[HISTORY: Adopted by the Board of Supervisors of the Township of Unity 6-8-2023 by Ord. No. O-4-2023. Amendments noted where applicable.]
A. 
Purpose; scope; declaration of policy and findings; short title.
(1) 
It is the purpose of this chapter and policy of the Board of Supervisors of the Township of Unity to protect and promote the public health, safety and welfare of its citizens, to establish rights and obligations of owners and occupants in the rental and occupancy of certain dwelling units in the Township and to encourage owners and occupants to maintain and improve the quality of rental housing within the community. It is also the policy of the Township that owners, managers and occupants of rental properties share responsibility for obeying the various codes adopted for the protection of the public health, safety, welfare and well-being. As a means to those ends, this chapter provides for a system of inspections, the issuance and renewal of occupancy permits and sets penalties for violations. This chapter shall be liberally construed and applied to promote its purposes and policies.
(2) 
In considering the adoption of this chapter, the Board of Supervisors of the Township of Unity makes the following findings:
(a) 
There is a greater incidence of violations of various codes and ordinances of the Township on residential properties, where such properties are rented to or occupied by four or more unrelated individuals, than family-occupied residential rental properties.
(b) 
There is a greater incidence of decline in the maintenance and upkeep of residential properties where such properties are rented to or occupied by four or more unrelated individuals than family-occupied residential rental properties.
(c) 
There is a greater incidence of disturbances which adversely affect the peace and quiet of the neighborhood at residential properties where properties are occupied by or rented to, four or more unrelated individuals than family-occupied residential rental properties.
(d) 
Short-term rentals of homes located in a single-family residential zoning district, including the use of same for a bed-and-breakfast, undoubtedly affects the essential character of a neighborhood and the stability of a community.
(e) 
Short-term tenants and occupants of bed-and-breakfasts have little interest in public agencies or in the welfare of the citizenry. They do not participate in local government, coach little league, or join the hospital guild. They do not lead a scout troop, volunteer at the library, or keep an eye on an elderly neighbor. They are here today and gone tomorrow, without engaging in the sort of activities that weld and strengthen a community.
(f) 
The permanence and stability of people living in single-family residential zoning districts creates a sense of community, cultivates and fosters relationships, and provides an overall quality of a place where people are invested and engaged in their neighborhood and care about each other.
(g) 
Short-term commercial occupancies, including bed-and-breakfasts, have the effect of hotels or motels and, when located within a residential zoning district, have a greater impact on surrounding residential properties than occupancies by a single family.
(h) 
Homes occupied by four or more persons unrelated by blood or marriage, students, bed-and-breakfasts and short-term commercial occupancies are at greater risk for damage, decreased maintenance and declining physical conditions, which could subject the occupants to increased risks of harm.
(i) 
There is a greater incidence of disturbances which adversely affect the peace and quiet of the neighborhood where properties are occupied by college students than family-occupied residential rental properties.
(j) 
There is a greater need to protect occupants of group homes from incidents of disturbance caused by other occupants of the home, to ensure their living accommodations are adequate and to ensure and promote their health, safety and welfare.
(k) 
It is necessary for the protection of the health, safety and welfare of the occupants of such homes, as well as the health, safety and welfare of the owners of adjacent properties, to provide a procedure for the periodic inspection, registration and reasonable regulation of rental properties occupied by four more persons unrelated by blood or marriage, students, group homes, bed-and-breakfasts and/or used for short-term commercial occupancies.
(3) 
This chapter shall be hereafter known as, the "Township of Unity Regulated Rental Unit Ordinance."
B. 
Definitions. As used in this chapter, the following terms shall have the meanings indicated:
CODE
Any code or ordinance adopted, enacted, and/or in effect in and for the Township concerning fitness for habitation or relating to the construction, maintenance, repair, operation, occupancy, use or appearance of any premises or dwelling unit, as same may exist on the date this chapter becomes effective, or as same may be amended from time to time, or as may be hereafter enacted by the Township relating to same.
CODE OFFICER
Any duly appointed building code official, building inspector zoning officer and/or code enforcement officer(s) in charge of the enforcement of any code, ordinance or law within the Township, and/or any assistants or deputies thereof.
COMMON AREA
In multiple-unit dwellings, space which is not part of a regulated rental unit, but which is shared with other occupants of the dwelling whether they reside in regulated dwelling units or not. Common areas shall be considered as part of the premises for purposes of this chapter.
DISRUPTIVE CONDUCT
Any form of conduct, action, incident or behavior perpetrated, caused or permitted by any occupant or visitor to a regulated dwelling unit that is so loud, untimely (as to hour of the day), offensive, riotous, or that otherwise disturbs other persons of reasonable sensibility in their peaceful enjoyment of their premises such that a complaint is made to police complaining of such conduct, action, incident or behavior. It is not necessary that such conduct, action, incident or behavior constitutes a criminal offense, nor is it required that criminal charges be filed for a person to have caused, or engaged in the commission of disruptive conduct; provided, however, that no disruptive conduct shall be deemed to have occurred unless the police or code officer investigate and make a determination that such occurred.
DISRUPTIVE CONDUCT REPORT
A written report of disruptive conduct on a form to be prescribed by the Township, to be completed by the code officer who actually investigates an alleged incident of disruptive conduct. A disruptive conduct report may also be a police report or other investigation report prepared by a police officer who investigates an alleged incident of disruptive conduct; provided, however, that the code officer, in their discretion, determines that the information contained in the police or other investigative report rises to the level of disruptive conduct and prepares a disruptive conduct report. A copy of all disruptive conduct reports shall be maintained by the code officer and Township Secretary.
GUEST
Any person on the premises with the actual or implied consent of the owner or an occupant.
LANDLORD
Any corporation, partnership, entity or one or more persons, jointly or severally, vested with all or part of the legal title to the premises, or all or part of the beneficial ownership and a right to present use and enjoyment of the premises, including a mortgage holder in possession of a regulated rental unit. (See also "owner.")
MANAGER
An adult individual designated by the owner of a regulated rental unit. The manager shall be the agent of the owner for service of process and receiving notices or demands and to perform the obligation of the owner under this chapter and under rental agreements with occupants.
MULTIPLE-UNIT DWELLING
A building containing two or more independent dwelling units, including, but not limited to, a duplex, row houses, townhouses, condominiums, apartment buildings and conversion apartments.
