§ 25-71 Signs Showing the Maximum Lawful Occupancy for Sleeping Purposes of Apartments, Suites of Rooms and Single-Room Units Constituting "Accommodations for Transients."

   (a)   (1)   Except as otherwise provided in paragraph (5) of this subdivision (a), the owner of every multiple dwelling containing any accommodations for transients (see definition of accommodations for transients in subdivision (b) hereof), except structures containing not less than 200 rooms and classified by the department as hotels (whether a class A or class B multiple dwelling), shall install and maintain signs therein in accordance with the applicable requirements set forth in paragraph two, three, four and five of this subdivision.

      (2)   There shall be displayed in each apartment, suite of rooms and single-room unit constituting such accommodations for transients, a sign which shall show both the currently applicable total maximum lawful occupancy, for sleeping purposes, of such apartment, suite or unit, and the currently applicable maximum lawful occupancy, for sleeping purposes, of each living room constituting a part of each such apartment or suite.

      (3)   In addition, in each room in any such apartment or suite, there shall be displayed a sign showing the maximum lawful occupancy, for sleeping purposes, of such room.

      (4)   Such signs shall be displayed in each such apartment, suite of rooms, single-room unit and living room, in conformity with the applicable requirement of paragraphs two, three and four of this subdivision.

      (5)   Such signs need not be displayed in any apartment, suite of rooms, single-room unit or dormitory in a hotel (whether a class A or class B multiple dwelling), which apartment, suite, unit or dormitory consists of a room or rooms used for class B occupancy (see definitions of "room used for class B occupancy") lawfully, during any time while such apartment, suite, unit or dormitory is occupied for sleeping purposes by any person or persons, none of whom has occupied same for such purposes for a continuous period exceeding eighty-five days.

   (b)   Accommodations for Transients.

      (1)   Any apartment, suite of rooms or single-room unit, consisting in whole or in part of any room or rooms used for class B occupancy, or any portion of any such apartment or suite, or

      (2)   any dormitory, or

      (3)   any apartment or portion thereof used for single room occupancy.

   (c)   Application. These rules shall apply to the signs which are required by § 27-2080 of the Administrative Code to be installed and maintained in each apartment, suite of rooms and single-room unit constituting "accommodations for transients" as described in subdivision (b) of this section.

   (d)   Material. Signs shall be constructed of metal, slow-burning plastic or other material approved by the Commissioner, and shall be substantial, rigid and durable in construction. Signs of cardboard or heavy paper may be used if such material is encased in strong metal, wood or plastic frames and is covered by clear plastic or glass not less than one sixteenth inch (1/16") in thickness and if provided with substantial backing. Signs shall be provided with means for fastening securely to the wall.

   (e)   Room signs. The following information shall appear on signs required in rooms in which not more than one (1) adult is permitted to sleep:

 Department of Housing Preservation and Development City of New York 
Premises: ________________________________________ (address of building)
Room No. ________________________________________ on ________________________________________ story.
Not more than ONE (1) ADULT permitted to sleep in this room. § 27-2075, Administrative Code.

The following information shall appear on signs required in rooms in which not more than two (2) adults are permitted to sleep:

Department of Housing Preservation and Development City of New York 
Premises: ________________________________________ (address of building)
Room No. ________________________________________ on ________________________________________ story.
Not more than TWO (2) ADULTS permitted to sleep in this room. § 27-2075 of the Administrative Code. In both of the above instances the address of the premises and the location of the room must be shown, in addition to the number of persons permitted to sleep in such room.

   (f)   Apartment signs. The following information shall appear on signs required in apartments and suites of rooms showing the total maximum occupancy for sleeping purposes of entire apartment or suite of rooms:

 Department of Housing Preservation and Development City of New York 
Premises: ________________________________________ (address of building)
Apartment

   (or suite)   No. ______________ on ______________ story.
Not more than a TOTAL OF ______________ ADULTS permitted to sleep in this apartment (or suite). § 27-2075, Administrative Code.

The permitted lawful occupancy for sleeping purposes of each room in this apartment is as follows:
Room No. ______________ not more than ______________ ADULTS
Room No. ______________ not more than ______________ ADULTS

(Provide separate line for each room in apartment or suite.)

The above sign must show the address of the premises, the location of the apartment or suite of rooms, the total maximum lawful occupancy for sleeping purposes of the entire apartment or suite, and the permitted lawful occupancy for sleeping purposes of each individual room in said apartment or suite. The maximum lawful occupancy for sleeping purposes of each room shall be shown on a separate line, with a proper designation by room number in order to identify each room.

   (g)   Size of sign and lettering. The lettering shall be of the Gothic type. The letters forming "DEPARTMENT OF HOUSING PRESERVATION AND DEVELOPMENT", and the letters and numerals showing the number of ADULTS, shall be not less than one-quarter inch (1/4") in height. All other letters and numerals shall be not less than three-sixteenths inch (3/16") in height. Letters shall be of such width and spacing as will provide the greatest legibility. The letters and the background of the sign shall be of contrasting colors. The size of sign shall be sufficient to accommodate the required lettering and to provide a margin of not less than one-quarter inch (1/4") about the lettering on all sides.

