PRINTER'S NO. 263
No. 242 Session of 1987
INTRODUCED BY RICHARDSON, LINTON, DEAL AND WAMBACH, FEBRUARY 9, 1987
REFERRED TO COMMITTEE ON URBAN AFFAIRS, FEBRUARY 9, 1987
AN ACT 1 Providing authority for urban homesteading and the procedure for 2 establishing an urban homesteading program; expanding local 3 government's authority in dealing with urban blight and 4 decay; and providing exclusions from certain statutes. 5 TABLE OF CONTENTS 6 Section 1. Short title. 7 Section 2. Legislative intent. 8 Section 3. Definitions. 9 Section 4. Urban homesteading. 10 Section 5. Qualifications. 11 Section 6. Land trust agreement. 12 Section 7. Homesteaded land free from liens. 13 Section 8. Rehabilitation loans. 14 Section 9. Federal funding. 15 Section 10. Default procedures. 16 Section 11. Code enforcement. 17 Section 12. Eminent domain. 18 Section 13. Assessments.
1 Section 14. Severability. 2 Section 15. Effective date. 3 The General Assembly of the Commonwealth of Pennsylvania 4 hereby enacts as follows: 5 Section 1. Short title. 6 This act shall be known and may be cited as the Urban 7 Homesteading and Rehabilitation Act. 8 Section 2. Legislative intent. 9 The General Assembly of the Commonwealth of Pennsylvania 10 recognizes the need for strengthening the authority of local 11 government in dealing with the problems of housing. The General 12 Assembly recognizes that urban homesteading can be an effective 13 tool in local government's continuing struggle against urban 14 decay. In conjunction with other Federal, State and local 15 programs, urban homesteading offers the unique potential of 16 preserving our architectural heritage in addition to slowing and 17 reversing the loss of existing urban housing units. While the 18 concept of urban homesteading is being investigated by some in 19 Pennsylvania, it is desirable that such programs have some 20 uniformity of purpose and design. For the concept of urban 21 homesteading to work at an optimum level, it will be necessary 22 for such programs to be excluded from certain statutory 23 limitations normally placed on local governments. 24 Section 3. Definitions. 25 The following words and phrases when used in this act shall 26 have the meanings given to them in this section unless the 27 context clearly indicates otherwise: 28 "Agency." The Municipal Homestead Agency. 29 "Board." The governing body of the homestead agency 30 appointed to administer this act. 19870H0242B0263 - 2 -
1 "Code official." The director or individual responsible for 2 the supervision of the bureau or department responsible for code 3 enforcement. 4 "Council." The elected body of officials governing the 5 municipality. 6 "Department." The Department of Community Affairs of the 7 Commonwealth. 8 "Governing body." The elected council of the municipality. 9 "Homestead Board." The board created by section 4(b) or an 10 existing authority, board, commission or quasi-governmental 11 nonprofit corporation in existence prior to the effective date 12 of this act to which the council, by ordinance, has assigned the 13 duty to administer the homestead program provided by this act. 14 "Homesteader." An individual, his spouse, housing 15 cooperative or nonprofit corporation conforming to the 16 provisions and intent of this act. 17 "Housing cooperative." Any five or more persons, who shall 18 have associated themselves together by written articles of 19 association, such as described in section 1 of the act of June 20 7, 1887 (P.L.365, No.252), entitled "An act to encourage and 21 authorize the formation of cooperative associations, productive 22 and distributive, by farmers, mechanics, laborers, or other 23 persons," for the purpose of buying, selling, holding, leasing 24 or improving lands, tenements or buildings. 25 "Major code deficiencies." All those deficiencies enumerated 26 under section 11. 27 "Municipality." Any political subdivision of the 28 Commonwealth other than a school district. 29 "Parcel." That tract of land or unit of housing which, under 30 existing local zoning regulations, would accommodate a single- 19870H0242B0263 - 3 -
1 family residence or housing cooperative as defined in this act. 2 The term "parcel," unmodified by the word "developed," shall 3 include both developed and undeveloped tracts. 4 "Trustee." The board designated by the municipality. 5 Section 4. Urban homesteading. 6 (a) Program established.--There is hereby created an urban 7 homesteading program to be effective immediately and 8 administered by option of the various municipalities of the 9 Commonwealth, meeting certain requirements set forth in this 10 act, and upon enactment of the necessary ordinances. 11 (b) Homestead Board.