A.
Scope. The provisions of this article shall govern the minimum conditions
and the responsibilities of persons for maintenance of structures,
equipment and exterior property.
B.
Responsibility. The owner of the premises shall maintain the structures
and exterior property in compliance with these requirements, except
as otherwise provided for in this chapter. A person shall not occupy
as owner-occupant or permit another person to occupy premises which
are not in a sanitary and safe condition and which do not comply with
the requirements of this article. Occupants of a dwelling unit are
responsible for keeping in a clean, sanitary and safe condition that
part of the dwelling unit or premises which they occupy and control.
C.
Occupant to notify owner and City of violating condition. Upon discovery
by an occupant of any condition on the premises which constitutes
a violation hereof, the occupant shall report the same to the owner
responsible for enforcement hereunder. Upon failure of the owner to
conform and comply after due notice, then the occupant shall notify
the Public Officer of such failure.
D.
Malicious or willful damage. Every adult tenant of any dwelling unit
or rooming unit or single-family dwelling who shall permit, allow,
suffer or knowingly allow premises occupied by him to be maliciously
or willfully damaged by himself or any member of his household shall
be in violation of this article. Where a certificate of rental approval
has been obtained showing the premises to be in standard condition,
any subsequent damage to said premises shall raise a rebuttable presumption
that the same was caused by the tenant or with his knowledge or consent.
E.
Vacant structures and land. All vacant structures and premises thereof
or vacant land shall be maintained in a clean, safe, secure and sanitary
condition as provided herein so as not to cause a blighting problem
or adversely affect the public health or safety. All vacant lot owners
must obtain an annual inspection license.
A.
Sanitation. All exterior property and premises shall be maintained
in a clean, safe and sanitary condition. The occupant/occupancy shall
keep that part of the exterior property which such occupant occupies
or controls in a clean and sanitary condition.
C.
Sidewalks and driveways. All sidewalks, walkways, stairs, driveways,
parking spaces and similar areas shall be kept in a proper state of
repair and maintained free from hazardous conditions.
D.
Weeds. All premises and exterior property shall be maintained free
from weeds or plant growth in excess of six inches. All noxious weeds
shall be prohibited. Weeds shall be defined as all grasses, annual
plants and vegetation, other than trees or shrubs; provided, however,
this term shall not include cultivated flowers and gardens. Brush,
weeds and debris include brush, weeds, dead or dying trees, stumps,
roots, obnoxious growths, filth, garbage, trash and other debris.
E.
Rodent harborage. All structures and exterior property shall be kept
free from rodent harborage and infestation. Where rodents are found,
they shall be promptly exterminated by approved processes which will
not be injurious to human health. After extermination, proper precautions
shall be taken to eliminate rodent harborage and prevent reinfestation.
F.
Exhaust vents. Pipes, ducts, conductors, fans or blowers shall not
discharge gases, steam, vapor, hot air, grease, smoke, odors or other
gaseous or particulate wastes directly upon abutting or adjacent public
or private property or that of another tenant.
G.
Accessory structures. All accessory structures, including detached
garages, fences and walls, shall be maintained structurally sound
and in good repair.
(1)
Gates. Gates which are required to be self-closing and self-latching
in accordance with the Uniform Construction Code shall be maintained
such that the gate will positively close and latch when released from
a still position of six inches (152 mm) from the gatepost.
(2)
Swimming pools. Swimming pools shall be maintained in a clean and
sanitary condition, and in good repair. Swimming pools are to be winterized
in the winter months with a standardized approved cover.
H.
Motor vehicles.
(1)
Except as provided for in other regulations, no inoperative or unlicensed
motor vehicle shall be parked, kept or stored on any premises, and
no vehicle shall at any time be in a state of major disassembly, disrepair,
or in the process of being stripped or dismantled. Painting of vehicles
is prohibited unless conducted inside an approved spray booth. Towing
and confiscation of vehicle(s) at owner's expense.
[Amended 5-25-2005 by Ord. No. MC-4183]
(2)
Yard parking. No person shall park, stop or stand any motor vehicle,
or permit or suffer the same to be done, in any yard area of premises
occupied by a dwelling or hotel, except on driveways and parking areas
constructed and installed in compliance with applicable City ordinances
and not less than three feet from the interior front sidewalk line
adjacent to said premises.
