Pittsburgh, PA
The Legal Intelligencer
(by Max Junker and Anna Hosack)
Many of the blighted properties across Pennsylvania’s various municipalities are owned by anonymous LLCs, deceased individuals with unopened estates, or those unwilling to consent to inspection by a municipal code enforcement officer, making it especially difficult to address safety concerns that go beyond the front yard. Municipal code enforcement officers can cite violations for anything they can observe from the public street, adjacent property with the consent of that owner, municipal/park property, or within their plain view from lawful access points (i.e. observations made while approaching the front door) without obtaining an administrative search warrant. However, numerous violations of the building code, fire code, and property maintenance code, particularly important to the safety of surrounding properties, can only be truly assessed from the interior of the structure on the private property, so when the property owner is nowhere to be found or refuses consent, municipal code enforcement officers must turn to their solicitors and the court for help.
Because municipal officials are government actors, entering private property without permission (consent or a warrant), may violate the property owner’s state and federal constitutional protections against unreasonable searches. Where consent is refused or cannot be obtained from the property owner, municipal officials cannot force entry on the property but instead can apply for an administrative search warrant. Such warrants do not need to be served upon the property owner, so they are particularly useful in gaining access to vacant property owned by an LLC or a deceased individual. Administrative search warrants differ from general search warrants which are used in criminal investigations to seek evidence of a crime and require the police to meet the traditional probable cause standard. …