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Vacated Properties

Due to economic conditions, mortgage fraud, foreclosures and increased bankruptcies, many homes have become vacant and unsupervised.  There is an increased instance of unsecured or open doors and windows, broken water pipes, theft of metals and other materials, overgrowth of grass, weeds, shrubs and bushes, illegal dumping and vermin activity at vacant structures. In many cases, the interiors of the structures have been intentionally or negligently damaged by the former occupants or trespassers.  Vacant properties have a negative impact on surrounding properties and neighborhoods.  Potential buyers are deterred by the presence of nearby vacant abandoned buildings.  Such neglect devalues properties and causes deterioration in the community.  Many of the vacated properties over time have fallen in disrepair so as to fail to meet even the minimum standards of the International Property Maintenance Code, adopted by the City Commission under previous resolution.  Previously, we have not had the mechanism to inspect a vacated property and require code compliance.  Further, it is important for the City to be able to contact owners of vacant properties for fire safety and police purposes.

Bloomfield Hills has recently pass the Vacated Properties Ordinance, requiring that an owner of a vacant property register the property with the City.  The checklist below is used by the Building Official during inspection and is for the vacant property owner's information only,

Vacant Property Registration and Application for Property Inspection
Vacant Residential Structure Checklist

Frequently Asked Questions

Q: When did the City enact this ordinance and why?
A: Ordinance #375 became effective on July 19, 2009. Property maintenance and building safety is everyone’s concern, especially when neglected homes cause nuisance or declining property values. This ordinance was enacted in response to the significant number of abandoned or vacated homes resulting from mortgage foreclosures.

Q: What does the ordinance require?
A: The ordinance requires both registration of the vacant property and inspection for minimum Property Maintenance code compliance.

Q: I leave my home for several months out of the year. Am I required to comply with the ordinance?
A: You do not. This ordinance only addresses those properties which become vacant or abandoned and the owner has no intent of returning.

Q: Who is responsible to register the property?
A: The ordinance specifies that the “owner” must register, but that term is further defined as “any person or legal entity having a legal or equitable title or any interest in real property”. The registration form essentially identifies who the “responsible party” is, the person or entity that will oversee the maintenance and eventual inspection of the premises.

Q: When must the inspection be conducted?
A: The only requirement is that the home be inspected and any necessary corrections made before a certificate of occupancy may be issued. We realize that some homes may be on the market for an extended period of time before the inspection may be requested. It does benefit all parties if the inspection is conducted well in advance of a closing to avoid any delays.

Q: If I buy a vacant property and have the home inspected by a “certified home inspector”, does that count?
A: No, the independent inspector has no authority to require corrections. The property must be inspected by the City Building Inspector. That person is concerned with the health and safety issues as described in the International Property Maintenance Code and is empowered to require compliance. While the scope of that Code is broad, we typically try to narrow our inspection to the more serious issues. The checklist that we use for such purposes may be found on our website.

Q: What happens if a property is inspected and issued a “Renewed Certificate of Occupancy”, but no one moves in for six months?
A: No problem. Once a renewed certificate is issued, it would only become invalidated if the property were occupied and then abandoned

Q: Are there any other requirements or inspections?
A: The Building Inspector may require additional inspections by our Trade Inspectors if anything looks out of the ordinary or displays obvious violations. The inspector may also require a furnace inspection by a certified contractor if it appears as though the device either has not been properly maintained or if the last certification is outdated.