I.
Defacement of property. For the purpose of this section "graffiti"
means drawing, painting or making of any mark or inscription on public
or private real or personal property without the prior written permission
of the owners of the property. No person shall place any graffiti
on any building, structure or other exposed surface located in the
City of Camden.
[Amended 4-26-2007 by Ord. No. MC-4290]
J.
Notification to remove graffiti; time limit.
[Amended 4-26-2007 by Ord. No. MC-4290]
(1)
The owner of the property on which the graffiti is placed shall remove
that graffiti. If the owners shall fail to remove that graffiti, the
proper personnel of the Department of Code Enforcement shall issue
an order directing the owners to remove the graffiti in 90 days from
the date that the notice is sent. If the property is owned by the
Department of Transportation, the notice shall provide 120 days for
the removal of the graffiti. The notice required herein shall be sent
to the property owner by certified and regular mail. Unless the property
owner has provided the City with a different address, the notice shall
be sent to the address which appears in the tax records of the City
of Camden.
(2)
The notice described in Subsection J(1) shall contain a form to be utilized by a property owner to inform the City that the graffiti has been removed. The form shall contain a provision stating that by affixing a signature to the form, indicating that the graffiti has been removed, the owner is certifying that the facts set forth to us are true and that the certification shall be considered as if made under oath subject to the same penalties as provided by law for perjury.
(3)
An owner who has been ordered to remove graffiti shall respond to
the municipality by personal delivery or certified mail:
(4)
An owner who objects to that order may institute an action challenging
the order before a court of competent jurisdiction within 60 days
of the date of the order.
K.
Violations and penalties; applicability to private property. A private
property owner who fails to remove graffiti from private multiple
structures or properties shall be considered to have committed separate
offenses and shall be subject to separate punishment as a separate
offense.
L.
Removal; recovery costs.
[Amended 4-26-2007 by Ord. No. MC-4290]
(1)
If a property owner does not undertake the removal of the graffiti
within 90 days of the date of the order, or in the case of the Department
of Transportation within 120 days of the date of the order, unless
an action challenging the order to remove is pending in a court of
competent jurisdiction, the City may remove the graffiti from the
property with a detailed itemization of the cost incurred by the City,
by certified and regular mail, for reimbursement from the property
owner.
(2)
Where the City undertakes the removal of graffiti and presents the
owner with the detailed itemization of the cost of removal and the
owner fails to reimburse the City for the cost of removal within 15
days of the date the itemization is mailed, the City may file the
itemization with the Office of the Tax Collector whereupon the total
of the amount shown thereon shall be recorded as a lien against the
premises. In addition to or in lieu of the filing of a lien against
the property, the City may file an action for the collection of the
debt in the Superior Court of the State of New Jersey as authorized
by P.L. 2006, c. 31.
A.
The exterior of a structure shall be maintained in good repair, structurally
sound and sanitary, so as not to pose a threat to the public health,
safety or welfare.
B.
Protective treatment. All exterior surfaces, including but not limited
to doors, door and window frames, cornices, porches, trim, balconies,
decks and fences shall be maintained in good condition. Exterior wood
surfaces, other than decay-resistant woods, shall be protected from
the elements and decay by painting or other protective covering or
treatment. Peeling, flaking and chipped paint shall be eliminated
and surfaces repainted. The removal of lead-based paint shall be performed
pursuant to the applicable provisions of state law. All siding and
masonry joints as well as those between the building envelope and
the perimeter of windows, doors, and skylights shall be maintained
weather-resistant and watertight. All metal surfaces subject to rust
or corrosion shall be coated to inhibit such rust and corrosion, and
all surfaces with rust or corrosion shall be stabilized and coated
to inhibit future rust and corrosion. Oxidation stains shall be removed
from exterior surfaces. Surfaces designed for stabilization by oxidation
are exempt from this requirement.
[Amended 6-24-2008 by Ord. No. MC-4403]
C.