OCCUPANCY PERMIT
The permit issued to the owner of a regulated rental unit under this chapter required for the lawful rental and occupancy of regulated rental units.
OCCUPANT
An individual who occupies a regulated rental unit, whether or not he or she is the owner thereof, with whom a legal relationship with the owner/landlord or another occupant is established by an employment agreement, written lease, oral lease, installment land sale agreement, agreement of sale, short-term rental agreement or any other form of written agreement or understanding of any kind permitted by the laws of the Commonwealth of Pennsylvania. For purposes of this chapter, an "occupant" shall also mean each and every person or persons, employed either by the owner, landlord, individually or through a service, corporation, firm or other third-party business entity, to provide services to an occupant of the regulated rental unit on a twenty-four-hour per day basis, either on a full time, in-house or rotating shift basis.
OWNER
Any corporation, partnership entity or firm, or one or more persons, jointly or severally, in whom is vested all or part of the legal title to a premises, or all or part of the beneficial ownership and a right to present use and enjoyment of the premises, including a mortgage holder in possession of a regulated rental unit.
OWNER-OCCUPIED DWELLING UNIT
A dwelling unit in which the owner resides on a regular or permanent basis.
PERSON
A natural person, partnership, corporation, unincorporated association, limited partnership, trust, or any other entity. For purposes of this chapter, a "person" shall also mean any person or persons, employed either by the owner or landlord, individually or through a service, corporation, firm or other business entity, to provide services to an occupant of the regulated rental unit on a twenty-four-hour-per-day basis, either full time and in-house or on a rotating or shift basis.
POLICE
The Pennsylvania State Police, or any properly authorized member or officer thereof, or any other law enforcement agency having primary or secondary jurisdiction within the Township.
PREMISES
Any parcel of real property in the Township, including the land and all buildings and appurtenant structures or appurtenant elements, on which one or more regulated rental units is located.
REGULATED RENTAL UNIT
A dwelling unit occupied by four or more occupants who are unrelated by blood or marriage under a rental agreement, or a boardinghouse, group home, student home, bed-and-breakfast or a short-term rental as same is defined in the Unity Township Zoning Ordinance.[1]
RENTAL AGREEMENT
A written or oral agreement, installment land sale contract, agreement of sale, or other written or oral understanding or agreement entered between an owner/landlord and occupant/tenant, embodying the terms and conditions concerning the use and occupancy of a specified regulated rental unit or premises, together with and including and sublease or agreement to sublet thereunder.
TENANT
An individual who resides in a regulated rental unit, whether or not he or she is the owner thereof with whom a legal relationship with the owner/landlord is established by a written or lease or understanding, or by the laws of the Commonwealth of Pennsylvania. (See also "occupant.")
TOWNSHIP
The Township of Unity, Westmoreland County, Pennsylvania.
UNRELATED
Of or pertaining to four or more persons not related to one another through blood to the level of second cousins, adoption or marriage.
[1]
Editor's Note: See Ch. 118, Zoning.
A. 
General.
(1) 
It shall be the duty of every owner to keep and maintain all regulated rental units in compliance with all applicable codes and those provisions of all other applicable state laws, regulations and local ordinances, and to keep such property in good safe condition.
(2) 
As provided for in this chapter, every owner shall be responsible for regulating the proper and lawful use and maintenance of every dwelling which he, she or it owns. As provided for in this chapter, every owner shall also be responsible for regulating the conduct and activities of the occupants of every regulated rental unit which he, she or it owns in the Township, consistent with the terms of this chapter, when such conduct or activity takes place at such regulated rental unit or upon its premises.
(3) 
In order to achieve those ends, every owner of a regulated rental unit shall be responsible for the conduct and activity of the occupants thereof, both contractually and through enforcement, as more fully set forth below.
(4) 
This section shall not be construed as diminishing or relieving, in any way, the responsibility of occupants or their guests for their conduct or activity; nor shall it be construed as an assignment, transfer, or projection over or onto any owner of any responsibility or liability which occupants or their guests may have as a result of their conduct or activity which would form the basis of any private cause of action, civil or criminal enforcement proceeding; nor shall this section be construed so as to require an owner to indemnify or defend occupants or their guests when any such action or proceeding is brought against the occupant based upon the occupant's conduct or activity. Nothing herein is intended to impose any additional civil or criminal liability upon owners other than that which is imposed by existing law.
(5) 
This chapter shall not be deemed or construed to limit any other enforcement remedies which may be available to the Township against an owner, occupant, or guest thereof under any other ordinance, statute, law, rule or regulation providing a remedy, punishment or penalty for a violation.
B. 
Registration, inspection and maintenance of premises and lease terms.
(1) 
Registration and permitting. Each regulated rental unit shall comply with all requirements of the Township's Zoning Ordinance and, where applicable, the Township's Subdivision and Land Development Ordinance.[1] Each regulated rental unit shall also be registered with the Township and must obtain a regulated rental unit occupancy permit for same. The owner of a regulated rental unit shall be responsible for making application for the premises to be registered as a regulated rental unit, cause the premises to be inspected by the Township and obtain a separate occupancy permit under the Uniform Construction Code for same prior to causing the premises to be occupied. For purposes of this chapter:
(a) 
The registration application for a student home or group home shall include the names and contact information of the persons or students occupying the premises;
(b) 
The registration application for a regulated rental unit occupied by four or more unrelated persons for any occupancy other than a short-term occupancy shall include the names and contact information of the persons occupying the premises;
(c) 
The registration application for a bed-and-breakfast or other short-term rental shall include the names and contact information of the principals, members, officers or directors of any commercial business enterprise who is an owner of the premises, along with the names of any full-time occupants of same.
[1]
Editor's Note: See Ch. 104, Subdivision and Land Development.
(2) 
Inspections by Township. To ensure the leased premises' compliance with applicable codes, ordinances and laws of the Commonwealth, the owner must request a preliminary inspection of any premises by the code officer designated and/or appointed by the Township at the time the initial application for a permit under this chapter is made. The fees for such inspection shall be established by the Unity Township Board of Supervisors by resolution hereafter. In the event such preliminary inspection reveals conditions which would affect immediate occupancy, or adversely affect the health, safety and welfare of the occupants, the Township shall not issue a permit for such occupancy until those conditions have been corrected. In the event such inspection reveals areas of noncompliance that do not affect immediate occupancy, or the health, safety and welfare of the occupants, the Township may issue a temporary occupancy permit hereunder, conditioned upon the completion of any required repairs within a time period established by the Township. The time for compliance shall be set forth in the temporary permit. The failure to complete such repairs within the required time period shall be a violation of this chapter and subject the owner to those penalties hereunder, including the revocation of the temporary permit.
