[Added 12-14-2004]
The purpose of this article and the policy of the Borough of Marietta shall be to protect and promote the public health, safety and welfare of its citizens, to establish rights and obligations of owners and occupants relating to residential rental units in the Borough and to encourage owners and occupants to maintain and improve the quality of rental housing within the Borough. As a means to these ends, this article provides for a systematic inspection program, registration and licensing of residential rental units and penalties. In considering the adoption of this article, the Borough makes the following findings:
A. 
There is a growing concern in the Borough with the failure of some landowners to properly maintain residential units.
B. 
Borough records indicate there is a greater incidence of problems with the maintenance and upkeep of residential properties which are not owner-occupied as compared to those that are owner-occupied.
C. 
Borough records indicate there are a greater number of disturbances at residential rental units than owner-occupied units. Borough records indicate that violations of the Borough's ordinances are generally less severe at owner-occupied units as compared to residential rental units.
Unless otherwise expressly stated, the following terms shall, for the purpose of this article, have the meanings indicated as follows:
BOROUGH
The Borough of Marietta, Lancaster County, Pennsylvania.
CODES
Any state or local code or ordinance adopted, enacted or in effect in and for the Borough.
COUNTY
The County of Lancaster.
DISRUPTIVE CONDUCT
Any act by an occupant of a residential rental unit or by a person present at a residential rental unit involving public drunkenness, consumption of an alcoholic beverage in public, public urination or defecation, the unlawful depositor of trash or litter on public or private property, damage to or destruction of public or private property, the obstruction of public roads, streets, highways or sidewalks, interference with emergency or police services, unreasonable noise that disturbs other persons of reasonable sensibility in their peaceful enjoyment of their premises, use of profane or obscene language or gestures, indecent exposure, fighting or quarreling, or any other act defined as disorderly conduct in the Pennsylvania Crimes Code or any act prohibited by the ordinances of the Borough or which otherwise injures the health, safety or welfare of the residents of the Borough residing in the neighborhood or vicinity of the gathering. It is not necessary that such conduct, action, incident or behavior constitute a criminal offense, nor that criminal charges be filed against any person in order for said person to have perpetrated, caused or permitted the commission of disruptive conduct, as defined herein; provided, however, that no disruptive conduct will be deemed to have occurred unless a police officer shall investigate and make a determination that such did occur, and keep written records, including a disruptive conduct report, of such occurrences. The occupant and the owner and, if applicable, the manager shall be notified of any such occurrences, in writing.
DISRUPTIVE CONDUCT REPORT
A written report of disruptive conduct to be completed by a police officer who actually investigates an alleged incident of disruptive conduct and which shall be maintained by the Housing Officer.
HOTEL UNIT
Any room or group of rooms located within a hotel or motel forming a single habitable unit used or intended to be used for living and sleeping only on a transient basis for a period of less than 30 days.
MANAGER
A person retained by an owner to be responsible for one or more residential rental units within the Borough.
OCCUPANT
Any person over one year of age living and sleeping in a residential rental unit or having actual possession of said residential rental unit.
OWNER
A person who holds record title and/or the equitable owner under an agreement of sale of a property upon which a residential rental unit is erected or maintained. If more than one person owns the residential rental unit as joint tenants, tenants in common, tenants by the entireties, or tenants in copartnership, each such person shall be considered an owner and shall have all of the duties of an owner under this article.
PERSON
A natural individual, unincorporated association, partnership, corporation, estate, trust or any other legally recognized entity, and the members of such partnership and the officers of such corporation.
PREMISES
Any parcel of real estate within the Borough, including the land and all buildings and appurtenant structures, on which one or more residential rental units are located.[1]
RENTAL PERMIT
A document issued by the Housing Officer to the owner of a residential rental unit pursuant to Chapter 184 of the Code of the Borough of Marietta, as it may be amended from time to time.
RESIDENTIAL RENTAL UNIT
i) A rooming unit; or ii) a dwelling unit let for rent; or iii) residential unit occupied by any persons other than one occupied solely by the owner and members of the owner's family. Each individual townhouse dwelling, each individual apartment unit, each individual unit in a multifamily building, and each rooming unit shall be considered a separate residential rental unit. If a structure contains a rooming unit or if any portion of the structure is let for rent, it shall be considered a residential rental unit whether or not the owner or a relative of the owner also resides in the structure. A residential rental unit shall not include a hotel unit or a hospital room utilized for medical services. A residential rental unit includes dwelling units under lease-purchase agreements or long-term (greater than six months) agreements of sale.
ROOMING UNIT
A portion of a dwelling unit, including any room or group of rooms forming a single habitable unit used or intended to be used for living and sleeping, but not for cooking purposes. Granting of permission to use shared or common cooking facilities may be associated with the leasing of a rooming unit.
