A. 
It is the purpose of this article and the policy of the Board of Commissioners of the Township of Lower Merion, in order to protect and promote the public health, safety and welfare of its citizens, to establish rights and obligations of owners and tenants relating to the rental of certain dwelling units and dormitory units to students in the Township of Lower Merion and to encourage owners and tenants to maintain and improve the quality of student rental housing within the community. It is also the policy of the Township that owners, managers, and tenants share responsibilities to obey the various codes adopted to protect and promote public health, safety and welfare. To those ends, this article provides for a system of inspections, issuance and renewal of student rental licenses and sets penalties for violations. This article shall be liberally construed and applied to promote its purposes and policies. While the Board of Commissioners of the Township of Lower Merion acknowledges the significant contribution that institutions of higher learning, their students, faculty and staff make to the culture and economy of the Township of Lower Merion, in recent years, adverse effects of student housing on residential neighborhoods have increased and there has been an increase in disruptive student behavior that threatens the health, safety and welfare of student and nonstudent citizens of the Township of Lower Merion.
B. 
Accordingly, the Board of Commissioners of the Township of Lower Merion makes the following findings relating to student housing and its effect on the residential neighborhoods of the Township of Lower Merion and the effect of student lifestyles on the health, safety and welfare of the student citizens and nonstudent citizens:
(1) 
When compared to other unrelated cohabitating individuals and traditional families, groups of students have different hours, work and social habits and frequently cause noise, disturbances and problems in residential neighborhoods.
(2) 
There is a greater incidence of violations of various codes of the Township at residential properties where owners rent such property to students.
(3) 
The concentration of dwelling units occupied by students changes the character of a neighborhood and displaces middle- and lower-income housing by absorbing housing units and rendering the remaining units less desirable for more traditional residential use.
(4) 
There are sufficient differences between student and nonstudent dwellings and the behavior of students and nonstudent residents to justify different regulations for student and nonstudent rental housing.
(5) 
The Board of Commissioners of the Township of Lower Merion finds that college and universities located in and bordering the Township have sufficient resources and interest to properly manage their dormitories and there is no need to regulate such dormitories or student housing units located on and managed by local colleges and universities.
A. 
General regulations.
(1) 
It shall be the duty of every owner to keep and maintain all student rental units in compliance with all applicable codes and provisions of all other applicable state laws and regulations and local ordinances and to keep such property in good and safe condition.
(2) 
Every owner shall also be responsible for regulating the conduct and activities of the tenants of every student rental unit which he, she or it owns in the Township, which conduct or activity takes place at such student rental unit or its premises. In order to achieve those ends, every owner of a student rental unit shall regulate the conduct and activity of the tenants thereof, both contractually and through enforcement, as more fully set forth below.
(3) 
This section shall not be construed as diminishing or relieving, in any way, the responsibility of tenants 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 of tenants 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 tenants or their guests may have as a result of their conduct or activity under any private cause of action, civil or criminal enforcement proceeding, or criminal law; nor shall this section be construed so as to require an owner to indemnify or defend tenants or their guests when any such action or proceeding is brought against the tenant based upon the tenant's conduct or activity. Nothing herein is intended to impose any additional civil/criminal liability upon owners other than that which is imposed by existing law.
(4) 
This article is not intended to, nor shall its effect be, to limit any other enforcement remedies which may be available to the Township against an owner, tenant or guest thereof.
B. 
Designation of a property manager. Every owner who is not a full-time resident of the Township of Lower Merion, or elsewhere in an area that is within 10 miles from the Township of Lower Merion, shall designate a manager who, if an individual, shall reside in an area within 10 miles from the Township of Lower Merion. If the manager is an entity, an individual representative of the manager residing within 10 miles from the Township shall be designated If the owner is a corporation, a manager shall be required if an officer of the corporation does not reside in the aforesaid 10 mile area from the Township. The officer shall perform the same function as a manager. If the owner is a partnership, a manager shall be required if a partner does not reside in the aforesaid ten-mile area from the Township. Said partner shall perform the same function as a manager. The manager shall be the agent of the owner for service of process and receiving of notices and demands, as well as for performing the obligations of the owner under this article and under rental agreements with tenants. The identity, mailing address, email address, and cellphone numbers(s) of a person who is designated as manager hereunder shall be provided by the owner or manager to the Township and such information shall be kept current and updated as it changes.
