[Adopted 11-20-2018 by Ord. No. 30-2018]
As used in this section, the following terms shall have the
meanings indicated:
As defined in accordance with the Abandoned Properties Rehabilitation
Act, N.J.S.A. 55:19-78 et seq., shall mean the following:
Except as provided in N.J.S.A. 55:19-83, any property that has
not been legally occupied for a period of six months and which meets
any one of the following additional criteria as noted in N.J.S.A.
55:19-81 may be deemed to be an abandoned property upon a determination
by the Construction Code Official, Zoning Officer, or Health Officer
that:
The property is in need of rehabilitation in the reasonable
judgment of the Construction Code Official, Zoning Officer, or Health
Officer and no rehabilitation has taken place during that six-month
period;
Construction was initiated on the property and was discontinued
prior to completion, leaving the building unsuitable for occupancy,
and no construction has taken place for at least six months as of
the date of a determination by the Construction Code Official, Zoning
Officer, or Health Officer pursuant to this section;
At least one installment of property tax remains unpaid and
delinquent on that property in accordance with N.J.S.A. 54:4-1 et
seq. as of the date of a determination by the Construction Code Official,
Zoning Officer, or Health Officer pursuant to this section; or
The property has been determined to be a nuisance by the Construction
Code Official, Zoning Officer, or Health Officer in accordance with
N.J.S.A. 55:19-82.
A property which contains both residential and nonresidential space may be considered abandoned pursuant to N.J.S.A. 55:19-78 et seq. so long as 2/3 or more of the total net square footage of the building was previously legally occupied as residential space and none of the residential space has been legally occupied for at least six months at the time of the determination of abandonment by the Construction Code Official, Zoning Officer, or Health Officer and the property meets the criteria of either Subsection A(1) or (4) of this definition.
Property determined to be "abandoned property" in accordance
with the meaning of such term in the Abandoned Properties Rehabilitation
Act, N.J.S.A. 55:19-78 et seq. shall also be deemed to be abandoned
property for the purposes of this section.
As defined in accordance with the Abandoned Properties Rehabilitation
Act, N.J.S.A. 55:19-78 et seq., shall mean the following:
The property has been found to be unfit for human habitation,
occupancy or use pursuant to § 1 of P.L. 1942, c. 112 (N.J.S.A.
40:48-2.3);
The condition of the property materially increases the risk
of fire to the property and adjacent properties;
The property is subject to unauthorized entry leading to potential
health and safety hazards, the owner has failed to take reasonable
and necessary measures to secure the property, or the municipality
has secured the property in order to prevent such hazards after the
owner has failed to do so;
The presence of vermin or the accumulation of debris, uncut
vegetation or physical deterioration of the structure or grounds have
created potential health and safety hazards and the owner has failed
to take reasonable and necessary measures to remove the hazards; or
The dilapidated appearance or other condition of the property
materially affects the welfare, including the economic welfare, of
the residents of the area in close proximity to the property, and
the owner has failed to take reasonable and necessary measures to
remedy the conditions.
In addition to all entitles as defined under § 302-28, an owner shall include the title holder, any agent of the title holder having authority to act with respect to a vacant property, any foreclosing entity subject to the provisions of N.J.S.A. 46:10B-51 or any other entity determined by the Township to act with respect to the property.
Any building used or to be used as a residence which is not
legally occupied or at which substantially all lawful construction
operations or residential occupancy has ceased for a period of at
least three months, and any commercial property that has not been
legally occupied or at which substantially all lawful construction
operations have ceased for a period of at least three months, and
which exhibits evidence of vacancy such that a reasonable person would
believe that the property is vacant. Any property that contains all
building systems in working order, is being maintained on a regular
basis, has not been cited by the Township for any violation of municipal
ordinance within such time and is being actively marketed by its owner
for sale or rental shall not be deemed vacant.
Pursuant to N.J.S.A. 55:19-83, a property will not be deemed
vacant or abandoned, and not placed on an abandoned property list
if:
A.
An entity other than the municipality has purchased or taken assignment
from the municipality of a tax sale certificate on a property that
has not been legally occupied for a period of six months, that property
shall not be placed on the abandoned property list pursuant to § 36
of P.L. 1996, c. 62 (N.J.S.A. 55:19-55) if:
(1)
The owner of the certificate has continued to pay all municipal taxes
and liens on the property in the tax year when due; and
(2)
The owner of the certificate takes action to initiate foreclosure
proceedings within six months after the property is eligible for foreclosure
pursuant to either subsection a. or b. of N.J.S.A. 54:5-86, as appropriate,
and diligently pursues foreclosure proceedings in a timely fashion
thereafter.
B.
A property which is used on a seasonal basis shall be deemed to be
abandoned only if the property meets any two of the additional criteria
set forth in § 4 of P.L. 2003, c. 210 (N.J.S.A. 55:19-81).
C.
A determination that a property is abandoned property under the provisions
of P.L. 2003, c. 210 (N.J.S.A. 55:19-78 et al.) shall not constitute
a finding that the use of the property has been abandoned for purposes
of municipal zoning or land use regulation.
D.
Upon the request of a purchaser or assignee of a tax sale certificate
seeking to bar the right of redemption on an abandoned property pursuant
to Subsection b. of N.J.S.A. 54:5-86, the public officer or the tax
collector shall, in a timely fashion, provide the requester with a
certification that the property fulfills the definition of abandoned
according to the criteria set forth in §§ 4 and 5 of
P.L. 2003, c. 210 (N.J.S.A. 55:19-81 and 55:19-82).
