occupied by the tenant and the capital improvement or service increase surcharge which the landlord is seeking from each tenant. The tenant shall not be liable for a capital improvement or service increase surcharge exceeding the same ratio to the average annual cost thereof as the number of square feet occupied by said tenant bears to the total number of square feet contained in all the dwellings in question. Any landlord seeking a surcharge shall apply for said surcharge to the Rent Leveling Board within one tax year after the completion of said capital improvement, the Board to determine if any said improvement is a capital improvement. If any such surcharge is granted, it shall not be considered rental for purposes of calculating a cost-of-living rental increase in accordance with the provisions of § 363-4 hereof. Each tenant affected by said increase shall receive not less than 30 days' notice of increase from the landlord. Commencing with the month that the capital improvement or service increase surcharge is made effective by the Rent Leveling Board, each tenant affected thereby shall commence to pay, together with his monthly rental, 1/12 of his share of such surcharge, computed in the manner hereinabove set forth, which payment shall be made for and during the useful life of the major capital improvement for so long as the landlord shall continue to furnish said substantial increase in services. However, in no event shall the share of said increase allocated to any tenant exceed 10% of his rent for the first 12 months or 15% of his rent for the second 12 months of said increase. Prior to any application to the Board for any capital improvement or service increase surcharge, a landlord shall post in the lobby of each building in which tenants may or shall be affected thereby or, if no lobby is present, then in a conspicuous place on the premises a notice of the application setting forth the basis for the application and the place and date scheduled for the hearing thereof and shall notify each tenant by ordinary mail or personal service, which notice shall include a copy of the landlord's application to the Rent Leveling Board. The notice must be posted and mailed not less than 10 days in advance of the date scheduled for the hearing of said application. The landlord shall provide the Rent Leveling Board with an affidavit of service at the time of hearing.
B.
In addition to the procedure set forth in Subsections A and C hereof, a landlord may file a request for a capital improvement increase prior to the commencement of the construction of the proposed capital improvements. The application shall be filed in the same manner required by Subsection A. Any capital improvement increase granted hereunder shall take effect after the completion and installation thereof and after the actual cost of such improvement and the rental increase, if any, has been determined by the Rent Leveling Board.
C.
"Mandated capital improvement," for the purpose of this chapter, shall mean an improvement decreed by the governing body or any other governmental agency. A landlord shall apply for a mandated capital improvement increase in the manner provided by Subsection A or B hereof. However, the Rent Leveling Board shall not award a mandated capital improvement increase of more than 50% of the landlord's cost for any mandated capital improvement.
[Amended 7-2-1996 by Ord. No. 5813-96; 12-6-2005 by Ord. No. 6533-05]
A.
A Rent Leveling Board is hereby created within the
City of Clifton. The Board shall consist of five members, all of whom
shall be residents of the City of Clifton. One shall be a tenant who
shall reside in a multiple dwelling and is hereby designated as the
"tenant member"; one shall be the owner of any multiple dwelling situated
in the City of Clifton and is hereby designated as the "landlord member";
and three shall be neither tenants residing in a multiple dwelling
nor the owners of any multiple dwelling and are hereby designated
as "public members." Two alternate members shall be appointed, one
being a tenant to serve as an alternate for only the tenant member,
and one being a landlord to serve as an alternate for only the landlord
member. The tenant member, including the alternate, and the landlord
member, including the alternate, shall not be from the same multiple
dwelling. At least three members consisting of one tenant member or
the alternate, one landlord member or the alternate, and one public
member shall be required to constitute a quorum.
B.
All members of the Board, including alternates, shall
be appointed by the governing body for terms of office of three years,
commencing on the first day of July of any year during which this
chapter remains in full force and effect.
C.
Every member, including alternates, shall continue
in office until his successor shall be appointed and qualify. In the
event that any vacancy occurs in the Board's membership, the governing
body shall appoint a member to fill the unexpired term, such member
to have the same qualifications as the member originally appointed
to serve such unexpired term. The persons serving as members of the
Rent Leveling Board on the effective date of this chapter shall continue
in office until the expiration of their terms as hereinabove set forth.
