The town hereby adopts chapter 214, subchapter A, of the Texas Local Government Code, as amended, and the following minimum standards for the continued use and occupancy of all buildings regardless of the date of their construction; the following provisions for giving proper notice to the owner of a building; and the following provisions for a public hearing to determine compliance of real property, buildings, structures, premises and vacant lots. In the event that any provisions of this article conflict with said chapter 214, subchapter A, or in the event that any of the provisions of said chapter 214, subchapter A have been omitted from this article, the town shall be entitled to pursue its remedies in conformity with said state law, as hereafter amended.
(Ordinance 08-247 adopted 4/14/08)
All buildings or structures which are required to be repaired under provisions of this article shall be subject to all applicable sections of the building code, as amended, and as adopted by the town council.
(Ordinance 08-247 adopted 4/14/08)
Any real property, building, structure or any portion thereof, or any premises, including a vacant lot, in or on which there exists a condition not in compliance with this article shall be deemed and is hereby declared to be a public nuisance, a violation of this article and subject to the penalty clauses and remedies available to the town hereunder and under the common law or equity jurisprudence of the state.
(Ordinance 08-247 adopted 4/14/08)
Terms, words, phrases and their derivatives used, but not specifically defined in this article, shall have the meanings defined in Webster’s New Collegiate Dictionary. Words used in the singular include the plural and the plural the singular. Words used in the masculine gender include the feminine and the feminine the masculine. For purposes of this article, the following terms shall have the following meanings, unless the context clearly indicates that a different meaning is intended:
Enforcement officer.
Any peace officer employed or retained by the town, code enforcement officer, health officer or their designated representatives, charged with any enforcement and administration of this article.
Inspection.
The examination of property by the enforcement officer or his authorized representative for the purpose of evaluating its condition as provided for in this article.
Owner.
Any person, agent, firm, corporation, association or other entity having legal or equitable interest in a property, as shown on the most recent tax roll.
Person.
Any person, agent, firm, corporation, association or tenant.
Public nuisance.
Any act, condition or thing existing, done or in being, which act, condition or thing endangers the peace, property, health, and safety of the citizens of the town.
Tenant.
Any person, agent, firm, corporation or association who occupies a property or premises and who is not the owner.
(Ordinance 08-247 adopted 4/14/08)
Without limiting the power of the town council to hereafter declare as public nuisances any other act, condition or thing, by ordinance, the following specific acts, conditions and things are, each and all of them are hereby declared to be and constitute, public nuisances:
(1) 
Any building, structure or any portion thereof that is:
(A) 
Dilapidated, substandard or unfit for human habitation and a hazard to the public health, safety and welfare;
(B) 
Regardless of its structural condition, unoccupied by its owners, lessees or other invitees and is unsecured from unauthorized entry to the extent that it could be entered or used by vagrants or other uninvited persons as a place of harborage or could be entered or used by children; or
(C) 
Boarded up, fenced or otherwise secured in any manner if:
(i) 
The building constitutes a danger to the public even though secured from entry; or
(ii) 
The means used to secure the building are inadequate to prevent unauthorized entry or use of the building.
(2) 
Any building or structure which has any or all of the conditions or defects hereinafter described shall be deemed to be a dangerous building, provided that such conditions or defects exist to the extent that the life, health, property or safety of the public or its occupants are endangered:
(A) 
Whenever any door, aisle, passageway, stairway or other means of exit is not of sufficient width or size or is not so arranged as to provide safe and adequate means of exit in case of fire or panic.
(B) 
Whenever the walking surface of any aisle, passageway, stairway or other means of exit is so warped, worn, loose, torn or otherwise unsafe as to not provide safe and adequate means of exit in case of fire or panic.
(C) 
Whenever the stress in any materials, member or portion thereof, due to all dead and live loads, is more than one and one half times the working stress or stresses allowed in the building code for new buildings of similar structure, purpose or location.
(D) 
Whenever any portion thereof has been damaged by fire, earthquake, wind, flood or by any other cause, to such an extent that the structural strength or stability thereof is materially less than it was before such a catastrophe and is less than the minimum requirements of the building code for new buildings of similar structure, purpose or location.
(E) 
Whenever any portion or member or appurtenance thereof is likely to fail, or to become detached or dislodged, or to collapse and thereby injure persons or damage property.
(F) 
Whenever any portion of a building, or any member, appurtenance or ornamentation on the exterior thereof is not of sufficient strength or stability, or is not so anchored, attached or fastened in place so as to be capable of resisting a wind pressure of one half of that specified in the building code for new buildings of similar structure, purpose or location without exceeding the working stresses permitted in the building code for such buildings.
(G) 
Whenever any portion thereof has wracked, warped, buckled or settled to such an extent that walls or other structural portions have materially less resistance to wind or earthquakes than is required in the case of similar new construction.