C. 
Disclosure. The owner or property manager shall disclose to the tenant in writing on or before the commencement of the tenancy:
(1) 
The name, address and telephone number of the manager, if applicable.
(2) 
The name, address and telephone number of the owner(s) of the premises.
D. 
Maintenance of premises.
(1) 
The owner shall maintain the premises in compliance with the applicable codes of the Township and shall regularly perform or arrange for all routine maintenance, including lawn mowing and ice and snow removal and shall promptly make any and all repairs necessary to fulfill this obligation. The owner and tenant may agree that the tenant is to perform specified repairs, maintenance tasks, alterations, or remodeling.
(2) 
In no case shall the existence of any agreement between owner and tenant relieve an owner of any responsibility under this article or other ordinances or codes for maintenance of premises.
E. 
Written rental agreement.
(1) 
All rental agreements for student rental units shall be in writing. No oral leases and no oral modifications thereof are permitted. All disclosures and information required to be given to tenants by the owner shall be furnished before the signing of the rental agreement. The owner shall provide each tenant with copies of the rental agreement upon execution.
(2) 
All agreements are required by this article to show the names of all authorized tenants of the student rental unit and state the total number of persons who may occupy the student rental unit. Each individual found to be dwelling in a student rental unit who is not an authorized tenant shall constitute a separate violation of the rental agreement and this article.
(3) 
Terms and conditions. Owner and tenant may include in a rental agreement terms and conditions not prohibited by this article or other applicable ordinances, regulations, and laws, including rent, term of the agreement and other provisions governing the rights and obligations of the parties.
(4) 
Prohibited provisions. Except as otherwise provided by this article, no rental agreement may provide that the tenant or owner agrees to waive or to forego rights or remedies under this article. A provision prohibited by this subsection included in a rental agreement is unenforceable.
(5) 
The Township shall be furnished with a tenant affidavit identifying the current tenants for each student rental unit as a supplement to each student rental license application. Student rental licenses shall not be issued without a current tenant affidavit on file with the Township. It shall be the responsibility of the owner/manager of the student rental unit to keep this information current and submit new or amended tenant affidavit to the Township within 20 days from the date of execution of any new rental agreement.
F. 
Landlord-tenant act. The owner shall comply with all provisions of the Landlord-Tenant Act of the Commonwealth of Pennsylvania.
G. 
Common areas. Where an owner of a student rental unit does not regulate the use of common areas and the behavior of tenants and guests in the common areas of student rental units is violative hereunder, the owner shall be directly responsible for the behavior of tenants and guests in the common area as if the owner were a tenant. The failure of the owner to regulate behavior of tenants and guests in the common areas of student rental units that result in the following shall be a violation of this article:
(1) 
Engaging in fighting or threatening, or in violent or tumultuous behavior;
(2) 
Making unreasonable noise disturbing to others;
(3) 
Creating a hazardous or physically offensive condition by any act which serves no legitimate purpose of the actor; or
(4) 
Partaking, either directly or by association, in disruptive conduct as defined by the Township.
H. 
Enforcement actions.
(1) 
Within 10 days after receipt of written notice from the Director that a tenant of a student rental unit has violated a provision of this article, the owner shall take immediate steps to remedy the violation and take steps to assure that there is not a reoccurrence of the violation.
(2) 
Within 20 days after receipt of a notice of violation, the owner shall file with the Director 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 set forth a plan as to steps the owner will take in the future if the violation reoccurs. The owner shall notify the Township of changes in the occupancy within 10 days of the change and shall provide the name of the person who is no longer residing in the premises. In the event a person departs and a new tenant is added, the name, permanent address and permanent telephone number of the new tenant(s) shall be provided to the Township.
