Practice Area: Municipal Law

Short-term rentals (STRs) have been a contentious issue in many Pennsylvania municipalities in recent years, particularly in popular tourist destinations like the Poconos Mountains. Many property owners are looking to capitalize on the growing popularity of home-sharing platforms like Airbnb and Vrbo to supplement their income or to offset their mortgage payments. However, these STRs are often seen as a nuisance by neighbors and local officials, who argue that they can lead to noise complaints, parking issues, and other problems.

To address these concerns, many municipalities in Southeastern Pennsylvania have begun regulating and permitting STRs. For example, Philadelphia requires all STRs to be licensed and imposes a hotel tax on them. Other municipalities, like Chester County, have imposed zoning restrictions on STRs, limiting them to certain areas and requiring that they meet certain safety and building codes. Various property owners in the Poconos will find that they need to acquire a permit for their county and then also their HOA. The Poconos have also found rental properties being scooped up by investment opportunists, who intend to use the property for rental purposes. This can cause unease with full-time residents and vacation property owners alike.

For renters, it's important to consider any homeowner association (HOA) rules or covenants that may apply to your property. Some HOAs may prohibit STRs altogether, while others may allow them with certain restrictions or requirements. If you own a rental property, it is important to review the terms of your lease agreement to ensure that you are not violating any terms related to STRs.

While Pennsylvania state law generally allows property owners to rent out their homes, there may be local regulations that restrict or prohibit STRs in certain areas or under certain circumstances. One of the most important regulations to consider is zoning. Municipalities may have different zoning classifications for different areas, such as residential, commercial, or industrial. Depending on the zoning classification, STRs may be permitted, prohibited, or subject to certain restrictions or requirements. For example, a municipality may allow STRs in residential areas, but only if the property owner obtains a permit and meets certain safety and building code requirements

Townships have found that STRs aren't all bad news. Many municipalities have benefitted from the increase in revenue from taxes and fees related to STRs. The revenue derived from STRs in the Pocono Mountains increased by over 275 percent between June 2020 and June 2021, rising from $10,881,000 to $40,833,000. This was the largest percent change in all of PA's 11 regions. With increased renters come increased need to entertain and feed vacationers. Brick and Mortar resorts, restaurants, and stores have all benefited from the increased traffic.

Here are a few examples of municipalities in Eastern Pennsylvania using the fu nds generated by STRs to benefit their communities:

Pocono Township: In Pocono Township, STRs have become a significant source of revenue for the local government. According to the Pocono Record, the township generated over $1.1 million in revenue from STRs in 2019 alone, which was used to fund road improvements, police services, and other community projects.

Bethlehem: In Bethlehem, STRs have been credited with helping to revitalize the city's downtown area. According to the Morning Call, the city has seen a significant increase in tourism and economic growth since it began promoting STRs, with many visitors opting to stay in local homes and apartments rather than traditional hotels.

Bucks County: In Bucks County, STRs have become an important part of the local tourism industry. According to Visit Bucks County, many visitors choose to stay in local homes and apartments when visiting the area, which has helped to drive tourism spending and promote local businesses.

Lancaster: In Lancaster, STRs have been used to address the city's affordable housing crisis. According to Lancaster Online, the city has implemented a program that allows property owners to convert their homes into STRs for up to three years, after which they must either convert the property back to a permanent residence or sell it. The program has been credited with helping to increase the supply of affordable housing in the city. Momentum is building that 2023 will be a strong year for tourism there.

What can PA municipalities do to mitigate tensions between STR owners and residents?

To keep STR owners and renters happy while also maximizing revenue coming into the municipality, there are a few strategies that municipalities can employ.

Streamline the permitting process

This essentially would make it easier for property owners to comply with regulations and obtain the necessary permits. This can reduce the administrative burden on both the property owner and the municipality, while also ensuring that STRs are safe and meet local building codes.

Promote STRs as a viable and attractive option

This can include partnering with local tourism organizations to promote the area's unique attractions and amenities, and highlighting the benefits of staying in a local STR over a hotel or other traditional accommodation.

Enforce the Rules

Certain municipalities have worked to strike a balance between the needs of STR owners and the concerns of local residents. This can include enforcing noise ordinances and other regulations, while also ensuring that STR owners are aware of their responsibilities and obligations as property owners in the community.

