HomeMy WebLinkAboutcoa.lu.ca.Six Month Rentalr Restrictions
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MEMORANDUM
TO:
Aspen City Council
FROM:
Planning Staff (HC)
RE:
Six (6) Month Leasing Restrictions for R/MF, 0, and C-l Zones
DATE:
December 9, 1976
On December 7, 1976 the Aspen Planning and Zoning Commission recommended
to the City Council the adoption of minimum six month lease requirements
for the R/MF, 0, and C-l zone districts. As background material for
your consideration, we enclose the following information which was
considered by the Planning and Zoning Commission pertinent to their
recommendation.
1. August 30, 1976
2. October 15, 1976
3. November 11, 1976
4. November 14, 1976
5. November '23, 1976
6. December 7, 1976
Letter from Sandy Stuller
Memo from Planning Office
Memo from Planning Office
Public Hearing
Memo from Planning Office
P & Z Resolution
The Planning Office regards this amendment as the implementation of a
tool to issue compliance with the intentions of multi-family zones
within the City.
The Planning Office recommends adoption of the six month m~n~mum leasing
restrictions as recommended by the Aspen Planning and Zoning Commission.
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MEMORANDUM
TO:
Aspen Planning Commission
FROM:
Planning Staff (HC)
RE:
Six Month Lease Restrictions
DATE:
November 23, 1976
The Planning Staff has met with the City Attorney to review the six
month minimum lease proposal. We recommend adoption of the following
code changes:
1. The adoption of a six (6) month minimum lease
restriction for new multi-family structures in the
R/MF, 0, and C-r-zone districts.
2. Exemption of present multi-family or multi-family
structures authorized by a building permit from
these restrictions.
3. Allowance of two (2) rental periods per year in
addition, to the "master" long term rental of six
months duration.
4. Condominiumizations of existing multi-family structures
shall be subject to these lease restrictions.
5. Single-family and duplex units within these zone
districts shall be exempt from these provisions.
6. Multiple ownerships or leases of single units shall be
considered a re-subdivision of these units.
The City Attorney will draft an ordinance incorporating your recommendations
for final consideration at your December 7, 1976 meeting.
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MEMORANDUM
TO:
Aspen Planning Commission
FROM:
Planning Staff (HC)
RE:
Multi-family Housing Restrictions - Six (6) Month Lease
DATE:
November 11, 1976
This is a public hearing to consider prop<<ed changes to the Aspen
Zoning Code so as to limit rentals of units in the R/MF, 0, NC, C-l
and S/C/I zone districts. The amendment to Section 24-3.7 of the
Aspen Municipal Code would prohibit the leasing for less than a six
month period of any multi-family structure.
Multi-family structures are allowed by right in the R/M/F, 0, and
C-l zones. In the N/C and S/C/I zones they are allowed as conditional
uses for "accessory dwelling units".
The Planning Office recommends adoption of the m~n~mum six month lease
restrictions for the R/M/F, 0, and C-l zones where multi-family uses
are allowed by right. We enclose our memo of October 15, 1976 and the
memo from Sandy Stuller dated August 30, 1976 as additional background
material in support of this zoning change.
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MEMORANDUM
TO:
Aspen Planning Commission
FROM:
Planning Staff (HC)
RE:
Multi-family Housing Restrictions
DATE:
October 15, 1976
We continue to experience difficulty with providing guarantees for
long term housing construction in the various multi-family zones,
particularly R-MF. The R-MF zone district clearly states the
intention to be the following:
"To provide for the use of land for intensive
long term residential purposes, with customary
accessary uses . . . "
The physical design of long term housing units is initially the
same as that for short term tourist oriented housing. Therefore,
the land use application, cannot distinguish the ultimate use of the
dwelling units. In addition, market pressures for the highest economic
return for the developer promote the building of tourist units to the
exclusion of long term housing units. A significant community need
exists for permanent housing which is being subverted by this market
pressure for tourist unit construction.
The Planning Office feels that the major zones impacted by this market
pressure are the R-MF, 0, NC, CC, C-l and SCI districts.
