Bethlehem Township To Streamline Home Inspections

Let's say you have a home that you sell to someone. Before that happens, most municipalities require a home inspection and a Certificate of Occupancy. If something is discovered that needs to be repaired, the homeowner will experience delays in closing, and a buyer could decide to walk away. So it makes sense to get an inspection done before you even list the property. But Bethlehem Township inspectors have refused to renew certificates of occupancy unless there's a signed agreement of sale.

After meeting with Commissioner Marty Zawarski, Planning Director Nathan Jones reported at the June 1 Board meeting that inspectors are making changes to be more responsive. They will now perform home inspections and issue renewed certificates of occupancy at eh request of a homeowner. "The smoother we can make it for the residents out there, the better off everyone will be," explained Zawarski.

Planners are now tied into the Lehigh Valley Association of Realtors website, and can see if private home sales are occurring without notice. Zawarski explained that in foreclosures, estate sales and other private deals, the Township often gets no notice of a real estate transfer.

Allentown's Systematic Inspections Being Conducted in Entire Weed 'n Seed Area

If you live in Allentown's designated Weed & Seed Community, expect a "systematic" home inspection. Where is this community? It's a a "48 square block area which stretches North to South from Tilghman Street to Hamilton Street and East to West from the Lehigh River to 8th Street. It makes up a large portion of what is known as the 1st Ward and the 4C's community."

With the goal of achieving a "totally rehabilitated neighborhood," Allentown intends to inspect every owner-occupied home in those 48 square blocks. So far, 516 owner-occupied homes have been inspected so far in the 1st and 8th wards.

I spoke with someone in Allentown's vast home inspection bureaucracy on Tuesday. I won't use his name because it might get him in trouble and, to be honest, I forgot to ask him.

He did his best to justify this supposedly systematic home inspection, which is really targeted at a certain area of the city. He told me that the financial officers who accompany housing inspectors are city employees, not some loan officer looking for a commission. That's a relief. But when a financial officer is accompanying the inspector, isn't that a pretty good indication that the inspector intends to find problems?

He told me Bethlehem and Easton do this, too. But when I mentioned that housing inspectors there denied conducting systematic inspections, he acknowledged those cities only inspect when homes are sold.

This apparatchik also told me his inspectors have helped many people and may have even prevented some disasters, and I believe him. But even he had to acknowledge that if the city tried to do this anywhere else, it would be on the wrong side of a lawsuit faster than Mayor Pawlowski can run away without leaving a tip. It's unfair to force homeowners to undergo an indignity that the city is afraid to try anywhere else. It's also an invasion of privacy.

On top of all that, isn't there some potential for mischief? Won't a city inspector who moonlights for an electrical or roofing contractor be tempted to find a problem? Why is someone who uses city approved contractors given more favorable treatment than a homeowner who hires his own people? I have a list of the city-approved contractors, and you can peruse them yourself to see if you can find anything unusual. I'm told that if a homeowner elects to borrow money or apply for a grant through the city, it will seek "open bids" from those approved contractors.

I think systematic home inspections should be voluntary, but a different mindset prevails among many bureaucrats and housing non-profits. The Housing Alliance of Pennsylvania, for example, recently lobbied for and got draconian changes in housing law to have a conservator appointed and actually take over a home when an owner fails to keep it up to code. Now they condescendingly talk about "training" judges on enforcement.

Did I mention that Allentown Mayor Ed Pawlowski is President of the Board for the Housing Alliance of Pa?

Allentown Homeowner Details a Systematic Inspection

Last week, I told you Allentown is targeting low-income downtown residents with "systematic" home inspections, sharing the story of one resident who will lose a day's pay so she can be present when city workers invade her home and privacy later this month.

Allentown is the only LV municipality willing to subject its residents, and only downtown, to this indignity. Larry Heckman shares his experience.