(3) 
The Director shall review the report and, if adequate steps have been taken and the plan is adequate to address future violations, shall approve the plan. The owner shall, on his or her initiative, enforce the plan and failure to do so shall be a violation of this article.
(4) 
In the event that a third violation occurs within a license year involving the same tenant or tenants, the Director may direct the owner to evict the tenants who violated this article and to not permit the tenant to occupy the premises during the subsequent licensing period.
I. 
Code violations. Upon receiving notice of any code violations from the Director, the owner shall promptly take action, or cause the necessary action to be taken, to abate the offending condition and eliminate the violation.
J. 
The owner shall permit inspections of any student rental units or premises by the Director at reasonable times upon reasonable notice.
K. 
The owner shall retain the following for every student rental unit:
(1) 
The current license and current inspection report issued by the Director for all student rental units on the premises.
(2) 
The licensed application required by this article and the rental agreement showing the names of the authorized tenants of all student rental units on the premises.
(3) 
The total number of persons who may occupy the student rental unit and any common areas located within the student rental unit.
A. 
General. The tenant shall comply with all obligations imposed upon tenants by this article, all applicable codes and ordinances of the Township and all applicable provisions of state law.
B. 
Health and safety regulations. The maximum number of persons permitted in any student rental unit or common area shall not exceed the designated maximum number of persons permitted under Township or state code.
C. 
Peaceful enjoyment. The tenant shall conduct himself or herself and require other persons including, but not limited to, guests on the premises and within his or her student 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, and that will not disturb the peaceful enjoyment of adjacent or nearby dwellings by the persons occupying same.
D. 
Residential use. The tenant shall, unless otherwise permitted by applicable law or ordinance, occupy or use his or her student rental unit for no other purpose than as a residence.
E. 
Illegal activities. The tenant shall not engage in, nor tolerate nor permit others on the premises to engage in, any conduct declared illegal under the Pennsylvania Crimes Code (18 Pa.C.S.A. § 101 et seq.) or 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.).
F. 
Disruptive conduct.
(1) 
The tenant shall not engage in, nor tolerate nor permit guests in the student rental unit or on the premises of the student rental unit to engage in disruptive conduct or other violations of this article.
(2) 
When Lower Merion Police Department or a Code Enforcement Official investigates an alleged incident of disruptive conduct, he or she shall complete a disruptive conduct report, in addition to any other report or citation as applicable, upon a finding that the reported incident did, in his or her judgment, constitute disruptive conduct as defined herein. The information filled in on said 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 requested on the prescribed from. Where the Lower Merion Police Department makes such investigation, said Lower Merion Police Department officer shall then submit the completed disruptive conduct report to the Director.
In all cases, the Director shall mail a copy of the disruptive conduct report to the owner or manager within three working days of the occurrence of the alleged disruptive conduct, whether the person making the investigation on behalf of the Township is a Code Enforcement Official or a Lower Merion police officer.
G. 
Compliance with rental agreement. The tenant shall comply with all lawful provisions of the rental agreement entered into between owner and tenant. Failure to comply may result in the eviction of the tenant by the owner.
H. 
Damage to premises. The tenant shall not intentionally cause, nor permit nor tolerate others to cause, damage to the student rental unit or the premises of the student rental unit. Conduct which results in damages in excess of $500 shall be considered a violation of this article.
I. 
Inspection of premises. The owner and tenant of a student rental unit shall permit inspections by a Code Enforcement Official of the student rental unit, common areas of the student rental unit, and the premises of the student rental unit at reasonable times, upon reasonable notice.
J. 
Removal or defacement of notice. It shall be a violation of this article for any person to remove or deface any notice of a document required to be posted within a student rental unit, common area of a student rental unit, or the premises of a student rental unit and it shall be unlawful for any person to occupy the student rental unit unless the student rental unit is properly licensed by Lower Merion Township.
K. 
It shall be a violation of this article for any tenant, guest, or any other person to engage in disruptive conduct as defined by this article.
A. 
License requirement.
(1) 
A license shall be required for all student rental units.
(2) 
The application for the license shall be in a form as determined by the Township.