The language for the proposed zoning amendment could be the following
to apply to the above listed zone categories:
No unit within a multi-family structure shall be let
for any term less than six (6~ months.
We refer the Planning Commission to the memorandum of Sandy Stuller,
dated August 30, 1976, which discusses the background of the six (6)
month leasing provision and the merits of same. The R-6, R-15, and
R-30 zones are not subject to the intense tourist unit development
pressure as the more dense zones listed above. Therefore, we have
omitted them from the proposal for minimum six (6) month leasing restrictions.
In summary, we agree with the City Attorney as to the probable difficulty
of enforcement of these restrictions, but feel the necessity for attempting
this use restriction is the over-riding issue. We are open to further
suggestions as to methods of insuring long term use of multi-family
structlines.
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130 south galena street
aspen,colorad,o,'" 816 I I
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MEMORANDUM
DATE: August 30, 1976
TO: Hembers of Planning and Zoning Commission
FROM:Af~ndra M. Stuller
RE: Six Month Leasing Provision
Members of the P&Z:
At their last meeting the Council requested that I
initiate consideration of a hew zoning code amendment requiring
six month leasing provisions for all building permit applicants
(in lieu of relying on the application of this requirement
only to subdividers who do not contest the issue). Your Com-
mission has continuously supported the insertion of this require-
ment whenever possible. Consequently, I think it appropriate
to once more initiate discussion of this matter and request that
the issue be put on an agenda at your earliest convenience. At
this point let me recount (for the benefit of new Commission
members) the history of a similar code provision earlier adopted
by the P&Z but rejected by the City Council.
Inl973-l974 the Commission considered three drafts
of the new zoning code, the second and third of which contained
the following provision among the code's "supplementary regula-
tions":
I. Limitations on Leasing
1. In order to preserve the character of the
residential zone districts and provide necessary
housing for the community's permanent population,
there shall be imposed limitations on rental of
housing units as herein provided.
2. In the R-6, R-lSI R-30, R-40, and RR zone
districts, no residential unit shall be let more
than twice within any calendar year, provided that
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Memorandum to Members of Planning and Zoning Commission
August 30, 1976
Page 2
nothing herein shall limit the term of any
such lease.
3. Within the R/MF, 0, NC, or N/C/I
district, no ~nit within a multi-family
structure shall be let for any term less than
six (6) months.
There was much opposition to this code provision andl although
its adoption was recommended by the P&Z, the City Council dropped
it on the second reading of Ordinance ll, 1975 (the reCOdifica-
tion of the zoning code). Let me attempt to summarize some of
the arguments made at the hearings in 1975 against its adoption:
1. Certain residential areas have historically short
termed to Institute and other visitors, and this '
activity has not undermined the residential character
of these areas.
2. The prohibition will not operate to provide
necessary housing for locals inasmuch as no local
will want to rent a residence which he must periodically
vacate when the absentee owner wishes to vacation in
Aspen; in addition, the City's restrictive zoning will
push housing costs to higher leve1s1 and this rental
restriction cannot possibly off set this real cost
increase for residential housing in the community.
3. The prohibition will deprive all part-time resi-
dents of rental income without demonstrated benefit
to the community.
4. 7here may be a present imbalance between visitor
accommodations and resident accommodations; but there
is no evidence of a surplus of single family and
duplex type accommodations (with their amenities)
that exist in the various residential districts and
.the restriction can only reduce the availiabity of
this type of accommodation to visitors.
5. 7he restriction in the residential districts
limiting rental not more than twice within any
calendar year means that a single Christmas/New
Year's rental will count as two rentals (one in
each calendar year). Having done this the property
owner then faces the choice of (a) not renting during
the summer when we are seeking to attract more visitors,
or (b) not renting until after the following January 11
thereby holding accommodations vacant during critical
overcrowding.
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Memorandum to Members of Planning and Zoning Commission
August 30, 1976
Page 3
6. The prohibition seems to be of the type which is
very difficult to enforce; it will be honored more in
the breach than observance, and, consequently, work
an injustice to those who obey it while others flaunt
it.
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7. The combination of owner use plus rentals has con-
tributed fiscally and aesthetically to the City; fis-
cally because rentals generate sales tax, and aesthe-
tically because income production permits an owner to
maintain and improve his property.
