New Jersey § 55:13a-13

§ 55:13a-13.

(a) Each multiple dwelling and each hotel shall be inspected for the purpose of determining

the extent to which each hotel or multiple dwelling complies with the provisions of

P.L.1967, c. 76 ( C.55:13A-1 et seq. ) and regulations promulgated hereunder. The commissioner shall establish by regulation the frequency of inspections, which

shall be conducted as follows: (1) each hotel shall be inspected at least once every five years; and (2) each multiple dwelling shall be categorized into the following tiers based upon

the number of reinspections required to abate the violations that were served upon

the owner following an initial inspection: (i) a multiple dwelling in which no violations are found or all violations have been

abated by the first reinspection shall be placed in the highest tier and shall next

be inspected in seven years, and the inspection fee shall be due at that time; (ii) a multiple dwelling in which all violations have been abated by the second or

third reinspection shall be placed in the middle tier and shall next be inspected

in five years, and the inspection fee shall be due at that time; (iii) a multiple dwelling in which all violations have not been abated by the third

reinspection shall be placed in the lowest tier and shall next be inspected in two

years, and the inspection fee shall be due at that time. (3) notwithstanding the provisions of paragraph (2) of this section to the contrary,

if the commissioner determines that tiered inspection schedules do not adequately

protect the health and safety of residents of multiple dwellings, the commissioner

may, by regulation, require that cyclical inspections for multiple dwellings occur

once every five years. (b) Within 30 days of the most recent inspection, the owner of each hotel shall file

with the commissioner, upon forms provided by the commissioner, an application for

a certificate of inspection. Said application shall include such information as the commissioner shall prescribe

to enforce the provisions of this law. Said application shall be accompanied by a fee as follows: $15 per unit of dwelling

space for the first 20 units of dwelling space in any building or project, $12 per

unit of dwelling space for the 21st through 100th unit in any building or project,

$8 per unit of dwelling space for the 101st through 250th unit in any building or

project, and $5 per unit of dwelling space for all units over 250 in any building

or project, except that in the case of hotels open and operating less than six months

in each year the fee shall be one-half that which would otherwise be required, or,

as the case may be, the fees established by rule for each of the foregoing pursuant

to subsection (e) of this section. A certificate of inspection and the fees therefor shall not be required more often

than once each inspection cycle. Additionally, there shall be reinspection fees for hotels in the amount of $10 for

each dwelling unit reinspected or, as the case may be, the fees established by rule

for each of the foregoing pursuant to subsection (e) of this section. Within 30 days of the most recent inspection of any multiple dwelling occupied or

intended to be occupied by three or more persons living independently of each other,

the owner of each such multiple dwelling shall file with the commissioner, upon forms

provided by the commissioner, an application for a certificate of inspection. Said application shall include such information as the commissioner shall prescribe

to enforce the provisions of this law. Said application shall be accompanied by a fee of $33 per unit of dwelling space for

the first 7 units in any building or project, $21 per unit of dwelling space for the

8th through the 24th unit in any building or project, $18 per unit for the 25th through

the 48th unit in any building or project, and $12 per unit of dwelling space for all

units of dwelling space over 48 in any building or project, provided that the maximum

total fee for owner-occupied three-unit multiple dwellings shall be limited to $65

for owners having a household income that is less than 80 percent of the median income

for households of similar size in the county in which the multiple dwelling is located,

and the maximum total fee for owner-occupied four-unit multiple dwellings shall be

limited to $80 for owners having a household income that is less than 80 percent of

the median income for households of similar size in the county in which the multiple

dwelling is located, or, as the case may be, the fees established by rule for each

of the foregoing pursuant to subsection (e) of this section. A certificate of inspection and the fees therefor shall not be required more often

than once each inspection cycle. Additionally, there shall be reinspection fees for multiple dwellings in the amount

of $40 for each dwelling unit reinspected, or, as the case may be, the fees established

by rule pursuant to subsection (e) of this section, but only after the first reinspection. The commissioner may waive the inspection fee for any unit upon a finding that the

unit has been thoroughly inspected within the previous 12-month period under a municipal

ordinance requiring inspection upon change of occupancy in accordance with the maintenance

standards established by the commissioner under P.L.1967, c. 76 ( C.55:13A-1 et seq. ), and has received a municipal certificate of occupancy as a result of that inspection. If the commissioner finds that (1) a building has been thoroughly inspected prior

to resale since the most recent inspection in accordance with this section, (2) the

inspection prior to resale was conducted by the municipality in accordance with the

maintenance standards established by the commissioner under P.L.1967, c. 76 ( C.55:13A-1 et seq. ), and (3) a municipal certificate of occupancy was issued as a result of that inspection,

the commissioner may accept the inspection done prior to resale in lieu of a current

inspection under this section. If the commissioner accepts an inspection prior to resale in lieu of a current inspection,

