PARTNERS FOR GOOD HOUSING

Transcription

1 City f Philadelphia Department f Licenses and Inspectins PARTNERS FOR GOOD HOUSING Revised - June 2007 Prduced by the Cmmissiner s Office (Rev. 6/07) 1

2 PARTNERS FOR GOOD HOUSING The City f Philadelphia, n behalf f its citizens, has set minimum health, safety, and maintenance standards fr huses and apartments. Keeping the husing in ur city up t these standards invlves a partnership between tenant, landlrd, and the City. All three must wrk tgether t prvide decent husing fr everyne. The infrmatin in this guidebk applies t Philadelphia, Pennsylvania and is based n the Cde f General Ordinances f the City f Philadelphia particularly Title 4, the Building Cnstructin and Occupancy Cde. Partners fr Gd Husing utlines the respnsibilities f wners, tenants, and landlrds fr maintaining huses and apartments in a safe and clean cnditin. Additinal infrmatin, including n-line access t this bklet in multiple bks and t the Building Cnstructin and Occupancy Cde is available at the Department s web site, (Rev. 6/07) 2

3 CONTENTS Page Wh Needs a Rental License? Fire Prtectin Basic Equipment and Facilities that Must be Prvided and Maintained Keeping Hmes, Apartments, and Yards Clean and Sanitary Hw the Building Cnstructin and Occupancy Cde is Enfrced Special Neighbrhd Prblems Hw t File a Cmplaint r Appeal Private Enfrcement Surce: Philadelphia Building Cnstructin and Occupancy Cde (Rev. 6/07) 3

4 WHO NEEDS A RENTAL LICENSE? GENERAL INFORMATION Anyne wh ffers a dwelling unit r rming unit fr rent must btain prper licenses and zning apprval frm the Department f Licenses and Inspectins (L & I). This will include all f the fllwing: 1.) HOUSING INSPECTION LICENSE A Husing Inspectin License (issued by L & I) is required f any persn wh ffers fr rent a ne-family dwelling, tw-family dwelling (duplex), a dwelling with three r mre units (whether rental, cperative, r cndminium), r a rming huse, drmitry, r htel. A husing Inspectin License need nt be btained fr an individual unit if ne has been issued fr the building in which that dwelling r rming unit is lcated. 2.) BUSINESS PRIVILEGE LICENSE This license is required f every persn desiring t engage in any business in the City f Philadelphia. It is a lifetime license with a ne-time fee and applies t all businesses wned by a persn under ne name. EXCEPTION: Fr a prperty with fur r less rental units, where the wner lives n the premises, a Business Privilege License is nt required. 3.) BUSINESS TAX ACCOUNT NUMBER This is a number assigned by the Philadelphia Revenue Department t identify tax accunts. One number applies fr all licenses btained by a persn. The Business Privilege License and Business Tax Accunt Number are applied fr using the same frm. Only ne Business Privilege License and ne Business Tax Accunt Number is required f ne persn, regardless f hw many rental prperties a persn wns. 4.) ZONING APPROVAL A prperty must be prperly zned in rder t perate as a dwelling fr rent. Zning apprval is required even if the wner ccupies ne f the units (Rev. 6/07) 4