--The governing body of the municipality 12 is hereby authorized to create and appoint members of a board to 13 be known as the Homestead Board, whose purposes shall be to 14 administer the homestead program, except that nothing in this 15 subsection shall be interpreted to prohibit the governing body 16 from assigning such duties, by ordinance, to an existing 17 authority, board, commission or existing quasi-governmental 18 nonprofit corporation. Except where council has assigned 19 homestead program duties to an existing authority, board, 20 commission or quasi-governmental nonprofit corporation, the 21 Homestead Board shall be composed of no less than nine, and no 22 more than twelve, members, no less than three of whom shall be 23 members of minority groups and no fewer than one of whom shall 24 be a representative of a local community action agency, where 25 such an agency exists. All board members shall have specific 26 experience with urban housing. Board members shall serve a term 27 of three years and shall be eligible for reappointment. Members 28 of the board shall receive no compensation but shall be 29 reimbursed for expenses actually incurred in connection with 30 performing the duties prescribed by this act and shall by 19870H0242B0263 - 4 -
1 majority vote appoint a secretary of the board, who may or may 2 not be a member of the board. The secretary shall receive such 3 compensation as may be agreed to by the members of the Homestead 4 Board. In addition, the members of the Homestead Board may 5 appoint and fix the compensation of such personnel as may be 6 necessary to implement the homestead program, provided council 7 has made funds available for such purposes. 8 (c) Powers and duties.--The board shall: 9 (1) Review and publicize, by newspaper advertising or 10 some other effective method, the availability of homestead 11 program properties and the procedure to apply for the 12 properties. Such announcement shall include an estimated cost 13 of bringing the aforementioned properties up to municipal 14 code standards. 15 (2) Receive applications, recording thereon the date and 16 time received, and review applications in the order received 17 as to applicants' compliance with criteria established by 18 this act and local ordinance and the regulations promulgated 19 thereunder. 20 (3) In order, according to date and time of receipt of 21 application, approve and certify applicants as to their 22 specific construction skills and ability in general to 23 refurbish the assigned parcel. 24 (4) Recommend, in order, according to date and time of 25 receipt of application, the execution by the governing body 26 of a land trust agreement with the approved applicant. The 27 land trust agreement shall grant a 24-month tax exemption for 28 the assigned parcel and be recorded with the appropriate 29 county officials. If the number of approved applicants 30 exceeds the number of parcels for which land trust agreements 19870H0242B0263 - 5 -
1 are recommended, agreements shall be negotiated in order, 2 according to date and time of receipt of application, until 3 all available parcels are subject to such agreements. 4 Negotiations with those approved applicants who are without 5 agreements shall be commenced in order, according to the date 6 and time of receipt of application, as additional parcels 7 become available. 8 (5) Approve and recommend the execution by the governing 9 body of all documents necessary to convey fee simple title to 10 the assigned parcel to the applicant upon the applicant's 11 fulfillment of all conditions enumerated in section 6. 12 (6) Utilize the aid and assistance of other relevant 13 municipal agencies in the furtherance of the duties and 14 responsibilities of the board. 15 (7) Promulgate regulations consistent with the purpose 16 and spirit of the homestead program as outlined herein, said 17 regulations to be approved in their entirety by the municipal 18 governing body and by the municipality's solicitor as to 19 form. 20 (8) Give notice to the code official which provides 21 that, pursuant to the authority of the governing body under 22 section 5(b), approved identified homesteaders who are 23 rehabilitating existing structures are exempt from the 24 enforcement of specific sections of the housing and property 25 maintenance code during the period of rehabilitation or 26 construction, except that no section relating to the 27 individual's health and safety shall be waived. 28 (9) Give notice to the code officer who shall thereupon 29 institute public nuisance proceedings against certain 30 deteriorated and blighted structures for demolition or 19870H0242B0263 - 6 -
