[HISTORY: Adopted by the City Council of the City of Estell Manor as indicated in article histories. Amendments noted where applicable.]
[Adopted 2-10-2016 by Ord. No. 02-2016]
[Amended 10-7-2022 by Ord. No. 04-2022; 6-13-2023 by Ord. No. 04-2023]
It is the purpose and intent of the City of Estell Manor to amend, in light of recent state legislation P.L. 2021, c. 444[1], the process to address the deterioration and blight of City of Estell Manor neighborhoods caused by an increasing amount of abandoned, foreclosed or distressed real property located within the City of Estell Manor, and to identify, regulate, limit and reduce the number of foreclosure properties located within the City of Estell Manor. It is the City of Estell Manor's further intent to continue to participate in the county-wide registration program established by the Atlantic County Improvement Authority is a mechanism to protect neighborhoods from becoming blighted due to the lack of adequate maintenance and security of foreclosure properties.
[1]
Editor's Note: See N.J.S.A. 40:48-2.12s1.
The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning.
ABANDONED REAL PROPERTY
Any real property located within the City of Estell Manor, whether vacant or occupied, that a complaint filing for foreclosure, has had a lis pendens filed against it by the lender holding a mortgage on the property, is subject to an ongoing foreclosure action by the lender, or has been transferred to the lender under a deed in lieu of foreclosure. The designation of a property as "abandoned" shall remain in place until such time as the property is sold or transferred to a new owner in an arm's length transaction or the foreclosure action has been dismissed.
[Amended 10-7-2022 by Ord. No. 04-2022; 6-13-2023 by Ord. No. 04-2023]
ACCESSIBLE PROPERTY/STRUCTURE
A property that is accessible through a comprised/breached gate, fence, wall, etc., or a structure that is unsecured and/or breached in such a way as to allow access to the interior space by unauthorized persons.
APPLICABLE CODES
To include, but not be limited to, the City of Estell Manor's Zoning Code, the City of Estell Manor's Code of Ordinances ("Estell Manor Code"), and the New Jersey Building Code.
BLIGHTED PROPERTY
A. 
Properties that have broken or severely damaged windows, doors, walls, or roofs which create hazardous conditions and encourage trespassing; or
B. 
Properties whose maintenance is not in conformance with the maintenance of other neighboring properties causing a decrease in value of the neighboring properties; or
C. 
Properties cited for a public nuisance pursuant to the Estell Manor Code; or
D. 
Properties that endanger the public's health, safety, or welfare because the properties or improvements thereon are dilapidated, deteriorated, or violate minimum health and safety standards or lack maintenance as required by the Estell Manor City and Zoning Codes.
ENFORCEMENT OFFICER
Any law enforcement officer, building official, zoning inspector, Code Enforcement Officer, fire inspector or Building Inspector, public officer, or other person authorized by the City of Estell Manor to enforce the applicable codes.
FORECLOSURE
The legal process by which a mortgagee terminates a mortgagor's interest in real property either to obtain legal and equitable title to the real property pledged as security for a debt or to force a sale of said property to satisfy a debt. For purposes of this article, this process begins upon the service of a summons and complaint on the mortgagor or any interested party. For purposes of this article, the process is not concluded until the property is sold to a bona fide purchaser not related to the mortgagee in an arm's-length transaction whether by Sheriff's sale, private sale following a Sheriff's sale, or private sale following the vesting of title in the mortgagee pursuant to a judgment.
[Added 10-7-2022 by Ord. No. 04-2022; amended 6-13-2023 by Ord. No. 04-2023]
MORTGAGEE
The creditor, including but not limited to, lenders in a mortgage agreement; any agent, servant, or employee of the creditor; any successor in interest; or any assignee of the creditor's rights, interests, or obligations under the mortgage agreement, excluding governmental entities as assignee or owner.