(3) 
Maintenance. The owner shall maintain the premises in compliance with the applicable codes and ordinances of the Township, together with all applicable laws of the Commonwealth of Pennsylvania and shall regularly perform all routine maintenance, including, but not limited to, lawn mowing and ice and snow removal, and shall promptly make any and all repairs necessary to comply with same.
(4) 
Notice required. All occupants of regulated rental units shall be provided with the notice attached hereto as Appendix A[2] by conspicuously posting a copy of same on the property. No oral leases and no oral modifications thereof are permitted. Such notice shall clearly state that the entry into a rental agreement with the owner shall operate as the consent of the occupant and owner/landlord to the release of citations, incident reports, evaluations and other documents not protected by a privilege from police, social services or other investigative agencies that may be material to the Township's investigation of incidents of disruptive conduct. The failure of the owner to provide such notice or keep same conspicuously posted on the property is a violation of this chapter.
[2]
Editor's Note: Appendix A is included as an attachment to this chapter.
(5) 
Terms and conditions. Owner and occupant may include in a rental agreement terms and conditions not otherwise prohibited by this chapter or other applicable ordinances, regulations, and laws, including, but not limited to, rent, the term of the agreement, and other provisions governing the rights and obligations of the parties.
(6) 
Prohibited provisions. Except as otherwise provided in this chapter, no rental agreement may provide that the occupant or owner agrees to waive or forego rights or remedies under this chapter. No provision prohibited by this subsection, that is included in a rental agreement, may be raised as a defense in any enforcement proceeding under this chapter.
(7) 
Common areas. Where an owner does not by the terms of a lease regulate the use of common areas or the behavior of occupants and/or guests in the common areas, the owner shall be deemed directly responsible for the behavior of occupants and guests in the common area as if the owner were an occupant.
(8) 
Inspections by Township. In addition to the initial and annual inspection of the premises, the owner shall permit inspections of any premises by any code officer at reasonable times, upon reasonable notice, as part of an investigation of a report of disruptive conduct or violation of any code or ordinance of the Township.
(9) 
Compliance with terms of ordinance. No owner shall let, lease, permit or approve a sublease, or otherwise enter into any rental agreement for a regulated rental unit, or cause to let, lease, permit or approve a sublease, or otherwise enter into any rental agreement for a regulated rental unit, without first applying for a permit under this chapter and submitting the premises for inspection by the code enforcement officer, or other representative of the Township, to ensure the compliance with the terms of this chapter and/or any other code and/or ordinance of the Township associated with or applicable to, the occupancy of rental units within the Township and/or building codes and standards associated with same. No owner shall let, lease, permit or approve a sublease or otherwise enter into any rental agreement for a regulated rental unit, where either the terms of the rental agreement and/or the physical condition of the premises fails to comply with all terms and conditions of this chapter or any other ordinance in effect in the Township applicable to same, such other ordinances being deemed to include, but not be limited to, the Township's Dangerous Buildings and Properties Ordinance[3] and the Pennsylvania Uniform Construction Code as adopted and implemented by the Township. The failure to comply with this provision, or any other provision or requirement of this chapter shall be a violation thereof and subject the violating party to any and all sanctions, penalties and/or remedies available to the Township as set forth herein.
[3]
Editor's Note: See Ch. 43, Buildings and Properties, Nuisance.
(10) 
Notice of change in occupancies and ownership. It shall be the duty of each owner of a regulated rental unit to notify the Township, in writing, of any change in ownership of the premises or of the number of regulated rental units on the premises. It shall also be the duty of the owner to notify the Township, in writing, of any increase in the number of occupants in any regulated rental unit or of the changing of a dwelling unit from owner-occupied to non-owner-occupied, which transforms the dwelling into a regulated rental unit for purposes of this chapter. It shall be duty of the owner of a student home or group home to notify the Township, in writing, of any change in occupants. Any notice required in this section must be given within 10 days of the date the change in ownership or occupancy occurs.
A. 
General. The occupant shall comply with all obligations imposed upon occupants by this chapter, all applicable codes and ordinances of the Township and all applicable provisions of state law. Upon request of the Township, the occupant or occupants shall provide proof of the relationship between the occupants sufficient to determine whether the rental unit requires registration. In the event any occupant fails or refuses to provide such information, or has submitted information the Township believes to be false, the Township may, at its discretion, seek the issuance of an administrative warrant or take any other action permitted by law to obtain such information or verify the information submitted. If it is subsequently determined that a rental unit required registration under this chapter, such failure or refusal to provide this information, or the occupant's submission of false information, shall be a separate and distinct violation of this chapter, and, in addition to any other penalty for violation hereunder, preclude the registration of the rental unit hereunder and its continuing occupancy as a regulated rental unit under this chapter.
B. 
Health and safety regulations.
(1) 
Maximum density of occupation. The maximum number of persons permitted within the interior of any regulated rental unit at any time shall not exceed one person for each 50 square feet of habitable floor space in said regulated rental unit. Habitable floor space shall exclude all hallways, bathrooms, closets and other storage areas on the property. The maximum number of persons permitted in the common areas of any multiple-unit dwelling at any time shall not exceed one person for each 25 square feet of common area on the premises. The maximum number of persons permitted on the exterior of the premises of any regulated rental unit at any time shall not exceed one person for every 300 square feet of exterior area.
C. 
Peaceful enjoyment. All occupants shall conduct themselves and require other persons, including, but not limited to, guests on the premises and within their regulated rental unit with his or her consent, to conduct themselves in a manner that will not disturb the peaceful enjoyment of the premises by others, nor disturb the peaceful enjoyment of adjacent or nearby dwellings by the persons occupying same.
D. 
Residential use. No occupant shall, unless otherwise permitted by applicable law or ordinance, occupy or use his or her regulated rental unit for any other purpose than as a place for residential occupancy.
E. 