1 rehabilitation through homesteading. 2 (10) Provide applicants with a report as to the 3 structural deficiencies of the property and other pertinent 4 information, including an estimate of the costs of bringing 5 the property into compliance with the housing and property 6 maintenance codes. 7 (11) Recommend to council that a municipality 8 homesteading map be prepared designating the location of 9 properties to be included under the homesteading program to 10 insure that the homesteading program is compatible with 11 existing or proposed programs of other municipality agencies. 12 (d) Catalog of property.--In each municipality embarking 13 upon an urban homesteading program, the bureau or department 14 charged with the responsibilities of code enforcement, as 15 specified in this act, shall, in conjunction with the municipal 16 planning commission and its staff under the direction of the 17 Homestead Board, compile and maintain a catalog of all 18 unoccupied dwellings and vacant lots owned by the municipality 19 or otherwise. From this catalog shall be determined which 20 parcels and structures can be utilized for building or 21 rehabilitation by homesteaders. 22 (e) Approval of governing body.--The governing body, upon 23 recommendation of the municipal planning commission, shall by 24 resolution approve the parcels cataloged under subsection (d) 25 for disposition by the board for the public purpose of improving 26 the quality of housing in accordance with the homestead program. 27 Section 5. Qualifications. 28 (a) Qualifications enumerated.--Homestead program property, 29 for purposes of this act, shall be limited to that property 30 which, when rehabilitated, is a single-family residence or 19870H0242B0263 - 7 -
1 housing cooperative and which will be offered to qualified 2 applicants at no initial cost on a land trust agreement provided 3 that the applicant: 4 (1) Is at least 18 years of age or is the head of a 5 family. 6 (2) Is a citizen of the United States or a resident 7 alien as determined by the United States Immigration and 8 Naturalization Service, or its successor. 9 (3) Is a recognized nonprofit community group, 10 corporation or housing cooperative acting as an agent for a 11 homesteader. 12 (4) Has financial resources and the mechanical skills to 13 rehabilitate an existing dwelling or construct a new 14 dwelling, as the case may be. 15 (5) Upon assignment, contractually agrees to 16 rehabilitate, or construct on, as the case may be, the parcel 17 assigned to him and further agrees to: 18 (i) bring the assigned parcel up to housing and 19 property maintenance code standards, as provided in this 20 act, within 18 months after assignment of the parcel to 21 him; 22 (ii) permit quarterly inspections by the code 23 enforcement personnel for determination by the board that 24 reasonable, satisfactory progress is being made by the 25 homesteader in rehabilitating or constructing on the 26 parcel assigned to him; and 27 (iii) live in, occupy and maintain as a single- 28 family dwelling or a housing cooperative to the housing 29 and property maintenance code standards, the parcel 30 assigned to him for a period of not less than five years. 19870H0242B0263 - 8 -
1 (b) Land trust agreement.--After approval of an applicant 2 pursuant to section 4(c)(3), the governing body of the 3 municipality shall negotiate and execute a land trust agreement 4 with the prospective homesteader, thereby assigning the parcel. 5 The agreement shall specify, in as much detail as reasonably 6 possible, a schedule of improvements the homesteader shall make 7 to bring the dwelling into conformity with the municipal housing 8 and property maintenance code within 18 months. The agreement 9 shall be in sufficient detail so that a homesteader shall be 10 able to know what he must do and by when he must do it to 11 fulfill the conditions of the agreement. 12 (c) Conveyance upon fulfillment.--If and when the conditions 13 of the land trust agreement are fulfilled, as determined and 14 certified by the code enforcement bureau, the governing body of 15 the municipality shall execute all documents necessary to convey 16 a fee simple title to the assigned parcel to the applicant so 17 qualifying. 18 Section 6. Land trust agreement. 19 The agreement between the homesteader and the governing body 20 shall be a land trust agreement and shall contain the following 21 minimal conditions: 22 (1) The homesteader of the agreement has the first right 23 to the title of the real estate, upon completion of the land 24 trust agreement. 25 (2) The homesteader's interest in the trust agreement 26 shall be considered personal property. 27 (3) The homesteader has the right of possession, 28 management, control and operation of the property. 29 (4) The homesteader has the duty of maintenance and 30 repair of the property in accordance with the provisions of 19870H0242B0263 - 9 -