[Added 10-7-2022 by Ord. No. 04-2022; amended 6-13-2023 by Ord. No. 04-2023]
OWNER
Any person, legal entity or other party having any ownership interest whether legal or equitable, in real property. This term shall also apply to any person, legal entity or agent responsible for the construction, maintenance or operation of the property involved.
PROPERTY MANAGEMENT COMPANY
A local property manager, property maintenance company or similar entity responsible for the maintenance of abandoned real property.
VACANT
Any building or structure that is not legally occupied.
These sections shall be considered cumulative and not superseding or subject to any other law or provision for same, but rather are an additional remedy available to the City of Estell Manor above and beyond any other state, county or local provisions for same.
[Amended 10-7-2022 by Ord. No. 04-2022; 6-13-2023 by Ord. No. 04-2023]
Pursuant to the provisions of this article, the City of Estell Manor shall participate in the county-wide registration program established by the Atlantic County Improvement Authority which catalogs each abandoned property within the City of Estell Manor, containing the information required by this article.
[Amended 4-7-2021 by Ord. No. 1-2021; 10-7-2022 by Ord. No. 04-2022; 6-13-2023 by Ord. No. 04-2023]
A. 
Any mortgagee who holds a mortgage on real property located within the City of Estell Manor shall perform an inspection of the property to determine vacancy or occupancy, upon default by the mortgagor as evidenced by a foreclosure filing. The mortgagee shall, within 10 days of the inspection, register the property with the Division of Code Enforcement, or designee, on forms or website access provided by the City of Estell Manor, and indicate whether the property is vacant or occupied. A separate registration is required for each property, whether it is found to be vacant or occupied.
B. 
If the property is occupied but remains in foreclosure, it shall be inspected by the mortgagee or his designee monthly and within 10 days of that inspection, update the property registration to a vacancy status on forms provided by the City of Estell Manor.
C. 
Registration pursuant to this section shall contain the name of the mortgagee and the server, the direct mailing address of the mortgagee and the server, a direct contact name and telephone number for both parties, facsimile number and email address for both parties, the folio or tax number, and the name and twenty-four-hour contact telephone number of the property management company responsible for the security and maintenance of the property.
D. 
If the mortgagee is located outside of New Jersey, it must provide the full name, mailing address, and direct-dial telephone number of an in-state representative or agent for the mortgagee.
E. 
A nonrefundable annual registration fee in the amount of $500 per property, shall accompany the registration form or website registration. An additional $2,000 fee per property shall be paid annually if the property is vacant or abandoned pursuant to the definition in this article when the summons and complaint in an action to foreclose is filed, or becomes vacant and abandoned pursuant to the definition in this article at any time thereafter while the property is in foreclosure.
F. 
If the property is not registered, or the registration fee is not paid within 30 days of when the registration or renewal is required pursuant to this section, a late fee equivalent to 10% of the annual registration fee shall be charged for every thirty-day period, or portion thereof, that the property is not registered and shall be due and payable with the registration.
G. 
All registration fees must be paid directly from the mortgagee, servicer, trustee, or owner. Third-party registration fees are not allowed without the consent of the City of Estell Manor and/or its authorized designee.
H. 
This section shall also apply to properties that have been the subject of a foreclosure sale where the title was transferred to the beneficiary of a mortgage involved in the foreclosure and any properties transferred under a deed in lieu of foreclosure/sale.
I. 
Properties subject to this section shall remain under the annual registration requirement, and the inspection, security and maintenance standards of this section as long as they remain in foreclosure.
J. 
Any person or legal entity that has registered a property under this section must report any change of information contained in the registration within 10 days of the change.
K. 
Failure of the mortgagee to properly register or to modify the registration form time to time to reflect a change of circumstances as required by this article is a violation of the article and shall be subject to enforcement.
L. 
Pursuant to any administrative or judicial finding and determination that any property is in violation of this article, the City of Estell Manor may take the necessary action to ensure compliance with and place a lien on the property for the cost of the work performed to benefit the property and bring it into compliance.