(3) 
As a prerequisite to entering into a rental agreement or permitting the occupancy of any student rental unit (except as provided in this article), the owner of every such student rental unit shall be required to apply for and obtain a license for each student rental unit.
(4) 
The following categories of rental properties shall not require a student rental license, and shall not, therefore, be subject to the permitting provision of this article:
(a) 
Owner-occupied dwelling units, provided that not more than two unrelated individuals, in addition to the immediate members of the owner's family, occupy the dwelling unit at any given time.
(b) 
Dwelling units which are occupied under a rental agreement by two or more unrelated individuals who are not students or the owner of record.
(c) 
Hotels and motels.
(d) 
Hospitals and nursing homes.
(e) 
Bed-and-breakfast units as defined by Chapter 155, Zoning.
(f) 
Dormitory units.
(5) 
A license shall not be required for multiple-unit dwellings, although a license shall be required for each student rental unit within a multiple-unit dwelling. The foregoing notwithstanding, all other provisions of this article shall apply to the common areas of the structure.
(6) 
The owner shall maintain a current and accurate list of the tenants for each student rental unit which shall include their name, permanent address and permanent telephone number which shall be provided to the Township on an annual basis as part of a tenant affidavit to be submitted with each student rental application and renewal and kept on file with the Township as a supplemental document with the associated student rental license. The owner shall notify the Township of changes in the occupancy within 20 days of the change and shall provide an updated tenant affidavit.
(7) 
In the event that a license is denied by the Director, the owner shall have the right to appeal to the Board of Commissioners of the Township of Lower Merion within 30 days of mailing of the notice of denial of the application. The hearing before the Board of Commissioners shall be governed by the Local Agency Act.[1]
[1]
Editor's Note: See 2 Pa. C.S.A. § 551 et seq.
(8) 
No license shall be issued to an owner unless the student rental unit is in compliance with all applicable codes and ordinances of the Township of Lower Merion.
B. 
Annual license term, fee and occupancy limit.
(1) 
Each license shall have an annual term running from January 1 through December 31 of each calendar year.
(2) 
Upon application for a license and prior to issuance or renewal thereof, each applicant shall pay to the Township an annual license and inspection fee, in an amount to be established, from time to time, by the Board of Commissioners, which may provide for more than one fee scale for different categories of premises, to be more specifically set forth by the Board of Commissioners.
(3) 
The license shall indicate thereon the maximum number of tenants in each student rental unit.
(4) 
No license shall be issued if the owner has not paid any fines and costs arising from enforcement of this article or any of the ordinances of the Township of Lower Merion relating to land use and/or code enforcement or if any licensing fees under this article are due and owing the Township.
C. 
Inspection.
(1) 
All premises shall be subject to periodic inspection by the Township. Such inspection may take place when an application is submitted for a license, or at any time during the year.
(2) 
The Director is hereby designated as the official authorized to enforce this article and to take appropriate measures to abate violation hereof, for and on behalf of the Township of Lower Merion.
(3) 
This section shall not be construed as to limit or restrict the authority of Township officials to conduct inspections of premises, whether or not subject to the permitting and inspection requirements of this article, pursuant to any other ordinance or code.
(4) 
If upon the initial inspection, violations of the Codes of the Township of Lower Merion are identified, owner shall pay a reinspection fee for each and every time it is necessary for a code enforcement official of the Township of Lower Merion to reinspect the property until no such violations are found. The amount of the reinspection fee is to be determined by the Board of Commissioners of the Township of Lower Merion, from time to time.
D. 
Search Warrant. Upon a showing of probable cause that a violation of this article or any other ordinance of the Township of Lower Merion has occurred, the Township may apply to the magisterial district justice having jurisdiction in the Township of Lower Merion for a search warrant to enter and inspect the premises.
A. 
General. The Director may initiate disciplinary action against an owner that may result in a formal warning, nonrenewal, suspension or revocation of the owner's license, for violating any provision of this article that imposes a duty upon the owner and/or for failing to regulate the breach of duties by tenants as provided for herein.
