Initial occupancy and occupancy change:
(a) Once a landlord makes application for an occupancy permit, an inspection shall be scheduled. Said inspection shall cover the interior and exterior of the rental property.
(b) Where the Zoning Inspector or his/her authorized representative, after inspection of a rental property, rental dwelling unit(s), rental rooming unit or premises determine that such a rental dwelling unit, rental rooming unit or premises does not comply with the minimum standards as set forth in the Zoning Ordinances of the City, the Zoning Inspector or his/her authorized representative shall issue a Notice of Complaint to the owner of said rental property, rental dwelling unit(s), rental rooming unit or premises.
(c) The Notice of Complaint can be issued by mail or in person by the Zoning inspector or his/her authorized representative. The notice shall contain a description of all violations, as well as prescribed time frame for the property owner to remedy said violations and bring the property into compliance with the Zoning Codes of the City. The prescribed time frame for a property owner to bring their property into compliance shall be determined by the Zoning Inspector but shall be no less than twenty-four (24) hours, and no more than 30 days. Any requests for additional time shall be left to the discretion of the Zoning Inspector.
(d) Once the prescribed time frame to bring a property into compliance with the zoning codes of the City as expired, the Zoning Inspector shall inspect the property to ensure compliance of the law.
(e) If the property is in compliance, the occupancy permit shall be issued.
(f) If the Zoning Inspector notes that said violations still exist and no just cause is given as to why the violations have not been remedied, a notice of violation shall be issued. The notice shall contain a description of all violations and their corresponding code references.
(1) A property owner issued a notice of violation shall not be issued an occupancy permit for said property until all violations are remedied.
(2) If the property in question should further denigrate to become a health hazard or nuisance to adjoining properties, the City shall have the right to correct the problem and assess the property owner for all expenses incurred. The Commissioner of Water shall not furnish water to any rental property, dwelling, dwelling unit, rooming unit or premises unless the owner of said rental property, dwelling, dwelling unit or premises complies with the requirements of this section.
(g) The Zoning Inspector may determine, at his discretion, the validity of just cause referred to in subsection (f) of this section.
(h) A property owner who has applied for an occupancy permit to occupy a rental property may, at any time, withdraw his/her request for said permit. However, said property must comply with the Zoning Ordinances of the City of Girard in regard to the exterior condition of the property and is subject to the enforcement procedures as outlined in Section 1375.05(f) of this chapter. Also, th permit fee is non refundable, if request is withdrawn.
(i) If an occupancy change occurs, the landlord shall notify the Rental/Zoning office prior to reoccupying the rental unit. If it is found the landlord did not report this occupancy change, a penalty shall be imposed onto the landlord. (REF: Sec. 7, C, Fees and Penalties.)
(j) Upon change of occupancy per unit, an internal/external inspection shall be scheduled and conducted. Each occupancy change shall result in an internal/external inspection. A written record of said inspections shall be issued to the landlord and kept on file at the Rental/Zoning office.
(k) Upon inspection of a rental property that is subject to an occupancy change, if the Rental Zoning Inspector determines that said property does not comply with the minimum standards as set forth in the Zoning Ordinance of the City of Girard, the procedures outlined in subsections (b), (c), (d) (e) and (f) of this section shall apply. However, said property must comply with the Zoning Ordinances of the City of Girard in regards to the exterior condition of the property and is subject to the enforcement procedures as outlined in Section 1375.05(f) of this chapter.
(Ord. 7552-07. Passed 12-17-07.)