no fee shall be charged for any inspection done by the commissioner within the years

remaining in the applicable inspection cycle after the date of the inspection so accepted. (c) If the commissioner determines, as a result of the most recent inspection of any

hotel or multiple dwelling as required by subsection (a) of this section, that any

hotel or multiple dwelling complies with the provisions of P.L.1967, c. 76 ( C.55:13A-1 et seq. ) and regulations promulgated hereunder, then the commissioner shall issue to the

owner thereof, upon receipt of the application and fee as required by subsection (b)

of this section, a certificate of inspection. Any owner to whom a certificate of inspection is issued shall keep said certificate

posted in a conspicuous location in the hotel or multiple dwelling to which the certificate

applies. The certificate of inspection shall be in such form as may be prescribed by the commissioner. The commissioner may, upon finding a consistent pattern of compliance with the maintenance

standards established under P.L.1967, c. 76 ( C.55:13A-1 et seq. ) in at least 20 percent of the units in a building or project, issue a certificate

of inspection for the building or project, in which case the inspection fee shall

be charged on the basis of the number of units inspected. The commissioner may by rule establish standards for self-inspection by condominium

associations exercising control over buildings of not more than three stories, constructed

after 1976, and certified by the local enforcing agency having jurisdiction as being

in compliance with the Uniform Fire Code promulgated pursuant to P.L.1983, c. 383

( C.52:27D-192 et seq. ), in which at least 80 percent of the dwelling units are occupied by the unit owners.

The commissioner shall issue a certificate of acceptance, which shall be in lieu of

a certificate of inspection, upon acceptance of any such self-inspection and upon

payment of a fee of $25. (d) (1) If the commissioner determines, as a result of the most recent inspection of any

hotel or multiple dwelling as required by subsection (a) of this section, that any

hotel or multiple dwelling does not comply with the provisions of P.L.1967, c. 76

( C.55:13A-1 et seq. ) and regulations promulgated thereunder, then the commissioner shall issue to the

owner thereof a written notice stating the manner in which any such hotel or multiple

dwelling does not comply with P.L.1967, c. 76 ( C.55:13A-1 et seq. ) or regulations promulgated thereunder. Said notice shall fix such date, not less than 60 days nor more than 180 days, on

or before which any such hotel or multiple dwelling must comply with the provisions

of P.L.1967, c. 76 ( C.55:13A-1 et seq. ) and regulations promulgated thereunder. If any such hotel or multiple dwelling is made to comply with the provisions of P.L.1967,

c. 76 ( C.55:13A-1 et seq. ) and regulations promulgated thereunder on or before the date fixed in said notice,

then the commissioner shall issue to the owner thereof a certificate of inspection

as described in subsection (c) of this section. If any such hotel or multiple dwelling is not made to comply with the provisions of

P.L.1967, c. 76 ( C.55:13A-1 et seq. ) and regulations promulgated thereunder on or before the date fixed in said notice,

then the commissioner shall not issue to the owner thereof a certificate of inspection

as described in subsection (c) of this section, and shall enforce the provisions of

P.L.1967, c. 76 ( C.55:13A-1 et seq. ) against the owner thereof. (2) In addition to complying with the requirements of paragraph (1) of this subsection,

if the commissioner determines that a violation of P.L.1967, c. 76 ( C.55:13A-1 et seq. ) is a potentially hazardous violation, then the commissioner shall comply with this

paragraph, and shall immediately send, by certified or ordinary mail, and by electronic

mail, a written notice, stating the manner in which the hotel or multiple dwelling

does not comply with P.L.1967, c. 76 ( C.55:13A-1 et seq. ) or regulations promulgated thereunder and setting a date upon which the owner shall

be required to address the potentially hazardous violation. Such notice shall be sent to: (i) The mayor of the municipality in which the hotel or multiple dwelling is located; (ii) The administrator, business administrator, city manager, township manager, municipal

manager, or other municipal official with executive authority not vested in the mayor

of the municipality in which the hotel or multiple dwelling is located, as is applicable

to the municipality; (iii) All members of the governing body of the municipality in which the hotel or

multiple dwelling is located; (iv) The clerk, public information officer, or other municipal official responsible

for the distribution of communications to the residents of the municipality, as applicable

to the municipality; and (v) The owner and operator of the hotel or multiple dwelling, including, if applicable,

to the property owner's last known address, as determined through a review of local

property tax and other available records. (3) If a notice issued by the commissioner pursuant to this subsection concerns a

potentially hazardous violation, then, in addition to complying with paragraphs (1)

and (2) of this subsection, the commissioner and the owner and operator of a hotel

or multiple dwelling shall comply with this paragraph, and the commissioner shall

include as a part of the notice, a mailing notification, which shall contain large,

easily readable text, clearly include the date by which the owner shall be required

