Legislation
SECTION 1308
Inspecting, securing and maintaining vacant and abandoned residential real property
Real Property Actions & Proceedings (RPA) CHAPTER 81, ARTICLE 13
§ 1308. Inspecting, securing and maintaining vacant and abandoned
residential real property. Notwithstanding any other provision of law to
the contrary, the following subdivisions of this section shall only
apply to vacant and abandoned one to four family residential real
property, and any duties and responsibilities so prescribed by this
section shall only apply to the first lien mortgage holder. Vacant and
abandoned residential real property shall be defined pursuant to section
thirteen hundred nine of this article. For each calendar year this
section shall not apply to state or federally chartered banks, savings
banks, savings and loan associations, or credit unions which: (1)
originate, own, service and maintain their mortgages or a portion
thereof; and (2) have less than three-tenths of one percent of the total
loans in the state which they either originate, own, service, or
maintain for the calendar year ending December thirty-first of the
calendar year ending two years prior to the current calendar year. For
any state or federally chartered banks, savings banks, savings and loan
associations, or credit unions which originate, own, service and
maintain between three-tenths of one percent and five-tenths of one
percent of the total loans in the state which they either originate,
own, service, or maintain for the calendar year ending December
thirty-first of the calendar year ending two years prior to the current
calendar year, the application of this section shall be prospective
only.
1. Subject to bankruptcy filings, cease and desist orders, threats of
violence, or active loss mitigation efforts, within ninety days of a
borrower's delinquency, the servicer authorized to accept payment of the
loan shall complete an exterior inspection of the subject property to
determine occupancy. Thereafter, throughout the delinquency of the loan,
the servicer shall conduct an exterior inspection of the property every
twenty-five to thirty-five days, at different times of the day.
2. If a borrower is delinquent and subject to property inspections
pursuant to subdivision one of this section, the servicer shall secure
and maintain the residential real property pursuant to subdivisions
three, four, five, six, and seven of this section where the servicer has
a reasonable basis to believe that the residential real property is
vacant and abandoned, as defined in section thirteen hundred nine of
this chapter, and is not otherwise restricted from accessing the
property.
3. Within seven business days of determining that the property is
vacant and abandoned based on the criteria set forth in subdivision two
of this section, the servicer shall post a notice on an easily
accessible part of the property that would be reasonably visible to the
borrower, property owner or occupant, and monitor the property for any
change in occupancy or contact with the borrower, property owner or
occupant, and monitor to ensure that the notice remains posted so long
as the duty to maintain applies. The posted notice shall provide the
servicer's toll free number or similar contact information.
4. If the posted notice is not responded to or persists for seven
consecutive calendar days without contact with the borrower, property
owner or occupant indicating that the property is not vacant or
abandoned, or if an emergent property condition that could reasonably
damage, destroy or harm the property arises, the servicer shall:
(a) in cases where the property contains two or more points of ingress
or egress, replace no more than one door lock to provide subsequent
access to the property;
(b) secure, replace or board up broken doors and windows;
(c) secure any part of the property that may be deemed an attractive
nuisance including, but not limited to, a water feature that could
create a drowning risk, refrigerator or freezer units, outbuildings,
wells or septic tanks;
(d) take reasonable measures to ensure that pipes, ducts, conductors,
fans and blowers do not discharge harmful gases, steam, vapor, hot air,
grease, smoke, odors or other gaseous or particulate waste directly upon
abutting or adjacent public or private property or that of another
tenant;
(e) where appropriate, winterize the applicable plumbing and heating
systems;
(f) provide basic utilities including, but not limited to, water,
electricity, natural gas, propane and sewer service, as appropriate and
when allowed by the local utility provider, that are needed for the
operation of a sump pump or dehumidifier, or when there are jointly
owned or shared utilities with adjoining properties or units, except for
turning off water service to prevent flooding or water leaks in the
property, or when other utility service could reasonably create a hazard
to the property or an unauthorized occupant or person entering the
property;
(g) remove and remediate any significant health and safety issues,
including outstanding code violations;
(h) take reasonable measures to prevent the growth of harmful mold;
(i) respond to government inquiries regarding property condition,
subject to restrictions regarding financial privacy;
(j) ensure that the notice required to be posted in subdivision three
of this section remains posted on an easily accessible part of the
property that would be reasonably visible to the borrower, property
owner or occupant so long as the duty to maintain applies; and
(k) pay homeowners' association, condominium common charges as defined
in section three hundred thirty-nine-e of the real property law or
cooperative fees as needed to maintain the property.
5. At no time shall a servicer remove personal property from the
property unless:
(a) the personal property poses a significant health and safety issue;
or
(b) there is an uncontested order to do so by a governmental entity.