M. 
Registration of foreclosure property does not alleviate the mortgagee from obtaining all required licenses, permits and inspections required by applicable code or State Statutes.
N. 
If the mortgage and/or servicing on a property is sold or transferred, the new mortgagee is subject to all the terms of this article. Within 10 days of the transfer, the new mortgagee shall register the property or update the existing registration. The previous mortgagee(s) will not be released from the responsibility of paying all previous unpaid fees, fines, and penalties accrued during that mortgagee's involvement with the registrable property.
O. 
If the mortgagee sells or transfers the registrable property in a non-arm's length transaction to a related entity or person, the transferee is subject to all the terms of this article. Within 10 days of the transfer, the transferee shall register the property or update the existing registration. Any and all previous unpaid fees, fines, and penalties, regardless of who the mortgagee was at the time registration was required, including but not limited to unregistered periods during the foreclosure process, are the responsibility of the transferee and are due and payable with the updated registration. The previous mortgagee will not be released from the responsibility of paying all previous unpaid fees, fines, and penalties accrued during that mortgagee's involvement with the registrable property.
A. 
Properties subject to this chapter shall be kept free of weeds, overgrown brush, dead vegetation, trash, junk, debris, building materials, any accumulation of newspapers, circulars, flyers, notices, except those required by federal, state or local law, discarded personal items, including, but not limited to, furniture, clothing, large and small appliances, printed material or any other items that give the appearance that the property is abandoned.
B. 
The property shall be maintained free of graffiti or similar markings by removal or painting over with an exterior grade paint that matches the color of the exterior structure.
C. 
Front, side, and rear yards, including landscaping, shall be maintained in accordance with the applicable codes at the time registration was required.
D. 
Yard maintenance shall include, but not be limited to, grass, ground covers, bushes, shrubs, hedges or similar plantings, decorative rock or bark or artificial turf/sod designed specifically for residential installation. Acceptable maintenance of yards and/or landscape shall not include weeds, gravel, broken concrete, asphalt or similar material.
E. 
Maintenance shall include, but not be limited to, watering, irrigation, cutting and mowing of required ground cover or landscape and removal of all trimmings.
F. 
Pools and spas shall be maintained so the water remains free and clear of pollutants and debris and shall comply with the regulations set forth in the applicable codes.
G. 
Failure of the mortgagee and/or owner to properly maintain the property may result in a violation of the applicable codes and issuance of a citation or notice of violation in accordance with this article of the Code of the City of Estell Manor. Pursuant to a finding and determination by the City of Estell Manor's Public Officer or a court of competent jurisdiction, the City of Estell Manor may take the necessary action to ensure compliance with this section.
H. 
In addition to the above, the property is required to be maintained in accordance with the applicable codes.
A. 
Properties subject to these sections shall be maintained in a secure manner so as not to be accessible to unauthorized persons.
B. 
A "secure manner" shall include, but not be limited to, the closure and locking of windows, doors, gates and other openings of such size that may allow a child to access the interior of the property or structure. Broken windows, doors, gates and other openings of such size that may allow a child to access the interior of the property or structure must be repaired. Broken windows shall be secured by reglazing of the window.
C. 
If a mortgage on a property is in default, and the property has become vacant or abandoned, a property manager shall be designated by the mortgagee to perform the work necessary to bring the property into compliance with the applicable codes, and the property manager must perform regular inspections to verify compliance with the requirements of this article and any other applicable laws.
All abandoned real property is hereby declared to be a public nuisance, the abatement of which pursuant to the police power is hereby declared to be necessary for the health, welfare and safety of the residents of the City of Estell Manor.
