[Adopted 4-10-2001 by Ord. No. 913]
This article shall be known and may be cited as the "Morrisville Borough Vacant Buildings and Structures Code."
Pursuant to the authority contained in the Act of February 1, 1966 (1965 P. L. 1656, No. 581), as amended, Morrisville Borough hereby enacts this article.
This article is promulgated to protect the public health, safety and welfare by regulating buildings and structures that become vacant, abandoned, unoccupied and/or unused regularly for any length of time by establishing minimum requirements for safe and sanitary maintenance of buildings, structures, premises and equipment. This article shall be construed to secure its expressed intent, which is to ensure public health, safety and welfare to the extent they are affected by the vacancy of any building, structure or premises.
Unless otherwise expressly stated, the following terms used in this article shall have the meanings indicated below. The present tense includes the future tense, the singular number includes the plural number, the plural number the singular, and the masculine gender includes the feminine and neuter genders. The word "shall" is mandatory.
ABANDONED
The voluntary or involuntary discontinuance of an owner, operator or person's use or occupancy of a building or structure.
APPROVED
Approved by the Building Official or other authority having jurisdiction.
BUILDING
Any structure having a roof, self-supported or supported by walls, columns or air pressure, which is fixed to the ground, whether permanently or otherwise, used or occupied or intended to be used or occupied for the shelter, housing, storage or enclosure of any individual, animal, process, equipment, goods or materials of any kind or nature. The word "building" shall include any part thereof.
BUILDING OFFICIAL
The Morrisville Borough employee or individual retained by Morrisville Borough, or his or her duly authorized representative or agent, charged with the administration and enforcement of this chapter.
EXTERIOR PROPERTY
The open space on the lot and on adjoining property under the control of owners or operators of such premises.
GARBAGE AND/OR RUBBISH
Any animal or vegetable waste resulting from the handling, preparation, cooking and consumption of food; any combustible and/or noncombustible waste materials, including the residue from the burning of wood, coal, coke and other combustible materials, paper, rags, cartons, boxes, wood, excelsior, rubber, leather, tree branches, yard trimmings, tin cans, metals, mineral matter, crockery, dust and similar materials.
LOT
A designated parcel, tract or area of land established by a plat or otherwise as permitted by law and to be used, developed or built upon as a unit.
OCCUPANCY
The purpose for which a building or structure or any portion thereof is used.
OPERATOR
Any person who has charge, care, management or control of a building, structure or premises.
OWNER
Any person, agent, operator, firm, corporation, political subdivision or other association having a legal or equitable interest in a property; or recorded in the official records of the Commonwealth of Pennsylvania or County of Bucks as holding title to a property; or otherwise having control of a property.
PERSON
Any individual, corporation, association, firm, partnership, organization, municipal or political body or any other group acting as a unit.
PLUMBING
The materials and fixtures utilized in the installation, maintenance, extension and alteration of all piping, fixtures, appliances, vents, drains, and appurtenances together with all connections to water and sewer lines.
PLUMBING FIXTURE
A receptacle or device which is connected to the water distribution system of the premises, or discharges wastewater, liquid-borne waste materials or sewage directly or indirectly to the drainage system of the premises, or both.
STRUCTURE
Any man-made object having an ascertainable stationary location on or in land or water, whether or not affixed to the land; any building or other improvement to real property is hereby declared to be a structure for purposes of this article.
VACANT
The state of any building, structure or lot which is empty, unoccupied, without contents, not in use or unused on a regular and/or continual basis by natural persons and/or ceases to be used for the primary purpose for which the building or structure is adapted and shall include, but not be limited to, all such buildings or structures which are unoccupied at the time this article is enacted.
The owner of every vacant or abandoned building, structure or lot shall obtain a license from Morrisville Borough. Every person applying for a license under this article shall supply information as Morrisville Borough requires and shall pay an annual fee as set forth in the Morrisville Borough Fee Schedule.
A license shall be obtained not later than 30 days following the date that the building, structure or lot becomes vacant or abandoned.
Every license application shall include the information required by this section plus such other information deemed necessary by Morrisville Borough.
A. 
Address. An identification of the property by street number, mailing address and names of all streets contiguous to the property, where such exist.
B. 
Owner. An identification of the owner by name, residence and business address. If the owner is a corporation, limited liability company or other political or corporate body, the identification shall include the name and address of such entity, together with the name, residence and business address of one contact person.
C. 