to address the potentially hazardous violation, and be presented on distinctly colored

paper or other paper that is easily distinguishable from other notices or communications

otherwise sent by the commissioner. (4) The owner or operator of the hotel or multiple dwelling shall address the potentially

hazardous violation prior to the date required by the commissioner in the notice issued

pursuant to paragraphs (2) and (3) of this subsection, and shall notify the municipality

and the department who may conduct an inspection, in the case of the municipality,

or a reinspection, in the case of the department, of the hotel or multiple dwelling

to determine whether the potentially hazardous violation has been abated. (5) If the owner or operator of the multiple dwelling fails to abate the potentially

hazardous violation by the date ordered by the commissioner, then the owner or operator

of the multiple dwelling shall provide a hard copy of said mailing notification to

each existing resident of the multiple dwelling. The owner or operator of the multiple dwelling shall additionally post a copy of the

notification in a conspicuous location in the lobby or common area of the multiple

dwelling, in which the information is most likely to be viewed by residents or guests;

and within 10 feet of the elevator on each floor of the multiple dwelling, or, if

the multiple dwelling does not have an elevator, within 10 feet of, or in, the main

stairwell of each floor. A notification posted in a common area of the multiple dwelling, pursuant to this

subsection, may be removed only after the commissioner issues to the owner and operator

a certificate of inspection as described in subsection (c) of this section. For a hotel room or dwelling unit impacted by a potentially hazardous violation, the

owner or operator of any hotel or multiple dwelling shall not enter a new lease for

non-owner occupancy, or make available for the same, such unit for such time as the

hotel or multiple dwelling is made to comply with the provisions of P.L.1967, c. 76

( C.55:13A-1 et seq. ) and regulations promulgated thereunder and the commissioner has issued to the owner

and operator thereof a certificate of inspection as described in subsection (c) of

this section. An administrator, business administrator, city manager, township manager, municipal

manager, or other appropriate municipal official of the municipality in which the

hotel or multiple dwelling is located may, in their discretion, verify that the owner

or operator of the multiple dwelling has posted the notification in compliance with

this subsection. (6) Once the owner or operator of the multiple dwelling abates the potentially hazardous

violation, then the owner or operator of the multiple dwelling shall provide a notification

to each existing resident of the multiple dwelling describing the violation and the

steps taken to address it. The owner or operator of the multiple dwelling shall additionally post a copy of the

notification in a conspicuous location in the lobby or common area of the multiple

dwelling, in which the information is most likely to be viewed by residents or guests;

and within 10 feet of the elevator on each floor of the multiple dwelling, or, if

the multiple dwelling does not have an elevator, within 10 feet of, or in, the main

stairwell of each floor. An administrator, business administrator, city manager, township manager, municipal

manager, or other appropriate municipal official of the municipality in which the

multiple dwelling is located may, in their discretion, verify that the owner or operator

of the multiple dwelling has posted the notification in compliance with this subsection. (e) The commissioner shall annually review the cost of implementing and enforcing

P.L.1967, c. 76 ( C.55:13A-1 et seq. ), including the cost to municipalities of carrying out inspections pursuant to section

21 of P.L.1967, c. 76 ( C.55:13A-21 ), and shall establish by rule, not more frequently than once every three years, such

fees as may be necessary to cover the costs of such implementation and enforcement;

provided, however, that any increase or decrease shall be applied as a uniform percentage

to each category of fee established herein, and provided, further, that the percentage

amount of any increase shall not exceed the percentage increase in salaries paid to

State employees since the then current fee schedule was established. The commissioner shall provide by rule to owners the option of paying inspection fees

in installments in the form of an annual fee. The commissioner shall annually prepare and file with the presiding officers of the

Senate and General Assembly and the legislative committees having jurisdiction in

housing matters a report setting forth the amounts of fees and penalties received

by the Bureau of Housing Inspection, the cost to the bureau of enforcing P.L.1967,

c. 76 ( C.55:13A-1 et seq. ), and information concerning the productivity of the bureau. Copies of the report shall also be submitted to the Office of Administrative Law for

publication in the New Jersey Register. If in any State fiscal year the fee revenue received by the bureau exceeds the cost

of enforcement of P.L.1967, c. 76 ( C.55:13A-1 et seq. ), the excess revenue shall be distributed pro rata to persons who paid inspection

fees during that fiscal year. Such distribution shall be made within three months after the end of the fiscal year. (f) Except as otherwise provided in section 2 of P.L.1991, c. 179 ( C.55:13A-26.1 ), the fees established by or pursuant to the provisions of this section are dedicated

to meeting the costs of implementing and enforcing P.L.1967, c. 76 ( C.55:13A-1 et seq. ) and shall not be used for any other purpose. All receipts in excess of $2,200,000 are hereby appropriated for the purposes of P.L.1967,

c. 76 ( C.55:13A-1 et seq. ).