Premises identification. Buildings shall have approved address numbers
placed in a position to be plainly legible and visible from the street
or road fronting the property. These numbers shall contrast with their
background. Address numbers shall be Arabic numerals or alphabet letters.
Numbers shall be a minimum of four inches (102 mm) high with a minimum
stroke width of 0.5 inch (12.7 mm).
D.
Structural members. All structural members shall be maintained free
from deterioration and shall be capable of safely supporting the imposed
dead and live loads.
E.
Foundation walls. All foundation walls shall be maintained plumb
and free from open cracks and breaks and shall be kept in such condition
so as to prevent the entry of rodents and other pests.
F.
Exterior walls. All exterior walls shall be free from holes, breaks,
and loose or rotting materials, and maintained weatherproof, and properly
surface-coated where required to prevent deterioration.
G.
Roofs and drainage. The roof and flashing shall be sound, tight and
not have defects that admit rain. Roof drainage shall be adequate
to prevent dampness or deterioration in the walls or interior portion
of the structure. Roof drains, gutters and downspouts shall be maintained
in good repair and free from obstructions. Roof water shall not be
discharged in a manner that creates a public nuisance.
H.
Decorative features. All cornices, belt courses, corbels, terra-cotta
trim, wall facings and similar decorative features shall be maintained
in good repair with proper anchorage and in a safe condition.
I.
Overhang extensions. All overhang extensions, including but not limited
to canopies, marquees, signs, metal awnings, fire escapes, standpipes,
and exhaust ducts, shall be maintained in good repair and be properly
anchored so as to be kept in a sound condition. When required, all
exposed surfaces of metal or wood shall be protected from the elements
and against decay or rust by periodic application of weather-coating
materials such as paint or similar surface treatment.
J.
Stairways, decks, porches and balconies. Every exterior stairway,
deck, porch and balcony, and all appurtenances attached thereto, shall
be maintained structurally sound, in good repair, with proper anchorage
and capable of supporting the imposed loads.
K.
Chimneys and towers. All chimneys, cooling towers, smokestacks, and
similar appurtenances shall be maintained structurally safe and sound
and in good repair, All exposed surfaces of metal or wood shall be
protected from the elements and against decay or rust by periodic
application of weather-coating materials, such as paint or similar
surface treatment.
M.
Every window, other than a fixed window, shall have standard-type
glass and shall be easily openable and capable of being held in position
by the window hardware. Additionally, all such windows used for this
purpose shall be covered by blinds, drapes, shades or other permanent
fixtures rendering the window opaque to the public view, except that
cardboard, wood, paper or other such temporary coverings shall not
be permitted.
[Amended 5-25-2005 by Ord. No. MC-4183]
N.
Glazing. All glazing materials shall be maintained free from cracks
and holes.
O.
Openable windows. Every window, other than a fixed window, shall
be easily openable and capable of being held in position by window
hardware.
P.
Screens. Properly fitting screens in good repair shall be supplied for each exterior rear door and window of each dwelling unit or rooming unit. Such screens shall have a mesh of not less than No. 16. Screens shall not be required in rooms deemed by the Public Officer, pursuant to regulation, to be located sufficiently high to be free of mosquitoes, flies and other undesirable insects or otherwise protected from serving as a means of access for infestation. In establishments subject to licensing and in all buildings where janitor service is required pursuant to § 620-83A, screens shall be installed and maintained by the owner or operator on all rear doors and windows from May 1 to October 15 of each year.
[Amended 5-25-2005 by Ord. No. MC-4183; 10-12-2006 by Ord. No.
MC-4226]
Q.
Doors. All exterior doors, door assemblies and hardware shall be maintained in good condition, Locks at all entrances to dwelling units, rooming units and guest rooms shall tightly secure the door. Locks on means of egress doors shall be in accordance with § 620-108C.
R.
Basement hatchways. Every basement hatchway shall be maintained to
prevent the entrance of rodents, rain and surface drainage water.
S.
Guards for basement windows. Every basement window that is openable
shall be supplied with rodent shields, storm windows or other approved
protection against the entry of rodents.
A.