[1]
Editor's Note: The former definition of "Property Maintenance Code," which immediately followed this definition, was repealed at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
It shall be the duty of every owner to:
(1) 
Keep and maintain all residential rental units in compliance with all applicable codes, ordinances and provisions of all applicable federal, state and local laws and regulations, including, but not limited to, the Marietta Borough Zoning Ordinance and this chapter.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(2) 
Keep and maintain all premises is good and safe condition.
(3) 
Be aware of and to act to eliminate disruptive conduct in all residential rental units.
(4) 
Employ policies to and actually manage the residential rental units under his/her control in compliance with the provisions of this article, Borough ordinances and applicable federal, state and local laws and regulations.
(5) 
Pay or ensure payment of all real estate taxes, sewer rates, and trash collection fees to insure that such vital utilities are provided.
(6) 
Obtain and maintain a rental permit for each residential rental unit.
(7) 
Provide the Borough within 30 days of occupancy with the names, physical address and mailing address, if different, of all tenants of the residential rental unit and notify the Borough of changes in the occupancy of the residential rental unit within 30 days thereof.
(8) 
Provide trash and recyclable collection and disposal services and instruct tenants of the method of trash and recyclable collection (e.g., curbside or dumpster) and, if applicable, the day of week of trash and recyclable pickup.
(9) 
Provide each tenant with a disclosure statement containing the requirements of this article, including the provisions relating to disruptive conduct. Providing of a copy of this article to each tenant will satisfy this requirement.
(10) 
Take all actions necessary to ensure that each residential rental unit is occupied by only one family. For the purposes of this subsection, a "family" shall be considered to be a "family" as that term is defined in the Marietta Borough Zoning Ordinance.
(11) 
Require a written rental agreement for each residential rental unit which shall include the names of all permitted occupants.
(12) 
Retain a manager when this article requires that a manager be designated.
B. 
If the owner has appointed a manager, the manager shall be jointly responsible to fulfill all of the obligations set forth in Subsection A of this section. No owner may relieve himself of the responsibility to perform the duties set forth in Subsection A by appointing a manager.
C. 
It shall be unlawful for any person to conduct or operate or cause to be rented either as owner or manager any residential rental unit within the Borough without having a rental permit as required by this chapter.
D. 
The owner and, if applicable, the manager shall include the addendum attached hereto as Exhibit A, identified as "Addendum to Residential Rental Agreement" in each lease of a residential rental unit taking effect on or after January 1, 2005.[2]
[2]
Editor's Note: Said addendum is included as an attachment to this chapter.
E. 
It shall be the responsibility of every owner and every manager to display the rental permit in the residential rental unit. The rental permit shall include the following information:
(1) 
The name, mailing address and telephone number of the owner or manager.
(2) 
The evenings on which garbage and recycling are to be placed curbside for collection.
(3) 
The telephone number to call to register complaints regarding the physical condition of the residential rental unit.
(4) 
The telephone number for emergency police, fire and medical services.
(5) 
The date of expiration of the rental permit.
(6) 
A summary of the owner's and occupant's duties under this article.
F. 
No rental permit shall be issued to any owner residing more than 30 road miles from the municipal limits of the Borough unless the owner provides the Housing Officer with the name, mailing address and telephone number of a manager residing or working within 30 miles of the municipal limits of the Borough, authorized to accept service of process on behalf of the owner. For the purpose of this subsection, a post office box is not acceptable for the manager's address. This designation shall not be valid unless signed by the owner and the manager designated to act on behalf of the owner. The owner shall notify the Housing Officer within 30 days of any change in manager.
Each occupant of a residential rental unit shall have the following duties:
A. 
Comply with all obligations of this chapter and all applicable codes and Borough ordinances, as well as all applicable federal, state and local laws and regulations.
B. 
Conduct himself/herself and require other persons, including, but not limited to, guests on the premises and within their residential rental unit with their consent, to conduct themselves in a manner that will not disturb the peaceful enjoyment of adjacent or nearby dwellings by people occupying the same.
C. 
Not engage in, nor tolerate, nor permit others on the premises to cause damage to the residential rental unit or engage in disruptive conduct, or other violations of this article, codes, Borough ordinances, or applicable federal, state and local laws and regulations.
D. 
Use the trash and recyclable collection services provided by the owner.
E. 
Use the residential rental unit for no purpose other than as a residence.
F. 
Maintain the residential rental unit in a manner meeting all requirements for occupants of structures set forth in this chapter.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
G. 
Allow the Housing Officer to inspect the residential rental unit in accordance with this article at reasonable times.
H. 
Not allow persons other than those identified on the lease to reside in the residential rental unit.
I. 
Not allow the residential rental unit to be occupied by more than one family. For the purposes of this subsection, a "family" shall be considered to be a "family" as that term is defined in the Marietta Borough Zoning Ordinance.
J. 