6. A servicer who has determined a property to be vacant and abandoned
and who has secured the same shall take reasonable and necessary actions
to maintain the property until the earlier of the following events:
(a) an occupant of the property has asserted his or her right to
occupy the property, or the servicer or its agents have received threats
of violence;
(b) the borrower has filed for bankruptcy;
(c) a court has ordered the servicer to stop any maintenance of the
property;
(d) a homeowners' association or cooperative has prevented the
servicer from gaining access to or maintaining the property;
(e) the property has been sold or transferred to a new owner;
(f) the servicer or investor subject to the provisions of this section
has released the lien on the property; or
(g) the mortgage note has been assigned, transferred or sold to
another servicer.
7. Reasonable and necessary actions to maintain the property include,
but are not limited to:
(a) ensuring that the property remains secure pursuant to subdivisions
four, five and six of this section; and
(b) maintaining property in a manner consistent with the standards set
forth in sections 301, 302 (excluding 302.2, 302.6 and 302.8), 304.1,
304.3, 304.7, 304.10, 304.12, 304.13, 304.15, 304.16, 307.1, and 308.1
of the New York property maintenance code, to the extent that the
mortgage servicer or its agents are able to obtain necessary or required
permits or approvals.
8. (a) Violations of this section may be heard before a hearing
officer or a court of competent jurisdiction. If it shall appear to the
satisfaction of the hearing officer or the court, based on the
preponderance of the evidence, that the mortgagee or agent of a
mortgagee has violated this section, a civil penalty may be issued by
the hearing officer or the court in the amount of up to five hundred
dollars per day per property for each day the violation persisted.
(b) The superintendent of financial services may, as appropriate and
in his or her sole discretion, pursue any suspected violation of this
section. Before taking such action, the superintendent shall give the
lender, assignee or mortgage loan servicer at least seven days' notice
of the violation.
(c) In addition to the authority granted to the department of
financial services, the municipality in which such residential real
property is located, shall have the right to enforce the obligations
described in this section in any court of competent jurisdiction after
at least seven days' notice to the lender, assignee or mortgage loan
servicer, unless the property requires emergency repairs to address a
threat to public health, safety or welfare, in which case the
municipality may enter and maintain the property to cure the emergency,
provided however, notice shall be provided to the lender, assignee or
mortgage loan servicer as soon as practicable. Any municipality acting
pursuant to this subdivision shall have a cause of action in any court
of competent jurisdiction against the lender, assignee or mortgage loan
servicer to recover costs incurred as a result of maintaining the
property. Such entity shall provide the department of financial services
with written notice at least ten days prior to bringing an action
pursuant to this subdivision; provided, however, that failure to comply
with this notice requirement shall not be a defense to the entity
proceeding pursuant to this subdivision. The authority provided by this
subdivision shall be in addition to, and shall not be deemed to diminish
or reduce, any rights of the parties described in this section under
existing law against the mortgagor of such property for failure to
maintain such property. Any civil penalty imposed pursuant to paragraph
(a) of this subdivision in an action brought by a municipality pursuant
to this paragraph shall be retained by such municipality.
(d) The department of financial services is authorized and empowered
to adopt such rules and regulations as may, in the judgment of the
superintendent of financial services, be necessary for the effective
implementation, administration, operation and enforcement of this
section.
9. A servicer who peacefully enters a vacant and abandoned property in
order to maintain pursuant to this section shall be immune from
liability when such servicer is making reasonable efforts to comply with
the statute.
10. The provisions of this section are subject to federal laws, court
orders and investor and insurer guidelines.
11. For all state or federally chartered banks, savings banks, savings
and loan associations, credit unions, or servicers for which the
provisions of this section do not apply, pursuant to the opening
paragraph of this section, any agreement between such state or federally
chartered banks, savings banks, savings and loan associations, credit
unions, or servicers and the department of financial services that is
associated with the maintenance and repair of vacant and abandoned
property shall remain in full force and effect between the
aforementioned parties for so long as the terms and conditions of such
agreement remain in effect.
12. The department of financial services shall issue such rules and
regulations necessary to implement the terms of this section, including
but not limited to rules and regulations pertaining to the reporting of
financial information that state or federally chartered banks, savings
banks, savings and loan associations, or credit unions must provide to
implement this section.
13. No local law, ordinance, or resolution shall impose a duty to
maintain vacant and abandoned property as defined in section thirteen
hundred nine of this article in a manner inconsistent with the
provisions of this section that are related to maintenance as provided
under subdivisions three, four, five, six and seven of this section, or
establish related penalties nor other monetary obligations, with respect
to a state or federally chartered bank, savings bank, savings and loan
association or credit union that originates, owns, services or maintains
a mortgage related to such property.
