Cedar Grove Council Looks to Curb Rowdy Renters with 'Animal House' Ordinance

Following persistent complaints from Fairview Avenue residents that a house on their street rented by college students was the source of frequent disturbances, the Township Council has taken steps to expand the township's dominion over rental properties.

Ordinance No. 11-723, the so-called "Animal House" ordinance -- nicknamed after the 1978 John Landis comedy movie about an unruly fraternity house -- was unanimously passed by the council this week, and will hold landlords accountable for "breaches of the peace and violations of property maintenance standards" committed by their tenants.

Violations of the new standards could result in the revocation of a landlord's right to house tenants, and fines from $50 up to $500 for repeated violations.

Section 8 of the ordinance, titled Obligation of Owner, says "No owner shall knowingly permit a tenant to remain in occupancy of a dwelling unit who, or whose guests, commit repeated quality of life violations."

The ordinance defines "quality of life violations" as "disorderly, indecent, tumultuous or riotous conduct."

In addition to new penalties faced by landlords who do not adhere to the guidelines, stricter standards, including annual licensing fees and mandatory annual registration, will now be enforced.

Beginning Sept. 1, owners of multi-family rental units must register annually with the Township Clerk, pay a $100 fee for each rental property, and provide detailed information about the home and its tenants.

Some of the 14 items landlords must provide to the township include the landlord's contact information, a description of each room in the house, the number of people permitted to occupy each rental unit, and the lease terms and names of all tenants.

Changes to any of the provided information must be updated each year on July 1.

Single-family rental unit owners must follow the same rules, but pay a $50 fee.

Upon registering with the township, a license or renewal will be issued to the property owner. Failure to register, or to update pertinent information can result in a fine of not less than $50 per offense. For landlords who rent after their license is suspended or revoked, a fine of $500 per day can be imposed.

Violations will be tabulated by the Chief of Police. For each conviction stemming from a complaint summons or arrest made of a tenant, the property owner will be notified by certified mail. If two such notices are given in the same 12-month period, a complaint could be filed in municipal court or a public hearing could be called where the owner must appear and defend their license.

In the event of a single tenant in a multi-family home being the sole cause of the disturbances, only the license to rent the offending unit would be revoked.

Captain Richard Vanderstreet said Tuesday that the ordinance will be used by his department as "A tool to help us better control any problem tenants."

Vanderstreet pointed out that despite the ordinance's cheeky nickname -- one he said he will not be using himself -- it is not intended to single out any one group, college students or otherwise.

Speaking generally, he did say, however, that homes rented by college students in the township have generated "many more" complaints than any other kind of rental situation.

Fairview Avenue residents had complained of loud noise, disrespectful guests and frequent parties from members of a sorority renting the home at 477 Fairview Ave., and even said they felt fearful for their safety, and were glad to see the governing body do something about it.

"I'm really happy they made the ordinance," said Fairview Avenue resident Kelly Sabia.

"I don't want other people to go through what we did for so long."

Bill Hodgetts, also a Fairview Avenue resident, said the owner of 477 Fairview, who he said lives in Park Ridge, told him he would be adding a provision in the lease, putting tenants on the hook for paying any fines levied against the property.

Mary Orsulak, the sorority house's direct neighbor, recalled an incident where she says male visitors tapped baseball bats on the ground in a threatening manor while she was outside one day.

"They would go inside when I did and come back outside when I did. I'm absolutely terrified of that young man."

"I'm hoping it will be quiet when this group leaves," she added.

When asked whether they felt new rules would have a positive impact on their quality of life, Val Hodgetts said "Hopefully."

"I think it's a good thing. When a landlord gets $3,600 a month to rent his property he's only concerned about the money. This is going to stop that."

The ordinance will take effect 20 days after its passage on March 21.