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An Ordinance of the County of Allegheny, Commonwealth of Pennsylvania, amending Division 9 of the Allegheny County Code of Ordinances, entitled “Conduct,” through the creation of a new Chapter 915, entitled “Property Licenses and Owner Accountability,” in order to require non-resident landlords to provide verifiable contact information and a designated local contact and establishing penalties for non-compliance, all under certain terms and conditions
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WHEREAS, the Council of Allegheny County recognizes that non-resident property
ownership has contributed to neighborhood deterioration, unsafe living conditions, and
barriers to enforcement of property maintenance and housing laws; and
WHEREAS, the Allegheny County Health Department’s Housing and Community Environment Program works to reduce community public health risks and ensure safe housing through enforcement of health regulations, conducting lead assessments, and vector control through equitable policies and enforcement practices, proactively educating residents, and conducting proactive community engagement; and
WHEREAS, in addition, municipalities located throughout the County also have building and other codes with which rental property owners must comply; and
WHEREAS, landlords and property owners that receive funding relating to the rental of their property from the Commonwealth or federal government are also required to met minimum standards for safety and habitability; and
WHEREAS, ensuring that landlords and property owners can be promptly contacted by
tenants and municipal officials in the event of hazardous or unhealthy conditions is essential to preserving public safety, property maintenance, and accountability; and
WHEREAS, it is accordingly the intent of Council to strengthen transparency and communication
between landlords, tenants, local, Commonwealth and federal governments, and the County by requiring verifiable contact and registration information for each rental property located within Allegheny County.
The Council of the County of Allegheny hereby enacts as follows:
Section 1. Incorporation of the preamble.
The preamble to this ordinance is hereby incorporated in its entirety herein.
Section 2. Amendment of the Allegheny County Code of Ordinances.
Division 9 of the Allegheny County Code of Ordinances, entitled “Conduct,” is hereby amended through the creation of a new Chapter 915, entitled “Property Licenses and Owner Accountability,” and comprised as follows:
Chapter 915
Property Licenses and Owner Accountability
§ 915-1. Definitions.
The following terms shall have the following meanings for the purposes of this Chapter:
A. Department, unless otherwise expressly indicated, shall refer to the Allegheny County Department of Real Estate.
B. Local Agent shall mean a natural person over the age of eighteen (18) years who maintains a Physical Address within Allegheny County, is designated by the owner to receive legal notices, service of process, emergency communications, and other correspondence on behalf of the owner, and to coordinate compliance with applicable property maintenance, licensing, and housing laws, and has agreed to carry out the responsibilities set forth in this Chapter. An owner who is a natural person and whose primary residence is located within Allegheny County may designate themselves as the Local Agent for purposes of this Chapter.
C. Non-Resident Landlord shall mean any individual, corporation, partnership, or entity that does not reside in or maintain a place of business in Allegheny County for which registration is required under this Chapter, and that owns or controls property subject to inspection by Allegheny County.
D. Physical Address shall mean a street address identifying a physical location within the United States that is capable of receiving service and verification by the Department of Real Estate. A Physical Address shall not include a post office box, mail drop, or Virtual Address.
E. Virtual Address shall mean an address that does not correspond to a physical location where an individual or entity is regularly present, including but not limited to virtual offices, shared workspaces without permanent occupancy, mail forwarding services, or addresses used solely for mailing, registration, or incorporation purposes.
§915-2. Rental registration; general requirements.
A. All individuals, corporations, partnerships, or other entities offering residential property for rent on a month-to-month or longer basis within Allegheny County shall provide a Physical Address for the service of notices, correspondence, and enforcement actions. The use of a post office box, mail drop, Virtual Address¸ or non-verifiable address is prohibited.
B. Each property owner shall provide accurate and verifiable address information for each rental property owned within Allegheny County.
C. If the property owner is a Non-Resident Landlord, such owner must also designate a Local Agent.
D. The owner is responsible for maintaining current contact information with the Department.
E. Where a Local Agent is required under this Chapter, the property owner shall provide a valid email address for the designated Local Agent for purposes of notices, correspondence, enforcement actions, and emergency communications. The Local Agent shall be responsible for ensuring that such email address is regularly monitored, and that the Department has a current and accurate email address.
