The purpose of this article is to require accountability from the owners of vacant and abandoned properties within the Township of Nutley by establishing a system of registration and the maintenance plan approval, and impose the fees to fund these efforts, which will protect public health, safety and general welfare of the citizens and improve unsightly neighborhoods, require secure structures, prevent structural deterioration, and protect neighborhood property values and safety.
[Added 10-6-2015 by Ord. No. 3319]
The following words, terms and phrases, when used in this article, shall have the meaning ascribed to them in this section, except where the context clearly indicates a different meaning.
Defined in accordance with N.J.S.A. 55:19-78, means improved real property that has not been legally occupied for six months, and which meets any one of the criteria set forth in N.J.S.A. 55:19-78.
Any condition that on its own, or combined with other conditions present, would lead a reasonable person to believe that the property is or has been vacant for six or more months. Such conditions include, but are not limited to, overgrown or dead vegetation, accumulation of newspapers, circulars, flyers or mail, past-due utility notices or disconnected utilities, accumulation of trash, junk or debris, the absence of window coverings such as curtains, blinds or shutters, the absence of furnishings or personal items consistent with residential habitation, statements by neighbors, delivery agents, or government employees that the property is vacant or abandoned.
Any person, copartnership, agent, operator, firm, association, corporation, or fiduciary having a legal or equitable interest in the property, or appears on the official records of the state, county, or municipality as holding title to the property; or otherwise exercises control of the property, including the trustee or guardian of the estate of any such person, and the executor or administrator of the estate of such person if ordered to take possession of real property by a court.
Any unimproved or improved real property, or portion thereof, located in the Township of Nutley, including the buildings or structures located on the property regardless of condition.
Any property used or to be used as a residence, which is i) not legally occupied; or ii) at which substantially all lawful construction operations or residential occupancy has ceased, and which is in such condition that it cannot legally be reoccupied without repair or rehabilitation; provided, however, that any property with all "building systems" in working order that is also being actively marketed by its owner for sale or rental shall not be deemed vacant.
A.
Effective October 1, 2015, the owner of any property which is, becomes or is found to be vacant shall within 60 days (or within 30 days of assuming ownership of such property) file a registration statement for each such property with the Code Enforcement Office on forms provided by Code Enforcement for such purposes. The registration shall remain valid until the subsequent October 1. The owner shall be required to renew the registration annually as long as the property remains vacant or abandoned and shall pay a registration or renewal fee in the amount prescribed in "fees."[1]
B.
The owner of property, which was vacant prior to October 1, 2015, shall file a registration statement for that property on or before October 31, 2015. The registration statement shall include the information required of this article, as well as any additional information that the Code Enforcement Department may reasonably require.
C.
The owner shall notify the C.E.D. within 30 days of any change in the registration information by filing an amended registration statement on a form provided by the C.E.D. for such purpose.
D.
The registration statement shall be deemed prima facie proof of the statements therein contained in any administrative enforcement proceeding or court proceeding instituted by the Township of Nutley against the owner or owners of the property.
The owner shall provide the following information to C.E.D. on a form or form(s) prescribed by C.E.D.:
A.
Name, address, email address and contact telephone number of the owner;
B.
Name, address, email address and contact telephone number of any local agent(s) or representatives for the property;
C.
Name, address, email address and contact telephone number of the person assigned to the property for the security and maintenance of the property;
D.
Common address and tax assessor's block and lot designation of the property;
E.
The date on which the property became vacant;
F.
Proof of utility (gas, electric, water) connections or disconnections; and
G.
Any other information reasonably required by the C.E.D. to ensure the safety of all persons and to prevent neglect.
H.
By designating an authorized agent under the provisions of this article, the owner consents to receive any and all notices of code violations concerning the registered vacant property and all process in any court proceeding or administrative enforcement proceeding brought to enforce code provisions concerning the registered building by service of the notice of process on the authorized agent. Any owner who has designated an authorized agent under the provisions of this article shall be deemed to consent to the continuation of the agent's designation for the purposes of this article until the owner notifies the C.E.D. of a change of an authorized agent or until the owner files a new annual registration statement.
After filing a registration statement or a renewal of a registration statement and upon reasonable notice, the owner of any vacant property shall provide access to the Township to conduct an exterior and interior inspection of the building to determine compliance with the municipal code, during the period covered by the initial registration or any subsequent renewal.
The owner of any property that has become vacant, and any person maintaining, operating or collecting rent for any such property shall, within 30 days:
A.
Enclose and secure the property against unauthorized entry in accordance with the applicable provisions of the Code of the Township of Nutley;
B.
Post a sign affixed to the property indicating the name, address and telephone number of the owner, the owner's authorized agent for the purpose of service of process (if designated pursuant to this article) and the person responsible for day-to-day supervision and management of the property, if such person is different from the owner or authorized agent. The sign shall be of a size and placed in such a location so as to be legible from the nearest public street or sidewalk, whichever is nearer, but shall be no smaller than 18 inches by 24 inches; and
C.
Secure the property from unauthorized entry and maintain the sign until the property is again legally occupied or demolished or until repair or rehabilitation of the property is complete.
A.
If the Construction Official of C.E.D. determines that vacant property as defined herein has been abandoned as defined in N.J.S.A. 55:19-81, the Construction Official shall place the property on a list of abandoned properties to be maintained by the C.E.D. in accordance with N.J.S.A. 55:19-55. The abandoned property list shall become effective either upon the expiration date of the period for appeal with respect to any property placed on the list or upon the denial of an appeal brought by the owner. Thereafter, the municipality may pursue any statutory remedy with respect to properties on the abandoned property list, including the sale of tax sale certificate subject to the condition that the purchase or assignee shall be obligated to complete any rehabilitation or repairs required to render the property eligible for removal from the abandoned property list.
The initial registration fee for each vacant property shall be $250. The fee for subsequent renewals shall be $500. The renewal fee for the annual registration shall be due by October 1 of each year. The registration fee will not be prorated or refunded.