Signatures. The signature of the owner, or if the owner is a corporate body, of any authorized agent.
D. 
Reason for vacancy or abandonment.
E. 
Time. Anticipated length of time to be vacant.
All licenses required by this article are subject to the conditions set forth in this section.
A. 
Term. Licenses shall be valid for a period of one year from the date of issuance.
B. 
Transfer. No license required by this article should be transferable. The new owner of any abandoned or vacant property shall obtain a new license from Morrisville Borough within 10 days after the transfer in any manner of ownership or control of an interest in such property.
C. 
Changes. An owner, who is required to be licensed under this article, shall inform Morrisville Borough in writing by first class mail and shall amend the license application within five days if there is a change of address of the owner or other contact person.
D. 
Renewal. If a property remains vacant after the expiration of its license, said license shall be renewed within 30 days after expiration, and the owner shall obtain an inspection of the property for compliance with the minimum requirements for the safety and maintenance of the property.
Any person, owner or operator who violates any provision of this article or any license issued hereunder, or shall fail to comply with any of the requirements of this article, shall be subject to the enforcement provisions and penalties set forth in §§ 129-92 through 129-96 of this article.
All structures, buildings or equipment which are or hereafter become vacant, abandoned, unoccupied and/or unused regularly for any length of time, whether the same is or becomes unsafe, unsanitary or deficient by any means, shall be preserved and maintained as provided for in this article.
The owner of a vacant or abandoned structure or building shall maintain the exterior property in compliance with the following standards:
A. 
Sanitation. All exterior property and premises shall be maintained in a clean, safe and sanitary condition.
B. 
Grading and drainage. All premises shall be graded and maintained to prevent the erosion of soil and to prevent the accumulation of stagnant water thereon, or within any structure located thereon. This requirement shall not apply to approved retention areas and reservoirs.
C. 
Sidewalks and driveways. All sidewalks, walkways, stairs, driveways, parking spaces and similar areas shall be kept in a proper state of repair and maintained free from hazardous conditions.
D. 
Weeds. All premises and exterior property shall be maintained free from weeds or plant growth in excess of 10 inches (254 mm). All noxious weeds are prohibited. "Weeds" shall be defined as all grasses, annual plants and vegetation, other than trees or shrubs; provided, however, that this term shall not include cultivated flowers and gardens.
E. 
Rodent harborage. All structures and exterior property shall be kept free from rodent harborage and infestation. Where rodents 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 prevent reinfestation.
F. 
Exhaust vents. Pipes, ducts, conductors, fans or blowers shall not discharge gases, steam, vapor, hot air, grease, smoke, odors or other gaseous or particulate wastes directly upon abutting or adjacent public property or that of another tenant.
G. 
Accessory structures. All accessory structures, including but not limited to, detached garages, fences and walls, shall be maintained structurally sound and in good repair.
H. 
Defacement of property. No person shall willfully or wantonly damage, mutilate or deface any exterior surface or any structure or building on any private or public property by placing thereon any marking, carving, graffiti or the like. It shall be the responsibility of the owner to restore said surface to an approved state of maintenance and repair.
The exterior of a vacant or abandoned structure or building shall be maintained in good repair, structurally sound and sanitary so as not to pose a threat to the public health, safety, welfare or the overall integrity of the building or structure, and in compliance with the following standards:
A. 
Protective treatment. All exterior surfaces, including but not limited to doors, door and window frames, cornices, porches and trim, shall be maintained in good condition. Exterior wood surfaces, other than decay-resistant wood, shall be protected from the elements and decay by painting or other protective covering or treatment. Peeling, flaking and chipped paint shall be eliminated and surfaces repainted. All siding and masonry joints as well as those between the building envelope and the perimeter of windows, doors, and skylights shall be maintained weather-resistant and watertight.
B. 
Structural members. All structural members shall be maintained free from deterioration, and shall be capable of safely supporting the imposed dead and live loads as if the building were being fully used.
C. 
Foundation walls. All foundation walls shall be maintained plumb and free from open cracks and breaks and shall be kept in such condition so as to prevent the entry of rodents.
D. 
Exterior walls. All exterior walls shall be free from holes, breaks, loose or rotting materials; and maintained weatherproof and properly surface coated where required to prevent deterioration.
E. 
Roofs and drainage. The roofs and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to prevent dampness or deterioration in the walls or interior portion of the structure. Roof drains, gutters and downspouts shall be maintained in good repair and free from obstructions. Rainwater shall not be discharged in a manner that creates a public nuisance.