8. The six month lease provision may work a penalty
on a transient employee who wishes to stay less than
a full six months; specifically he would be liable
for rent for the entire period without regard to
actual time spent in Aspen.
Much of the opposition to the proposal was organized by Kay
Reid who informed all owners of her listings and introduced
letters of opposition from many into the record. They are
on file in the Clerk'3 office for your reading, if interested.
It was apparent that a substantial part of the oppo-
sition concerned applications of the leasing limitations to the
single family and duplex areas (R-6 and R-15 districts) although
some of the arguments made have equal applicability to leasing
limitations in multi-family districts. ?he planning office's
rationale for application of the restriction in all residential
districts was that:
l. It was necessary to concentrate tourist uses in
and near the commercial core so as to supply necessary
mass transportation;
2. The restriction was necessary to maintain the
residential character of the west end and other single
family areas; and
3. Only by application of the limitations to all
districts can we ~nsure that housing will remain
available to residents (not just seasonal employees).
It is my recollection that during the rezoning process, the
planning office recommendation for allowable density in the R/MF
district was increased (in anticipation of the application of
the 6 month leasing provision) .as a technique for encouraging
lpcal housing.
In any event, as is evident by the controversy generated
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Memorandum to Members of Planning and zoning Commission
August 30, 1976
Page 4
to date on this question, you have your work cut out for you
on this issue. I would suggest that you must initially decide
(l) whether all residential or just R/MF districts should be
considered, (2) what enforcli'ment techniques are available
(so. that the prohibition is not illusory), (3) what can be done
about its application to existing structures (without flying
in the face of the prohibition against retroactive legislation),
and (4) what, if any, real impacts can this type of regulation have
on the City's housing problem.
SMS:mc
cc hal Clark
Bill Kane
Nina Johnston
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PUBLIC NOTICE
PROPOSED CHANGE TO THE ASPEN ZONING CODE SO AS TO LIMIT
RENTALS OF UNITS IN THE R/MF, 0, ~C, C-l and S/C/I
ZONE DISTRICTS
Notice is hereby given that a public hearing will be held
on November l6, 1976, at 5:l5 P.'l., in the City Council Chambers,
Aspen City Hall, Aspen, Colorado, before the Aspen Planning and
Zoning Commission to consider an amendment to Section 24-3.7
of the Aspen Municipal Code which would ~rohibit the leasing
for less than a six month period of any multi-family structure
in the R/MF, 0, C-l,N/C & S/C/I zone districts. Further in-
formation concerning the proposal may be obtained in the Office
of the City/County planner, Aspen City Hall, during normal business
hours.
/s/
Kathryn S. Eauter
City Clerk
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CITY OF "'ASPEN
130 south galena street
aspen, <:;olorad.,o.t 81611
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MEMORANDUH
DATE: August 30, 1976
TO: Hembers of Planning and Zoning Commission
FROM~andra M. Stuller
RE: Conversion of Apartments into Condominiums; Suggested
Legislation
Members of the Commission:
Attached is a rough draft of a proposed amendment
to the subdivision regulations, using as a spring board the
New Jersey regulation we discussed earlier. I am not yet
comfortable with the draft and note:
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1. The New Jersey legislation was essentially a
piece of landlord/tenant legislation which pro-
hibited eviction in the case o.f conversion unless
certain conditions were met. In Colorado, the
state statutes put exclusive jurisdiction in the
state courts (County and District) to determine
eviction matters, and, by state statute, determine
when and how eviction is permitted. In our case,
we are attempting to condition subdivision approval
on compliance with these regulations which means
that, once approval is received, enforcement is
difficult. The notice of intention must be served
60 days prior to filing an application so that we
can be certain that required notice was given before
an approval. 3ut unless the 90 day option period
and location of comparable housing correspond with
the subdivision review process we are limited to
very few remedies for enforcement. We can review
these when we discuss the proposal.
2. We do not define cooperatives as SUbdivisions
and should do so simultaneously with adoption of
this type of regulation.