1 the agreement. 2 (5) The homesteader takes the property in an "as is" 3 condition. 4 (6) The homesteader, from the time of the execution of 5 the trust agreement, accepts responsibility for all known or 6 unknown conditions, apparent and nonapparent, of the property 7 that were created before the execution of the agreement or 8 are in existence at the time of the execution of the 9 agreement or are coming into or will come into existence 10 either before, during or after the execution of the 11 agreement. 12 (7) The homesteader shall not act as the agent of the 13 trustee. 14 (8) The trustee does not assume any liability for the 15 acts, or omissions to act, of the homesteader that result in 16 injury or damage to other parties or their property. 17 (9) The homesteader shall carry insurance on the 18 property as the board may require. As a minimum, the 19 insurance shall be sufficient to pay off any loans taken in 20 accordance with this act and reimburse the municipality for 21 its costs in acquiring the property. The municipality and 22 lending institutions, if applicable, shall be named as joint 23 beneficiary with the homesteader of said policy. 24 (10) The homesteader, within 18 months after the 25 municipality assigns the homesteader a dwelling, promises and 26 covenants to bring the assigned dwelling up to housing and 27 property maintenance code standards and maintain it at code 28 standards throughout the homestead agreement. 29 (11) The homesteader promises and covenants to permit 30 quarterly inspections, between the hours of 9 a.m. and 4 19870H0242B0263 - 10 -
1 p.m., or at a mutually agreed time, and at reasonable 2 frequencies, by housing and property maintenance code 3 enforcement personnel for the determination of the 4 municipality that reasonable and satisfactory progress is 5 being made by the homesteader in rehabilitating the dwelling 6 assigned to him. 7 (12) The homesteader promises and covenants to occupy 8 and live in the dwelling assigned to him for a period of not 9 less than five years. 10 (13) The homesteader's personal property interest in the 11 possession, management, control and operation of the dwelling 12 may pass according to the rules applicable to personal 13 property except that before the personal property right 14 passes, the municipality must approve the heir, assign or 15 successor of the original homesteader. The heir, assign or 16 successor of the homesteader, before any personal right vests 17 in him, must meet the requirements of an applicant for the 18 program and independently agree to be held responsible to the 19 homesteading agreement. An attempt to pass the personal 20 property right in any manner or to any degree without 21 obtaining the required approval and making the required 22 commitment is void, and the homesteader's personal property 23 right is automatically extinguished. Approved transferees of 24 the original homesteader may deduct the original 25 homesteader's residence time from the required five years. 26 (14) The homesteader recognizes and agrees that, if the 27 homesteader, after occupying the dwelling, abandons the 28 dwelling for a period of more than 60 days or the dwelling is 29 abandoned 60 days without permission of the urban 30 homesteading board, the homesteader's right to the 19870H0242B0263 - 11 -
1 possession, management, control and operation of the dwelling 2 is automatically extinguished. 3 (15) The trustee, after the homesteader has fulfilled 4 the conditions of the land trust agreement, will execute all 5 documents necessary to convey a fee simple title to the 6 homesteader. 7 (16) The board may allow for extenuating circumstances, 8 including, but not limited to, serious illness of the 9 homesteader. 10 (17) The homesteader shall elect the person to whom the 11 property shall be transferred upon the death of the 12 homesteader. This transfer shall be for a consideration of 13 $1. 14 Section 7. Homesteaded land free from liens. 15 During the period of a land trust agreement, the real 16 property being homesteaded shall be free of all liens and 17 encumbrances. 18 Section 8. Rehabilitation loans. 19 (a) Low interest loans.--To assist local municipalities in 20 the elimination of slums and blighted or deteriorated areas, in 21 preventing the spread of slums, blight or deterioration and in 22 providing maximum opportunity for redevelopment, rehabilitation 23 and conservation of such areas by private enterprise, municipal 24 governing bodies are hereby authorized to obtain low interest 25 loans for the rehabilitation of properties designated as 26 suitable for homesteading. 27 (b) Debt authorized.--The municipality may borrow up to 28 $300,000 or $10 per capita, whichever is greater, without 29 considering such debt within the statutory borrowing limitations 30 prescribed in the act of July 12, 1972 (P.L.781, No.185), known 19870H0242B0263 - 12 -
1 as the Local Government Unit Debt Act. 2 (c) Financing of rehabilitation.--The municipal body 3 administering this act is authorized, through the utilization of 4 local public and private resources where feasible, to make 5 financing available through the board, as herein provided, to 6 the homesteaders to finance the rehabilitation of such property. 7 No financing shall be made available under this section unless 8 all of the following are met: 9 (1) Rehabilitation is required to make the property 10 conform to applicable code requirements and to carry out the 11 objectives of a homestead plan for the area. 12 (2) The applicant is unable to secure the necessary 13 funds from other sources upon comparable terms and 14 conditions. 