The Rent Leveling Board is hereby granted and
shall have and exercise, in addition to the other powers herein granted,
all the powers necessary and appropriate to carry out and execute
the purposes of this chapter, including but not limited to the following:
A.
To issue and promulgate such rules and regulations
as it deems necessary to implement the purposes of this chapter, which
rules and regulations shall have the force of law until revised, repealed
or amended from time to time by the Board in the exercise of its discretion,
provided that copies of all such rules shall be filed with the City
Clerk.
B.
To supply information and assistance to landlords
and tenants to aid them in complying with the provisions of this chapter.
C.
To hold hearings and adjudicate applications from
landlords for additional rent or rent surcharges as herein provided.
D.
To hold hearings and adjudicate applications from
tenants for reductions in rentals herein provided.
E.
The Board shall give both landlords and tenants reasonable
notice of hearings and reasonable opportunity to be heard before making
any determinations.
F.
Transcripts. In any application made under this chapter,
the Rent Leveling Board may require that the applicant provide a certified
shorthand reporter. If the Rent Leveling Board requires that the applicant
provide a certified shorthand reporter, then the applicant shall be
responsible for paying the stenographic attendance and transcription
fees and shall provide the Rent Leveling Board with nine copies of
the transcript.
The landlord and/or the tenant(s) may appeal
the findings and determinations of the Rent Leveling Board to the
Municipal Council within 20 days from the date of receipt of written
determination and request a hearing thereon by the Municipal Council.
The party appealing any determination shall serve on every other party
in interest a copy of the notice of appeal to the Municipal Council.
The filing of an appeal to the Municipal Council shall act as a stay
of the determination of the Rent Leveling Board pending a determination
by the Municipal Council, except that the tenant(s) involved shall
pay the increase in rental, if any, as determined by the Rent Leveling
Board, to an escrow agent, who shall be the Treasurer of the City
of Clifton, from the date that the payment of such rental increase,
if any, is to take effect until the Municipal Council makes its determination.
In the event that the Municipal Council affirms the decision of the
Rent Leveling Board, the funds, if any, so held in escrow, including
interest, shall be turned over to the landlord within 46 days thereof.
In the event that the Municipal Council reverses the decision of the
Rent Leveling Board, the funds held in escrow, including interest,
shall be returned to the tenant(s) within 46 days thereof. In the
event that the Municipal Council modifies the rent increase, the City
Treasurer shall return the escrow funds in accordance and consistent
with such modification. The City Treasurer, as the escrow agent, upon
receipt of any funds representing an increase in rent, shall deposit
the same in a trustee interest-bearing account. In the event that
the tenant(s) does not make the payment(s) required by this section,
the Municipal Council shall have the power to dismiss the appeal upon
application of the landlord.
During the term of this chapter, every landlord
shall maintain the same standards of service and maintenance and shall
provide the same furniture, furnishings and equipment in the multiple-dwelling
unit covered hereby as was maintained and provided on the effective
date of this chapter.
A.
Notwithstanding anything set forth herein to the contrary,
the owner of any multiple-family dwelling unit rented or offered for
rent for the first time shall not be restricted in fixing the amount
of the rent charged during the first or initial rental of any such
space.
B.
Any multiple-dwelling unit rented or offered for rent
for the first time following a major rehabilitation of the multiple
dwelling in which said unit is situated shall be deemed to be a multiple-dwelling
unit rented or offered for rent for the first time.
C.
A "major rehabilitation" means such capital improvements
made to a multiple dwelling as shall be found and determined by the
Rent Leveling Board to have increased such dwelling's preimprovement
fair market value by at least 50%. In arriving at such determination,
the Rent Leveling Board may review such evidence of capital improvement
expenditures of the applicant as it deems necessary. Evidence of fair
market value may be presented by the applicant, the tenants, the City
Tax Assessor at the request of the Board or, in the case of multiple
dwellings containing more than 15 units, an expert retained by the
Board at the expense of the applicant. Prior to undertaking a major
rehabilitation, notice of such intention shall be given to the tenants
so that the tenants and the landlord may have an evaluation of the
fair market value of the property made by the City Tax Assessor or
their own independent appraiser. In determining whether a major rehabilitation
has taken place, the Rent Leveling Board shall consider only those
capital improvements which have been made to the dwelling during a
twelve-month period.