5 OTHER REQUIREMENTS Each time a dwelling unit is rented t a new tenant, the wner must give the tenant a Certificate f Rental Suitability issued by L & I n mre than sixty (60) days prir and a cpy f this bklet, Partners fr Gd Husing (available in multiple languages at The Certificate must include the wner s attestatin t the suitability f the dwelling unit. L & I will nt issue a Certificate unless the wner has btained all licenses required t rent the prperty. The wner f a multiple-family dwelling, rming huse, drmitry, r htel is required t name a managing agent ver the age f eighteen (18) years t receive service f ntices, rders, r summnses issued by L & I. The managing agent is required t have a residence r a regularly attended business ffice within the City f Philadelphia. If the wner meets these qualificatins, he r she may be designated the managing agent. Fr Yur Infrmatin: * The wner f any rental dwelling unit r rming unit can nt legally cllect rent withut having the required licenses. * An wner cannt prceed with an evictin withut the required licenses. *An wner wh fails t cmply with the Certificate f Rental Suitability requirement cannt legally cllect rent r prceed with an evictin until in cmpliance. *An wner being ineligible t legally cllect rent des nt autmatically excuse a tenant frm cntinuing t pay rent. Payments may have t be made int an escrw accunt. GENERAL REQUIREMENTS FIRE PROTECTION In the City f Philadelphia, the Department f Licenses and Inspectins is respnsible fr enfrcing bth the Prperty Maintenance Cde and the Fire Cde. Inspectins f residential structures are cnducted by the Department s Husing & Fire inspectrs. Tenants, landlrds, and hmewners each have the duty t keep hallways, stairways, fire escapes, and exits clear at all times. Strage f any kind under stairways is prhibited unless the space is separated frm the stair by fire resistance-rated cnstructin (Rev. 6/07) 5

6 Rubbish and garbage are nt allwed t accumulate in any lcatin inside a building, including strage rms. Rms intended fr trash strage must have sprinklers and be separated frm the rest f the building by ne-hur fire resistance-rated cnstructin. Rubbish, garbage r ther materials are nt t be stred r allwed t accumulate in stairways, passageways, aisles, drs, windws, fire escapes r ther means f egress. Permitted amunts f paints and flammable liquids (including insecticides cntaining flammable materials) must be stred in a rm separated frm all ther parts f the building by ne-hur fire resistance-rated cnstructin. Infrmatin abut permitted amunts f flammable liquid is available frm the Department f Licenses and Inspectins by calling r At least ne fire extinguisher with a minimum rating f 2-A:10-B:C and a tag attached indicating inspectins and maintenance perfrmed during the past 12 mnths is required in the public crridrs r stairwells at each flr level f unsprinklered buildings. In buildings f three stries f less and having a single stairway, ne such extinguisher is allwed, prvided it is placed apprximately equidistant frm all dwelling units in the building. As an alternative, if there are cncerns abut vandalism, theft, etc., a 2-A:10-B:C fire extinguisher can be munted in each dwelling unit in the building. Except fr ne- and tw-family dwellings, lighting is required in cmmn crridrs, stairways, and the exit discharge (exterir) t prvide a light level f ne ft-candle at the flr. This lighting must be n a circuit independent f any dwelling unit. In buildings that have mre than ne required exit, this lighting must have an emergency pwer surce. In buildings that are required t have mre than ne exit (including fire escapes), exit signs are required t identify the means f egress frm each flr. These signs are required t be illuminated by bth the nrmal and emergency pwer surces. In existing buildings that have mre than ne required exit stair, the stairs must be enclsed and separated frm the crridr by fire-resistant cnstructin. In nn-high rise buildings, drs in these enclsures must be ne-hur fire-rated self-clsing drs r 1 ¾ -inch thick slid cre wd self-clsing drs. In buildings that have nly ne required exit, the drs frm the apartments must be f the type specified in the paragraph abve (Rev. 6/07) 6

7 FIRE PROTECTION REQUIREMENTS 1.) REQUIREMENTS FOR ONE- AND TWO-FAMILY DWELLINGS Owners f ne and tw-family dwellings (including wner-ccupied ne-family dwellings) are required t install electric r battery-pwered smke detectrs as fllws: In existing ne- and tw-family dwellings, the detectrs are permitted t be battery-pwered and intercnnectin is nt required between the several detectrs in a dwelling unit. A permit is nt required t install battery-pwered detectrs. In new ne- and tw-family dwellings, newly-established in an existing building r thse having undergne certain alteratins, the detectrs are required t be pwered by the primary alternating current (AC) pwer surce in the building and have a battery back up. The pwer must be supplied frm an unswitched prtin f the branch circuit r frm a dedicated branch circuit. Intercnnectin f the several detectrs installed in new dwellings is required such that the actuatin f ne detectr will actuate all the alarms in the dwelling. An electrical permit (plans are required t be submitted with the applicatin) is required t be btained by a licensed electrical cntractr frm the Department f Licenses and Inspectins prir t the installatin f these detectrs. The smke detectrs are required t be labeled fr Husehld Fire Warning in accrdance with UL 217. These are referred t as single- r multiple-statin smke detectrs. Smke detectrs must be installed in the immediate vicinity f the bedrms and n each stry f the huse, including basements. In new dwelling units, they are als required in the bedrms. Discretin shuld be used t place the detectr as near t the bedrm(s) as practicable withut having it activated by nrmal cking activity r steam frm bathrms. In n event, shall the detectr be mre than 15 feet frm the bedrm dr. In split-level dwellings withut drs between adjacent levels, a smke detectr is nly required n the upper level, prvided there is less than ne full stry between levels. Annual certificatin f detectrs in ne- and tw-family dwellings is nt required. Hwever, upn sale f the prperty, the seller is required t certify in writing t the buyer that the required smke detectrs have been installed and are in prper perating cnditin (Rev. 6/07) 7