A.
The owner of any vacant property herein shall, within 30 days after the building becomes vacant or within 30 days after assuming ownership of the property, whichever is later, file a registration statement for each such vacant property with the Township on forms provided by the Township for such purposes. The registration shall remain valid until the end of the calendar year. The owner shall be required to renew the registration annually, no later than January 31, as long as the building remains vacant property and shall pay a registration or renewal fee in the amount prescribed in § 302-48 of this article for each property registered. The initial and renewal fees shall be prorated and/or credited accordingly upon legal occupancy.
B.
Any owner of any building that meets the definition of "vacant property" or "abandoned property" prior to adoption date shall file a registration statement for that property on or before adoption date plus 60 days. The registration statement shall include the information required under § 302-47 of this article, as well as any additional information that the Construction Code Official, Zoning Officer, or Health Officer may reasonably require.
C.
The owner shall notify the Township within 30 days of any change
in the registration information by filing an amended registration
statement on a form provided by the Township for such purpose.
D.
The registration statement shall be deemed prima facie proof of the
statement therein contained in any administrative enforcement proceeding
or court proceeding instituted by the Township against the owner or
owners of the building.
A.
After filing a registration statement or a renewal of a registration
statement, the owner of any vacant or abandoned property shall provide
access to the Construction Code Official, Zoning Officer, or Health
Officer if requested, following reasonable notice, during the period
covered by the initial registration or any subsequent renewal. If
an inspection is required of the interior of the property due to complaints
or other cause, the fee for such inspection shall be the same as that
for a continued certificate of occupancy inspection as provided in
the applicable provisions of the Township Code.
B.
The registration statement shall include the name, street address,
and telephone number of a natural person 21 years of age or older,
designated by the owner or owners as the authorized agent for receiving
notices of code violations and for receiving process in any court
proceeding or administrative enforcement proceeding, on behalf of
such owner or owners in connection with the enforcement of any applicable
code. The designated agent must have a contact number that will be
available 24 hours per day on an emergency basis. The statement shall
also include the name of the person responsible for maintaining and
securing the property, if different from the designated agent.
C.
An owner who is a natural person and who meets the requirements of
this section as to availability with a contact number on a twenty-four-hour
emergency basis may designate himself or herself as agent.
D.
By designating an authorized agent under the provisions of this section,
the owner consents to receive any and all notices of Code violations
concerning the registered vacant or abandoned 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 or process on the authorized agent. Any owner who has
designated an authorized agent under the provisions of this section
shall be deemed to consent to the continuation of the agent's designation
for the purpose of this section until the owner notifies the Township
of a change of the authorized agent, or until the owner files a new
annual registration statement. The designation of an authorized agent
in no way releases the owner from any requirement of this section.
The initial registration fee for each building shall be $250.
The fee for the first renewal is $500. The fee for any subsequent
renewal is $1,000. After five years, the registration fee shall be
$5,000. Initial fee shall be prorated according to the month of registration
and renewal fees shall be credited when a property becomes legally
occupied during a renewal period.
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Vacant and Abandoned Property Registration Fee Schedule
| |
|---|---|
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Registration
|
Fee
|
|
Initial registration
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$250
|
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First renewal
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$500
|
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Any subsequent renewal up to five years
|
$1,000
|
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After five years
|
$5,000
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The owner of any building that has become vacant and abandoned
property, and any person maintaining, operating or collecting rent
for any such building that has become vacant and/or abandoned, shall,
immediately:
A.
With the exception of vacant or abandoned single-family dwellings, post a sign, affixed to the inside of the building 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 § 302-47 of this article), and the person responsible for the day-to-day supervision and management of the building, if such person is different from the owner holding title 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 15 inches by 17 inches; and
B.
Enclose and secure the building against unauthorized entry as provided
in the applicable provisions of the Township Code and maintain the
sign required by this section until the building is again legally
occupied or demolished or until repair or rehabilitation of the building
is complete; and
C.
Make provision for the maintenance of the lawn and yard, including
regular grass cutting as required by the applicable provisions of
the Township Code; and
D.
Make provision for the cessation of the delivery of mail, newspapers
and circulars to the property, including having the property listed
on the exclusion list maintained by the Township for the delivery
of circulars and advertisements to the property; and
E.
Make provision for the winterizing of the property by the cessation
of water service to the property and the draining of water lines;
other than buildings with a fire sprinkler system, and
F.
Make provision for the cessation of electric or gas utility services
to the property, other than buildings with a fire sprinkler system;
and
G.
Make provision for the regular maintenance of the exterior of the
property.
A.
Any owner who is not in full compliance with this section or who
otherwise violates any provision of this section or of the rules and
regulations issued hereunder shall be subject to a fine of not less
than $500 and not more than $1,000 for each offense. Every day that
a violation continues shall constitute a separate and distinct offense.
Fines assessed under this section shall be recoverable from the owner
and shall be a lien on the property.
B.
For purposes of this section, failure to file a registration statement in time, failure to provide correct information on the registration statement, failure to comply with the provisions of § 302-49 of this article, or such other matters as may be established by the rules and regulations of the Township shall be deemed to be a violation of this section.
Nothing in this article is intended to nor shall be read to
conflict or prevent the Township from taking action against buildings
found to be unfit for human habitation or unsafe structures as provided
in applicable provisions of the Code of the Township and/or the Uniform
Construction Code. Further, any action taken under any such Code provision
other than the demolition of a structure shall not relieve an owner
from its obligations under this article.