General. The interior of a structure and equipment therein shall
be maintained in good repair, structurally sound and in a sanitary
condition. Occupants shall keep that part of the structure which they
occupy or control in a clean and sanitary condition. Every owner of
a structure containing a rooming house, a hotel, a dormitory, two
or more dwelling units or two or more nonresidential occupancies shall
maintain, in a clean and sanitary condition, the shared or public
areas of the structure and exterior property.
B.
Structural members. All structural members shall be maintained structurally
sound and be capable of supporting the imposed loads.
C.
Interior surfaces. All interior surfaces, including windows and doors,
shall be maintained in good, clean and sanitary condition. Peeling,
chipping, flaking or abraded paint shall be repaired, removed or covered.
The removal of lead-based paint shall be performed pursuant to the
applicable provisions of state law. Cracked or loose plaster, decayed
wood and other defective surface conditions shall be corrected.
[Amended 6-24-2008 by Ord. No. MC-4403]
D.
Stairs and walking surfaces. Every stair, ramp, landing, balcony,
porch, deck or other walking surface shall be maintained in sound
condition and good repair. Bathroom and kitchen floors shall be surfaced
with waterproof resistant materials, cellar and basement floors shall
be paved with stone and concrete not less than four inches thick and
shall be maintained at all times in a condition so as to be smooth,
clean, free of cracks, breaks and other hazards.
[Amended 5-25-2005 by Ord. No. MC-4183]
E.
Handrails and guards. Every handrail and guard shall be firmly fastened
and capable of supporting normally imposed loads and shall be maintained
in good condition.
F.
Interior doors. Every interior door shall fit reasonably well within
its frame and shall be capable of being opened and closed by being
properly and securely attached to jambs, headers or tracks as intended
by the manufacturer of the attachment hardware.
A.
Accumulation of rubbish or garbage. All exterior property and premises,
and the interior of every structure, shall be free from any accumulation
of rubbish or garbage.
B.
Disposal of rubbish. Every occupant of a structure shall dispose
of all rubbish in a clean and sanitary manner by placing such rubbish
in approved containers.
C.
Rubbish storage facilities. The owner of every occupied premises
shall supply approved, covered containers for rubbish, and the owner
of the premises shall be responsible for the removal of rubbish.
D.
Disposal of garbage. Every occupant of a structure shall dispose
of garbage in a clean and sanitary manner by placing such garbage
in an approved garbage disposal facility or approved garbage containers.
The trash shall be placed on the curb (or in the alleyway, if this
is the assigned location) no earlier than 8:00 p.m. on the night before
the scheduled trash collection. Note: All trash containers must be
removed from the curbline within six hours of trash collection.
E.
Garbage facilities. The owner of every dwelling shall supply one
of the following: an approved mechanical food-waste grinder in each
dwelling unit; an approved incinerator unit (DEP approval required)
in the structure available to the occupants in each dwelling unit;
or an approved leakproof, covered, outside garbage container.
F.
Container. The operator of every establishment producing garbage
shall provide, and at all times cause to be utilized, approved leakproof
containers provided with close-fitting covers for the storage of such
materials until removed from the premises for disposal.
In dwellings containing three or more dwelling units, storage
areas or storage bins shall be of fireproof construction and shall
contain fireproof walls and partitions of at least two hours'
rating and, in addition thereto, shall have self-closing fireproof
doors; provided, however, that storage in existing framework, wood-frame
bins or non-fireproof storage areas shall be permitted, provided that
the storage of the combustible materials, containers for the same
and means of storage shall be in compliance with those regulations
promulgated by the Public Officer, with the approval of the Fire Official,
designed to minimize the existence of fire hazards in dwellings. Excessive
accumulations of combustible materials are prohibited, and responsibility
for removal thereof shall be with the owner and operator of the premises
as well as the occupant to whom said materials may belong. Where storage
areas or storage bins are available to more than one tenant, the area
shall be numbered or otherwise identified, and a list of the names
of the tenants utilizing such areas shall be kept at all times available
for examination by the Public Officer in the office of the person
in charge of the premises. The provisions governing this section shall
be supplemented by regulations to be prepared jointly by the Public
Officer and the Fire Official as well as appropriate enforcement procedures,
which will include notification to the superintendents and tenants
of apartment houses that may be affected thereby.