3. As always, the lack of sufficient enforcement
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Members of Planning and Zoning Commission
August 30, 1976
Page 2
man hours always presents difficulties with respect
to regulations of this kind,
4. I have difficulty in permitting a tenant to
enjoy the benefits of this type of regulation
when he sublets and uses his unit only sporadically;
but, as the draft stands, cl sublessee could not be
evicted if the lessee desires to exercise the option
or require a three year lease,
5. The attached draft would exempt the conversion
of hotels, motels and lodges which have historically
short-termed ("renting to transient guests or seasonal
workers") on the theory that there are no residential
interests to be protected. There may, however, be
exceptions to this rule that need attention.
6. There is nothing to preclude an owner from aSking
an enormously high price to preclude a tenant's
actively negotiating for purchase (except to the extent
the three year lease requirement offers some protection),
This limitation goes to a basic problem with a regula-
tion of this type; it does not insure a market for
residents I it merely reduces tenant displacement for
a period of time during and after conversion.
As you are probably aware, any amendment to the sub-
division code does not call for formal review and recommendation
by the P&Z. But, as alwaysI your comments are welcome and will
be forwarded to the City Council.
SMS:mc
Attachment
cc Bill Kane
PHal Clark
Brian Goodheim, ~irector of Housing
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DRAFT
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PROPOSED M1ENDMENT TO SUBDIVISION
REGULATIONS (CHAPTER 20 OF THE
MUNICIPAL CODE) CONCERNING THE
CONVERSION OF STRUCTURES TO CONDO-
MINIUM OR COOPERATIVE RESIDENTIAL
UNITS .
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Section 1 Definitions
For the purposes of this section the following defini~
tions will apply:
A. "Condominium" means a condominium as defined in
Article 33 of Title 38 of the Colorado Revised
Statutes, 1973, the "Condominium Ownership Act".
B. "Cooperative" means a housing corporation or
association which entitles the holder of a share
or, membership interest thereof to possess and
occupy for dwelling purposes a house, apartment
or other structure owned or leased by said corpora-
tion or association I or to lease or purchase a
dwelling constructed or to be constructed by said
corporation or association.
C. "Comparable housing" means housing that is (l) decent,
safe, sanitary and in compliance with all local and
state housing codes, (2) open to all persons regard-
less of race, creed, national origin, ancestry,
rarital status or sex, and (3) provided with
facilities equivalent to that provided by the land-
lord in the dwelling unit in which the tenant then
resides in regard to each of the following:
(a) apart-
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ment size including number of rooms, (b) rent range,
(c) major kitchen and bathroom facilities, and
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(d) located in an area not less desirable than
the area in which the tenant then resides in
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regard to each of the following:
(i) accessibility to the tenant's place of
employment;
(ii) environmental quality and conditions, and
(e) in accordance with additional reasonable
criteria which the tenant has requested in writing
at the time he or she shall determine to not
exercise an option to purchase.
Section 2 Prohibition
:Jo tenant or the assigns or legal representatives of
any such tenant may be removed from any house, residential
building, apartment or tenament (other than an owner occupied
premises with not more than two rental units or a motel, hotel,
or lodge renting to transient guests or seasonal workers) where
the property is being converted to a condominium or cooperative
and the tenant's initial tenancy began more than 60 days prior
to the filing of an application for subdivision approval (or
exemption) pursuant to Chapter 20 of the Aspen Municipal Code,
unless and until the provisions of this section shall be first
complied with.
Section 3 Notice of .Intention
Each owner affected hereby shall give notice of an
intention to apply for permission to convert to a condominium
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or cooperative, sixty (60) days prior to filing an appropriate appli-
cation, to each tenant and such notice shall specify the cause
of the termination and contain a copy of the full plan of con-
version. This notice shall be served either personally upon
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the tenant or sublessee in possession by giving him a copy
thereof or leaving a copy at his usual place of abode with some
member of his family above the age of l4 years, or by certified
mail. A duplicate of this notice and full plan shall be trans-
mitted to the director of housing for the City of Aspen. In
the notice of intention to convert tenants shall be notified
of their rights to purchase ownership in the premises at a
specified price in accordance with this section and their other
rights as tenants under this act in relation to the conversion
of a structure into a condominium or a cooperative.