F. 
Decorative features. All cornices, belt courses, corbels, terra cotta trim, wall facings and similar decorative features shall be maintained in good repair with proper anchorage and in a safe condition.
G. 
Overhang extensions. All canopies, marquees, signs, metal awnings, fire escapes, standpipes, exhaust ducts and similar overhang extensions shall be maintained in good repair and be properly anchored so as to be kept in a sound condition. When required, at the sole discretion of the Building Official, all exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather-coating materials, such as paint or similar surface treatment.
H. 
Stair and walking surfaces. Every stair, ramp, balcony, porch, deck or other walking surface shall comply with the provisions of Subsection I herein.
I. 
Stairways, decks, porches and balconies. Every exterior stairway, deck, porch and balcony and all appurtenances attached thereto shall be maintained structurally sound, in good repair, with proper anchorage and capable of supporting the imposed loads as if the building, structure and/or stairway were being fully used.
J. 
Chimneys and towers. All chimneys, cooling towers, smoke stacks, and similar appurtenances shall be maintained structurally safe and sound, and in good repair. All exposed surfaces of metal or wood shall be protected from the elements and against decay or rust by periodic application of weather-coating materials, such as paint or similar surface treatment.
K. 
Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.
L. 
Window, skylight and door frames. Every window, skylight, door and frame shall be kept in sound condition, good repair and weather-tight. All glazing materials shall be maintained free from cracks and holes. Every window, except for those secured against entry, or fixed windows, shall be easily openable and capable of being held in position by window hardware. No window or door opening shall be covered with any material which would render it inoperable or nonfunctional.
M. 
Doors. All exterior doors, door assemblies and hardware shall be maintained in good condition. Locks at all entrances to dwelling units, rooming units and guest rooms shall tightly secure the door.
N. 
Basement hatchways. Every basement hatchway shall be maintained to prevent the entrance of rodents, rain and surface drainage water.
O. 
Guards for basement windows. Every basement window that is openable shall be supplied with rodent shields, storm windows or other approved protection, at the sole discretion of the Building Official, against the entry of rodents.
The interior of a vacant or abandoned structure and any equipment therein shall be maintained in good repair, structurally sound and in a sanitary condition, and in compliance with the following standards:
A. 
Structural members. All structural members shall be maintained structurally sound and be capable of supporting the imposed loads as if the building were being fully used.
B. 
Interior surfaces. All interior surfaces, including windows and doors, shall be maintained in a good, clean and sanitary condition. Peeling paint, cracked or loose plaster, decayed wood, and other defective surface conditions shall be corrected.
C. 
Stairs and railings. All interior stairs and railings shall be maintained in sound condition and good repair.
D. 
Stairs and walking surfaces. Every stair, ramp, balcony, porch, deck or other walking surface shall comply with the provisions of this article.
E. 
Handrails and guards. Every handrail and guard shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good condition.
F. 
Interior doors. Every interior door shall fit reasonably well within its frame and 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 attached hardware.
G. 
Extermination. All structures shall be kept free from insect and rodent infestation. All structures in which insects or rodents are found shall be promptly exterminated by approved processes that will not be injurious to human health. After extermination, proper precautions shall be taken to prevent reinfestation. The owner and/or occupant of any structure shall be responsible for extermination within the structure.
The exterior of a vacant or abandoned property or premises, and the interior of every vacant structure, shall be free from any accumulation of rubbish or garbage, and maintained in compliance with the following standards:
A. 
Disposal of rubbish. Every owner and/or party in control of a structure shall dispose of all rubbish in a clean and sanitary manner by placing such rubbish in approved containers. The owner of every premises shall supply approved covered containers or rubbish, and the owner of the premises shall be responsible for the removal of rubbish.
B. 
Disposal of garbage. Every owner and/or party in control of a structure shall dispose of garbage in a clean and sanitary manner by placing such garbage in an approved garbage disposal facility or approved garbage containers. The owner of every structure or building shall supply one of the following: an approved mechanical food waste grinder in each dwelling unit; an approved incinerator unit in the structure available to the occupants in each dwelling unit; or an approved leakproof, covered, outside garbage container.
A. 