   (h)   Location of signs. Signs shall be located at a distance of not less than five feet (5') or more than six feet (6') above the floor. Where a sign is required to be displayed in a room, same shall be so located that it is visible at all times to the occupant or occupants of such room. Where a sign showing the total maximum occupancy for sleeping purposes of an entire apartment or suite of rooms is required to be displayed in such apartment or suite, such signs shall be located in a portion of such apartment or suite through which it is necessary for every occupant to pass after entering or before departure from such apartment or suite. Such sign shall be visible at all times to the occupants of such apartment or suite.

   (i)   Lighting. Sufficient lighting shall be provided so that the sign will be plainly legible at all times when the apartment or room is occupied.

   (j)   Maintenance. Signs shall be maintained in a clean and legible condition. Signs that are damaged shall be repaired or replaced immediately. Signs that are painted over shall be replaced or restored to the original condition. Signs that become loose shall be securely fastened.

Subchapter F: Signs Identifying Owner, Managing Agent and Superintendent of Multiple Dwellings

§ 25-81 Signs Identifying Owner, Managing Agent and Superintendent; Plans on Premises.

   (a)   (1)   Identification signs for the purpose of identifying the owners and managing agents of multiple dwellings by the display of the serial number, shall comply with the applicable provisions of these rules.

      (2)   Identification signs for the purpose of identifying the superintendents, janitors or housekeepers of multiple dwellings, wherein such employees are required by the provisions of § 83, Multiple Dwelling Law, shall comply with the applicable provisions of these rules.

   (b)   Signs shall be constructed of metal, slow-burning plastic or other material approved by the Commissioner and shall be substantial, rigid and durable, in construction. Signs of cardboard or heavy paper may be used if such material is encased in strong metal, wood or plastic frames and is covered by clear plastic or glass not less than one-sixteenth inch in thickness and if provided with substantial backing. Signs shall be provided with means for fastening securely to the wall.

   (c)   (1)   The following information shall appear on the sign, prescribed in paragraph (1) of subdivision (a) of this section, in four lines of lettering as indicated and in the order indicated:

         Department of Housing Preservation and Development City of New York Serial Number Street Address of Building

      (2)   The following information shall appear on the sign, prescribed in paragraph (2) of subdivision (a) of this section, in four lines of lettering as indicated and in the order indicated:

         Title (Superintendent, Janitor or Housekeeper) Name of Superintendent, Janitor or Housekeeper Address of Superintendent, Janitor or housekeeper (including apartment number, if any)

   (d)   Telephone number of superintendent, janitor or housekeeper. The size of sign shall be sufficient to accommodate the required lettering and provide a margin of not less than one-fourth inch about the lettering on all sides.

   (e)   (1)   Serial numbers, as specified in § 27-2104 shall be determined and assigned by the Department of Housing Preservation and Development. No serial number shall be changed or ordered without the approval of the Department of Housing Preservation and Development. The serial number shall be placed on the sign by the owner or his representative.

      (2)   The street address of the building consisting of the house number and the street shall be placed on each sign by the owner or his representative.

      (3)   The lettering shall be gothic type. The numbers composing the serial number shall be not less than one-half inch in height. The letters forming "Department of Housing Preservation and Development" and the street address shall not be less than one-fourth inch in height. All other letters shall be not less than three-sixteenth of an inch in height. Letters shall be of such width and whatever as will provide the greatest legibility.

   (f)   The lettering of signs, as specified in § 27-2104, shall be Gothic type and shall not be less than three-sixteenths of an inch in height. Letters shall be of such width and spacing as will provide the greatest legibility.

   (g)   The letters and the background of the sign shall be of contrasting colors.

   (h)   Signs shall be approved by the Department of Housing Preservation and Development before installation.

   (i)   Signs shall be located in the entrance hall at the main entrance to the building at the street floor. Signs shall be placed preferably over the mail boxes but, in any case, shall be conspicuously displayed in a prominent location in the entrance hall. Signs shall be located between 7 feet and 9 feet above the floor.

   (j)   Signs shall be fastened directly to the wall by screws or bolts in a rigid, substantial manner, or by other means as may be approved by the Department of Housing Preservation and Development.

   (k)   Sufficient lighting shall be provided so that the sign will be plainly legible at all times.

      (1)   Signs that are defaced, damaged or removed, shall be promptly repaired or replaced. Signs shall be maintained in such manner as to be easily read at all times.

Subchapter G: Requirement That Owners of Multiple Dwellings File a '24-Hour' Telephone Number with the Department of Housing Preservation and Development

§ 25-91 Rules for Enforcement of Subdivision (4) of § 27-2098 of the Administrative Code of the City of New York.

