HAPCO is Philadelphia’s largest association of landlords. It advocates for private rights,
equitable tenant-landlord legislation, education and positive management practices.

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PROUDLY SERVING THE NEEDS OF REAL ESTATE INVESTORS SINCE 1954

PROA MEMBERS URGENT CALL TO ACTION
PA House Bill 871 is now scheduled for a vote in the PA House of Representatives.

PROA asks all of its members to contact their PA House Representative, and
ASK THEM TO VOTE AGAINST THIS BILL!

ABOUT THE BILL:
HB 871 would amend the PA Constitution to allow the City of Philadelphia to tax commercial real estate at a higher tax rate than residential real estate.  Under this bill, residential rental property is considered to be commercial real estate, and would be taxed at a higher rate than residential homeowner properties.

Two identical properties, next to each other, with equal assessed values,  one rented to a tenant, and the other occupied by its owner, would be taxed differently.  The rental property would be charged a higher tax.

The constitution now requires all real estate to be taxed at the same uniform tax rate within each municipality, based solely on its assessed value.

WHY PROA OPPOSES THE BILL:
1.     We believe the the framers of the PA Constitution were correct in requiring all real estate to be taxed uniformly at the same tax rate within each municipality, based solely on their assessed value.  Properties having equal assessed value should be taxed equally, regardless of what the property is used for.

2.     Allowing different classes of properties to be taxed differently creates a slippery slope.  Who knows what other “classes” of property could be singled out for higher taxation in the future if this constitutional change is made.

3.     Right now, this bill only pertains to properties in Philadelphia, but if this constitutional change is made, the same unfair concept will quickly spread to the entire state.

4.     Classifying residential rentals as commercial properties, and taxing them at a higher rate, is both unfair and bad public policy.  Landlords will have to raise rents to cover the additional tax cost, so ultimately their tenants will end up paying the increased cost.  In most cases, this unfairly targets those who can least afford to pay the cost, at a time when affordable rental housing is getting harder and harder to find.

5.     Residential rentals should be taxed at the same rate as homeowner properties.  Under this bill, if a homeowner decided move out of his home, and rent it to a tenant, the property taxes would immediately increase.  This makes no sense!

The bill is already scheduled for a vote,
SO PLEASE ACT IMMEDIATELY!

Click the following link to find your PA House Representative:
www.legis.state.pa.us/cfdocs/ legis/home/findyourlegislator/ index.cfm

Fellow HAPCO Members:

A few years ago when the City of Philadelphia first proposed adopting a lead paint Ordinance, HAPCO joined with other landlord organizations in fighting the Ordinance. At that time, HAPCO split the cost of having a report drafted that set forth the numerous problems with the proposed Ordinance and disastrous affect it would have on Landlords.

Through a united effort, we were able to convince City Council to change the Ordinance in a way that was much more palatable to Landlords. The Mayor and City Council are once again trying to introduce a lead paint Ordinance that is similar to the Ordinance they proposed many years ago. HAPCO has again joined with the other landlord groups to strenuously fight this Ordinance. Toward that end, the group has hired the same people that wrote the prior report to update the report with current information.

A HAPCO board member was on the lead paint task force. HAPCO and the other groups have been actively lobbying City Council and the Mayor to stop this legislation. HAPCO is looking for any help our members can provide to explain to individual City Council members they know how disastrous the proposed legislation will be especially on the low and moderate income tenant.

I know a lot of HAPCO members have been talking about litigation. While that is always an option, it is extremely expensive and will be a very difficult case to win.
The last time HAPCO fought pending legislation via litigation the fee was approximately $62,000. The initial battle, however, is to stop the legislation, which HAPCO is actively pursuing. This is where membership can be a big help. When we ask that you contact your elected officials, please do so. Let them know how you feel, note that it’s not just your Board speaking. If that fails and an Ordinance is passed, that would be the time to decide whether or not to challenge the Ordinance in court.

Victor Pinckney Sr.
1st Vice President

General Membership Meeting on May 24th 2017

THE MEETING WAS STANDING ROOM ONLY!

PRESIDENT HARVEY OPENED THE MEETING WITH A TRIBUTE TO DARRELL ZASLOW, ESQ.; THE SLIDESHOW WAS BEAUTIFUL AND MOVING. COUNCILMAN DEREK GREEN AND COUNCILMAN BOBBY HENON BOTH PRESENTED A PROCLOMATION FROM THE CITY OF PHILADELPHIA TO THE ZASLOW FAMILY.

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KATHLEEN MACWILLIAMS, MANAGER, RESIDENTIAL PROGRAMS @ PECO ADDRESSED THE CROWD REGARDING ENERGY EFFICIENCY (RESIDENTIAL, COMMERCIAL) AND LOW INCOME PROGRAMS (CONTACT THE HAPCO OFFICE IF YOU WOULD LIKE A FLYER FROM PECO)

PAUL COHEN, ESQ., DISCUSSED THE NEW LEAD PAINT ADDENDUM FOR RESIDENTIAL LEASES WHICH CAN BE FOUND UNDER LINKS ONCE YOU SIGN INTO THE HAPCO WEBSITE.

KEN BARITZ, ESQ., DISCUSSED THE RENTAL SUITABILITY CERTIFICATE AND ITS SIGNIFICANCE.
HAPCO WILL BE POSTING ADDITIONAL INFORMATION ON THE EVENT.

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Table of Contents

ADVANTAGES OF BEING A MEMBER OF HAPCO…………………………….. 5
MEMBERSHIP CODE OF ETHICS…………………………………………………… 7
OWNER RESPONSIBILITIES………………………………………………………… 8
THE LEASE AGREEMENT…………………………………………………………… 10
FAIR HOUSING & UNLAWFUL DISCRIMINATION……………………………… 11
LEAD PAINT REGULATIONS………………………………………………………. 13
SMOKE DETECTORS & CARBON MONOXIDE ALARMS……………………. 18
DISPOSITION OF TENANT’S ABANDONED PERSONAL PROPERTY………. 21
LICENSES……………………………………………………………………………… 23
CERTIFICATE OF RENTAL SUITABILITY………………………………………. 28
COMMERCIAL ACTIVITY LICENSE……………………………………………… 29
SAMPLE RENTAL APPLICATION…………………………………………………. 34
SECURITY DEPOSITS………………………………………………………………… 36
HAPCO MUNICIPAL COURT EVICTION APPLICATION……………………… 40
LEASE TERMINATION NOTICE…………………………………………………… 42
HAPCO FORUM……………………………………………………………………….. 44
POLITICAL ACTION COMMITTEE (PAC)……………………………………….. 45
TENANT SCREENING SERVICES………………………………………………….. 46
PGW LANDLORD COOPERATION PROGRAM………………………………….. 44
PROPERTY MAINTENANCE CODE……………………………………………….. 48
HOUSING CHOICE VOUCHER PROGRAM (“Section 8”)………………………..49
PHILADELPHIA CITY COUNCIL DIRECTORY………………………………….. 51
DISTRICT ATTORNEY NUISANCE PHONE NUMBERS………………………… 52
ACCESSING THE CITY OF PHILADELPHIA and L & I WEBSITE…………….. 53
MULTI-TENANT DWELLINGS……………………………………………………… 54
PENNSYLVANIA RESIDENTIAL OWNER’S ASSOC. (PROA)………………….. 55
REAL ESTATE COALITION…………………………………………………………. 56

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