Not permit the possession of, serving to or consumption of alcohol by underage persons.
A. 
Police officers shall investigate alleged incidents of disruptive conduct. The police officer conducting the investigation shall complete a disruptive conduct report upon a finding that the reported incident constitutes disruptive conduct. The information filed in the disruptive conduct report shall include, if possible, the identity of the alleged perpetrator(s) of the disruptive conduct and the factual basis for the disruptive conduct described in the disruptive conduct report. A copy of the disruptive conduct report shall be given or mailed to the occupant and mailed to the owner and, if applicable, the manager within 10 working days of the occurrence of the alleged disruptive conduct.
B. 
The occupant or the owner and, if applicable, the manager shall have 10 working days from the date of a disruptive conduct report to appeal the disruptive conduct report. The appeal shall be made, in writing, and submitted to the Housing Officer.
C. 
After three disruptive conduct incidents in any twelve-month period by an occupant documented by disruptive conduct reports, the owner and, if applicable, the manager shall have 10 working days from the date of the third disruptive conduct report to begin eviction proceedings against the occupants. Owner/manager must submit a copy of the document to the Housing Officer indicating the eviction process has begun. Failure to take such action will result in the immediate revocation of the rental permit by the Borough. The residential rental unit involved shall not have its rental permit reinstated until the reinstatement fee is paid and the disruptive occupants have been evicted, the Magisterial District Judge has ruled in the occupant's favor, the Magisterial District Judge has ruled in the owner's favor but has not ordered the eviction of the occupant(s), or the occupants have filed an appeal to a higher court or declared bankruptcy, thereby preventing their eviction. The disruptive occupants, upon eviction, shall not reoccupy any residential rental unit on the same premises involved for a period of at least one year from the date of eviction. This subsection is not intended to limit or inhibit the owner and, if applicable, the manager's right to initiate eviction actions prior to the issuance of the third disruptive conduct report in a twelve-month period.
D. 
The disruptive conduct report shall count against all occupants of the residential rental unit. More than one disruptive conduct report filed against the occupants of a residential rental unit in a twenty-four-hour period shall count as a single disruptive conduct report for the purpose of this section. The Housing Officer shall maintain a list of names of all occupants evicted as a result of this section. The names shall remain on the list for a period of three years.
A. 
The Housing Officer shall deny and may revoke a rental permit if the owner does not provide the name, address and phone number of a manager (if applicable), does not pay the annual registration fee, is not current on real estate taxes, sewer fees or trash collection fees for the residential rental unit, does not correct a code violation within the time frame cited by the Housing Officer, and/or has not complied with the disruptive conduct provisions of this article.
B. 
The Housing Officer shall deny and may revoke a rental permit if the following occur within the residential rental unit or on the premises:
(1) 
Failure to abate any violation of this chapter within the time specified in the notice of violation unless an appeal is pending.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
(2) 
Failure to take action to evict occupants of a residential rental unit when the disruptive conduct provisions of this article require such action.
(3) 
Occurrence of three violations of this article and/or of any other Borough codes or ordinances that apply to the residential rental unit or premises during the term of the rental permit. Before an occurrence may be considered a violation there must be either:
(a) 
A summary conviction; or
(b) 
The Housing Officer must send the owner a written notice of the violation within 30 days of the incident and the period for the owner to file an appeal from the determination of the Housing Officer must have expired.
C. 
The Housing Officer shall forward written notice to the owner if the Housing Officer will deny, refuse to renew or revoke a rental permit. The notification shall:
(1) 
Identify the residential rental unit;
(2) 
The grounds for the denial, nonrenewal or revocation, including the factual circumstances and the section of this chapter supporting such determination; and
(3) 
Inform the owner of the right to appeal the denial, nonrenewal or revocation of the rental permit to Borough Council under this chapter.
D. 
The Housing Officer may reinstate a rental permit if the owner or manager corrects the reason for the revocation of the rental permit and has paid the rental permit reinstatement fee.
A. 
Prior to initial occupancy of newly constructed residential rental units, newly created residential rental units, or substantially rehabilitated residential rental units (as documented by a certificate of occupancy), the owner or manager shall register with and make written application to the Housing Officer for a rental permit as herein provided in this chapter. Such initial inspections will occur in accordance with a phased-in systematic inspection program to be prepared and made available upon request by the Housing Officer. A minimum 30 days' written notice shall be given for all initial inspections. The penalty for not allowing an inspection shall be denial of the rental permit.
B. 
The Housing Officer shall inspect all other residential rental units in accordance with a systematic program. The Housing Officer may also inspect residential rental units upon a change in occupancy of the residential rental unit, upon the occurrence of disruptive conduct at such residential rental unit, or for any other reasonable cause.
C. 