Illegal activities. No occupant shall engage in, tolerate or permit others on the premises to engage in any conduct declared illegal under Pennsylvania Crimes Code (18 Pa.C.S.A. 101, et seq.), the Pennsylvania Liquor Code (47 P.S. 1-101 et seq.), or The Controlled Substance, Drug, Device and Cosmetic Act (35 P.S. 780-101 et seq.).
A. 
Prohibition. No occupant shall engage in, tolerate or permit others on the premises to engage in disruptive conduct, illegal activities as set forth above, or other violations of this or any other Ordinance in effect within the Township. No owner shall engage in, tolerate or permit occupants or others on the premises to engage in disruptive conduct, illegal activities as set forth above, or other violations of this or any other ordinance in effect within the Township.
B. 
Reports. When police or a Township Code Officer investigates an alleged incident and finds that the reported incident constituted "disruptive conduct" as defined herein, they shall complete a disruptive conduct report. The report shall include, if possible, the identity or identities of the alleged perpetrator(s) of the disruptive conduct and all other obtainable information including the factual basis for the disruptive conduct reported. Copies of any and all reports generated by the police or social service agencies shall be forwarded by the occupant and/or the owner to the Code Officer within five days of their receipt for disposition under this chapter. Nothing in this section shall be deemed or construed to prohibit the police from pursuing independent criminal charges, or a social service agency from removing an occupant, when same are found to be warranted by the police or social service agency investigation.
C. 
Notice of report. The Code Officer shall thereafter mail a copy of the disruptive conduct report to the owner within five business days of the Code Officer's completion of same.
D. 
Owner corrective action. Within five days after receipt of written notice from the Code Officer that an occupant of a regulated rental unit has violated a provision of this chapter, the owner shall take immediate steps to remedy the violation and assure there is not a reoccurrence of the violation.
E. 
Corrective action plan reporting. Within 10 days after receipt of a notice of violation, the owner shall file with the Code Officer a report, on a form provided by the Township, setting forth what action the owner has taken to remedy the violation and what steps he or she has taken to prevent a reoccurrence of the violation. The report shall also describe and detail a plan the owner will implement in the future if the violation reoccurs.
F. 
Subsequent violations. In the event that a second violation occurs within a permit year involving the same occupant or occupants, such violation shall be reported to the Township Board of Supervisors. Thereafter, Board of Supervisors may, in addition to any other remedy set forth herein, direct the owner to evict the occupants who violated this chapter and not permit the occupants to occupy the premises during any subsequent permit period.
A. 
Permit requirements.
(1) 
Permit applications. Permits are required for all regulated rental units. Prior to the entry into a rental agreement or permitting the occupancy of any regulated rental unit the owner of every such regulated rental unit shall apply for and obtain a permit for each regulated rental unit from the Township.
(2) 
Form of permit. The application for the permit shall be in a form determined by the Township.
(3) 
List of occupants. The owner shall maintain a current list of occupants in each regulated dwelling unit. Such list shall include the name, permanent address and telephone number of each occupant. Except for bed-and-breakfasts and other short-term rentals, the owner shall notify the Township of any changes in the names of any occupants, or the number of occupants, so that revisions can be made to the permit. For bed-and-breakfasts and other short-term rentals, the owner shall keep a log containing the names, addresses and phone numbers of all persons occupying the premises for each calendar year and make same available to the Township or any law enforcement official upon written request. For group homes the owner shall produce sufficient evidence to determine that any new occupant suffers from "a mental or physical impairment which substantially limits one or more of such person's major life activities" under the Fair Housing Act.[1]
[1]
Editor's Note: See 42 U.S.C. 3601 et seq.
B. 
Annual permit term, fees and occupancy limits.
(1) 
Term. Each permit shall have an annual term running from the date of the initial permit's issuance.
(2) 
Permit and inspection fees. Upon application for a permit, and prior to issuance or renewal thereof, each applicant shall pay to the Township an annual permit and inspection fee, in an amount to be established from time to time by resolution of the Township Board of Supervisors. Such resolution may provide for more than one fee scale for different categories of premises, as defined in such resolution. Such resolution shall also provide for the manner in which the initial permitting of regulated rental units under this chapter will be administered.
(3) 
Permit reporting. The permit shall indicate thereon the maximum number of occupants in each regulated rental unit and the names of each occupant of same.
(4) 
Posting on premises. A copy of the permit shall be kept in the regulated rental unit and made available for inspection by the Township or police during any investigation of a disturbance herein.
C. 
Inspections.
(1) 
Authorized. Each regulated rental unit required to be registered as a regulated rental unit under this chapter shall be subject to inspections as follows:
(a) 
An inspection prior to the date any permit for the initial use or occupancy of the residence as a regulated rental unit is issued;
(b) 
An inspection upon a change in ownership of the property;
(c) 
An inspection upon a report of disruptive conduct or other violation of this chapter;
(d) 
Any other inspections deemed necessary by the Code Enforcement Officer when, upon reasonable belief, it appears conditions exist on the premises that could pose a threat to the occupants of the premises or a threat to the public health, safety and/or welfare in general; and
(e) 
A routine inspection to be scheduled by the Township not less than once every three years.
(2) 
Conduct and scope. All inspections shall be conducted by a Code Officer of the Township of Unity or their designee, and be coordinated through the Office of the Code Officer. All inspections shall assess whether the condition of the premises complies with the requirements of the Township's Dangerous Buildings and Grounds Ordinance, Unity Township Fire Code and Uniform Construction Code.
(3) 
Notice of inspection. The Code Officer shall notify the property owner of the time, date and place any such inspection will occur. It will then be the responsibility and obligation of the owner of the property to make the premises available to the Code Officer at the time and date scheduled for same.
(4) 
Notice of deficiencies. Within five days following the completion of the inspection, the Building Code Inspector shall notify the owner of the property, in writing, of any conditions upon the property which fails to comply with the provisions of the aforesaid Dangerous Buildings and Grounds Ordinance, Fire Code and/or Uniform Construction Code and establish a time period in which the owner may correct those deficiencies. Such notice shall also set a date and time for re-inspection of the premises to ensure that such deficiencies have been properly corrected.
(5) 
Permit withholding. No permit for the use or occupancy of any property as a regulated rental unit shall issue or be renewed, unless and until the condition of the property is in compliance with the Township's Dangerous Buildings and Grounds Ordinance, Fire Code and/or Uniform Construction Code.