   (a)   The words "may be reached at all hours and time" within the meaning of subdivision (4) of § 27-2098 of the Administrative Code shall be construed to mean a telephone number at or through which in the normal course of events a person might reasonably be expected to be reached at all times and this shall be deemed to include:

      (1)   the telephone number of the residence of such person; or

      (2)   the telephone number of an agent fully authorized to act on behalf of the owner; or

      (3)   the telephone number of a person, firm or corporation, including an answering service, which has in its possession at all times a telephone number at which the person or agent can be reached at all times. A corporation may comply with this subdivision by any of the means as hereinabove set forth.

   (b)   The term "emergency repairs" within the meaning of this subdivision shall be construed to designate a condition in a multiple dwelling which, in the opinion of the department, constitutes, or if not properly corrected, will constitute, a fire hazard or a serious threat to the life, health or safety of occupants thereof.

Subchapter H: Owner's Right to Access to Dwelling Units or Rooms in Multiple Dwellings and Requirements for Notification

§ 25-101 Owner's Right of Access and Requirements for Notification.

   (a)   (1)   Owner to give notice. Where an owner or his or her representative seeks access to a dwelling unit, suite of rooms or to a room, under the provisions of § 27-2008 in order to make an inspection for the purpose of determining whether such places are in compliance with the provisions of the multiple dwelling law or the Administrative Code, such owner or representative shall notify the tenants not less than twenty-four hours in advance of such time of inspection.

      (2)   Where an owner or his or her representative seeks access to make improvements required by law or to make repairs to a dwelling unit, suite of rooms or to a room, such owner or representative shall give written notice to the tenant not less than one week in advance of the time when the improvements or repairs are to be started, except where otherwise provided in paragraph (3) of this subdivision.

      (3)   Where an owner or his or her representative seeks access to make repairs (i) that are urgently needed to a dwelling unit, suite of rooms or a room, as in the case where a class C violation of the Housing Maintenance Code has been issued, except where such class C violation is for the existence of a lead-based paint hazard, or (ii) in the case of an emergency where repairs are immediately necessary to prevent damage to property or to prevent injury to persons, such as repairs of leaking gas piping or appliances, leaking water piping, stopped-up or defective drains, leaking roofs, or broken and dangerous ceiling conditions, such owner or representative shall not be required to provide written advance notice, but shall be required to notify the tenant or tenants by such actions as telephone, email, or by knocking on the occupant's door at a reasonable time when he or she would be expected to be present.

      (4)   Where an owner or his or her representative must make a repair in a public area or other area of a dwelling that may result in an interruption of essential services such as utilities (heat, hot water, cold water, gas, electricity, or elevator) that is expected to continue for more than two hours, the owner or his or her representative shall provide written notice to the tenants by posting a notice in a prominent place within the public part of the building and on each floor of such building at least twenty-four hours prior to such interruption. However, if such interruption is not expected to continue for more than two hours or is due to emergency repairs that were not anticipated and must begin immediately, advance notice is not required, provided that notice shall be posted as soon as possible if such work continues for two or more hours. Such notice shall identify the service to be interrupted, the type of work to be performed, the expected start and end dates of the service interruption, and shall be updated as necessary. Such notice shall be provided in English, Spanish, and such other language as the owner deems necessary to adequately provide notice to the tenants. Such notice shall remain posted until the interruption of essential services interruption ends. A sample notification form is provided in these rules.

   (b)   Notices to be in writing. Where an owner is required to give notice in advance of seeking access to a dwelling unit, suite of rooms or to a room, as required by subdivision (a) of this section, such notice shall be in writing, dated, and shall contain a statement of the nature of the improvement or repairs to be made, unless specifically stated otherwise in these rules.

   (c)   Authorization to be in writing. Where a representative of an owner seeks access to a dwelling unit, suite of rooms, or rooms, the authorization of the owner shall be in writing and the representative shall exhibit such authorization to the tenant when access is requested.

   (d)   Hours when access to be permitted. Except as provided in paragraph (3) of subdivision (a) of this section, access to a dwelling unit, suite of rooms, or rooms, shall be limited to the hours between nine antemeridian and five post-meridian, unless otherwise agreed to by the tenant. Access shall not be required on Saturdays, Sundays or legal holidays, unless otherwise agreed to by the tenant, except as provided in paragraph (3) of subdivision (a) of this section.

Sample Notification Form for Interruption of Essential Services

NOTICE OF INTERRUPTION OF SERVICES

Please be advised that due to repair work in the building located at _________________, there will be an interruption in the following building services:

o heat o hot water o cold water o gas o electricity o elevator

The interruption in service is expected to begin on ______________ and to end on ______________.

The repair work is for the purpose of

_______________________________________________________________

_______________________________________________________________

AVISO DE INTERUPCION DE SERVICIOS

Por favor tenga en cuenta que debido a reparaciones en el edificio localizado en _________________, habrá una interrupción en los siguientes servicios del edifico:

o Calefacción o Agua Caliente o Agua Fria o Gas o Electricidad o Elevador

La interrupción en servicio se espera comenzar en ______________ y terminar en ______________.

El trabajo de reparación es para el propósito de

_______________________________________________________________

_______________________________________________________________

(Amended City Record 7/21/2015, eff. 8/20/2015)