In summary, short-term rentals can bring a variety of benefits to Eastern Pennsylvania municipalities, including increased tax revenue, economic growth, and tourism promotion. By embracing STRs and working to promote them as a viable and attractive option for visitors, townships can continue to benefit from the growing popularity of home-sharing platforms like Airbnb and Vrbo.

If you have questions regarding short term rentals in your township, contact the municipal law group at High Swartz LLP for more information at (610) 275-0700.

In Pennsylvania, there are different laws governing boundary, private property, and street trees that landowners and municipal authorities need to be aware of.

Back in the day, municipalities added street trees along roads for one important reason. It was felt that horses needed a place to get out of the sun and cool off. Presently, trees have been shown to have many more positive effects to modern day living.

Trees are an essential part of any municipality, providing a range of ecological, economic, and social benefits, such as improving air quality, reducing stormwater runoff, lowering energy costs, and enhancing property values. However, with these benefits comes the responsibility to properly maintain and manage trees in public spaces, including those in residential communities.

Street Tree Laws

Shade tree commissions were created to maintain street trees within the public right of way, with the cost of maintenance falling on the municipality. While the abutting property owner may be compelled to remove or maintain trees, the liability for hazardous trees remains with the municipality. Municipal authorities also have a responsibility to ensure that trees are not hazardous in the first place. If a branch from a municipal tree falls and causes damage or injury, the municipality can be held liable if they knew or had reason to know that there was a dangerous situation created by that tree.

The responsibility for removing hazard trees falls on the municipality, not the property owner. Property owners are responsible for maintaining the sidewalk, especially if the municipal street tree causes disruption, such as broken or lifting pavement. It is considered best practice for municipalities to maintain an inventory of sick trees to inform their decisions. In Pennsylvania, the role of shade tree commissions in virtually every municipality is to maintain street trees, except in home rule communities like Philadelphia, where an ordinance compels the abutting property owner to maintain the trees.

Boundary Tree Laws

Boundary trees, also known as trees along property lines, have a separate set of laws governing their maintenance. The general rule is that both property owners share ownership of the tree, and neither one can unilaterally cut down the tree without the other's permission. Both owners also share responsibility for the care and maintenance of the tree.

However, if the tree is entirely on one side of the property line, then that owner is solely responsible for the tree. They can cut down the tree or trim its branches without the permission of their neighbor, but they are also solely responsible for any damage that the tree causes to their neighbor's property. In the 1990s, the Commonwealth court ruled that overhanging branches and roots are considered a trespass, and the neighbor whose property is being trespassed upon can sue the owner of the tree for the cost of removing the branches or roots. This also applies to cases where the property owner's tree roots are causing damage to a neighbor's property.

Private Property Tree Laws

There are no laws in Pennsylvania requiring private property owners to maintain trees on their land. However, some municipalities have ordinances that regulate tree removal or trimming on private property. For instance, in Philadelphia, you must obtain a permit before removing any tree with a trunk diameter of 12 inches or greater. Failure to comply with these ordinances can result in fines and legal action.

If a tree on private property poses a danger to the public, the local government can require the landowner to remove or maintain the tree. It's crucial to understand the laws and regulations governing trees in your area to avoid legal trouble and ensure that your trees are cared for properly.

Talk with an experienced attorney today

Trees are essential for the development and beautification of a municipality. Municipal authorities and property owners have a shared responsibility to maintain and manage street trees and those in public spaces and residential communities. It's crucial to understand the laws and regulations governing street, boundary, and private property trees in Pennsylvania.

If you're unsure about your rights and responsibilities regarding trees on your property or your neighbor's, it's best to consult with a knowledgeable attorney who specializes in municipal tree law. By doing so, you can avoid legal trouble and ensure that your trees are cared for properly.

The attorneys of High Swartz LLP’s Municipal Law Group continue the over 100-year-old legacy of resolving complex legal matters for local municipalities and their citizens.

By Bill Donahue | As seen in Suburban Life Magazine

Located in the suburbs of Philadelphia, High Swartz LLP has earned a distinguished reputation that traces back to its inception in 1914. The full-service law firm offers adept legal counsel in just about every legal facet—from appellate work through zoning law. However, it's the firm's municipal law practice that has proved to be foundational to its southeastern Pennsylvania presence.