"I received the inspection letter. The inspections are being done under the disguise of the Weed and Seed program area. The inspections are not voluntary. They will be enforced through court if necessary. The program is intended to correct code violations. I could find code violations in a brand new home. If they made this program voluntary i would back it 100 %. They have funds available for various loan programs. The request for income statements etc. is only necessary if you are asking for the loan money. They are NOT required for the inspection. If they find violations they will give you up to one year to correct them. Now for the clincher is they will give you a list of contractors who will give you estimates. I would bet they all have contributed to campaign accounts but I have not seen the full list yet to investigate it. There are two programs being offered. Up to $5,000 for facade improvements which includes anything needed on the front of the property. A second program is up to $15,000 for correcting code violations and improvements to the interior. The loans would be forgiven over a 5 year period if the home owner stays there. It is reduced by 20% every year of occupation by the homeowner. They did a similar inspection on my property in the early 1990's. They get you for everything. A crack in a window or wall or foundation is a violation. You must have a light at the top of the steps controlled from the first and second floor. Ground fault outlets in all kitchens and bathrooms.If you have a tear in the vinyl flooring or missing tile it is a violation. There are many houses with half baths that just have a toilet on the first floor. Code requires a sink with hot and cold water in the same room. Many more things they can cite you on. Make the program VOLUNTARY."

After making a Right to Know request, city officials were kind enough to supply a seven-page list of approved contractors. I'll share that with you tomorrow, along with what I've learned in the last week.

Allentown Only LV City That Conducts "Systematic" Home Inspections

"Oh my God, no way!"

That's how a Bethlehem housing inspector responded when I asked her yesterday whether the Christmas City ever conducts systematic inspections of homeowner-occupied properties.

"Sales, rentals or complaints."

These are the only three ways a a owner-occupied home will undergo inspection in Bethlehem. That's the deal in Easton, too, according to officials there. Of the Lehigh Valley's three cities, only Allentown is now conducting systematic inspections of homeowner-occupied properties.

Twenty-three homes, all downtown, have been chosen for this treat. In addition to housing inspectors, "financial advisers" will pick up peasants by their ankles, shaking every piece of loose change they can for the campaign contributors contractors hired to fix deficiencies. If you hire someone yourself, you must undergo another inspection.

Those of you living on the east side, south side or west end, don't fret. You'll be spared . . . at least 'till the election's over.

Allentown already has a landlord inspection ordinance and a recently enacted pre-sale inspection ordinance. This is just overkill.

Allentown Targets Downtown Peasants for Home Inspection

Allentown Mayor Ed Pawlowski's disdain for the working poor first became evident to me in the Autumn of 2007, when LANTA routing chains began to kill minority-owned businesses along Hamilton Street. He refused to lift a finger, hoping to sweep the poor off the main drag, far from the beautiful people and "pay to play" crowd at taxpayer-subsidized Butz Corporate Center, PPL Building and Plaza, Johnny Mañana's (that's with a ñ, damn it!) and Allentown Brew Works.

While letting Allentown's working poor drown in a sea of violent crime, King Edwin also unleashed the hounds of code enforcement against a 75 year-old lady who dared conduct a few yard sales for pin money without giving the city a cut of the action.

Now, the King of Renaissance Square is targeting the peasantry of downtown Allentown with a systematic inspection, something he'd be terrified to try on yeomen anywhere else. This story is about one of these less affluent people, the kind you might see sitting on a LANTA bus, the kind who buys things at those yard sales and in the minority-owned stores along Hamilton Street.

Her name is Joanne. She's had a rough life. But she's no stranger to hard work, and has spent most of her life working menial jobs to support her children. Three years ago, she was finally able to purchase her first home, a rowhome along the 300 block of Tilghman Street. It's hardly in a swank neighborhood, but she loves it. She's installed carpets and has laid down ceramic tile in the bathrooms, kitchen and basement. She made a point of telling me, several times, that she has a finished basement. She's installed carbon monoxide detectors and has even done some painting.

She's a little worried about her boiler, which is around 50 years old, but is still very proud of her home. So is blogger and real estate maven Michael Molovinsky, who did a drive by before we met her. He calls it "the gem of the block," the only one decorated for the holidays.

It's a true property of merit, deserving of one of those golden rakes more typically awarded to the politically connected. Instead of giving her an award, however, Allentown has decided to inspect Joanne's home. It's one of twenty-three downtown residential properties recently selected for a "systematic inspection." Last time Allentown did that was around 1998, and every home inspected got a new sidewalk for the inconvenience. It's never even tried a systematic inspection anywhere other than downtown, knowing that people of means might resent a home invasion. Joanne has received a notice telling her she must admit a housing inspector who will "look at the conditions of floors, walls, ceilings, and heating, roofing, electrical and plumbing facilities."

