On Monday, February 10, the Pennsylvania Senate Majority Policy Committee, chaired by long-time anti-blight advocate Senator David Argall, held a public hearing to review successful strategies for combating blighted, decaying buildings in communities large and small.
Once again, Pennsylvania is taking a leadership role in addressing blight, with Sen. Argall at the forefront. While the discussion focused on Pennsylvania, the issues and solutions discussed have national implications. Communities across the country should look for state representatives willing to champion anti-blight initiatives. Having a knowledgeable and passionate team, including individuals like Mary Beth Dougherty, can make all the difference in driving real change.
Key Takeaways from the Hearing:
1. Judicial Challenges in Addressing Blight
The complexities of balancing the rights of property owners with those of affected neighbors remain a significant challenge. This issue was highlighted in a December 2023 blog post Uncooperative Judge? Share This Perspective. Ensuring fair yet effective judicial action on blighted properties is critical to making progress. As mentioned in the hearing, former Chief Justice Oliver Wendell Holmes’ famous quote—“The right to swing my fist ends where the other man’s nose begins”—rings especially true in the context of balancing property rights and community well-being.
2. Funding Shortfalls for Code Enforcement
A lack of funding for code enforcement officers, training, and the establishment of enforcement standards is an ongoing issue. Without adequate resources, even the best policies and laws struggle to be effectively implemented. This funding gap is a common problem across states and must be addressed to strengthen local governments’ ability to combat blight.
3. Underutilization of Existing Tools and Resources
One of the more frustrating realities is that many communities do not take full advantage of the tools already available to them. A telling example shared during the hearing was a legislative shift from requiring municipalities to establish housing/property maintenance courts (“shall establish”) to making it optional (“may establish”). Without a clear mandate and dedicated state funding, it’s no surprise that no such courts were ever created. Policymakers must be mindful of the practical implications of their language choices and ensure that local governments have the direction and support they need.
4. Creative Solutions to Zoning Challenges
It was encouraging to hear about innovative approaches to zoning. One City Manager detailed his efforts to find legal alternatives to the costly $7,000 fee associated with advertising simple zoning changes. Additionally, a proactive approach to making necessary zoning adjustments—rather than waiting for developers to request variances—saves time and money while fostering a more development-friendly environment. These types of forward-thinking solutions are essential in making cities more attractive to responsible developers.
5. The Ongoing Struggle to Increase Owner-Occupancy Rates
Many communities face difficulties in promoting homeownership over rental properties. While rental properties serve an important purpose, increasing owner-occupancy rates has been shown to contribute to neighborhood stability, higher property values, and better-maintained properties. More work is needed to find effective ways to encourage and support homeownership.
A Final Thought: “The Blight World is Not a Profit-Making World”
A vacant property registry was referenced multiple times during the hearing, but it was not the focal point. However, one quote from the discussion stands out as a crucial reminder for municipalities: “The blight world is not a profit-making world.”
Addressing blight is about public service, community investment, and long-term neighborhood revitalization. It requires cooperation between local governments, courts, legislators, and community stakeholders. Pennsylvania continues to set an example, but there is still much work to be done.
For those working in this space, the key takeaway is clear: creative thinking, persistent advocacy, and strategic partnerships are essential to tackling blight effectively. Let’s keep the momentum going.
To view a recording of the hearing, please click here.