Essentially, municipal law involves the practice of providing legal guidance to municipalities to facilitate the efficient and effective operation of local government. You'll find attorneys at High Swartz LLP involved in every level of local government – as zoning hearing board solicitors, general municipal solicitors, special counsel, labor counsel, and conflict counsel.

High Swartz’s Municipal Law Group includes nine full-time attorneys, practicing from their law offices in Norristown and Doylestown. The group has the honor of being ranked nationally by US News and World Report as a Tier 1 law firm for Land Use & Zoning Law, a big part of municipal work. Although their offices are based in Montgomery County and Bucks County respectively, the attorneys work with townships and boroughs throughout Eastern Pennsylvania, and that footprint is expanding.

Partner Gilbert P. High Jr. is a municipal law and estates attorney whose grandfather, Samuel H. High, helped found the firm. What High likes most about municipal work is the opportunity to make a tangible difference in the lives of fellow community members.

“A municipality is basically a corporation with thousands of shareholders, and you have to deal with and be responsive to their issues,” High says. “Municipal law is about being ‘of the people, by the people, for the people.’ I have a great deal of faith in local government, and I want the residents of local municipalities to sense that.”

“Developing relationships is the heart of this work,” says David J. Brooman, a partner and the head of High Swartz's municipal practice. “People love to tell their story, whether it’s about their business or their township, and having a sincere interest in listening to those stories helps you gain trust. If you love what you do, spend enough time doing it, and get to know your clients really well, people will rely on you. That’s a responsibility we all take very seriously.”

Brooman appreciates the “intellectual challenge” that comes from practicing in areas such zoning and land-use development and environmental law and litigation. He says the work requires him to be “a skilled generalist—someone who knows a little about everything.” Whether a case involves a municipality or a private entity, Brooman immerses himself in the interests of his clients.

“From the beginning when I started practicing law, I've wanted to delve into each client’s business– really get to know the senior management if I was going to help them solve problems,” he says. “I want to know what’s important to them and what their strategic plan is for the next six to 10 years. Clients come to view me as a business advisor—and that goes for townships, too. Before you know it, they’re asking you questions that have nothing to do with the law."

Attorney Thomas E. Panzer joined High Swartz LLP in 2015 when his firm, McNamara Bolla & Panzer, merged with High Swartz. Today, as a partner tasked with leading High Swartz’s Doylestown office, Panzer maintains a busy practice as a municipal, zoning, and workers’ compensation attorney. He attributes the strength of the firm’s municipal practice to three essential attributes.

“First is our core competence and being able to offer substantively sound advice,” he says. “Second is our demeanor and approach, remembering that we are advisors, not policy makers. Third is the ability to be present and respond to the needs of the people we represent. If we deliver on these attributes, we will continue to grow our reputation as a strong regional full-service law firm.”

Each of the attorneys in the firm’s municipal law group have their own niche. High, for example, has become known as one of the Pennsylvania's premier experts on tree law. Although tree-lined streets add to a community’s desirability, most Pennsylvania municipalities struggle to maintain so-called “street trees” because of the associated cost.

“Lower Merion Township has something like 18,000 trees that line its streets,” High says. “Whose responsibility is it to maintain those trees? You have to sort out, ‘OK, what is the law in terms of a limb from a street tree falling on a car or the whole tree coming down?’ That has spread out into, ‘OK, what is the law in terms of one neighbor dealing with a problem tree on another neighbor’s property?’ There are so many issues that come up.”

Brooman has a keen interest in preservation. He cites a project known as the Mattison Estate in Ambler. Once the personal estate of the late asbestos magnate Richard V. Mattison, M.D., the property fell into disrepair in the years after Mattison’s death in 1936. In recent years, Brooman worked closely with Upper Dublin Township to preserve and protect the property’s significant historic assets, including iconic Lindenwold Castle. At the same time, he facilitated opportunities for thoughtful residential development as a way to breathe new life into the area.

“The Mattison Estate is an example of what I like best about this kind of work,” Brooman says. “It allows for a great deal of creativity in solving problems, and it brings developers, townships, and community groups together to engineer a solution that everyone can support. It’s not always easy, but if you work hard enough, you can come to a consensus.”