Inspection is scheduled on a weekday at 9:00 AM. It makes no difference that she's scheduled to work. She only gets one day off a week, but must accommodate housing inspectors and lose a day's pay, not the other way around. A city official told her they would just get a search warrant if she refused to admit them. When she asked when the city planned to inspect homes at the west end, she was told that's no concern of hers.

After all, she's just a peasant.

"What about my privacy?" she asked me. "I might as well just say my home is open to the public. If there's a law, it's supposed to apply to everybody. Why not the West End? What makes them better than we are? Are there different laws for the poor people and the rich?"

In Mayor Pawlowski's Allentown, the answer to that question is pretty obvious. It's just as apparent that the city intends to find problems. In Joanne's notice, she's told a "financial specialist" will accompany the inspector "to inform you of the loans and grants we have available to help rehabilitate properties in your area." She's also told that a letter from the "Financial staff" will follow the inspection report. "This letter will give you a time and date for them to tell you what financing is available through our Financial Program." Clearly, the city expects most homes to fail inspection.

And get this indignity. Joanne is instructed (in English and Spanish) to have the following items ready:

1. COPY OF THE MOST RECENT INCOME STATEMENT FOR EVERYONE IN THE HOUSEHOLD WHO HAS INCOME. (SSI, PENSION, PUBLIC ASSISTANCE, PAY STUBS)
2. COPY OF THE LAST MONTH'S MORTGAGE STATEMENT.
3. COPY OF YOUR LAST MONTH'S BANK STATEMENT.
4. COPY OF YOUR HOMEOWNER'S INSURANCE.
5. COPY OF YOUR SECOND MORTGAGE OR HOME EQUITY LOAN STATEMENT
6. STUDENT LOAN STATEMENT

Why doesn't King Ed just tell her to produce all her underwear, too? In a telephone call with Sir Leonard the Lightner, one of the King's Men, Joanne is told that if she finances improvements with the city, everything will be fine. But if she goes on her own, she'll have to submit monthly inspection reports and undergo another inspection within a year. It's unclear whether she'd have to use city-selected contractors.

Aside from the invasion of privacy and this obvious targeting of poor people, blogger Michael Molovinsky discovered that the inspection is actually unnecessary. This home was previously owned by the Housing Ass'n and Development Corporation (HADC), which buys and rehabs deteriorated housing in distressed Allentown neighborhoods. It is even funded in part by Allentown. So if they are any deficiencies at Joanne's home, they are the result of the work done by a company funded and sanctioned by Allentown itself. In fact, there are probably records revealing exactly what was done to rehab this property. But the King's men will inspect Joanne's home anyway.

After all, she's just a peasant.

The funny thing about peasants is that their votes are worth just as much as aristocrats like Lee Butz. And some of them, like Joanne, vote. She'll be supporting a mayor who thinks the laws should apply to everyone. That's not King Ed.

Mayor Pawlowski's Consulting Gig in Home Inspection

Much to the chagrin of Allentown curmudgeon Michael Molovinsky, Allentown city council late last year enacted a home sale inspection ordinance, at the urging of Mayor Pawlowski. As explained by Morning Call reporter Paul Muschick, all residential properties must be inspected before a sale to ensure they are up to code. This is in addition to whatever housing inspection may be required by the lender, and will cost homeowners an extra $200 a pop. Molovinsky calls this fee another nuisance tax. A random survey conducted by council member Michael Donovan indicates little public support. He's formed an ad hoc committee to re-evaluate the whole idea, although no one expects it to be repealed.

So who does the inspecting? Right now, that function is being performed by the city, but there is serious question whether it can handle residential inspections in addition to its existing program for rentals.

This is where Keystone Municipal Services enters this little play. According to The Morning Call, Keystone already serves thirty municipalities and is looking to move into the Lehigh Valley. It's even bid on work in Lehigh and Northampton counties. Home inspections are their bag, baby.

Guess who has a consulting gig with Keystone?

According to a Statement of Financial Interests filed on April 30, none other than Allentown Mayor Edwin E. Pawlowski. He must list all sources of income greater than $1,300.

Isn't that nice? Just think, after people get tired of waiting four years for a real estate inspection, this city will privatize its residential inspections, and consultant Ed will pick up a nice check. He'll wait 'till he leaves office so that everything is legit, but the writing is on the wall for anyone who can read.