(6) 
Corrections required. Any violations or deficiencies determined to exist by the Code Officer shall be remedied pursuant to the terms of the ordinance under which the violation or deficiency occurs as such ordinance may be in effect within the Township at the time the inspection occurs.
(7) 
Denial of permit. The failure of an owner or occupant to permit access to the premises to perform any such inspection, or the failure to correct any violation or deficiency within time limitations established for same, shall be cause for the denial of any permit to occupy the premises.
D. 
Search warrants. In the event the police or Code Officer are denied access to a premises or documents or other materials deemed necessary for the investigation of an incident of disruptive conduct, following request, and upon a showing of probable cause that a violation of this chapter or any other ordinance of the Township has occurred, or upon a showing that the police or Code Officer are otherwise entitled under the laws of the Commonwealth of Pennsylvania to the issuance of an administrative warrant, the police or Code Officer may apply to the Magisterial District Judge or other authority having jurisdiction in the Township for a warrant to enter and inspect the premises, or to obtain from the owner of the premises any such evidence that a violation of this chapter, or any other ordinance herein described, has occurred or is occurring.
A. 
General. The Board of Supervisors of Unity Township, or those representatives thereof herein described, may initiate or cause the initiation of disciplinary action against an owner, including, but not limited to, the initiation of a corrective action plan, nonrenewal, suspension and/or revocation of the owner's permit, following a finding that disruptive conduct has occurred on the property, or for violation of any provision of this chapter that imposes a duty upon the owner for failing to regulate the breach of duties by occupants as provided hereafter.
B. 
Remedial measures defined. Remedial measures imposed by the Township may include, but shall not be limited to, the following:
(1) 
Corrective action plans. Following the receipt of a disruptive conduct report and a finding that disruptive conduct has occurred, the Township shall require the owner to submit a corrective action plan detailing how the owner has corrected, or intends to correct, the disruptive conduct. Such report shall be in writing, dated and signed by the owner. Following submission of such report, the Code Enforcement Officer may affirm, modify or reject such plan in its entirety and notify owner of same. In the event of a total rejection of the owner's plan, the Code Enforcement Officer shall prepare a corrective action plan on behalf of the Township and notify owner of same. The failure of the owner to submit a corrective action plan within five days of the date of any notice to the owner to submit same shall be a violation of this chapter and shall cause the Code Enforcement Officer to prepare and enforce a corrective action plan to remedy the disruptive conduct. Nothing in this subsection shall be deemed or construed to prevent the Township from taking any other remedial measures available to it at law, in equity or under the terms of this chapter to abate the conditions on the premises that lead to the disruptive conduct.
(2) 
Nonrenewal of permit. Nonrenewal is the denial of the privilege to apply for permit renewal after expiration of the permit term. The Township may permit the owner to maintain occupants in the premises until the end of the permit term but will not accept applications for renewal of the permit until a time set by Township Board of Supervisors.
(3) 
Suspension of permit. A suspension is the immediate loss of the privilege to rent regulated rental units for a period of time set by the Township. The owner, after the expiration of the suspension period, may apply for permit renewal without the need to show cause why the owner's privilege to apply for a permit should be reinstated. Upon suspension, the owner shall take immediate steps to evict the occupants.
(4) 
Removal of occupant. Removal is the immediate eviction or removal of one or more occupants from a regulated rental unit who are determined by the Township to be involved in one or more incidents of disruptive conduct, while authorizing other uninvolved occupants to remain on the premises.
(5) 
Revocation of permit. Revocation is the immediate loss of the privilege to rent a regulated rental unit or units for a period of time set by the Township and the loss of the privilege to apply for renewal of the permit at the expiration of the time period. Upon the loss of privilege to rent, the owner shall take immediate steps to evict the occupants.
(6) 
Judicial remedies upon failure to enforce. In the event the owner fails to take action to evict the occupants after receiving notice to do so, then the Township may initiate any action, at law or in equity, to evict such occupants and collect all costs and expenses thereof, including reasonable attorney's fees, from the owner. Such costs, expenses and attorney's fees shall be collected by the Township through any action available to the Township for the collection of debt, including, but not limited to, the initiation of a civil action or the filing of a municipal claim against the property and execution upon same.
C. 
Considerations in applying remedial measures. The Code Enforcement Officer when issuing a disruptive conduct report, and/or in reviewing, recommending and/or applying any remedial measures hereunder, shall take in to consideration the following factors:
(1) 
The effect of the violation on the health, safety and welfare of the occupants of the regulated rental unit and other occupants of the premises.
(2) 
The effect of the violation on the neighborhood and/or the occupants of surrounding properties.
(3) 
Whether the owner has prior violations of this chapter and/or other ordinances of the Township or has received prior notices of violations for same.
(4) 
Whether the owner has been subject to disciplinary proceedings under this chapter.
(5) 
The effect of disciplinary action on the occupants.
(6) 
The action taken by the owner to remedy the violation and to prevent future violations, including any written plan submitted by the owner.
(7) 
The policies and lease language employed by the owner to manage the regulated dwelling unit to enable the owner to comply with the provisions of this chapter.
(8) 
Any limitations on evictions or other disciplinary actions imposed under the Federal Fair Housing Act, or any other state or federal law, rule or regulation affecting or relating to same.
(9) 
In addition to applying discipline as set forth above, the Code Officer may recommend, and Township Board of Supervisors may impose upon the existing or subsequent permits, reasonable conditions related to fulfilling the purposes of this chapter.
D. 
Grounds for taking remedial measures. Any of the following acts or omissions may subject an owner to those remedial measures as provided for in this article:
(1) 
The failure to abate a violation of this chapter and/or other applicable codes and ordinances that apply to the premises within the time directed by the Township.
(2) 
Engaging in conduct that interferes with or otherwise thwarts or impedes the inspection of the premises by the police, a social service agency providing services to an occupant of the premises, the Code Officer or any other designated agent of the Township as required by this chapter reasonably necessary for the enforcement of this chapter.
(3) 
The failure to take steps to remedy and prevent violations of this chapter by occupants of regulated rental units as required by this chapter.
(4) 
The failure to file and implement an approved plan to remedy and prevent violations of this chapter by occupants of a regulated rental unit as required by this chapter.