15 (3) The resulting obligation is an acceptable risk 16 taking into consideration the need for the rehabilitation, 17 the security available for the debt and the ability of the 18 applicant to repay the debt. 19 (4) The board has first caused to be prepared a full and 20 complete list of all major code deficiencies and has caused 21 bid specifications and cost estimates for the rectification 22 of these deficiencies to be prepared. Based on those 23 specifications, the board shall advertise for bids, either 24 individually or collectively with other homestead properties, 25 all those deficiencies the homesteader indicates he cannot 26 rectify by himself, and, if the homesteader agrees to the 27 bid, to be responsible for the payments of said bid. 28 (5) The resulting bids received shall be from the lowest 29 responsible bidder and acceptable to the homesteader. 30 (6) The board has caused to be created an inspection 19870H0242B0263 - 13 -
1 schedule to assure that specifications are being met and that 2 the work is progressing at a sufficient rate to meet the 3 schedule for code deficiency rectification provided under 4 this act. 5 (7) A contractual agreement, between the board and the 6 approved contractor, and acceptable to the homesteader, 7 stipulating both a performance and payment schedule, as well 8 as any other item determined necessary by the board, has been 9 prepared. Such payments shall be made, or authorized, by the 10 board according to the agreed-to schedule. 11 (d) Limitations.--Rehabilitation financing made under this 12 section shall be subject to the following limitations: 13 (1) The debt shall be subject to such terms and 14 conditions as may be prescribed by the municipal governing 15 body. 16 (2) The term of the debt may not exceed 30 years or 17 three-fourths of the remaining economic life of the structure 18 after rehabilitation, whichever is less. 19 (3) The principal shall bear interest at such rate as 20 determined by the administrating agency, but in no case shall 21 it exceed one-half of 1% per year the interest rate obtained 22 by council, and the board may prescribe such other charges as 23 it finds necessary, including service charges, and appraisal, 24 inspection and other fees. 25 (4) The amount of the debt may not exceed the amount of 26 an obligation which would result in a monthly payment by the 27 applicant of more than 25% of his average monthly income. 28 (e) First payment for occupancy not required.--In no case 29 shall the homesteader's first payment on his financial 30 obligation to the board be required prior to occupancy of the 19870H0242B0263 - 14 -
1 homestead property. 2 Section 9. Federal funding. 3 (a) Training.--Participants in the homesteading program 4 shall, to the extent possible, take advantage of training 5 programs funded in whole or in part through the Job Training 6 Partnership Act (Public Law 97-300, 29 U.S.C. § 1501 et seq.). 7 (b) Loans.--Participants shall also take advantage of any 8 grants or loans made available through the Federal Community 9 Services Block Grant Act, and other sources, as administered by 10 the department. 11 Section 10. Default procedures. 12 (a) Explanation of agreement.--Before the homesteader 13 executes the land trust agreement, the board or its designee 14 shall explain to the homesteader the conditions of the land 15 trust agreement, his obligations thereunder, the appeal 16 procedures under this act and the consequences of failure to 17 comply with the conditions of the land trust agreement. After 18 the board or its designee makes the explanation contained in 19 this subsection and the homesteader understands the material 20 explained, the homesteader shall sign a statement that the 21 information contained in this subsection has been explained to 22 him and that he understands it and agrees to be bound in 23 accordance thereof. His signature shall constitute prima facie 24 evidence that he knowingly and understandingly executed the land 25 trust agreement. Only clear and convincing evidence to the 26 contrary may rebut this evidence. 27 (b) Noncompliance.-- 28 (1) If a code official in a quarterly inspection 29 determines that the homesteader has not or is not complying 30 with the conditions of the land trust agreement, he shall 19870H0242B0263 - 15 -
1 give the homesteader an oral warning that he is in default of 2 the land trust agreement. Within seven days from the date of 3 the oral warning, the code official shall send a written 4 warning to the homesteader. The warning shall contain the 5 information that the homesteader is in default and specify 6 with reasonable particularity what the homesteader must do to 7 bring the parcel into compliance with the land trust 8 agreement. The code official shall also give the homesteader 9 not less than 30 nor more than 60 days from the date of the 10 mailing of the written warning to bring the parcel into 11 compliance with the land trust agreement. The code official 12 shall send a copy of the written warning to the board and 13 maintain at least one copy of the warning with the code 14 enforcement bureau. At the expiration of the time period 15 indicated in the written warning notice, the code official 16 shall again inspect the parcel to verify the homesteader's 17 compliance with the warning and land trust agreement. 