Section 4 Option to Purchase
All tenants at the time of the notice of intention
to convert shall have the exclusive option to purchase the unit
in which they reside (or the shares of stock allocated thereto
in the case of a cooperative) for the first ninety (90) days
after receipt of such notice, provided that such option shall
not be exercised prior to subdivision approval and plat recordation
as .required by law. uuring such ninety (90) day period, any
occupied unit intended for sale may not be shown or offered
for sale to any third party unless the tenant shall have, in
writing, waived his right to purchase.
Section 5 Comparable Housing
Any tenant receiving notice of intent .to convert may
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request of the owner within 90 days after receipt of such notice,
and the owner shall offer to the tenant, ~ersonally or through
an agent, the rental of c.omparable housing and a reasonable
opportunity to examine and rent such comparable housing, as
hereinabove def ined. The oWner, in any proceeding 'to evict any
tenant, shall be required to prove that a tenant was offered
such comparable housing as requested pursuant to this section.
Section 6 Leasehold in Lieu Thereof
In lieu of offering comparable housing as hereinabove
provided, any owner shall offer to the tenant a lease, for a
term not less than three years, permitting the occupancy by the
tenant of the unit in which he shall reside at the time of
receipt of the notice of intention to convert. Such lease shall
be nonassignable and provide for a rental not to exceed the
current rental of the premises increased only by an amount
equivalent to the increase in the cost of living index during
such period. The lease shall provide that the tenant may
vacate the premises without penalty with 60 days notice, and,
in the event the tenant shall abandon his right to occupy the
premises pursuant to the provisions of this section, allobliga-
tions of the owner with respect hereto shall be deemed satisfied
and of no further force and effect.
Section 7 Interim Notice
Any owner who establishes an initial tenancy after
issuance of the notice of intent to convert, shall supply to
such person at the time of applying for tenancy and at the time
of executing any rental agreement, a separate written statement
as follows:
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STATEMENT
This building is being converted into a condo-
minium or cooperative and your tenancy may be
terminated upon appropriate notice in the event
your unit is sold and the new owner seeks per-
sonally to occupy it or lease the same to a
third party. In the event you shall receive
notice of an intended sale and the present
owner arbitrarily fails to complete the sale,
the owner shall be liable to you for treble
damages and court costs.
Such statement shall also be reproduced as a clause in any written
lease provided to such tenant.
Section 8 Remedies
No applicant for subdivision approval (or exemption)
shall receive such approval or exemption until the applicant
shall have satisfied the requirements of Section 2 of this
regulation. In the event it shall be determined, prior to
receipt of an exemtpionor approval, that an applicant has
failed to comply with any of the requirements of Sections 2
through 7 herein, any and all remedies provided for in Section
20-3(d) of the Aspen Municipal Code, or any and all remedies
otherwise provided by law, shall be available to the City of
Aspen, or any tenant or unit owner affected in any appropriate
court, such as to carry out the full intent and purposes of
this regulation. The Municipal Court of the City of Aspen is
hereby authorized to enforce any and all remedies hereinabove
provided as shall be permitted to this Court of limited juris-
diction.
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506 E. Main
DIRECTOR OF HOUSING . pxm:l\l.Illt~Jta: . ASPEN, COLO~ADO 81611 . PHONE, (303) 925-6612
M E M 0 R AN DUM
September 1, 1976
TO: Sandra M. Stuller
cc: City Council
City Planning and Zoning Commission
Bill Kane V'
FROM: Brian Goodheim 1::'
RE: Suggested Legislation: Conversion of Apartments Into Condominiums
I have revimved your memorandum suggesting legislation controlling the con-
version of apartments into condominiums and am of the opinion that your
proposal is quite appropriate. I believe that this proposed amendment to
the sul\division regulations strikes an equitable balance between the public
respons1b~ility to p. rotect. the tenant and the individual property rights of
the land ord, The effect of this a.mendment, while certainly creating an
impedimen to condominiumization of apartment buildings, does not consti-
tute such a burden upon the converter that a moratorium would be created
on such conversions.