High Swartz municipal lawyers' work doesn't end when they leave the office. All members are active in volunteer and civic organizations including Habitat for Humanity and The Support Center for Child Advocates. You'll find them in public official positions as well. Panzer, for example, served a four-year term as Bucks County treasurer; completed two terms as a supervisor in his hometown of Warminster; and served a five-year term as a member of the Warminster Municipal Authority Board of Directors.

“We have built a strong, stable, and respected presence in Bucks County,” Panzer adds. “I have seen a lot of law firms come and go, and I’m honored to have joined a firm with a 100–year history in and around the Philadelphia region. We can thank attorneys like Gil High, David Brooman, and the firm’s managing partner, Joel Rosen, for that.”

As High reflects on his storied career with the firm, he cannot help but look to the future. He forecasts continued growth in the firm’s municipal practice, among other practice areas, and expects to see the firm’s team of attorneys grow along with it. Just as it has done in the past, the firm will grow by attracting talented young attorneys who “appreciate the gratification that can be afforded to them by working in an established regional firm.”

“I have been affiliated with this firm for almost 65 years,” High adds. “In that period of time, the firm has maintained an ethical integrity and respect for clients, for other lawyers, for the court system, and for one another. That’s what I’m most proud of—the standard of ethical integrity I think the judicial system calls on lawyers to maintain—and that’s true for every practice area at the firm, not just our municipal practice.”

This article was originally published here.

Below is a primer on the municipal laws regarding trees along property lines and public rights of way in Pennsylvania Municipalities.

Pennsylvanians need to understand their rights and liabilities concerning hazard trees and property line laws. With the rapid infestation of invasive tree pests like the Spotted Lanternfly and Emerald Ash Borer in Pennsylvania, many residents are being forced to ask about dead tree removal laws along property lines and public right-of-ways.

If your Neighbor’s tree along your property line is a hazard

If the hazard tree is along your property line, but is considered to be the neighbor’s tree, notify them immediately and request they remove it. If they refuse to do so, you can hire an arborist to remove the portion of the tree that overhangs your property. You can then require your neighbor to reimburse you for the cost. If all or any portion of a hazard tree falls on your property, and your neighbor was aware of or should have known that it was dangerous, your neighbor is responsible for any damage that you suffered, including your cost of removal.

If your Neighbor’s tree along your property line is not shown to be a hazard

If your neighbor’s tree falls onto your property and is not shown to have been a hazard, the neighbor will not be deemed negligent. Not only must you clean up your neighbor’s healthy but fallen tree, but you have to give your neighbor the opportunity to claim their wood! If your neighbor’s property line tree falls onto your property, call an arborist to inspect the tree and advise if it was defective and if the neighbor should have been aware of its condition.

If the dead or dying tree is on your side of the property line

In this case, it is your responsibility to monitor the health of the property line tree. Take the tree down before it causes harm to your property or your neighbor’s.

If the dead or dying tree is directly on the property line

In this case, you jointly own the tree with your neighbor and you are empowered to both share the cost of the tree’s removal.

If the dead or dying tree is within a public right of way

Even if your town has maintained a tree over the years, don’t expect the municipality to pay for its removal. Although PA municipalities control the use of streets, including trees growing within the street’s limits, the municipality has the right to impose the cost of tree removal on abutting property owners. If your local municipality chooses not to bill you, that is their option. Even if they have done so in the past, don’t expect municipalities to continue to front the bill. In the face of the extraordinary cost of removal and the scope of current and future tree blight numbers, deferment is probable.

To remove any public right of way tree, you’ll need permission from the municipality

It’s essential to remember that local government controls trees in the public right of way and is responsible if they fail to remove a hazard tree after notice. The property owner should notify the municipality of the hazard tree and ask that it be removed. Keep a copy of that notice for future records.

Schedule to have the hazardous tree taken down immediately

Homeowners experiencing dead or dying trees proximate to buildings, driveways, patios, sidewalks, and streets do not have the luxury of removing that tree at a future date. A dead tree can quickly become brittle and fall from its own weight in as little as 18 months from the point of infection. Ash trees affected by the Emerald Ash Borer will die from the top down. If you suddenly find that your ash tree is largely dead, the probability is that it has been dying for a long time when you didn’t notice. And if the tree is largely dead, you will likely not find an arborist willing to climb the tree to take it down. They will want to do the work safely with the use of a crane, which could significantly increase the cost of the tree’s removal.