18 (2) If the code official determines that the homesteader 19 has complied with or substantially complied with the warning 20 notice and brought the parcel up to the agreed-upon standard, 21 then he shall so inform the homesteader and file a written 22 report of the compliance in the code enforcement office and 23 with the board and shall send a copy of same to the 24 homesteader. 25 (3) If the code official determines that the homesteader 26 has not complied with or has not substantially complied with 27 the warning notice and has not brought the parcel up to the 28 agreed-upon standard, he shall file a written report with the 29 board. Such report shall specify with reasonable 30 particularity the facts upon which the code official based 19870H0242B0263 - 16 -
1 his decision of noncompliance and shall be delivered to the 2 homesteader at the same time it is filed with the board. 3 (c) Formal hearing.-- 4 (1) Within ten days of the receipt of the code 5 official's report of noncompliance, the board shall schedule 6 a hearing and appoint no less than three members from the 7 board to determine whether the urban homesteader has breached 8 the land trust agreement and extinguished his personal 9 property right under the agreement. The decision of the board 10 members so appointed shall have the full force and effect of 11 a decision by the entire membership of the board. Within 12 three days after the scheduling of the hearing, the board 13 shall cause personal service of a hearing notice be made 14 either on the homesteader or someone capable of accepting 15 service on his behalf, ordering him to appear before the 16 board and show cause why the board should not declare him in 17 breach of the agreement and extinguish his personal property 18 right in the land trust agreement. The hearing notice shall 19 notify the homesteader of his right to be represented by 20 counsel and, if indigent, his right to have counsel appointed 21 on his behalf. 22 (2) If the board decides that the homesteader has 23 fulfilled his responsibilities under the land trust 24 agreement, it shall so note and provide copies of its 25 decision to the urban homesteader and the code enforcement 26 agency. 27 (3) If the board decides that the homesteader has not 28 fulfilled his responsibilities under the land trust 29 agreement, the board may: 30 (i) declare him in breach of the land trust 19870H0242B0263 - 17 -
1 agreement and issue a final decision to extinguish his 2 personal property right in the land trust agreement and 3 shall so inform the homesteader; or 4 (ii) issue an interim order which grants the 5 homesteader not less than 30 nor more than 60 days from 6 the interim order to bring the parcel into compliance 7 with the land trust agreement. 8 (4) If the board has issued an interim order pursuant to 9 paragraph (3)(ii), the code official shall file a 10 reinspection report with the board within three days of the 11 expiration of the period granted for compliance pursuant to 12 the interim order. If the code official determines that the 13 homesteader has complied with or substantially complied with 14 the interim order and brought the parcel up to the agreed- 15 upon standard, then he shall file with the board a written 16 report so stating and terminating the land trust agreement 17 breach declaration procedure. If the code official determines 18 that the homesteader has not complied with the interim order, 19 he shall file a written report with the board so stating. The 20 code official shall provide the homesteader with a copy of 21 all reports filed with the board pursuant to this section. 22 (5) Upon receipt of the code official's report of the 23 homesteader's noncompliance with the board's interim order, 24 the board may proceed as set forth in paragraph (3)(i). 25 (d) Decision and appeal.-- 26 (1) After a final decision by the board that the 27 homesteader is in violation of his land trust agreement, the 28 homesteader shall have 14 business days to file an appeal 29 from that decision with the court of common pleas of the 30 county. 19870H0242B0263 - 18 -