Before adoption of this amendment, however, I would like to suggest three
potential changes for your consideration:
1. Within Section 2, entitled "Prohibition", there is the attempt to
exempt from regulation those structuTes which house, among other
people, seasonal workers, I would pTopose tha.t it is especially impor-
tant not to exempt the condominiumization of housing for seasonal
workers from regulation, The reasoning behind this amendment is that
the seasonal work force is one of the most important economic sectors
of this community. The supply of housing available to this group and
the immense demand posed for housing for this group hav.e a pronounced
effect upon the overall level of rental rates in the vall ey, Any
potential reduction in the supply of housing available to this group
would 'have the consequence of elevating market rents elsewhere.
In addition, the exemption provides a loophole through which landlords
may attempt to bypass regulation under this ordinance. Specific
examples of lodges where thj s argument may be used could include the
A
Sandra M, ~ler
September 1, 1976
Page Two
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Kitzbuhel Lodge, the Dormez-Vous, the Independence Building and other
historical housing sources for the local work force,
2. I concur with Sandy's comment #6 which points out that a potential
converter may ask an enormously high price which would preclude a
tenant I s ability to purchase. I know of no solution to this problem
short of price control.
3, I would like to see some controls on the tenant I s ability to peddle
his option received under the auspices of this legislation. This has
historically been a problem in the conversions in which I have been
involved and may become more of a problem in the future.
With the exception of these noted shortcomings, I am del ighted with this,
proposed legislation.
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CITY OP"ASPEN
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DATE: June 2l', 1976
TO: Stacy Standley
Bill Kane -
Brian Goodheim
FRoM~tandra M. Stuller
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RE: Conversion of Apartments to Condominium Units
Earlier I sent you a copy of a notice I found in a legal
periodical which reported a piece of N.J. legislation
imposing certain obligations on an apartment landlord
with respect to his tenants prior to a ~onversion into
condominium units. On my request, the D.D. Law Library
has sent me a copy of this legislation and it is attach-
ed. The law formalizes an informal procedure adopted by
the Planning Office and P & Z desigiled to insure that
locals will not be displaced. In the event of conversions:
1. 60 days notice must be given to a tenant;
2. and the tenant must be given an exclusive right
to purchase his unit for the first 90 days after
the notice;
3. the unit cannot be shown to any third party during
the 90 days unless the tenant has waived (in writjng)
his right to purchase;
4.
the landowner, in the event the option is not exer-
cised, may be obligated to assume the tenants mov-
ing expenses (equal to one months rent) and offer the
tenapt a~c mparab1e rental. unit elsewhere.
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think it w rth the time to p8.rsue this kind;~?f legisla-
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SECOND ANNUAL SESSION-1975
Ch.311
'.".
within 30 <1a)'!{ :I!lcr it hn.!':: 1,t'cn lU:'Ldc :n"ailabl(' 11Y the d<'llll1'tmeut and s.;lIall
thcr~aftcl' lu'O\'ide a C(ll)~' of Ow Current !:'tatt"lHl.ht to cHeh ilL'\\' t('n:l11t: nl 01'
)lrior to t1lt' titll~ Ju~ a!-i~\I111('S O('("llllllll(')"of the dwe1liIl~. In Hlltlitiou, (~\'CI'S
Inudlord f;hall li('(!}l a cop:.. of t-lu' curn'ul ~tatl"'IW1tt Jlosted in one 01' tIlnt.(~
IO<"n.1lO1U; ~O, that the ~tatt~l111'nt is promillf'ut and ;lccessillh' to :tll his tt~llants.
!:i. An)" lamllonl Who \'iol:1tes allY pro\'ii-;ion of lhi~a('t, contr:u'y to thp
]<!g:\l ri~hts of t('uantl{, shalllJe liallle to n llenalts of Hot mol'('- than ~lOO.Ot) for
each oUeus('. Such,})cnalt.r shnU llc colIectcu and cIl(orc('<lby !-iUllllll~lrj' pro~
C<'cding~ ))ur~\lant to the l'(>Il:tlty Enfol'cemNlt l.aw (~.J.t;, 2.\:;;8-1 ('tseq.).