8 Manual fire alarm bxes (break-glass r pull statins) are nt required in the exits that serve ne- r tw-family dwellings. 2.) REQUIREMENTS FOR FIRE ALARMS IN MULTIPLE-FAMILY DWELLINGS AND ROOMING HOUSES Husehld Fire Warning-type detectrs are required within the dwelling units f buildings that are nt sprinklered thrughut, in the same fashin as described fr ne- and tw-family dwellings, except that battery-pwered detectrs are nt accepted fr any f the required detectrs. These detectrs shuld nt be cnnected t the building s autmatic fire alarm system as their purpse is t sund their self-cntained alarm nly in the dwelling unit where they are activated. In existing high-rise buildings that are nt sprinklered thrughut, a detectr is required in each bedrm in additin t the nes in the vicinity f the bedrms. Intercnnectin f the detectrs within a single dwelling unit is required where the sund level f any detectr is less than 15 dba abve the ambient nise level in any ccupied space within the dwelling unit with intervening drs clsed. An autmatic fire alarm system is required in unsprinklered buildings in all areas that are accessible t mre than ne tenant (cmmn areas) such as stairways, crridrs, strage areas, laundry rms, basements, etc. The detectrs are required t be labeled fr system use. In sme cases, husehld fire warning detectrs (the type apprved fr use within dwelling units) have been installed in these areas. They are nt system detectrs and must be replaced with labeled system detectrs. Autmatic fire detectin is required t be smke detectrs unless nrmal peratins in the space prduce prducts f cmbustin that wuld activate smke detectrs. These spaces include biler f furnace rms, garages, laundry rms, etc. In these spaces nly, heat detectrs are recmmended and accepted in lieu f smke detectrs. The sunding devices (bells, hrns, whp tnes, etc.) f the fire alarm system must be lud enugh t be heard in all parts f the building. The required level f audibility is 70 dba (decibels) in each sleeping rm. It may be necessary t lcate sunding devices within the apartments in rder t achieve the required sund level. In new r upgraded fire alarm systems visible alarms (strbe lights) are required in public and cmmn areas and in a cde specified number f sleeping units f transient rming huses. In all ther multiple-family dwellings new r upgraded systems must be capable f supprting visible alarms in each dwelling unit and sleeping unit. Visible alarms are required when they huse the hearing impaired (Rev. 6/07) 8