Habitable spaces. Every habitable space shall have at least one window of approved size facing directly to the outdoors or to a court. The minimum total glazed area for every habitable space shall be 8% of the floor area of such room. Wherever walls or other portions of a structure face a window of any room and such obstructions are located less than three feet (914 mm) from the window and extend to a level above that of the ceiling of the room, such window shall not be deemed to face directly to the outdoors nor to a court and shall not be included as contributing to the required minimum total window area for the room. Under no circumstances shall there be any diminution of closure of windows or other fenestration.
B. 
All spaces. All spaces shall be provided with natural and/or artificial light sufficient to permit the maintenance of sanitary conditions and the safe occupancy of the space and utilization of the appliances, equipment and fixtures.
Every sink, toilet, bathtub or shower, drinking fountain, 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, toilets, laundry facilities, bathtubs and showers shall be supplied with hot or tempered and cold running water in accordance with the Morrisville Borough Plumbing Code, as amended, or any other federal, state, or borough regulation in effect. All such facilities shall be maintained at a minimum temperature and with certified freeze protectors to ensure against the freezing of such facilities, and shall be subject to an annual inspection prior to the winter season by a plumber licensed to perform work within the Borough.
All plumbing fixtures shall be properly connected to either a public sewer system or to an approved private sewage disposal system. Every plumbing stack, vent, waste and sewer line shall function properly and be kept free from obstructions, leaks and defects. All such facilities shall be maintained at a minimum temperature and with certified freeze protectors to ensure against the freezing of such facilities, and shall be subject to an annual inspection prior to the winter season by a plumber licensed to perform work within the Borough.
Drainage of roofs and paved areas, yards and courts, and other open areas on the premises shall not be discharged in a manner that creates a public nuisance.
Heating facilities shall be provided in buildings and structures as required by this section.
A. 
Residential occupancies. All residential buildings and structures shall be properly winterized, with heating facilities capable of maintaining a minimum temperature of 45° F. in all habitable rooms, bathrooms and toilet rooms indicated in the Plumbing Code, wherever and whenever tested. The required room temperatures shall be measured three feet (914 mm) above the floor near the center of the room and two feet (610 mm) inward from the center of each exterior wall.
B. 
Nonresidential occupancies. All nonresidential buildings and structures having water and/or heating systems shall be properly winterized, with heating facilities capable of maintaining a minimum temperature of 45° F. to ensure against any damage to the interior, finish or systems of the building or structure. The required room temperatures shall be measured three feet (914 mm) above the floor near the center of the room and two feet (610 mm) inward from the center of each exterior wall.
All mechanical equipment, fireplaces and solid fuel-burning appliances shall be properly installed and maintained in a safe working condition, and shall be capable of performing the intended function.
A. 
Cooking and heating equipment. All cooking and heating equipment, components and accessories in every heating, cooking and water-heating device shall be maintained free from leaks and obstructions. Cooking appliances shall not be used to provide space heating to meet the minimum requirements of § 129-82.
B. 
Removal of combustion products. All fuel-burning equipment and appliances shall be connected to an approved chimney or vent. This requirement shall not apply to fuel-burning equipment and appliances which are labeled for nonvented operation.
C. 
Clearances. All required clearances to combustible materials shall be maintained.
D. 
Safety controls. All required controls for fuel-burning equipment shall be maintained in a good and working condition.
E. 
Combustion air. A supply of air for complete combustion of the fuel and for ventilation of the space containing the fuel-burning equipment shall be provided for the fuel-burning equipment.
Every building shall be provided with an electrical system in compliance with the requirements of this article. The size and usage of appliances and equipment needed to meet the requirements for light and heat as required by §§ 129-78 and 129-82, respectively, of this article shall serve as a basis for determining the need for electrical facilities.
All electrical equipment, wiring and appliances shall be properly installed and maintained in a safe and approved manner.
Elevators, dumbwaiters and escalators shall be maintained to sustain safely all imposed loads, as if the building were being fully used, to operate properly and to be free from physical and fire hazards. The most current certificate of inspection shall be on display at all times within the elevator or attached to the escalator or dumbwaiter, or the certificate shall be available for public inspection in the office of the building operator. In buildings equipped with passenger elevators, each elevator shall be maintained in operation at all times as if the building were occupied. This requirement shall not apply to buildings equipped with only one elevator which shall be permitted to have the elevator temporarily out of service no more than 10 days for testing or servicing.
Duct systems shall be maintained free of all obstructions and shall be capable of providing the required function.
A. 
Accumulations. Rubbish, garbage or other materials shall not be stored or allowed to accumulate in stairways, passageways, doors, windows, fire escapes or other means of egress.
