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Problem Properties Unit
MN APA Conference
September 22, 2008 Duluth, Minnesota
612.673.3506 [email protected]
Problem Properties Unit Mission
To analyze and resolve property issues that have not been responsive to Normal processes of enforcement – including boarded and vacant buildings
Focus Areas
1. 249 Program (Vacant, Boarded, Condemned)
2. Problem Addresses (police and housing)
3. Complex & Non-responsive (commercial)
Our Chapter 249 Program (boarded and vacant properties)
Managing Boarded and Vacant Properties
Monitor and Track Boarded, Vacant and Condemned Properties Identify properties for Vacant Building Registration
(VBR) Conduct all inspections on VBR properties until re-
occupied Process fees associated with VBR status
Administer the Ordinance Governing Boarded, Vacant and Nuisance Properties (Chap. 249) Determine appropriate abatement action – demolition
or restoration Send Director’s Orders and process appeals Coordinate all 249 demolitions; including specs and
sign-offs
Vacant Building Registration Criteria and Process Criteria
Condemned Unoccupied/unsecured Unoccupied/secured by means other than
normally used Unoccupied with housing code orders past due Unoccupied for 1 year with at least 1 housing
order Issue notice/order to owner – requests plan
and $6000 annual fee Re-inspect every 30-45 days to verify status
Samples of Properties “On the List”
A Case for Increasing the VBR Fee
Analysis in late 2007 lead to increase in fee. Average cost of boarded/vacant properties
closer to $6000 40% plus properties required re-board 80% had some type of environmental
abatement (grass, weeds, rubbish) 60% had police calls for service Average special assessment $1385 Direct impact on surrounding property values
– drop of $8000
Director’s Orders – a new procedure to manage and abate nuisance properties Chapter 249 amended in October 2006 to allow for
administrative determination of “Nuisance” Extensive notice 21 days to appeal the order 30 days to comply with the order No appeal – demolition Created Restoration Agreement
Established a legislative appeal process for expedited findings of fact
Reduced involvement of public officials Allowed for more properties to be processed
More Samples of Properties“on the list”
Actual Demolitions - Comparison by Years 2000-2008
Demolitions Regulatory Services and CPED 2005-2008
22
34
59
23
7
10
9
97
14
10
8
2
2
5
0
10
20
30
40
50
60
70
80
90
2005 2006 2007 2008
CPED
Reg Services CodeCompliance
Reg ServicesEmergency Demo
Reg Services 249Demo
Buildings Open To Trespass Up 477%
OPEN TO TRESSPASS Comparison 2003, 2004, 2005, 2006, 2007
Based on
1102
0
200
400
600
800
1000
1200
J an Feb Mar Apr May J un J uly Aug Sept Oct Nov Dec
2003
2004
2005
2006
2007
795
Buildings Requiring Boards Up 583%
Housing Authorized Board Ups 2003-2007
1642
6693
133
187
227261
282
343370
456
2857
102
155
210
253
341
423
495
577
670
724
150
254
0
100
200
300
400
500
600
700
800
J an Feb Mar Apr May J un J ul Aug Sep Oct Nov Dec
200320042005
20062007
“On the List”
Vacant Building Registrations Up 204%
VBR properties more than doubled in 2007
Increased complexity due to
foreclosures
Concentrated in two areas of the City
Number of Properties s on the Vacant Building Registration List 2003 - 2008
247286
258
481
770
928
0
100
200
300
400
500
600
700
800
900
1000
2003 2004 2005 2006 2007 2008
Location of Boarded and Vacant Buildings Follows Foreclosures
A Snapshot of Properties on the VBR List
VBR Properties by Level of Service950 Properties
10%
20%
70%
Directors Orders (RA, Appeals,Demo)
Routine
Additional
(10%) properties require roughly 120 hours per property per year(70%) properties require roughly 50 hours per annually per year(20%) properties require roughly 25 hours per annually per year
2/3 of properties are condemned
1/3 vacant (not boarded or condemned)
10% take up between 100-125 hours of staff time to manage
Length of Time Properties Remain on the Vacant Building List
Approx 930 registered as vacant
Majority on the list between 0-2 years
4% have been Vacant 5+ years
Length of Time of Properties on Vacant Building Registry4 to 5 years
9 (1%)
More than 5 years27 (3%)
3 to 4 years17 (2%)
2 to 3 years67 (7%)
Less than 6 months202 (22%)
6 to 12 months329 (35%)
1 to 2 years277 (30%)
City-County Demolition Collaborative
Summer 2008 – Partnered with County to Demo an Additional 50 properties
Windshield analysis of 370 condemned properties – Yes, No, Maybe
Assembled additional data and reviewed analysis Length of time condemned Structural problems General condition Fire history Recent Permits Lot size / zoning House size and marketability Preservation Analysis After-rehab market value
Identified 99 properties for Director’s Order to Demolish
To date – 35 appealed; 54 out on bid
Batch bids in groups of 27 properties per group
Goal to have all 54 plus down by December
Continue to re-design the 249 process Tiered approach to condemnation
Increase the use of Restoration Agreements
Explore the use of Receivership to increase rehab
Expand our “Warning System”
Explore options for vacant commercial
Looking Forward