9 A fire alarm panel is required t supervise all fire alarm systems fr prper cntinuus peratin, t receive signals frm the devices, t activate the sunding devices, and t prvide back-up pwer in the event f the primary pwer failure. The manual bxes, system smke and heat detectrs, and sunding devices are cnnected t the panel. Nte that the single- and multiple-statin smke detectrs lcated within the dwelling units are nt cnnected t the panel. In existing buildings, cnnectin f the fire alarm system t a central statin is nly required fr high-rise buildings. In new buildings r newly-established residential uses, buildings f five stries r mre require fire alarm cnnectin t a central statin. Fr Yur Infrmatin: * An electrical permit is required t be btained by a licensed electrical cntractr frm the Department f Licenses and Inspectins prir t installatin f bth the husehld fire warning detectrs within dwelling units and the autmatic fire alarm system. (Plans are required t be submitted with the permit applicatin.) All fire alarm systems are required t be inspected, tested, and certified by a licensed electrical cntractr upn installatin and annually thereafter. Any reductin in fire prtectin (fire alarm, fire sprinkler, r standpipe system) f any duratin fr any reasn, must be reprted t the Fire Department at The Fire Department must be ntified IMMEDIATELY thrugh 911 f the activatin f any fire alarm, excluding the husehld fire warning detectrs that are installed in the dwelling units. 3.) FIRE ALARM REQUIREMENTS UNIQUE TO BUILDINGS THAT REQUIRE MORE THAN ONE EXIT STAIR The fire alarm panel is required t have at least ne zne per flr. A manual fire alarm bx (break-glass r pull statin) is required at each dr frm the crridr t building exit stairs n each flr. At each bx, a sign shuld be affixed, stating IN CASE OF FIRE: SOUND ALARM AND CALL (Rev. 6/07) 9

10 4.) FIRE ALARM REQUIREMENTS UNIQUE TO SMALL APARTMENT BUILDINGS This type f building des nt exceed three stries and has nly ne exit stairway r tw exit stairways that are bth visible frm all pints within a maximum 20-ft lng vestibule r crridr between the stairs. The fire alarm panel is permitted t have a minimum f ne zne that incrprates all f the system devices in the building. A manual fire alarm bx (break-glass r pull statin) is required nly at the exit dr frm the stairway t the utside, nt n each flr. At the bx, a sign shall be affixed, stating IN CASE OF FIRE: SOUND ALARM AND CALL ) FIRE ALARM REQUIREMENTS UNIQUE TO BUILDINGS THAT HAVE RESIDENTIAL USES ABOVE NON-RESIDENTIAL USES An autmatic electrically-pwered fire alarm system with smke detectin is required in the nn-residential use unless it is sprinklered thrughut. Where the nn-residential use is a drinking and/r dining establishment, heat detectrs are permitted in lieu f smke detectrs in the kitchen, in patrn areas where smking is permitted, and in patrn areas where skillet r sizzling-type entrees (such as fajitas) are served. All ther detectrs in the nn-residential use are required t be smke detectrs. The sunding devices are required t be lcated in the nn-residential use and typically in the stairway r hallways in multiple-family dwellings abve. Where the use abve the nn-residential use is a single-family r tw-family use where there is n cmmn hallway r stairway serving all flrs, sunding devices will be required in the dwelling unit(s). The sunding devices are required t be activated by the manual fire alarm bxes and all detectrs, except by thse inside the dwelling units. Manual fire alarm bxes must be lcated at the exits frm the nn-residential use but be cnnected t sunding devices thrughut the building. Manual fire alarm bxes are nt required in the exits frm the residential use if it is a ne- r tw-family dwelling. The residential prtin f the building is required t have the autmatic fire alarm system as determined by the classificatin f the residential use (Rev. 6/07) 10

11 Fr Yur Infrmatin: * It is the OWNER S respnsibility t supply, install, and maintain all required fire alarm equipment, including detectrs. The wner must als test detectrs in cmmn hallways, stairways, basements, and ther areas cmmn t mre than ne tenant. The wner is required t repair r replace any detectr that is nt perating at the time f testing. * It is the TENANT S respnsibility t test all detectrs lcated within their dwelling unit. These shuld be tested at least nce a mnth. The wner shuld be ntified in writing f any defects in the peratin f any detectr. Hwever, the tenant is respnsible fr the replacement f batteries in battery-perated smke detectrs in ne- and tw-family dwellings (Rev. 6/07) 11