1 (2) If within the 14 days the homesteader does not 2 appeal to the court of common pleas, the board shall record 3 its final determination extinguishing the homesteader's 4 personal property interest under the land trust agreement. 5 The board shall, the date it records its final decision, send 6 a copy of the final judgment to the homesteader and notice 7 that, if within 21 days he does not vacate the premises, the 8 board will initiate summary ejectment procedures against him. 9 If within the 21 days the homesteader does not vacate the 10 premises, the board shall initiate summary ejectment 11 proceedings against him. 12 (3) In case of an appeal to the court of common pleas, 13 the homesteader shall have the right to counsel and, if the 14 homesteader is indigent, counsel will be appointed in his 15 behalf. The court shall hear the homesteader's appeal within 16 30 days from the date he files it with the court. If the 17 court decides that the homesteader has not fulfilled his 18 responsibilities under the land trust agreement, it shall 19 affirm the decision of the board and cause copies of its 20 decision to be provided to the urban homesteader, the code 21 enforcement agency and the board. The decision of the court 22 shall be final. The board, on the date it receives the court 23 decision, shall send a copy to the homesteader together with 24 notice that, if within 21 days he does not vacate the 25 premises, the board will initiate summary ejectment 26 procedures against him. If the homesteader does not vacate 27 the premises within 21 days after the court enters judgment, 28 the board shall initiate summary ejectment proceedings 29 against him. 30 Section 11. Code enforcement. 19870H0242B0263 - 19 -
1 (a) Housing and property maintenance code requirement.--The 2 municipality or municipalities in which urban homesteading is to 3 be initiated by an acquiring agency under this act shall have a 4 housing and property maintenance code which establishes 5 standards for the protection of the public's health, safety and 6 welfare. 7 (b) Provisions of code.--The housing and property 8 maintenance code shall establish standards for basic equipment 9 and facilities, for light, ventilation and heating, for space, 10 use and location, and for safe and sanitary maintenance of all 11 dwellings now in existence or thereafter constructed. As minimum 12 requirements, the housing and property maintenance code shall 13 provide that: 14 (1) Dangerous walls shall be replaced or repaired. This 15 includes the replacement of defective wood lintels and 16 defective wood sills. 17 (2) The property shall be weatherproofed by replacing or 18 repairing any defective siding, shingles or other defects in 19 exterior walls. 20 (3) Gutters and downspouts shall be repaired or replaced 21 if they cause the entry of water into the property or onto 22 adjacent property or cause any public nuisances. 23 (4) Porches or access stairways (inside or outside the 24 structure) shall be made safe for use. Defective porches or 25 access stairways must be repaired or replaced. 26 (5) Missing and dangerously defective individual steps 27 shall be replaced or repaired. 28 (6) Chimneys shall be properly lined and repaired to 29 service the connected facilities. 30 (7) Roofs shall be leakproof. 19870H0242B0263 - 20 -
1 (8) Window frames and doors shall fit properly and be 2 operable. 3 (9) The electric service shall be adequate for the type 4 of structure and in a safe and operable condition. 5 (10) Every single-family residence shall have a complete 6 bath consisting of a tub, a toilet and a basin. Each kitchen 7 shall have a sink. 8 (11) Water pipes, drainpipes and soilpipes shall be 9 operable and capable of providing the intended service. 10 (12) Each dwelling shall have a water heater in operable 11 condition. 12 (13) Every dwelling unit shall have a room or space for 13 the preparation and cooking of food, including space and 14 connections for a stove or other cooking facilities. Adequate 15 electric service must be provided for connecting electric 16 refrigerators and other electrical kitchen appliances. 17 (14) Rotted and defective load carrying members shall be 18 replaced or repaired. 19 (15) Termite infested wood members shall be properly 20 treated or replaced. 21 (16) Rodent and vermin infestation shall be eliminated 22 and rat-proofing shall be performed, if necessary. 23 (17) Every dwelling shall contain heating facilities, 24 properly designed and installed, in good and safe working 25 condition, capable of heating those rooms and areas to be 26 inhabited. Systems must be operated to prevent freezing of 27 pipes and plumbing. 28 (18) Habitable rooms shall contain a window opening 29 directly to the outside. 30 (19) The premises shall be maintained in a clean and 19870H0242B0263 - 21 -
1 sanitary condition at all times. Refuse should be placed in 2 proper receptacles for collection. 3 (c) Administration and enforcement.--The housing and 4 property maintenance code shall also: 5 (1) Establish the responsibilities of owners, operators 6 and occupants of dwellings, including multifamily dwellings. 7 (2) Provide procedures for the administration and 8 enforcement of the housing and property maintenance code, 9 either by the municipality directly or by contractual 10 arrangements with a county, regional or intergovernmental 11 code enforcement bureau, including penalties for violations. 12 (d) Adoption of other codes.