(5) 
Failure to evict occupants after having been directed to do so by the Township as provided for in this chapter.
(6) 
Three related or unrelated violations of this chapter, or any other ordinance of the Township that apply to the premises within a permit term. For purposes of this chapter, there need be no criminal conviction before a violation may be found to exist. Before a prior violation can be considered under this section, the owner must have received notice, in writing, of each violation pursuant to the terms of this chapter.
E. 
Procedure for nonrenewal, suspension or revocation of permit.
(1) 
Notification and hearing. Following a determination by the Code Enforcement Officer that a basis for the nonrenewal, suspension or revocation of a permit exists, the Code Enforcement Officer shall notify the owner of the action to be taken and the reasons for same. Such notification shall be in writing, addressed to the owner in question, and shall contain the following information:
(a) 
The address of the premises in question and identification of the particular regulated rental unit(s) affected.
(b) 
A description of the violation which has been found to exist.
(c) 
A statement that the permit for said regulated rental unit(s) shall be either suspended or revoked, or will not be renewed for the next permit year. In the case of a suspension or revocation, the notice shall state the date upon which such suspension or revocation will commence, and in the case of a suspension, shall also state the duration of said suspension.
(d) 
A statement that, due to the nonrenewal, suspension or revocation (as the case may be), the owner or any person acting on his, her or its behalf is prohibited from renting, letting, or permitting occupancy of the dwelling unit(s) to more than four unrelated individuals subject to said enforcement action, from and during the period said action is in effect.
(e) 
A statement informing the owner that he, she or it has a right to appeal the decision suspending, revoking or declining to renew the permit to the Board of Supervisors, by submitting, in writing, to the Township Secretary, within 10 days from the date printed on the notice, a detailed statement of the appeal including the grounds therefore and the reason(s) alleged as to why the determination of the Code Enforcement Officer is incorrect or should be overturned. The appeal shall contain a statement of the relief requested by the appellant. Such notice of appeal may be required to be submitted on a form to be prescribed therefore by the Board of Supervisors, to be signed by the appellant. There is hereby imposed a fee for filing of such appeals, the amount of which shall be determined and established from time to time by resolution of the Board of Supervisors.
(f) 
Upon receipt of such an appeal in proper form, accompanied with the requisite filing fee, the Township Secretary shall schedule a hearing before the Board of Supervisors not more than 30 days from the date on which the appeal is filed.
(g) 
The appellant shall receive notice of the hearing on the appeal. Notice of the hearing on appeal shall be sent to the appellant by regular U.S. mail at the mailing addresses provided by the owner and/or occupant of the premises or, in the absence of same, to that address maintained for the owner of the premises in the Unity Township Tax Office. Notice of the hearing shall also be sent to the tax mailing addresses of all persons owning property within 100 feet of the regulated rental unit.
(h) 
The hearing on the appeal shall be conducted by Township Board of Supervisors. The appellant and all other parties or persons having an interest may be heard. Based on the facts and arguments of the appellant and of the police, Code Enforcement Officer, social service agency, or other public official(s) involved, and any relevant factual presentations of other parties, the Supervisors shall render a decision affirming, reversing or modifying the prior action from which the appeal was taken. Such decision shall be issued at a public meeting either immediately following the hearing, or within 30 days thereafter. The decision shall be reduced to writing stating clearly the factual and legal basis for the decision. If the Board of Supervisors deems it necessary or desirable, it may continue the hearing to a subsequent time and date not later than 30 days from the initial hearing, which time and date shall be openly announced at the initial hearing and in such case, the time limits for issuing the decision and reducing it to writing set forth herein shall be calculated from the last hearing date.
(2) 
Delivery of notification. All notices shall be sent to the owner by regular first-class U.S. Mail, postage pre-paid. Such notice shall also be posted at a conspicuous place on the premises.
(3) 
Right to appeal. Any person, owner or occupant aggrieved by a decision of the Board of Supervisors may appeal such decision to the Court of Common Pleas of Westmoreland County, Pennsylvania by filing a notice of appeal, containing a concise statement of the legal and factual basis for the appeal, within 30 days from the date the Township's written decision is issued.
A. 
Violations. It shall be unlawful for any person or owner of a regulated rental unit for which a permit is required, to operate or engage in the operation of a regulated rental unit without a valid, current permit issued by the Township authorizing such operation. It shall also be unlawful for any person or owner to allow the number of occupants of a regulated rental unit to exceed the maximum limit as set forth on the permit, or to violate or fail to otherwise comply with any corrective action plan or any other term or provision of this chapter. It shall be unlawful for any person, owner or occupant to violate any term or provision of this chapter.
B. 
Penalties and enforcement.
(1) 
Any violation of this chapter shall constitute a summary offense punishable, upon conviction by a court of competent jurisdiction, by a fine not less than $300 nor more than $1,000 plus attorney's fees and other costs of prosecution or, in default of payment of such fine and costs, by a term of imprisonment not to exceed 30 days for each offense. Each day a violation continues shall constitute a separate and distinct offense without the necessity of filing a separate citation.
(2) 
In addition to any fine or cost imposed herein, this chapter may be enforced by the Township through an action at law or in equity brought in the Court of Common Pleas of Westmoreland County, Pennsylvania. In the event the Township is compelled to bring an action at law or in equity to enforce the terms of this chapter, or any action taken by the Township hereunder, the Township shall be entitled to recover all legal fees, costs and expenses incurred by the Township in the prosecution of such action from the violating property owner.
C. 
All remedies cumulative. The penalty and enforcement provisions of this chapter, and the permit renewal, nonrenewal, suspension and revocation procedures provided in this chapter, shall be independent, and be separate and cumulative remedies, all of which shall be available to the Township to carry out the purpose and intent of this chapter. The remedies and procedures provided in this chapter for violation hereof are not intended to supplant or replace, to any degree, the remedies and procedures available to the Township in the case of a violation of any other code or ordinance of the Township, whether or not such other code or ordinance is referenced in this chapter and whether or not an ongoing violation of such other code or ordinance is cited as the underlying ground for a finding of a violation of this chapter. The penalty and enforcement provisions and remedies contained in this chapter are intended to be cumulative. Nothing in this chapter shall be deemed or construed to prevent the Township from enforcing this chapter by engaging in any other remedies to which it may be entitled, at law, in equity or otherwise.
