Augustin v. City of Philadelphia

A Pennsylvania municipal lien is automatic; it is perfected by filing with the local court, without notice or a hearing, where it is publicly docketed. Until filed, a municipal lien may not be enforced through a judicial sale. Municipalities can delay filing a lien indefinitely, but it is not enforceable against subsequent purchasers until filed. A municipality can petition the court for a sale. Property owners may request a hearing on the legality of a lien at any time by paying the underlying claim into the court with a petition. PGW, a public utility owned by the city, scans its billing database, identifies delinquent accounts, then sends a pre-filing letter. If full payment is not made, the system automatically files the lien and sends another notice. Landlords are not normally apprised of tenants' growing arrearages. An exception is entered if the name/address associated with an account does not match the property tax records. PGW frequently enters “exceptions,” which do not prevent arrearages from continuing to grow nor do they interrupt service but prevent the lien from being filed. Landlords who learned of thousands of dollars of liens against their properties, due to nonpayment by tenants, filed suit. The court certified a class and held that the City had violated the landlords’ due process rights. The Third Circuit reversed. Whether the lien procedures comport with due process depends on three factors: the private interest that will be affected; the risk of an erroneous deprivation and the value of other procedural safeguards in avoiding errors; and the governmental interest. Although the filing of a lien is “significant” enough to trigger due process protections, it is a relatively limited interference with the landlords’ property. None of the plaintiffs have suffered injury to their credit. Nor have the liens interfered with their ability to maintain their properties or collect rents. Risks associated with an erroneous lien are mitigated by the statute's post-deprivation remedies. View "Augustin v. City of Philadelphia" on Justia Law