§915-3. Non-Resident Landlord registration requirements.
A. In addition to the requirements established in §915-2, each Non-Resident Landlord shall submit to the Department, under oath and on forms provided by the Department, the following information for each property subject to licensure:
1. The full name, residence address, and telephone number of the property owner, which shall be accessible to the Department for enforcement, inspection, and public safety purposes;
2. The full name, Physical Address, telephone number, and email address of the designated Local Agent;
3. If different from the telephone numbers previously provided under this Section, the owner shall provide a telephone number that may be used for emergency communications related to the property.
4. Local Agent registration information shall be used by the Department solely for purposes of enforcement, inspection, public safety response, and compliance with this Chapter. Where the Department has issued a notice of unsafe or hazardous conditions that remains unremedied after the time provided in the notice, the Department may provide a tenant of the affected property with the name and email address of the designated Local Agent, solely for purposes of facilitating notice and remediation.
B. Failure of a Non-Resident Landlord to provide and maintain accurate information as required herein shall constitute a violation of this Section; provided, however, that no penalty shall be imposed unless the owner has failed to cure the violation within thirty (30) days after written notice from the Department of Licenses and Inspections. A violation shall be deemed cured when the owner submits accurate and verifiable contact information for the owner, and where required, the Local Agent, including the required Physical Address, telephone number, and email address, in compliance with this Section. Any violation subject to this subsection shall be punishable by a fine of not more than five hundred dollars ($500).
C. The Department shall review owner and Local Agent registration information at least once every five (5) years for each rental property within the County. Review may be accomplished electronically or via mail or telephone, if in the judgment of the Department Director such methods are adequate to maintain accurate records. In the event that the Department determines that an owner is not in compliance with the provisions of this Chapter, the Department shall provide written notice of the non-compliance to the owner, Local Agent, municipality within which the property is located, the Allegheny County Housing Authority, and the Allegheny County Health Department.
D. The Department shall collect and store information submitted pursuant to the terms of this Chapter within a Department-maintained database used for licensing and enforcement purposes. Such database shall be published prominently on the County’s website, and made available to all users free of charge.
§915-4. Enforcement and penalties.
A. No penalty shall be imposed unless the owner has failed to cure the violation within thirty (30) days after written notice from the Department, as provided for in §915-3.C. A violation shall be considered cured when the owner provides accurate and verifiable contact information for the owner and, where required, the Local Agent, in compliance with the provisions of this Chapter. Failure to comply with the requirements of this Chapter after expiration of a thirty (30) day cure period shall constitute grounds for enforcement action by the County, including the denial, suspension, or revocation of any related rental or business license, as authorized by law.
B. After the expiration of the thirty (30) day cure period following written notice by the Department, any failure to provide accurate and verifiable owner or Local Agent contact information required under the terms of this Chapter shall constitute a violation punishable by a fine of not more than five hundred dollars ($500). For the purposes of this Section, each day after the expiration of the thirty (30) day cure period shall constitute a separate violation.
C. If the Allegheny County Health Department or any local enforcement entity has issued a notice of unsafe or hazardous conditions and provided such notice to the Department as well as the owner or Local Agent, the deadline to remedy such conditions has passed, and the thirty (30) day cure period to remedy violations of this Chapter has expired, tenants shall have the following rights and remedies for the duration of the period of non-compliance:
1. A defense in any action to recover rent, possession, or to evict a tenant from a property; and
2. The right to withhold rent, late fees, or other charges without penalties or interest imposed during the duration of the time of non-compliance;
Nothing contained within this Section shall be deemed to prevent an owner from regaining compliance with the terms of this Chapter, and thereafter enforcing their rights prospectively. Nothing in this Section shall limit the County’s independent authority to enforce this Chapter or to impose fines, penalties, or license suspensions as otherwise provided by applicable law or regulation.
Section 3. Effective Date.
This Ordinance shall enter into effect on January 1, 2027.
Section 4. Severability. If any provision of this Ordinance shall be determined to be unlawful, invalid, void or unenforceable, then that provision shall be considered severable from the remaining provisions of this Ordinance which shall be in full force and effect.
Section 5. Repealer. Any Resolution or Ordinance or part thereof conflicting with the provisions of this Ordinance is hereby repealed so far as the same affects this Ordinance.