If the Housing Officer, upon completion of the inspection, finds that the applicable codes have not been met, the Housing Officer shall issue notices and, if appropriate, commence enforcement actions under the procedures set forth in the code which has been violated. Notice provided to a manager shall be deemed notice provided to the owner. The following notices shall be issued to the owner of the residential rental unit or the manager:[1]
(1) 
If the Housing Officer finds violations warranting condemnation of the residential rental unit under this chapter, in addition to the remedies under this chapter, the Housing Officer shall:
(a) 
Issue a ten-day notice of violation; and
(b) 
If after 10 days from the date of the ten-day notice of violation, a reinspection reveals that the violations are not corrected and arrangements satisfactory to the Housing Officer have not been made, the rental permit for the residential rental unit shall be revoked, and if the residential rental unit is vacant, it shall remain vacant.
(2) 
If the Housing Officer finds violations not warranting condemnation of the residential rental unit under this chapter, the Housing Officer shall issue a thirty-day notice of violation.
(a) 
If after 30 days from the date of the thirty-day notice of violation, the first reinspection reveals that all violations have not been corrected, a thirty-day legal action warning shall be issued.
(b) 
If after 30 days from the date of the thirty-day legal action warning, the second reinspection reveals that all violations have not been corrected, the Housing Officer shall revoke the rental permit for the residential rental unit, and, if the residential rental unit is vacant, it shall remain vacant.
(c) 
A fee will be charged for each reinspection. The Housing Officer shall maintain a list of all residential rental units and their ownership that have been the subject of prosecutions during the preceding five years.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
D. 
The requirements of this section are in addition to the requirements of Article II of this chapter.
A rental permit shall not be transferred. In the case of permitted residential units that are sold or transferred, the new owner shall secure a rental permit for each residential rental unit and have each residential rental unit inspected. Failure to seek a rental permit for each residential rental unit within 60 days of the date of sale or transfer of ownership shall result in the revocation of the rental permit.
A. 
An appeal from any decision of the Housing Officer shall be taken to the Housing Hearing Board. Such appeal shall be made, in writing, within 10 working days after such decision has been made. The appeal shall be verified by an affidavit, shall state the grounds therefor and shall be filed with the Borough Secretary. The appeal shall be accompanied by the appeal fee which shall be established from time to time by this chapter or by resolution of Borough Council. The appellant or his representative shall have the right to appear and be heard, if such right is requested in the written appeal. The Housing Hearing Board shall make a prompt decision on such appeal. The Housing Hearing Board shall render a written decision, copies of which shall be provided to the Housing Officer and the appellant.
B. 
Any person aggrieved by a decision of a police officer or Housing Officer in regard to a disruptive conduct report or the revocation of a rental permit may appeal to the Housing Hearing Board in accordance with the provisions of the preceding subsection. Such appeal must be filed, in writing, within in 10 working days from the date of the disruptive conduct report or notice of revocation.
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).
A. 
Violations. It shall be a violation of this article to commit or to permit any other person to commit any of the following acts:
(1) 
To lease, let, or allow the occupancy of a residential rental unit without obtaining a rental permit where required by this chapter.
(2) 
To refuse to permit inspections required under this chapter for a residential rental unit.
(3) 
To fail to perform the duties established by § 184-33 of this article if such person is an owner or a manager of a residential rental unit.
(4) 
To fail to perform the duties established by § 184-34 of this article if such person is an occupant of a residential rental unit.
(5) 
To place false information on to or omit relevant information from an application for a rental permit.
(6) 
To fail to comply with any other provision of this chapter.
B. 
Penalties and remedies.
(1) 
Allowing occupancy of a residential rental unit after the rental permit has been revoked: a fine of not less than $500 per residential rental unit for each month the violation exists. Each month the violation exists constitutes a separate violation.
(2) 
Failure to secure a rental permit. The owner or manager shall be sent a thirty-day notice of violation, warning them of their failure to comply with the terms of this article. If they do not comply at the end of 30 days, there shall be a fine of not less than $500 per residential rental unit for each month the violation exists. Each month the violation exists constitutes a separate violation.
(3) 
Whoever violates any other provision of this article shall, upon a first offense, be fined not more than $1,000 or imprisoned not more than 30 days, or both.
(4) 
In addition to prosecutions of persons violating this article, the Housing Officer, or any duly authorized agent of the Borough may take such civil or equitable remedies in any court of record of the Commonwealth of Pennsylvania, against any person or property, real or personal, to effect the provisions of the article.
(5) 
The provisions of this section and the provisions of this article governing revocation, suspension or nonrenewal of rental permit shall be independent, nonmutually exclusive, separate remedies, all of which shall be available to the Borough as may be deemed appropriate. The remedies and procedures in this article are not intended to supplant or replace, to any degree, the remedies provided to the Borough in this chapter, the Marietta Borough Zoning Ordinance or any other code.[1]
[1]
Editor's Note: Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I).