A.
In every dwelling containing six or more dwelling units or rooming
units or a combination thereof, the owner shall provide or designate
a superintendent, janitor, caretaker or housekeeper, who shall, at
all times, maintain the premises in compliance with this article and
keep the premises free of filth, garbage, refuse and rubbish and shall
be responsible for the daily collection of garbage and other refuse
from the occupants on a regular schedule and at a reasonable time
and shall place the same out for collection. Said person shall be
regularly available on the premises to perform the foregoing duties.
B.
Nonresident superintendent or janitor. In the event that said superintendent,
janitor, caretaker or housekeeper shall not reside in said premises,
the owner or operator shall make his name, address and telephone number
known to all tenants, shall register the same with the Public Officer
and shall also make available and known to all tenants and the Public
Officer the name of an alternative individual who shall be responsible
in the absence of said superintendent, janitor, caretaker or housekeeper.
C.
When superintendent or janitor is to reside on premises. In any premises
containing 35 or more dwelling units, rooming units or a combination
thereof, said superintendent, janitor, caretaker or housekeeper shall
reside on the premises. In any premises containing 70 or more dwelling
units, rooming units or a combination thereof, said superintendent,
janitor, caretaker or housekeeper shall be a full-time employee. Where
more than one building on adjoining premises or premises in near proximity
to each other is to common ownership or under common management or
maintenance supervision, the requirements contained herein shall apply
separately to each building, unless the owner or manager thereof can
demonstrate, to the satisfaction of the Public Officer, that proper
operation of the premises and provision of all essential services
and facilities as required under City standards can be provided by
a resident superintendent, janitor, caretaker or housekeeper of one
building, who shall assume responsibility of the other building or
buildings adjoining or in near proximity to his place of residence.
D.
Competence and qualifications of superintendent or janitor.
(1)
Said superintendent, janitor, caretaker or housekeeper shall have
sufficient knowledge, competence and responsibility and shall have
authority from the owner or operator to attend to or arrange for continual
operation of all essential services and facilities required under
this article.
(2)
Where violations arise under this article and, by reason of the same,
the Public Officer is doubtful of the qualifications, competence and
sense of responsibility of any superintendent, janitor, caretaker
or housekeeper, he shall provide notice to the owner or operator and
to the superintendent, janitor, caretaker or housekeeper and thereafter
shall provide an oral and written examination or hearing to determine
the qualifications, competence and sense of responsibility of said
superintendent, janitor, caretaker or housekeeper. In the event that
the Public Officer shall find that such person is not capable or competent
to regularly perform the duties required by this article, said Public
Officer shall order the owner or operator to provide a suitable person
to be placed in charge of and be responsible for said premises.
E.
Failure of superintendent or janitor to comply. The failure of any
superintendent, janitor, caretaker or housekeeper to comply with the
provisions of this article, even in disobedience of instructions,
shall not relieve the owner or operator from the duties and responsibilities
imposed by this article.
A.
Infestation. All structures shall be kept free from insect and rodent
infestation. All structures in which insects or rodents are found
shall be promptly exterminated by the approved processes that will
not be injurious to human health. After extermination, proper precautions
shall be taken to prevent reinfestation.
B.
Owner. The owner of any structure shall be responsible for extermination
within the structure prior to renting or leasing the structure.
C.
Single occupant. The occupant of a one-family dwelling or of a single-tenant
nonresidential structure shall be responsible for extermination on
the premises.
D.
Multiple occupancy. The owner of a structure containing two or more
dwelling units, a multiple occupancy, a rooming house or a nonresidential
structure shall be responsible for extermination in the public or
shared areas of the structure and exterior property. If infestation
is caused by failure of an occupant to prevent such infestation in
the area occupied, the occupant shall be responsible for extermination.
In addition to any other provision in the Property Maintenance Code and Chapter 656 of the Camden Code, every owner and/or operator of a rooming or boarding house shall comply with the regulations, including but not limited to the building and property maintenance standards set forth in the New Jersey Administrative Code, N.J.A.C. 5:27-1 et seq.
