of Neighborhood & Economic Operations Rental, Non-Owner and Vacant Housing Inspections Rental, Non-Owner and Vacant Housing Inspections The City of Jackson adopted a comprehensive rental housing inspection program in 1986 that requires all non-owner occupied and vacant residential properties to be inspected on a systematic, city-wide basis. These inspections are conducted to protect the public health, safety and welfare of Jackson residents, while improving housing conditions within the City. Chapter 14 of the City of Jackson Code of Ordinances, which was updated by the Jackson City Council on February 21, 2012, and Act 286 of PA 1968 of the State of Michigan govern the inspections, which are conducted by the Department of Neighborhood & Economic Operations.If you have any questions about housing inspections, feel free to contact us. Non-Owner Occupied Residential Property Registry Chapter 14 of the Code of Ordinances establishes a Non-Owner Occupied Residential Property Registry (NOORPR), requiring any non-owner occupied residential dwelling or unit be registered with the Department of Neighborhood & Economic Operations. March 22 to July 20, 2012– Owners of a non-owner occupied residential dwelling or unit must complete and file an Application to register the property. Fees – Registration fees are $30 per structure plus $10 for each non-owner occupied dwelling unit. If a current property owner does not register his or her non-owner occupied residential dwelling or unit by July 20, 2012, or within 45 days of a transfer of ownership, a late registration fee of $5 per unit per day will be charged in addition to the registration fee. Responsible Local Agent - The designation of a Responsible Local Agent is required for any non-owner occupied residential dwelling or dwelling unit is owned by a person or entity that resides more than 75 miles outside of Jackson County, Michigan. The Responsible Local Agent must reside within 75 miles of Jackson County, Michigan. If the Responsible Local Agent is a corporation, limited liability company, partnership, or other for-profit or non-profit entity, the address of the registered office or headquarters of the entity must be within 75 miles of Jackson County, Michigan. Property Registration - A property registration, which will remain valid for two (2) years, will be issued if the applicant meets all the following requirements: (1) An application form is properly submitted; (2) An Acknowledgment of Local Responsible Agent form is submitted and signed by the Local Responsible Agent, if required; (3) All application fees are paid; (4) All outstanding inspection fees and late fees are paid; (5) Payment in full of all of the following fines, fees and debts relating to the property being registered owed to the City that are currently due or past due, including but not limited to: a. Outstanding water or sewer bills; b. All charges for mowing, cleanup, weed or debris removal; and c. Any fees, penalties, or debts of any sort arising from provisions of the housing code, including any blight violations. If any information submitted upon the Application changes, the owner must notify the Department of Neighborhood & Economic Operations within 10 days and submit an amended application at no cost. However, failure to update information within 10 days is a violation and subject to late fees of $5 per unit per day. A renewal property registration must be applied for at least 60 days prior to the expiration date. Transfer of Ownership - If the ownership of a non-owner occupied residential dwelling or dwelling unit is transferred, any property registration shall become void. An application for registration must be made at the time of closing by the purchaser, transferee, or grantee, and the seller of the non-owner occupied residential dwelling or unit must notify the Department of Neighborhood & Economic Operations within 45 days of the sale or transfer and provide the name and address of the purchaser or transferee. Unless the purchaser or transferee files a 100% Principal Residence Exemption with the City Assessor, that purchaser or transferee must register the non-owner occupied residential dwelling or dwelling unit within 45 days after close of sale. No refunds or credits of fees will be given when there is a transfer of ownership. Failure to register within 45 days after close of sale will be subject to late registration fees of $5 per unit per day. Non-Owner Occupied Housing Inspection Process A letter is sent to the property owner and Responsible Local Agent, if designated, detailing the scheduled date and time of the inspection. An inspector will meet the owner or his/her representative, or Responsible Local Agent, if designated, at the property and record any violations of the Housing Code. If violations are detected, a Notice of Violation is sent to the owner and Responsible Local Agent, if designated. The Notice of Violation will provide a detailed list of Housing Code violations cited and will include a reinspection date and time, which will occur 90 days after the initial inspection was conducted. If repairs are not completed at the 90-day reinspection and are expected to be finished within a short period of time, an Administrative Appeal Application will be mailed to the property owner and Responsible Local Agent, if designated. The Administrative Appeal Application, if filed, allows the City to grant additional time to complete the remaining work. If an Administrative Appeal Application is filed and granted, the inspector will return again in approved amount of time for another reinspection. When all Housing Code violations have been repaired to the satisfaction of the Neighborhood & Economic Operations Inspector, an invoice will be sent. In addition, property owners may file an Application to the Building Code Board of Examiners and Appeals (BCBA) on any contested issue. Inspection Fees By Resolution of the Jackson City Council, the following fees are established: Initial Housing Inspection - $175 per unit, which includes the 90-day resinpection. Additional Inspections – any inspection or attempted inspection not included in the Initial Housing Inspection fee will be charged $50 per unit. Administrative Search Warrant – inspection(s) conducted under the authorization of an Administrative Search Warrant will be charged $150 per structure (including the first unit) plus $25 per additional unit. This fee is in addition to the Additional Inspections fee listed above. Administrative Hearings Bureau Actions – if a property requires an action to be filed with the Administrative Hearings Bureau, preparation fees will be charged as follows: $150 for a single-family dwelling $200 for the first unit of a multi-unit dwelling, plus $10 for each additional unit. Building Code Board of Examiners and Appeals - $100 per structure (including first unit) plus $10 for each additional unit. Building Code Board of Examiners and Appeals The BCBA provides an opportunity to request a variance, including financial hardship, or receive a final extension of time for completing repairs to code violations. To have an appeal heard, a Building Code Board of Appeals Application, along with the filing fee outlined above, must be filed with the Department of Neighborhood & Economic Operations. The BCBA typically meets on the third Thursday of every month at 1:00 p.m. on the second floor of City Hall. Individuals are notified of the date and time of their hearing. If an appeal for extension is not granted, a civil infraction Violation and Notice of Hearing is issued to appear before the Administrative Hearings Bureau (AHB). Administrative Hearings Bureau After the entire inspection and extension process, any violations found not to be corrected up to Housing Code requirements will result in a Violation and Notice of Hearing to appear before the AHB. The maximum penalty for an AHB Housing Code violation first offense is $2,000. The Administrative Hearings Officer will also require a reinspection of the property to verify all repairs have been completed. A re-inspection can be arranged by contacting the Department of Neighborhood & Economic Operations at least 10 days in advance of the desired date. Tenant Complaints Tenants may file a complaint through the Department of Neighborhood & Economic Operations. The property owner will then be given a copy of the complaint along with 30 days to complete the necessary repairs unless conditions are determined to pose an imminent threat to the health, safety and welfare of the tenant(s). If all violations are not completed within the time allotted, the entire property becomes subject to full inspection under Chapter 14 of the Code of Ordinances. If any property is found not to have all utilities (gas, water, electric) in working order or exhibits other conditions which may endanger the health, safety and welfare of the occupant, it will be declared unfit for human habitation and the tenant will be ordered to vacate the property until the hazardous condition(s) are eliminated. Property Sales A property under an active inspection process may be sold without having all Housing Code violations repaired. However, once a Notice of Violation is issued, a seller must have the buyer sign an Affidavit of Disclosure, which can be obtained from the Department of Neighborhood & Economic Operations. The signed and notarized affidavit and copy of the sales document(s) must be submitted to the Department of Neighborhood & Economic Operations. Once received, the buyer becomes responsible for all remaining repairs and fees and must file a NOORPR Property Registration within 45 days of close of sale.
Posted on: Sun, 09 Jun 2013 22:58:47 +0000