No local law, ordinance, or resolution shall impose a duty to maintain
vacant and abandoned property upon any state or federally chartered
bank, savings bank, savings and loan association or credit union that
originates, owns, services or maintains a mortgage related to such
property for which the provisions of this section, pursuant to the
opening paragraph of this section, do not apply.
residential real property. Notwithstanding any other provision of law to
the contrary, the following subdivisions of this section shall only
apply to vacant and abandoned one to four family residential real
property, and any duties and responsibilities so prescribed by this
section shall only apply to the first lien mortgage holder. Vacant and
abandoned residential real property shall be defined pursuant to section
thirteen hundred nine of this article. For each calendar year this
section shall not apply to state or federally chartered banks, savings
banks, savings and loan associations, or credit unions which: (1)
originate, own, service and maintain their mortgages or a portion
thereof; and (2) have less than three-tenths of one percent of the total
loans in the state which they either originate, own, service, or
maintain for the calendar year ending December thirty-first of the
calendar year ending two years prior to the current calendar year. For
any state or federally chartered banks, savings banks, savings and loan
associations, or credit unions which originate, own, service and
maintain between three-tenths of one percent and five-tenths of one
percent of the total loans in the state which they either originate,
own, service, or maintain for the calendar year ending December
thirty-first of the calendar year ending two years prior to the current
calendar year, the application of this section shall be prospective
only.
1. Subject to bankruptcy filings, cease and desist orders, threats of
violence, or active loss mitigation efforts, within ninety days of a
borrower's delinquency, the servicer authorized to accept payment of the
loan shall complete an exterior inspection of the subject property to
determine occupancy. Thereafter, throughout the delinquency of the loan,
the servicer shall conduct an exterior inspection of the property every
twenty-five to thirty-five days, at different times of the day.
2. If a borrower is delinquent and subject to property inspections
pursuant to subdivision one of this section, the servicer shall secure
and maintain the residential real property pursuant to subdivisions
three, four, five, six, and seven of this section where the servicer has
a reasonable basis to believe that the residential real property is
vacant and abandoned, as defined in section thirteen hundred nine of
this chapter, and is not otherwise restricted from accessing the
property.
3. Within seven business days of determining that the property is
vacant and abandoned based on the criteria set forth in subdivision two
of this section, the servicer shall post a notice on an easily
accessible part of the property that would be reasonably visible to the
borrower, property owner or occupant, and monitor the property for any
change in occupancy or contact with the borrower, property owner or
occupant, and monitor to ensure that the notice remains posted so long
as the duty to maintain applies. The posted notice shall provide the
servicer's toll free number or similar contact information.
4. If the posted notice is not responded to or persists for seven
consecutive calendar days without contact with the borrower, property
owner or occupant indicating that the property is not vacant or
abandoned, or if an emergent property condition that could reasonably
damage, destroy or harm the property arises, the servicer shall:
(a) in cases where the property contains two or more points of ingress
or egress, replace no more than one door lock to provide subsequent
access to the property;
(b) secure, replace or board up broken doors and windows;
(c) secure any part of the property that may be deemed an attractive
nuisance including, but not limited to, a water feature that could
create a drowning risk, refrigerator or freezer units, outbuildings,
wells or septic tanks;
(d) take reasonable measures to ensure that pipes, ducts, conductors,
fans and blowers do not discharge harmful gases, steam, vapor, hot air,
grease, smoke, odors or other gaseous or particulate waste directly upon
abutting or adjacent public or private property or that of another
tenant;
(e) where appropriate, winterize the applicable plumbing and heating
systems;
(f) provide basic utilities including, but not limited to, water,
electricity, natural gas, propane and sewer service, as appropriate and
when allowed by the local utility provider, that are needed for the
operation of a sump pump or dehumidifier, or when there are jointly
owned or shared utilities with adjoining properties or units, except for
turning off water service to prevent flooding or water leaks in the
property, or when other utility service could reasonably create a hazard
to the property or an unauthorized occupant or person entering the
property;
(g) remove and remediate any significant health and safety issues,
including outstanding code violations;
(h) take reasonable measures to prevent the growth of harmful mold;
(i) respond to government inquiries regarding property condition,
subject to restrictions regarding financial privacy;
(j) ensure that the notice required to be posted in subdivision three
of this section remains posted on an easily accessible part of the
property that would be reasonably visible to the borrower, property
owner or occupant so long as the duty to maintain applies; and
(k) pay homeowners' association, condominium common charges as defined
in section three hundred thirty-nine-e of the real property law or
cooperative fees as needed to maintain the property.
5. At no time shall a servicer remove personal property from the
property unless:
(a) the personal property poses a significant health and safety issue;
or
(b) there is an uncontested order to do so by a governmental entity.