B. 
Options.
(1) 
Formal warning: formal written notification of at least one violation of this article. Upon satisfactory compliance with this article and any conditions imposed by the Director, the formal warning shall be removed when the owner applies for license renewal at a time set by the Director.
(2) 
Nonrenewal: the denial of the privilege to apply for license renewal after expiration of the student rental license term. The Township will permit the owner to maintain tenants in the premises until the end of the license term but will not accept applications for renewal of the student rental license until a time set by the Director.
(3) 
Suspension: the immediate loss of the privilege to rent student rental units for a period of time set by the Director. The owner, after the expiration of the suspension period, may apply for license renewal without the need to show cause why the owner's privilege to apply for a license should be reinstated. Upon suspension, the owner shall take immediate steps to evict the tenants.
(4) 
Revocation: the immediate loss of the privilege to rent student rental units for a period of time set by the Director and the loss of the privilege to apply for renewal of the student rental license for the current and following annual license terms. The owner, after the expiration of the revocation period, may apply for license renewal, but will be required to show cause why the owner's privilege to apply for a student rental license should be reinstated. Upon the loss of the privilege to rent, the owner shall take immediate steps to evict the tenants of the student rental unit.
C. 
Criteria for applying discipline. The Director, when recommending and applying discipline, shall consider the following:
(1) 
The effect of the violation on the health, safety and welfare of the tenants of the student rental unit and other residents of the premises.
(2) 
The effect of the violation on the neighborhood.
(3) 
Whether the owner has prior violations of this article and other ordinances of the Township or has received notices of violations as provided for in this article.
(4) 
Whether the owner has been subject to disciplinary proceedings under this article.
(5) 
The effect of disciplinary action on the tenants.
(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 rental agreement language employed by the owner to manage the student rental unit to enable the owner to comply with the provisions of this article.
(8) 
In addition to applying discipline as set forth above, the Director may apply and impose upon the existing or subsequent licenses reasonable conditions related to fulfilling the purposes of this article.
D. 
Grounds for imposing discipline. Any of the following may subject an owner to discipline as provided for in this article:
(1) 
Failure to abate a violation of Township codes and ordinances that apply to the premises within the time directed by the Director.
(2) 
Refusal to permit the inspection of the premises by the Township as required by this article.
(3) 
Failure to take steps to remedy and prevent violations of this article by tenants of student rental units as required by this article.
(4) 
Failure to file and implement an approved plan to remedy and prevent violations of this article by tenants of a student rental unit as required by this article.
(5) 
Three violations of this article or other ordinances of the Township that apply to the premises within a license term. For purposes of this article, there need be no criminal conviction before a violation can be found to exist. Before a prior violation can be considered under this Section, the owner must have received notice in writing of this violation within 30 days after the Director issues the notice of violation.
(6) 
Failure to register with the Township's Business Tax Collector, maintain their current business license, and pay any tax or fee as outlined and required by Chapter 138 of the Code of Lower Merion Township.
E. 
Procedure for nonrenewal, suspension or revocation of license and appeal.
(1) 
Notification. Following a determination that grounds for nonrenewal, suspension or revocation of a license exist, the Director shall notify the owner of the action to be taken and the reason therefor. 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 student rental unit(s) affected.
(b) 
A description of the violation which has been found to exist.
(c) 
A statement that the license for said student rental unit(s) shall be either suspended or revoked or will not be renewed for the next license year, or that the owner will receive a formal warning. In the case of a suspension or revocation, the notice shall state the date upon which such suspension or revocation will commence and shall also state the duration of said suspension or revocation.
(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, leasing or permitting occupancy of the student dwelling unit(s) by more than two unrelated students 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 license to the Board of Commissioners, by submitting in writing to the Township Secretary, within 30 days from the date printed on the notice, a detailed statement of the appeal, including the grounds therefor and the reason(s) alleged as to why the determination of the Director is incorrect or should be overturned, and a statement of relief requested by the appellant. Such notice of appeal may be required to be submitted on a form to be prescribed therefor by the Board of Commissioners, 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 the Board of Commissioners.