A. 
Notices.
(1) 
Presumption of receipt. There shall be a rebuttable presumption that any notice required to be given to the owner under this chapter shall have been received by such owner if the notice was given to the owner in the manner provided by this chapter.
(2) 
Ignorance not a defense. A claimed lack of knowledge by the owner of any violation hereunder cited shall be no defense to permit nonrenewal, suspension or revocation proceedings as long as all notices prerequisite to institution of such proceedings have been given and deemed received in accordance with the applicable provisions of this chapter.
(3) 
All notices required under this section shall be in writing and addressed to:
The Township of Unity
ATTENTION: CODE OFFICER
154 Beatty County Road
Latrobe, PA 15650
B. 
Owners jointly and severally responsible. If any regulated rental unit is owned by more than one person, in any form of joint tenancy, in partnership, or otherwise, each person shall be jointly and severally responsible for the duties imposed under the terms of this chapter, and may be jointly and/or severally subject to prosecution for the violation of this chapter.
C. 
Severability. The terms, provisions and applications of this chapter are severable. If any provision of this chapter or the application thereof to any person or circumstance is held invalid, such holding shall not affect the remaining provisions or applications of this chapter. The remaining provisions and/or applications of this chapter shall remain in full force and effect without the invalid provision or application.
D. 
Repealer. All Ordinances or parts of Ordinances inconsistent herewith are hereby repealed to the extent of such inconsistency.
[Added 4-11-2024 by Res. No. R-10-2024]
A. 
Exterior property conditions.
(1) 
Sanitation. The exterior of the premises shall be maintained in a clean, safe and sanitary condition.
(2) 
Grading and drainage. The exterior premises shall be graded and maintained to prevent the erosion of soil and the accumulation of stagnant water on the premises or within any structure located thereon.
(3) 
Sidewalks and driveways. All sidewalks, walkways, exterior stairs, driveways, parking spaces and similar areas shall be kept in good repair, easily passable and maintained free from hazardous conditions.
(4) 
Weeds. The exterior of the premises shall be maintained free from weeds or plant growth in excess of 10 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.
(5) 
Rodent and insect harborage. The property shall be kept free from rodent harborage and infestation insect infestation. Where rodents and insects 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 insect prevent reinfestation.
(6) 
Exterior exhaust vents. Pipes, ducts, conductors, fans or blowers shall be kept free of blockage and 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.
(7) 
Motor vehicles. 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.
B. 
Exterior structure conditions.
(1) 
General. The exterior of the 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.
(2) 
Premises identification. The exterior of the building 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).
(3) 
Stairways, decks, porches and balconies. Every exterior stairway, deck, porch, balcony, and all appurtenances attached thereto, shall be structurally sound, maintained in good repair, be properly anchored and capable of supporting the imposed loads.
(4) 
Window, skylight and door frames. Every window, skylight, door and frame shall be weathertight and maintained and kept in good repair.
(5) 
Glazing. All glazing materials shall be maintained free from cracks and holes.
(6) 
Openable windows. Every window, other than a fixed window, shall be easily openable and capable of being held in position by appropriate window hardware designed for that purpose.
(7) 
Exterior doors. All exterior doors must shut completely, be airtight and lock. A deadbolt, chain or other security lock openable only from the inside, must be installed on each exterior door
(8) 
Screens and screen doors. Every door, window and other outside opening required for ventilation of habitable rooms, food preparation areas, food service areas or any areas where products to be included or utilized in the preparation of food for human consumption shall be supplied with tightly fitting screens of not less than 16 mesh per inch (16 mesh per 25 mm), and every screen door used for insect control shall have a self-closing device in good working condition.
C. 
Interior conditions.
(1) 
Content. The interior of the structure must contain at least one separate bathroom, at least one separate bedroom, a common kitchen and a common living room area. No cooking facilities shall be located within a bedroom, living room or bathroom.
(2) 
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. The owner of the premises shall maintain any shared or public areas of the structure and exterior property in a clean and sanitary condition.
(3) 
Stairs and walking surfaces. Stairs, landings, ramps, balconies and all similar walking surfaces, shall be structurally sound, properly anchored with connections capable of supporting all required loads and resisting all load effects.
(4) 
Handrails and guardrails. Every exterior and interior flight of stairs having more than four risers shall have a handrail on one side of the stair and every open portion of a stair, landing, balcony, porch, deck, ramp or other walking surface which is more than 30 inches (762 mm) above the floor or grade below shall have guardrails. Handrails shall not be less than 30 inches (762 mm) high or more than 42 inches (1,067 mm) high measured vertically above the nosing of the tread or above the finished floor of the landing or walking surfaces. Guardrails shall not be less than 30 inches (762 mm) high above the floor of the landing, balcony, porch, deck, or ramp or other walking surface. All handrails and guardrails shall be firmly fastened, maintained in good condition and capable of supporting normally imposed loads.
(5) 
Interior doors. All interior doors shall fit reasonably well within its frame, 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.
D. 
Rubbish and garbage.
(1) 
Accumulation of rubbish or garbage. The interior of the building and exterior of premises, shall be kept free from the accumulation of trash, rubbish or garbage.
(2) 
Disposal of rubbish and garbage. Every occupant of a structure shall dispose of all rubbish in a clean and sanitary manner by placing such rubbish in approved containers. Owner shall maintain a contract with a licensed sanitary landfill hauler for the removal of trash, rubbish and garbage from the premises.
E. 
Bathroom facilities.
(1) 
Ventilation for bathrooms and toilet rooms. Every bathroom and toilet room shall have sufficient ventilation for its habitable space, except that a window shall not be required where such spaces are equipped with a mechanical ventilation system. Air exhausted by a mechanical ventilation system from a bathroom or toilet room shall discharge to the outdoors and shall not be recirculated.
(2) 
Water closet accessibility. Every bedroom shall have access to at least one water closet and one lavatory without passing through another bedroom. Every bedroom shall have access to at least one water closet and lavatory located in the same story as the bedroom or in an immediately adjacent story.
(3) 
Required facilities. Every dwelling unit shall contain its own bathtub or shower, lavatory, water closet and kitchen sink which shall be maintained in a sanitary, safe working condition. The lavatory shall be placed in the same room as the water closet or located in close proximity to the door leading directly into the room in which such water closet is located. A kitchen sink shall not be used as a substitute for the required lavatory.