'l'hc ('OUllty distric.t court. ot the l'Otmty in w}lich tilt' reutal prcmi!;(~!; arc lo-
cated shall ll<l,n~ jnri.sdictinn o\'er' ~Hch llrOCt'edin~s, PrO(7('~:; shall be in the
Jlatm"C of n :-;HlnIllOIl~ or \\'arrant, aIle) ~hall i~~lle upon the C'olUplaiut of the
commissioner. the At tornes General. or anj' other lH~l'soll.
"':'
.~.~~:::~:,::'~.~:. ~:',:' ;>~.
f';
d','"
.: :,';" , '.~
;1'
6.
No landlord slln.1l offer to aJJ)~ tC'I1<'lllt or pro::>r,ccti\'e t~n:J.nt or entcr into
nu)-, wr-itten It'a~e after the effective elate of this nct which illCl11dl"$;, alCtlSe
provis.iOI1 which \'io13t('~ cll>arl~' (':,;tahlbhed l('~.\l right~ of tC'nant:; (.1' respollsi.
bilitil'R of lanf1t()rll~ as (>i-;tahlJ:.:hell h\' the l:lw of this Btate :H tIll' tinw the
lenre h;. :;;i;::::tl~1. A tenant $h:lll han: the l'i.;ht to pcUtioa a court of cOlllpe~
tent jurisdictillll to t(,flllinah> a 1C'.1!'(' contailling" nlly f;uch pro\'hdon. l'\othill~
cont:lioe(\ hNdn shall limit all)' ri~ht:; or remc-c1i(~~ a tCU:lJlt ma)' ha\'e un<1er
n }rasC'.
1\0 landlord shall he liable to any pcnn1t)' undN st'Ction :; of this nct Hor
anJ' h':'lse t(>I'IlIination b)' a tenant ulHll!r :->l'ctiotl G or thiJ.,; nd,: for all):' lC.lsf!'
I)rovision in violation of s('ction ti of' this nct where tllC proposal to include such
1('asc lH'o\"i:slon ori;.:illat('(} frum the tCllant nud Hot !'-nch landlord.
J~
-"',~ .
7.
No wah'cr or n.ru~al hj' n t('Hant or his ri::ht to r{'Cl'in' n ('oPS of the state--
JIll'ot as pro\'idcd herein ~hall alt(.'r the r~sllollsibilitit's of the lancllord lIu,ll'~'
am' l'ro,'i:.;iou or this act. .
8.
Thi~ act ~hall t<lk(! ef(p('t G mOIlt11~ urtef ('nactllwnt.. f'xccpt that section 3,
and steps Ih,'C('~$ar:r. for it~ illll'lc-mcutaticUl, ~hal1 tnke effect immeDiatel)'.
AJl}ltO\'('d F(>h. l!J.]!)j(j.
LANDLORD AND TENANT-EVICTION 0)."
RESIDENTIAL TENANTS
CHAPTEH 311
ASSt:~ml,\: :\0, 3570
An
A("t conccrnill{: tCllnnt.llmtllord rcll1tions llnd amending "Au nct es-
tablishing gf'(Juuds for e\'ictill~ h'uants nud h'~s('es of ccrtnin rcsillen-
tinl propcrt,r. tl;tlll"lIf1illg 1'\.Jo8. ::!A :1S--5~ nnd rCllN1Hngscction 1 of
P_L,1973. c. 1~3 (C. 4G:SC':"'1).ft approved JUl1e 25, 197-1. (P.L.1974.
.. 49).
Ile itcnacteil by the Senate "'ld General Jlsscmbly oj the State 01 New Jersey:
I. Section 2 of P.L.1974. c. 49 (C, 2A.:IB-GI.I)';'S is nmcm1cd to read as fol-
lows:
No lc.....$ee or tcuantor the n!'si~n~, utHler-t(.'Jl:1nt:-; Or leg-a I representatIyes of
such lcs:;ct' or tenant mas he removed hS the count)' district court 01' the Su-
)f~~
75. N.J,S,A, 2A:1R-Gl.I.
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