B. 
Hazardous material. Combustible, flammable, explosive or other hazardous materials, such as paints, volatile oils and cleaning fluids, or combustible rubbish, such as wastepaper, boxes and rags, shall not be accumulated or stored within the structure or building.
The fire-resistance ratings of floors, walls, ceilings, and other elements and components required by the Uniform Construction Code, as amended, shall be maintained. All required fire doors and smoke barriers shall be maintained in good working order, including all hardware necessary for the proper operation thereof. Fire doors shall not be held open by doorstops, wedges and/or other unapproved hold-open devices.
All systems, devices and equipment to detect a fire, activate an alarm, suppress or control a fire, or any combination thereof, shall be maintained in an operable condition at all times in accordance with this article and the Morrisville Borough Fire Prevention Code, as amended.
A. 
Fire suppression system. Fire suppression systems shall be maintained in proper operating condition at all times.
B. 
Standpipe systems. Standpipe systems shall be maintained in proper operating condition at all times. Hose connections shall be unobstructed.
C. 
Fire extinguishers. All portable fire extinguishers shall be visible, provided with ready access thereto, and maintained in an efficient and safe operating condition. Extinguishers shall be of an approved type.
D. 
Smoke detectors. Smoke detectors shall be installed in accordance with the most current Borough building code, as well as the manufacturer's instructions.
E. 
Fire alarm systems. Any existing fire alarm systems shall be maintained in proper operating condition at all times.
A. 
The owner shall keep all doors, windows and openings from the roof and other areas in good repair. All such doors, windows, or other openings or entrances, whether accessible to trespassers or not, shall be kept securely locked, fastened or otherwise secured against entry by means approved in Subsection B below.
B. 
The owner shall take all measures prescribed by the Borough to prevent the unauthorized entry to the premises by closing all openings in an approved manner. Approved manners include, but are not limited to, interior security measures, interior bars, etc. If deemed necessary by the Building Official, wood or other solid materials may be used to board-up openings, subject to the aesthetic control of the Building Official.
It shall be unlawful for any person, owner or operator of any building, structure or lot to allow same to become vacant without obtaining a license as required under this article; to fail to comply with the maintenance provisions of this article; to fail to comply with the provisions of any license issued hereunder; or to otherwise fail to comply with the provisions of this article.
The Building Official, or his duly authorized designee, shall have the power to initiate any proceeding at law or in equity necessary for the enforcement of this article.
The Building Official, or his duly authorized designee, shall serve a notice of violation, on a form prescribed by the Borough, on the person, owner, operator or other party responsible for the violation of this article or any license issued hereunder and the owner, if different, which results from any violation of this article. Such notice shall direct the discontinuance of the illegal action or condition, the abatement of the violation, and the time for compliance and/or appeal.
Any person, owner, operator, etc., who violates any provision of this article or any license issued hereunder, or who fails to comply with any of the requirements of this article shall be subject to punishments as follows:
A. 
An offense is punishable by a fine of not more than $1,000. Each day that a violation continues after due notice has been served shall be deemed a separate offense.
B. 
The deprivation of the right to recover possession of the premises, building, structure and/or lot or to collect rent during or for the period of noncompliance.
C. 
The immediate revocation of any license issued hereunder for failure to comply with the requirements of this article or the license, or for failure to pay any fine and/or cost imposed under this article.
A. 
Any aggrieved person, owner, operator, etc., shall have the right to demand, in writing, a hearing before the Borough Manager to contest any decision, denial or order issued by the Building Official under this article. Such demand for hearing shall be signed by the contesting party and submitted within 10 days of receipt of the decision of the Building Official, and shall state what portion(s) of the decision, denial or order are contested, as well as his, her or their interest in the premises.
B. 
The Borough Manager shall set a date, time and place to hear the appeal, which shall be held not more than 30 days after the demand for hearing is received. Written notice of said hearing shall be provided to the appellant, the owner of the premises and any other interested parties.
C. 
The Borough Manager may affirm, reverse, modify or set aside, in whole or in part, any contested decision, denial or order of the Building Official. All decisions of the Borough Manager shall be final and shall be submitted, in writing, within 20 days of the conclusion of the hearing. The decision shall include the basis of all determinations made by the Building Official. A copy of the written decision shall be provided to the appellant, the Building Official, the Borough Solicitor, and to the Mayor and Council