Neighborhood Protection Corps - Open and Dangerous Buildings
It is unlawful for an owner or occupant to allow any building under that person’s ownership or control to become or remain in a condition that constitutes a dangerous building. All buildings and structures which contain the following defects are considered dangerous:
Walls that lean or buckle
Improperly distributed loads upon floors or roofs where there is insufficient strength to be reasonably safe
Unoccupied buildings and structures that have been left unsecured from unauthorized entry and may be entered by vagrants, or could be entered by children.
Dilapidated, decayed, unsafe, unsanitary or substandard conditions that are likely to cause sickness or injury.
A building that is boarded up, fenced or secured in a manner that does not prevent unauthorized entry or use of the building.
Windows, doors and other openings on vacant buildings and structures must be kept secured to prevent unauthorized entry. A property owner may be required to board up a building/structure if it becomes vacant and is not secured. Storage sheds and garages must also be secured. The property owner is responsible for all buildings and structures on the property.
Fines:
$500-$2000
Neighborhood Protection Forms
These forms are available in Adobe PDF format for your convenience.
Dangerous, Open and Vacant Buildings Violations
The following information provides the established process for what happens after a violation is reported to the City’s 3-1-1 service helpline.
Within seven days of the complaint to 3-1-1, a Community Service Inspector makes a site visit to determine if a violation exists.
- If there is a violation, the inspector takes photos and leaves a warning notice on the property giving the owner 10 days to remove the violation.
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A warning notice is also mailed to the property owner.
After the 11th day, the inspector revisits the property to check for compliance
If the owner complied, the file is closed
If the owner did not comply, the building is scheduled for a hearing and the owners and all people with interest in the building are notified of the hearing.
NPD's Non-Compliance Procedures: At the hearing, the hearing official issues an order with a minimum of 30 days but no more than 90 to correct the violation. After the order expires, the property is reinspected for compliance.
If the owner complied, the file is closed.
If the owner did not comply, the process begins to demolish, secure or repair the building.
The Demolition Process
Buildings that are scheduled for demolition are grouped together for bid to private demolition contractors. A purchase order is awarded to the lowest bidder.
The properties must first be re-inspected to ensure the violations still exist.
A work order is issued and the company has 5 days to obtain the necessary permits and 5 days per building for demolition.
These types of violations are corrected (abated) throughout the city based on three geographic sectors of the city. Work orders are issued for only one sector at a time. The contractor has 30 days to complete work orders before receiving orders for the next sector.
For example - if a violation in Sector 1 is scheduled for correction after Sector 1 has already been abated, then the violation will not be abated until Sectors 2 & 3 are abated, and Sector 1 was being abated again. Under this scenario, violations can take 90 days or more to correct.
Exceptions to the sector rule include properties near schools, daycares and churches. These will be abated on an “emergency” basis.
Delaying factors can include inclement weather, the need for a search warrant on a property that is fenced or posted as “no trespassing” and the need to investigate barrels containing unknown substances.
After the violation is removed, a lien is placed on the property to recover the city’s costs.