6. A servicer who has determined a property to be vacant and abandoned
and who has secured the same shall take reasonable and necessary actions
to maintain the property until the earlier of the following events:
(a) an occupant of the property has asserted his or her right to
occupy the property, or the servicer or its agents have received threats
of violence;
(b) the borrower has filed for bankruptcy;
(c) a court has ordered the servicer to stop any maintenance of the
property;
(d) a homeowners' association or cooperative has prevented the
servicer from gaining access to or maintaining the property;
(e) the property has been sold or transferred to a new owner;
(f) the servicer or investor subject to the provisions of this section
has released the lien on the property; or
(g) the mortgage note has been assigned, transferred or sold to
another servicer.
7. Reasonable and necessary actions to maintain the property include,
but are not limited to:
(a) ensuring that the property remains secure pursuant to subdivisions
four, five and six of this section; and
(b) maintaining property in a manner consistent with the standards set
forth in sections 301, 302 (excluding 302.2, 302.6 and 302.8), 304.1,
304.3, 304.7, 304.10, 304.12, 304.13, 304.15, 304.16, 307.1, and 308.1
of the New York property maintenance code, to the extent that the
mortgage servicer or its agents are able to obtain necessary or required
permits or approvals.
8. (a) Violations of this section may be heard before a hearing
officer or a court of competent jurisdiction. If it shall appear to the
satisfaction of the hearing officer or the court, based on the
preponderance of the evidence, that the mortgagee or agent of a
mortgagee has violated this section, a civil penalty may be issued by
the hearing officer or the court in the amount of up to five hundred
dollars per day per property for each day the violation persisted.
(b) The superintendent of financial services may, as appropriate and
in his or her sole discretion, pursue any suspected violation of this
section. Before taking such action, the superintendent shall give the
lender, assignee or mortgage loan servicer at least seven days' notice
of the violation.
(c) In addition to the authority granted to the department of
financial services, the municipality in which such residential real
property is located, shall have the right to enforce the obligations
described in this section in any court of competent jurisdiction after
at least seven days' notice to the lender, assignee or mortgage loan
servicer, unless the property requires emergency repairs to address a
threat to public health, safety or welfare, in which case the
municipality may enter and maintain the property to cure the emergency,
provided however, notice shall be provided to the lender, assignee or
mortgage loan servicer as soon as practicable. Any municipality acting
pursuant to this subdivision shall have a cause of action in any court
of competent jurisdiction against the lender, assignee or mortgage loan
servicer to recover costs incurred as a result of maintaining the
property. Such entity shall provide the department of financial services
with written notice at least ten days prior to bringing an action
pursuant to this subdivision; provided, however, that failure to comply
with this notice requirement shall not be a defense to the entity
proceeding pursuant to this subdivision. The authority provided by this
subdivision shall be in addition to, and shall not be deemed to diminish
or reduce, any rights of the parties described in this section under
existing law against the mortgagor of such property for failure to
maintain such property. Any civil penalty imposed pursuant to paragraph
(a) of this subdivision in an action brought by a municipality pursuant
to this paragraph shall be retained by such municipality.
(d) The department of financial services is authorized and empowered
to adopt such rules and regulations as may, in the judgment of the
superintendent of financial services, be necessary for the effective
implementation, administration, operation and enforcement of this
section.
9. A servicer who peacefully enters a vacant and abandoned property in
order to maintain pursuant to this section shall be immune from
liability when such servicer is making reasonable efforts to comply with
the statute.
10. The provisions of this section are subject to federal laws, court
orders and investor and insurer guidelines.
11. For all state or federally chartered banks, savings banks, savings
and loan associations, credit unions, or servicers for which the
provisions of this section do not apply, pursuant to the opening
paragraph of this section, any agreement between such state or federally
chartered banks, savings banks, savings and loan associations, credit
unions, or servicers and the department of financial services that is
associated with the maintenance and repair of vacant and abandoned
property shall remain in full force and effect between the
aforementioned parties for so long as the terms and conditions of such
agreement remain in effect.
12. The department of financial services shall issue such rules and
regulations necessary to implement the terms of this section, including
but not limited to rules and regulations pertaining to the reporting of
financial information that state or federally chartered banks, savings
banks, savings and loan associations, or credit unions must provide to
implement this section.
13. No local law, ordinance, or resolution shall impose a duty to
maintain vacant and abandoned property as defined in section thirteen
hundred nine of this article in a manner inconsistent with the
provisions of this section that are related to maintenance as provided
under subdivisions three, four, five, six and seven of this section, or
establish related penalties nor other monetary obligations, with respect
to a state or federally chartered bank, savings bank, savings and loan
association or credit union that originates, owns, services or maintains
a mortgage related to such property.
No local law, ordinance, or resolution shall impose a duty to maintain
vacant and abandoned property upon any state or federally chartered
bank, savings bank, savings and loan association or credit union that
originates, owns, services or maintains a mortgage related to such
property for which the provisions of this section, pursuant to the
opening paragraph of this section, do not apply.