12 BASIC EQUIPMENT AND FACILITIES THAT MUST BE PROVIDED AND MAINTAINED BATHROOM EQUIPMENT AND FACILITIES It is the respnsibility f the landlrd t prvide inside each rented huse r apartment the fllwing: A flush tilet in a rm that gives privacy A lavatry basin lcated in the same rm as the water clset r in clse prximity t the water clset rm dr. A bathtub r shwer in a rm that gives privacy. This rm may be the same as the rm with the tilet r a separate rm. An electric light fixture in each bathrm A windw r an apprved ventilating system in each bathrm. The windw must be perable and must face t the utdrs. The ventilating system must be capable f changing the air cntent f the rm at least six (6) times per hur. All bathrm equipment must be kept in gd wrking cnditin. The bathrm flr must have a gd surface fr easy cleaning and must be substantially impervius t water. The tenant must keep the bathrm and bathrm equipment clean and sanitary and must use the equipment prperly. KITCHEN EQUIPMENT AND FACILITIES The landlrd must prvide a kitchen sink within each rental huse r apartment. The sink must be in gd cnditin. The tenant must keep the sink clean and use it prperly. The landlrd must prvide a gas r electric range fr cking in each rented huse r apartment. The cking equipment must be prperly installed, wrk safely and effectively, and be maintained in gd wrking cnditin. The tenant must use the cking equipment prperly and must keep it clean and sanitary. Fr Yur Infrmatin: * Prtable cking equipment that uses flame is prhibited. Cking equipment that uses gasline r kersene as fuel is prhibited (Rev. 6/07) 12

13 WATER AND SEWAGE SYSTEM The landlrd must prvide running water and facilities fr ht water. Ht water must be available at nt less than 110 degrees and nt mre than 125 degrees and must flw at a rate f at least ne galln per minute at each required lavatry, sink, bathtub, shwer, and laundry facility. All plumbing equipment must be cnnected t the City water and sewage systems unless the City gives permissin t use a private system. HEATING SYSTEM AND THE PROVISION OF ADEQUATE HEAT The landlrd must prvide a central heating system r an apprved separate permanent heating system fr each rental huse r apartment. Heating equipment must be safe, prperly installed, and adequate t heat the dwelling unit t 68 degrees at all times that the utside temperature is at r abve 10 degrees. In buildings with tw r mre apartments and rming huses, the landlrd must supply heat at a temperature f 68 degrees fr each apartment frm Octber 1 thrugh April 30 and during May and September when the utside temperature falls belw 60 degrees. The landlrd des nt have t supply heat if the dwelling unit is prvided with separate permanent heating equipment slely under the cntrl f the tenant f that apartment. Apprved prtable kersene heaters are nly legal in ne- and tw-family dwellings prvided they cmply with the Fire Cde. ELECTRICITY, NATURAL LIGHT, AND VENTILATION Each rental rming unit and apartment must be equipped with electricity, have adequate natural light, and prvisins fr ventilatin. Natural light must be available in every rm by ne r mre windws facing directly t the utdrs. The tenant must be able t pen the windw(s) in rder t prvide ventilatin, unless there is a safe ventilating system capable f changing the air cntent f the rm at least six (6) times per hur. A skylight may be used as a required windw. Every rm must have at least tw electrical utlets; ne f these utlets may be a ceiling light fixture. Every bathrm, water clset cmpartment, laundry rm, furnace rm interir stairs, and public hall must have at least ne light fixture. Every public hall and stairway in buildings with three r mre apartments must be lit by an electric fixture at all times. Every public hall and stairway in tw-family dwellings must have a lighting system that can be easily turned n and ff when needed. Emergency lighting is required in hallways and stairways in buildings with tw r mre exits (Rev. 6/07) 13