[Amended 10-7-2022 by Ord. No. 04-2022; 6-13-2023 by Ord. No. 04-2023]
Any person who shall violate the provisions of this article may be cited and fined as provided within this article and N.J.S.A. 55:19-78 et seq. The following listed violations of these sections, as may be amended from time to time, which may be enforced pursuant to the provisions of this regulation; and the dollar amount of civil penalty for the violation of these sections as it may be amended. The descriptions of violations below are for informational purposes only and are not meant to limit or define the nature of the violations or the subject matter of the Estell Manor Code, except to the extent that different types of violations of the Estell Manor Code section may carry different civil penalties. For each Estell Manor Code section listed in the schedule of civil penalties, the entirety of the section may be enforced by the mechanism provided in this section, regardless of whether all activities prescribed or required are described herein. To determine whether a particular activity is prescribed or required by this Code, the relevant Estell Manor Code sections shall be examined.
A. 
As authorized under P.L. 2021, Chapter 444, N.J.S.A. 40:48-2.12s3, Subsection g(1), if an out-of-state mortgagee that is subject to the requirements of this article is found by the Municipal Court, or by any other court of competent jurisdiction, to be in violation of the requirement to appoint an in-state representative or agent pursuant to the ordinance shall be subject to a fine of $2,500 for each day of the violation. Any fines imposed on a mortgagee for the failure to appoint an in-state representative or agent shall commence on the day after the ten-day period set forth in this subsection.
B. 
As authorized in P.L. 2021, Chapter 444, N.J.S.A. 40:48-2.12s3, Subsection g(2), if an out-of-state mortgagee that is subject to requirements of this article, is found by the Municipal Court, or by any other court of competent jurisdiction, to be in violation, excluding only a violation addressed by Subsection A of this section, shall be subject to a fine of $1,500 for each day of the violation. Any fines imposed pursuant to this section shall commence 31 days following receipt of the notice of violation, except if the violation presents an imminent risk to public health and safety, in which case any fines shall commence 11 days following receipt of the notice.
Adherence to this article does not relieve any person, legal entity or agent from any other obligations set forth in any applicable codes which may apply to the property. Upon sale or transfer of title to the property, the owner shall be responsible for all violations of the applicable codes and the owner shall be responsible for meeting with the City's Code Enforcement Division within 45 days for a final courtesy inspection report.
A. 
If the enforcement officer has reason to believe that a property subject to the provisions of this article is posing a serious threat to the public health, safety and welfare, the Code Enforcement Officer may temporarily secure the property at the expense of the mortgagee and/or owner, and may bring the violations before the City's public officer or court of competent jurisdiction as soon as possible to address the conditions of the property.
B. 
The public officer shall have the authority to require the mortgagee and/or owner of record of any property affected by this section to implement additional maintenance and/or security measure, including, but not limited to, securing any and all doors, windows or other openings, employment of an on-site security guard or other measures as may be reasonably required to help prevent further decline of the property.
C. 
If there is a finding that the condition of the property is posing a serious threat to the public health, safety and welfare, then the public officer may direct the City to abate the violations and charge the mortgagee with the cost of the abatement.
D. 
If the mortgagee does not reimburse the City of Estell Manor for the cost of temporarily securing the property, or of any abatement directed by the public officer, within 30 days of the City of Estell Manor sending the mortgagee the invoice, then the City of Estell Manor may lien the property with such cost, along with an administrative fee to recover the administrative personnel services, in such amount as provided in Chapter 185, Article III, Fees for City Services.
[Amended 4-7-2021 by Ord. No. 1-2021]
Whoever opposes, obstructs or resists any enforcement officer or any person authorized by the enforcement office in the discharge of duties as provided in this chapter shall be punishable as provided in the applicable codes or a court of competent jurisdiction.
Any enforcement officer or any person authorized by the City of Estell Manor to enforce the sections here within shall be immune from prosecution, civil or criminal, for reasonable, good-faith entry upon real property while in the discharge of duties imposed by this article.
The Public Officer for the City of Estell Manor shall be Zoning Officer of the City of Estell Manor. The Public Officer shall have all of the authority prescribed under this section, N.J.S.A. 55:19-78 et seq. and N.J.S.A. 40:48-1 et seq.