HUD Philadelphia Blight Bill

Please see the following summary (below) of the  Philadelphia Blight Bill

The ordinance amends requirements concerning vacant properties.

A "blighting influence" is defined as a vacant building lacking proper windows (with frames and glazing) and/or one or more entry doors, 1) if that building is on a street that is otherwise 80% occupied, or 2) if city officials have determined and provided the owner with written notice that said lack of windows and/or doors is having a significant adverse effect on the community.  The city may determine that the property is having an adverse effect on the community if the subject property itself is seen as deteriorated or unsafe; if the surrounding community seems less safe because of the subject property; if the subject property is affecting the value of intact properties in the vicinity; if the subject property is not marketable in its condition; or if the subject property is bringing down community morale.

The ordinance outlines a vacant building owner's responsibilities with regard to the property.  All vacant properties are to be kept clean, safe, secure, and sanitary.  Interior and exterior shall be kept free of garbage/rubbish, and all doors, windows, and other openings shall be kept in good repair.  Openings allowing access must be locked or otherwise fastened to prevent unauthorized entry.  An unsecure vacant building will be deemed unsafe by the building department.

Securing openings with boards, masonry, "or other materials that are not windows with frames and glazing or entry doors" will not meet the city's standard of "in good repair."  Broken windows must be reglazed, and unsecure entryways must be resecured with proper entry doors.

If the building department determines that a building is in violation of this ordinance, a written notice of the determination will be sent to the owner and also conspicuously posted at the property.  The written notice will specify the openings that are in violation and instruct the owner to immediately rectify the situation.  If immediate compliance is not possible, the owner must, within 10 days of the notice, provide the department with a written explanation of the remedial steps taken and the estimated amount of time needed to fully comply.

Failure to comply with the ordinance will result in penalties against the owner, assessed for each separate opening that violates the section and for each day that the condition remains uncorrected.

If the owner does not comply with the order to correct the condition(s), the department is authorized to correct the condition(s) or to demolish the building with its own forces and to collect all costs associated with such action by lien or other means.

The attachment includes a sample notice letter.

Per Mike Meyer of Golden Feather (see following), HUD has instructed us to comply with the ordinance and reglaze going forward, but at this time we are not to remove boarding and reglaze on properties where that work has already been completed.  If we have reglazed and the property is subsequently vandalized, at that point we may remove the broken glass and board.