14 KEEPING HOMES, APARTMENTS, AND YARDS CLEAN AND SANITARY GARBAGE AND TRASH The interir and exterir f every premises must be free frm any accumulatin f rubbish r garbage. The tenant and the hmewner must place all garbage and trash in strage cntainers r in dispsal equipment, such as incineratrs. They must place their wn cntainers ut fr City cllectin. Trash must nt be put ut befre 7:00PM the evening befre trash is cllected. In buildings with tw r mre apartments, the landlrd must prvide a cmmn strage area fr trash and garbage cntainers r cmmn dispsal equipment, such as an incineratr. The landlrd must see t it that all shared cntainers are placed ut fr cllectin. The tenant must be careful nt t spill garbage and trash in halls r n stairways. Garbage, nt grund r incinerated, must be placed in leak-prf cntainers with tight-fitting lids. Cmbustible waste must be placed in cvered cntainers r in sturdy bags that are securely tied. Newspapers and magazines shuld be tied in bundles. All cntainers must be kept clean and sanitary. RECYCLING Recycling is the law in Philadelphia. If yu dn t recycle, yu can be fined. Residents need t btain their wn recycing cntainer - n larger than 20 gallns in size. Using multiple cntainers is kay, as lng as they are used nly fr recycling set-ut. A free recycling cntainer may be available t city redidents at any ne f the Department f Street s Sanitatin yards (call ) The City will cllect recycling curbside at residential buildings f six r fewer dwelling units. Owners f buildings with mre than six dwelling units are respnsible fr prviding recycling services thrugh their wn means. Usually, this means thrugh a private cntract with a recycling service prvider. Owner s f cnd and c-p buildings may elect t register with a Streets Department prgram. Landlrds are respnsible fr ntifying tenants f the City trash and recycling regulatins (Rev. 6/07) 14

15 CARE AND MAINTENANCE OF YARDS AND FENCES The landlrd and the hmewner must ensure that their yards drain prperly. The tenant must keep the yard clean and sanitary if nly the tenant has access t the yard. If the yard is shared with ther ccupants, the landlrd is respnsible. Fences must be kept in gd repair by the hmewner r landlrd. INSECTS AND RODENTS In ne-family huses, the tenant r hmewner must keep the huse clean and sanitary. It is the ccupant s respnsibility t have insects, rdents, ther pests exterminated. Where there are tw r mre apartments in a building, the landlrd must keep all shared r public areas f the buildings clean and sanitary. The tenant must have any insects, rdents, r ther pests exterminated if the tenant s apartment is the nly ne infested. Otherwise, it is the respnsibility f the landlrd t have such pests exterminated. REPAIRS The landlrd r hmewner is respnsible fr all repairs that are necessary t keep the building in gd cnditin. All fundatins, walls, rfs, flrs, ceilings, windws, drs, stairs, and prches must be safe, weather-tight, and rdent-prf. All interir drs, cabinets, shelves, and ther supplied equipment must be kept in sund cnditin and gd repair. Exterir wd r metal surfaces must be painted r cvered with prtective cating t prevent deteriratin. Exterir walls must be pinted and cracks sealed t keep them weather-tight and waterprf. All plumbing and heating equipment must be prperly installed, kept in gd mechanical cnditin, and free frm leaks and stppages. Fr Yur Infrmatin: * The City hlds the landlrd respnsible fr all repairs required by law, regardless f any agreement r lease between the tenant and landlrd (Rev. 6/07) 15

16 LEAD PAINT Lead paint shall nt be permitted t remain n interir surfaces f any dwelling, rming huse, dwelling unit, r rming unit ccupied by children when the Department f Public Health determines that its presence creates a health hazard. GENERAL HOW THE BUILDING CONSTRUCTION AND OCCUPANCY CODE IS ENFORCED The City enfrces the Building Cnstructin and Occupancy Cde by sending inspectrs t examine husing cnditins. The Department f Licenses and Inspectins is authrized and directed by law t cnduct such inspectins at reasnable times. Inspectrs must shw prper identificatin. The inspectr will secure a warrant frm a curt if the wner r tenant refuses t allw access. When a vilatin is fund, the Department ntifies the respnsible party either the landlrd, the tenant, r the hmewner. That persn is tld t crrect the vilatin within a certain perid f time. At the end f that time, there will be a re-inspectin. If the persn has nt crrected the vilatin, the Department lists the case fr a hearing befre the Municipal Curt and (Rev. 6/07) 16