Educate yourself regarding trees on your property, their health and hazards

Whether you are aware of it or not, a significant portion of Pennsylvania trees are currently under attack. The Emerald Ash Borer is a pest from Asia that has taken control of Ash trees in 35 states. It is killing them at such a remarkable rate that virtually none of the 8.7 billion ash trees in North America are expected to survive in the next five years. Cutting down infected trees in ineffective because the borers have a flying range of up to 20 miles. While the ecological threat to our nation’s forests is momentous, the financial impact on property owners residing within urban communities is potentially enormous. Ash trees can be gigantic, and the cost to remove them likewise.

The Spotted Lanternfly is also causing many Pa residents to be concerned about hardwood and property line fruit trees. The SLF is an invasive insect discovered in Berks County of Southeastern Pennsylvania in 2014 and originates from Southeast Asia. Spotted lanternflies are not as selective as EABs regarding the trees they attack. Their preferred host is the “Tree of Heaven” or ailanthus but they are also reported to attack apple, Plum, cherry, peach, apricot, pine trees, even grape vines and hops. The economic impact could be enormous on the regions fruit, beer and wine industries. And because the Spotted Lanternfly lays its eggs on any surface including cars and trailers, a rapid outbreak is expected.

Be Preemptive regarding listed host trees

The Penn State Extension has an updated list of reported species and plants these pests prefer. It may be in your best interest to remove any listed trees, especially ash trees or trees of heaven, along any property line or area that could be seen as dangerous.

Find a municipal lawyer near you with Pennsylvania Tree Laws experience

High Swartz municipal attorneys are here to answer your questions regarding trees on property lines, the laws governing them and public right of ways. Contact us here or call 610.275.0700. More information on Tree Law in Pennsylvania can be found at WeConservePA.

The Emerald Ash Borer insect has wreaked havoc throughout much of PA and is migrating to surrounding Mid-Atlantic states. Dead ash tree removal is a must for property owners, but the responsibility burden can sometimes cause friction between neighbors.

I live in Southeastern Pennsylvania, and I’m trying to resolve a dispute with a neighbor about a dead ash tree that sits directly on our property line. When I moved into my house a few months ago, I had an arborist inspect the tree, and planned to have it trimmed.

I was advised that the ash tree is infected by the emerald ash borer beetle and is nearly completely dead. The arborist advised me to remove it quickly so that it does not fall on my shed directly under it and was given a quote of $1700.The thing is, the tree sits approximately on 25% of my property and 75% of my neighbor’s.

My understanding is that in PA, if a dead or dying tree sits on the property line, both the neighborly and legally required thing to do is to split the cost of removal. However, my neighbor stated that he did not care if it came down in my yard as it would be my responsibility to remove it if that occurred. The dead tree would not hit his house if it fell on his property, and he was not willing to contribute to its removal.

I was hoping to determine with a real estate lawyer familiar with tree removal laws if I had any legal recourse against him with regards to this removal. Or,f the cost of removal is low enough that I am better off just paying for the tree removal myself rather than trying to take legal action against my neighbor At the end of the day, I'm arguing with him over $850 and the principle of the matter. – Matthew P.

I believe your understanding of the PA tree law is correct. A property line tree is the joint and equal responsibility of the two property owners. If one party refuses to accept equal responsibility, legal action would have to be started – normally before a Montgomery County magistrate judge. The cost of commencing the action is not great, but, the cost of your relationship with your neighbor could be.

You might have some success in having a real estate attorney write to the neighbor, but that could be costly as well. The additional issue is that in order to remove the tree, your arborist may requires the neighbor’s permission, since going onto his property would be a trespass.

For you to be successful, legally you have to be able to prove where the property line is and prove that the tree was a hazard tree because it was dead. You’ll need a written opinion from the arborists and good pictures.

Many arborists in PA are rightfully reluctant to climb up an ash tree in order to remove it because it dies from the top down – so the top becomes very brittle and thus dangerous to climb. You have to deal with this right away. Best of luck!