--A municipality may adopt by 13 reference a county housing and property maintenance code which 14 meets the aforementioned minimum standards and which may be or 15 is in existence at the time the municipality enters into a local 16 homesteading program as provided for in this act. 17 (e) Review of code.--The housing and property maintenance 18 code shall be reviewed every 24 months and shall be in effect at 19 the time the acquiring agency, municipality or municipalities 20 exercise any provisions of this act. 21 (f) Condemnation.--Any property which has been cited by a 22 municipality as being substandard and unfit for human habitation 23 under provisions of a housing and property maintenance code may 24 be subject to condemnation by that municipality or by an 25 acquiring agency designated by the municipality under the 26 following conditions: 27 (1) A preliminary notice outlining the housing and 28 property maintenance code violations shall be sent by 29 registered mail to the owner or owners of any property found 30 to be unfit for human habitation. 19870H0242B0263 - 22 -
1 (2) If within 30 days the owner or owners make no 2 attempt to correct the violations and bring the property into 3 code compliance or contact the municipality regarding their 4 intentions to do so, a second and final notice shall be 5 forwarded by registered mail to the owner or owners giving 6 them 120 days from the date of the final notice to bring the 7 property into code compliance or, in the case of a hardship, 8 to notify the municipality of same. 9 (3) If, after 120 days of receipt of the final notice, 10 the property owner or owners have not brought the property 11 into code compliance, the property may be subject to 12 condemnation as provided for in this act either by the 13 municipality or by an acquiring agency designated by the 14 municipality. 15 (4) If the municipality or designated agency determines 16 that the property which is unfit for human habitation has not 17 been brought into code compliance under provisions of the 18 municipality's housing and property maintenance code after 19 150 days, and after proper notification as provided for in 20 this act, and if the municipality determines that the 21 property would be suitable for urban homesteading as set 22 forth in this act, either through rehabilitation and resale 23 of the home or building or through demolition and resale of 24 the land, the municipality or the acquiring agency may 25 proceed to acquire the property under the act of June 22, 26 1964 (Sp.Sess., P.L.84, No.6), known as the Eminent Domain 27 Code. 28 Section 12. Eminent domain. 29 The act of June 22, 1964 (Sp.Sess., P.L.84, No.6), known as 30 the Eminent Domain Code, shall be applicable to acquisitions of 19870H0242B0263 - 23 -
1 property by municipalities for urban homesteading under this 2 act. 3 Section 13. Assessments. 4 (a) Schedule.--Notwithstanding the provision of any other 5 law, the proper authorities may change the assessed valuation of 6 real property when a property is being rehabilitated as a 7 homestead property. In such case, the homestead property shall 8 be assessed for taxing purposes, beginning in the third year of 9 the land trust agreement, at 35% of market value for the third 10 year, 70% of market value for the fourth year and 100% of market 11 value during the fifth year. 12 (b) Notice of sale.--Whenever a property is sold under this 13 act as a homestead property, a notice listing the address of the 14 property and the individual or individuals to whom the property 15 is to be sold shall be forwarded to the office of the chief 16 assessor of the county in which the property is located. In 17 addition, the tax on the property shall be computed at the end 18 of the third year and each year thereafter on the following 19 basis: 20 Year 3 35% of assessed value 21 Year 4 70% of assessed value 22 Year 5 100% of assessed value 23 (c) Construction of section.--This section shall not alter 24 or affect the ratio to market value in effect in any one county 25 but merely changes the base proportionately as the property is 26 rehabilitated, at which time the property is taxed on full 27 market value. All homestead properties shall be assessed prior 28 to the initial sale and then in the third year of ownership and 29 again before title passes following the fifth year of occupancy. 30 (d) Waiver of delinquent taxes.--At the request of any 19870H0242B0263 - 24 -
1 municipality engaged in a homesteading program, any other taxing 2 bodies shall have the option of waiving any and all delinquent 3 taxes for the express purpose of homesteading the parcel in 4 question for the five-year period as provided for in this act. 5 Section 14. Severability. 6 The provisions of this act are severable. If any provision of 7 this act or its application to any person or circumstance is 8 held invalid, the invalidity shall not affect other provisions 9 or applications of this act which can be given effect without 10 the invalid provision or application. 11 Section 15. Effective date. 12 This act shall take effect in 60 days. A16L48DGS/19870H0242B0263 - 25 -