17 the persn is ntified f the date t appear. The Municipal Curt is empwered t fine the guilty party. The Department is als authrized t crrect any vilatins which are cnsidered unsafe r hazardus, if the vilatins are nt crrected. The City charges the cst f the crrectins t the vilatr and, with the apprval f the Law Department, can cllect the cst by liens n the prperty. The Department may als purchase and supply heat t tenants n an emergency basis between Octber and May when the heat des nt meet the minimum requirements f the law. DESIGNATION OF DWELLINGS AS UNFIT FOR HUMAN HABITATION When the Department finds that any dwelling is a serius hazard t the health r safety f the ccupants r t the public because it is unsanitary, vermin-infested, r lacking in the required facilities and equipment, the Department can designate the dwelling as Unfit fr Human Habitatin. Any dwelling designated as unfit shall be vacated within a reasnable time specified by the Department. It shall nt be used fr human habitatin until the hazard has been eliminated and the Department has remved the designatin and given written apprval fr ccupancy. Fr Yur Infrmatin: * Persns wh must vacate an unfit dwelling can request help in finding husing. Cntact the Office f Emergency Shelter and Services, 1340 Cherry Street, Philadelphia, PA. Phne Number: SPECIAL NEIGHBORHOOD PROBLEMS UNSAFE OR IMMINENTLY DANGEROUS BUILDINGS When a neighbrhd has buildings that are a serius hazard t the health r safety f the peple living in them r t the public, a cmplaint may be filed with the Department f Licenses and Inspectins and the building will be inspected. The Department may rder the buildings t be vacated, secured frm trespass, made safe by repairs, r demlished (Rev. 6/07) 17

18 VACANT HOUSES Owners are respnsible fr keeping all penings in vacant buildings sealed and the premises clear and free f debris. If the wner fails t meet this bligatin, the Department may arrange t clean and seal the building and bill the wner fr the csts. The Department may als cnsider a dilapidated vacant building as unsafe and rder it demlished. When a vacant building is demlished, the Department requires the cntractr t maintain the structural and weather integrity f any adjining party walls. ZONING Smetimes neighbrhds are harmed by the cnversins f huses int apartments r by undesirable cmmercial r industrial uses. The City has a zning rdinance that prtects neighbrhds frm these cnversins and harmful intrusins. In cases where a variance is required fr a new zning use, a Zning Ntice must be psted n the prperty, indicating that a public hearing will be held n the prpsed use. Citizens wh believe that there is a zning vilatin in their neighbrhd shuld file a cmplaint with the Department f Licenses and Inspectins. Fr Yur Infrmatin: * T file a cmplaint, cntact the Department f Licenses and Inspectins Services and Operatins Unit. Telephne Number: HOW TO FILE A COMPLAINT OR AN APPEAL COMPLAINTS If the landlrd is nt carrying ut his r her respnsibilities, the tenant shuld tell the landlrd what the prblems are. If the landlrd fails t act, the tenant shuld reprt the prblem t the Department f Licenses and Inspectins, Services and Operatins Unit, by calling r g t and in Select a Department (Rev. 6/07) 18

19 select Licenses and Inspectins. On the Department s hme page select Cmplaints. When filing a cmplaint, the persn must give his r her name and/r address, the address f the prperty, and the nature f the cmplaint. A case will be generated and referred t the apprpriate inspectin unit. If an inspectr is unable t enter the prperty, he r she will leave a card. The recipient is required t call the number n the card t arrange fr an inspectin. The Department des nt divulge the identity f a cmplainant and will nt accept annymus cmplaints. APPEALS Any persn wh believes that the Department has erred in sme actin that has been taken r wishes t btain a variance frm the requirements f the Building Cnstructin and Occupancy Cde, may appeal t the Department s Bards Administratr. The Administratr is lcated at the fllwing: Municipal Services Building 1401 Jhn F. Kennedy Bulevard Philadelphia, PA Call fr mre infrmatin. PRIVATE ENFORCEMENT Any tenant f any prperty subject t the prvisins f the Prperty Maintenance Cde has the right t bring an actin against the wner f such prperty t cmpel cmpliance with that cde. THANK YOU FOR YOUR COMPLIANCE WITH STATE AND LOCAL LAW AND YOUR COOPERATION WITH LICENSE & INSPECTIONS PROCEDURES AND REGULATIONS (Rev. 6/07) 19

20 NOTES: (Rev. 6/07) 20