(2) 
Upon receipt of such an appeal in proper form, accompanied with the requisite filing fee, the Township Secretary shall schedule a hearing to be held at the time and date of the next regularly scheduled Board of Commissioners meeting not less than 10 days from the date on which the appeal is filed.
(3) 
The appellant, the Director and the owners of every lot on the same street within 500 feet of the lot or building for which the license is at issue, and every lot not on the same street within 150 feet of the lot or building in question, shall receive written notice of the hearing on the appeal. However, the failure of any owner to receive such notice shall not affect the validity of the hearing.
(4) 
The Board of Commissioners shall hold a hearing on the appeal which shall be conducted in accordance with the Local Agency Law, 2 Pa.C.S.A. §§ 551 through 555. The appellant and all other parties having an interest may be heard. Based on the facts and arguments of the appellant and of Director and any Lower Merion Police Department or other public officials involved, and any relevant factual presentations of other parties, the Board of Commissioners shall make a decision either affirming, reversing or modifying the action of the Director from which the appeal was taken.
(a) 
Such decision shall be rendered at a public meeting either immediately following the hearing or within 30 days thereafter. The decision shall be reduced to writing stating the factual and legal basis for the decision, within 45 days after rendering the decision. If the Board of Commissioners 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 rendering the decision and reducing it to writing set forth herein shall be calculated from the last hearing date (at which the substance of the decision is orally announced).
(5) 
Delivery of notification.
(a) 
All notices shall be sent to the owner and manager, if applicable, by certified mail. In the event that the notice is returned by the postal authorities marked "unclaimed" or "refused," then the Director shall attempt delivery by personal service on the owner or manager, if applicable.
A. 
Basis for violation. It shall be unlawful for any person, as either owner or manager of a student rental unit for which a license is required, to operate without a valid, current license issued by the Township authorizing such operation. It shall also be unlawful for any person, either owner or manager, to allow the number of tenants of a student rental unit to exceed the maximum limit as set forth on the license, or to violate any other provision of this article. It shall be unlawful for any tenant to violate this article.
B. 
Penalties. Any person who shall violate any provision of this article shall, upon conviction thereof, be sentenced to pay a fine of not more than $1,000 plus costs and, in default of payment of said fine and costs, to a term of imprisonment of not more than 30 days. Each day that a violation of this article continues or each section of this article which shall be found to have been violated shall constitute a separate offense.
C. 
Nonexclusive remedies. The penalty provisions of this section and the license nonrenewal, suspension and revocation procedures provided in this article shall be independent, non-mutually exclusive separate remedies, all of which shall be available to the Township as may be deemed appropriate for carrying out the purposes of this article. The remedies and procedures provided in this article 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 article 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 article.
A. 
Notices.
(1) 
For purposes of this article, any notice required hereunder to be given to a manager shall be deemed as notice given to the owner.
(2) 
There shall be a rebuttable presumption that any notice required to be given to the owner under this article shall have been received by such owner if the notice was given to the owner in the manner provided by this article.
(3) 
A claimed lack of knowledge by the owner of any violation hereunder cited shall be no defense to license 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 article.
B. 
Changes in ownership occupancy. It shall be the duty of each owner of a student rental unit to notify the Director, in writing, of any change in ownership of the premises or of the number of student rental units on the premises. It shall also be the duty of the owner to notify the Director in writing of any increase in the number of tenants in any student rental unit or of the changing of a dwelling unit from owner-occupied to non-owner-occupied, which thereby transforms the dwelling into a student rental unit for purposes of this article.
C. 
Owners severally responsible. If any student rental unit is owned by more than one person, in any form of joint tenancy, as a partnership or otherwise, each person shall be jointly and severally responsible for the duties imposed under the terms of this article and shall be severally subject to prosecution for the violation of this article.
D. 
Enforcement by the township. The Director is responsible for enforcement and administration of this article. Enforcement actions provided are not exclusive, and the Township may take any action with respect to a licensee, a resident, or the licensed premises as is authorized by law.