(4) 
Connections to water supplies. Every sink, lavatory, bathtub or shower, faucet, water closet or other plumbing fixture shall be properly connected to either a public water system or to an approved private water system. All kitchen sinks, lavatories, laundry facilities, bathtubs and showers shall be supplied with hot or tempered and cold running water in accordance with the International Plumbing Code.
(5) 
Water heating facilities. Water heating facilities shall be properly installed, maintained and capable of providing an adequate amount of water to be drawn at every required sink, lavatory, bathtub, shower and laundry facility at a temperature of not less than 110° F. (43° C.). A gas-burning water heater shall not be located in any bathroom, toilet room, bedroom or other occupied room normally kept closed, unless adequate combustion air is provided. An approved combination temperature and pressure-relief valve and relief valve discharge pipe shall be properly installed and maintained on all water heaters.
(6) 
Maintenance. Every plumbing stack, vent, waste and sewer line and toilet shall function properly and be kept free from obstructions, leaks and defects.
F. 
Heating and mechanical appliances.
(1) 
Residential occupancies. Dwellings shall be provided with heating facilities capable of maintaining a room temperature of 68° F. (20° C.) in all habitable rooms, bathrooms and toilet rooms based on the winter outdoor design temperature for the locality indicated in Appendix D of the International Plumbing Code. Cooking appliances shall not be used to provide space heating to meet the requirements of this section.
(2) 
Mechanical appliances. All mechanical appliances, fireplaces, solid fuel-burning appliances, cooking appliances and water heating appliances shall be properly installed and maintained in a safe working condition, and shall be capable of performing the intended function.
(3) 
Removal of combustion. All fuel-burning equipment and appliances shall be connected to an approved chimney or vent.
G. 
Electrical systems.
(1) 
Installation. All electrical equipment, wiring and appliances shall be properly installed and maintained in a safe and approved manner. All outlets, switches and light fixtures shall be installed and maintained in good working order.
(2) 
Receptacles. Every habitable space in a dwelling shall contain at least two separate and remote receptacle outlets. Every laundry area shall contain at least one grounded-type receptacle or a receptacle with a ground fault circuit interrupter. Every bathroom shall contain at least one receptacle. All bathroom outlets, and kitchen receptacle outlets near water supplies, shall have ground fault circuit interrupter protection.
(3) 
Electrical system hazards. Where it is found that the electrical system in a structure constitutes a hazard to the occupants or the structure by reason of inadequate service, improper fusing, insufficient receptacle and lighting outlets, improper wiring or installation, deterioration or damage, or for similar reasons, the code official shall require the defects to be corrected to eliminate the hazard.
H. 
Emergency escape and rescue openings.
(1) 
Emergency escape and rescue required. Basements, habitable attics and every sleeping room shall have at least one operable emergency escape and rescue opening. Where basements contain one or more sleeping rooms, emergency egress and rescue openings shall be required in each sleeping room. Where emergency escape and rescue openings are provided they shall have a sill height of not more than 44 inches (1,118 mm) measured from the finished floor to the bottom of the clear opening. Where a door opening having a threshold below the adjacent ground elevation serves as an emergency escape and rescue opening and is provided with a bulkhead enclosure, the bulkhead enclosure shall comply with Section R310.3. The net clear opening dimensions required by this section shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. Emergency escape and rescue openings with a finished sill height below the adjacent ground elevation shall be provided with a window well of sufficient size to accommodate escape and rescue operations consistent with the terms of the 2009 International Property Maintenance Code. Emergency escape and rescue openings shall open directly into a public way, or to a yard or court that opens to a public way.
(a) 
Minimum opening area. All emergency escape and rescue openings shall have a minimum net clear opening of 5.7 square feet. Grade floor openings shall have a minimum net clear opening of five square feet.
(b) 
Minimum opening height. The minimum net clear opening height shall be 24 inches.
(c) 
Minimum opening width. The minimum net clear opening width shall be 20 inches.
(2) 
Operational constraints. Emergency escape and rescue openings shall be operational from the inside of the room without the use of keys, tools or special knowledge.
(3) 
Ladders and steps. Window wells with a vertical depth greater than 44 inches shall be equipped with a permanently affixed ladder or steps usable with the window in the fully open position. Ladders or rungs shall have an inside width of at least 12 inches, shall project at least three inches from the wall and shall be spaced not more than 18 inches on center vertically for the full height of the window well.
(4) 
Window wells. The minimum horizontal area of the window well shall be nine square feet, with a minimum horizontal projection and width of 36 inches. The area of the window well shall allow the emergency escape and rescue opening to be fully opened. Provided, however, that the ladder or steps required above shall be permitted to encroach a maximum of six inches into the required dimensions of the window well.
I. 
Fire extinguishers and alarm systems.
(1) 
Fire extinguishers. A working fire extinguisher must be available in the kitchen and on each level of the structure occupied by an occupant.
(2) 
Smoke detection and notification. All smoke alarms shall be listed and labeled in accordance with UL 217 and installed in accordance with all applicable codes and ordinances of Unity Township and the household fire warning equipment provisions of NFPA 72.
(3) 
Combination smoke and fire detection systems. Household fire alarm systems installed in accordance with NFPA 72 that include smoke alarms, or a combination of smoke detector and audible notification device installed as required by this section for smoke alarms, are required for each rental unit. The household fire alarm system shall provide the same level of smoke detection and alarm as required by this section for smoke alarms. Where a household fire warning system is installed using a combination of smoke detector and audible notification device(s), it shall become a permanent fixture of the premises and be the responsibility of the owner to keep in good working order and repair. The system shall be monitored by an approved supervising station and be maintained in accordance with NFPA 72 and a copy of a monitoring agreement shall be made available to the Township Code Enforcement Officer upon request.
(4) 
Locations. Smoke alarms shall be installed in the following locations:
(a) 
In each sleeping room.
(b) 
Outside each separate sleeping area in the immediate vicinity of the bedrooms.
(c) 
On each additional story of the dwelling, including basements and habitable attics but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level.
(5) 
Carbon monoxide alarms. An approved carbon monoxide alarm shall be installed outside of each separate sleeping area in the immediate vicinity of the bedrooms in dwelling units within which fuel-fired appliances are installed and in dwelling units that have attached garages.