D.
All applicants seeking a decontrol as a result of
a major rehabilitation shall provide the Board with the proposed rent
increase for each rental unit affected by such application.
E.
No tenant shall be evicted from any multiple-dwelling
unit for the purpose of a major rehabilitation, and the Rent Leveling
Board shall have the authority to inquire if any coercion was used
to remove a tenant(s) in order to do a major rehabilitation. If it
is determined that coercion was used, the Board shall have the power
to declare the dwelling unit(s) from which the tenant(s) has been
forced out not decontrolled.
F.
In a case where a tenant(s) remains in his apartment
during a major rehabilitation and said individual apartment does not
receive rehabilitation or only a part thereof, the Board shall have
the authority to determine the percentage increase to be given to
the landlord for the partial rehabilitation and/or for improvements
in the general, public or common areas of the premises.
[Amended 2-1-2011 by Ord. No. 6926-11]
A.
The owner
or landlord of any multiple-dwelling unit subject to rent regulation
under the terms of this chapter rented or offered for rent after a
vacancy has occurred in any such unit shall not be restricted by the
terms of this chapter in fixing the amount of the rent charged for
such unit upon each letting thereof subsequent to the occurrence of
such vacancy. Any subsequent increase in the rent charged or collected
for such unit, however, shall be governed by all the terms and provisions
of this chapter.
B.
For purposes
of the interpretation and application of this section, a vacancy in
any such unit shall be deemed to have occurred only if said unit has
become vacant and unoccupied because the tenant(s) occupying the same
has died or has voluntarily surrendered possession and moved therefrom
or has been lawfully evicted and removed from the unit.
C.
An owner
or landlord renting or offering for rent a dwelling unit for the first
time after a vacancy has occurred shall not demand, receive or collect
a higher rental for said unit than that which was in effect on the
date such vacancy occurred, unless and until the landlord or owner
shall certify in writing, under oath, to the Clifton Housing Department,
on the form provided by said Department, the amount of the monthly
rental in effect for such unit as of the date on which the same became
vacant, the rent to be charged therefor for the first time after such
vacancy has occurred and the cause or reason which resulted in such
unit's having become vacant and unoccupied.
Any party against whom a complaint is made,
landlord or tenant, shall file an answer to the complaint, in writing,
with the Rent Leveling Board within 20 days of the service of the
complaint, which answer shall set forth the factual contentions upon
which said party shall rely in objecting to the relief sought. A copy
of said answer shall also be served upon the party initiating the
action.
All complaints, answers, notices and other documents
required to be served upon any party in accordance with the provisions
of this chapter shall be served by certified mail, return receipt
requested, and proof of such service shall be filed with the Rent
Leveling Board.
[Amended 12-21-1993 by Ord. No. 5661-93]
All applications for each of the following categories
shall be accompanied by the corresponding fees:
|
Type
|
Fee
|
|---|---|
|
Overcharge application (to be refunded to applicant
by landlord if applicant is successful)
|
$10.00
|
|
Diminishment of services application (to be
refunded to applicant by landlord if applicant is successful)
|
$10.00
|
|
Hardship application
|
$50.00
|
|
Capital improvement application
|
1% of the total cost of the capital improvement
or $50.00, whichever is greater
|
|
Major rehabilitation application
|
$50.00 per unit
|
|
Tax pass-through application
|
$10.00 per unit
|
Any person found guilty of violating any provision
of this chapter or of willfully filing with the Rent Leveling Board
any material misstatement of fact shall be punishable by a fine not
exceeding $500 or by imprisonment for a term not exceeding 90 days,
or both. A violation affecting two or more leaseholds shall be considered
a separate violation as to each leasehold.
This chapter, being necessary and required for
the welfare of the City of Clifton and for the health, safety and
welfare of its citizens, shall be liberally construed to effectuate
the purposes thereof.