(H) 
Whenever the building or structure, or any portion thereof, because of:
(i) 
Dilapidation, deterioration or decay;
(ii) 
Faulty construction;
(iii) 
The removal, movement or instability of any portion of the ground necessary for the purpose of supporting such building;
(iv) 
The deterioration, decay or inadequacy of its foundation; or
(v) 
Any other cause, is likely to partially or completely collapse.
(I) 
Whenever, for any reason, the building or structure, or any portion thereof, is manifestly unsafe for the purpose for which it is being used.
(J) 
Whenever the exterior walls or other vertical structural members list, lean or buckle to such an extent that a plumb line passing through the center of gravity does not fall inside the middle one third of the base.
(K) 
Whenever the building or structure, exclusive of the foundation, shows thirty-three percent (33%) or more damage or deterioration of its supporting member or members, or fifty percent (50%) damage or deterioration of its nonsupporting members, enclosing or outside walls or coverings.
(L) 
Whenever the building or structure has been so damaged by fire, wind, earthquake or flood, or has become so dilapidated or deteriorated as to:
(i) 
Become an attractive nuisance to children;
(ii) 
Become a harbor for vagrants, criminals or immoral persons; or
(iii) 
Enable persons to resort thereto for the purpose of committing unlawful or immoral acts.
(M) 
Whenever any building or structure has been constructed, exists or is maintained in violation of any specific requirement or prohibition applicable to such building or structure provided by the building regulations of this jurisdiction, as specified in the building code or housing code, or of any law or ordinance of this state or jurisdiction relating to the condition, location or structure of buildings.
(N) 
Whenever any building or structure which, whether or not erected in accordance with all applicable laws and ordinances, has in any nonsupporting part, member or portion less than fifty percent (50%), or in any supporting part, member or portion less than sixty-six percent (66%) of the:
(i) 
Strength;
(ii) 
Fire-resisting qualities or characteristics; or
(iii) 
Weather-resisting qualities or characteristics required by law in the case of a newly constructed building of like area, height and occupancy in the same location.
(O) 
Whenever a building or structure, used or intended to be used for dwelling purposes, because of inadequate maintenance, dilapidation, decay, damage, faulty construction or arrangement, inadequate light, air or sanitation facilities, or otherwise, is determined by the health officer to be unsanitary, unfit for human habitation or in such a condition that is likely to cause sickness or disease.
(P) 
Whenever any building or structure, because of obsolescence, dilapidated condition, deterioration, damage, inadequate exits, lack of sufficient fire-resistive construction, faulty electric wiring, gas connections or heating apparatus, or other cause, is determined by the fire marshal to be a fire hazard.
(Q) 
Whenever any building or structure is in such a condition as to constitute a public nuisance known to the common law or in equity jurisprudence.
(R) 
Whenever any portion of a building or structure remains on a site after the demolition or destruction of the building or structure or whenever any building or structure is abandoned for a period in excess of six (6) months so as to constitute such building or portion thereof an attractive nuisance or hazard to the public.
(S) 
Whenever any minimum standards provided by the housing code, building code, property maintenance code, or the uniform fire, mechanical, plumbing, or electrical codes, as amended, and as adopted by the town council are not met for any building or structure.
(Ordinance 08-247 adopted 4/14/08)
(a) 
The minimum standards for the continued use and occupancy of all buildings, regardless of the date of construction thereof, shall be those established by the Uniform Housing Code, which standards are hereby adopted, as well as those standards established by the Uniform Building Code as promulgated by the International Conference of Building Officials as heretofore previously adopted or hereafter adopted or amended by the town and those standards established by this article.
(b) 
Those specified and enumerated in section 3.07.005.
(Ordinance 08-247 adopted 4/14/08)
(a) 
If the building official determines that the nuisance requires the vacation, securing, repair or removal of a building, structure or nuisance condition on the property, or the relocation of the occupants of the property, the building official shall:
(1) 
Give notice of the nuisance to the owner of the property as well as any one (1) known tenant or occupant, by personal service or by certified mail (with a duplicate copy addressed to such owner, tenant or occupant as shown in the most recent tax roll or utility records of the Town and deposited in the U. S. Mail, postage paid);
(2) 
Provide detail in such notice of the standard(s) violated under this article and the necessary action to abate the nuisance, a copy of the building official’s report is sufficient for this purpose;
(3) 
Advise such owner, tenant or occupant of the date and time of the public hearing at which a determination will be made by town council as to whether the nuisance exists and whether the real property, building, structure, premises or any portion thereof complies with the standards of this article;
(4) 
Include a statement in such notice that the owner, lienholder or mortgagee will be required to submit proof of the scope of any work that may be required to comply with this article and the time it will take to reasonably perform the work; and
(5) 
Provide a copy of such notice of nuisance, details thereof, the required action necessary to abate the nuisance, and the date and time of the public hearing to any mortgagee or lienholder of record after a diligent effort to discover such mortgage or lienholder.
(b) 
If the town mails a notice in accordance with this article to a property owner, lienholder or mortgagee and the United States Postal Service returns the notice as “refused” or “unclaimed,” the validity of the notice is not affected, and the notice is considered delivered.
(c) 
The town satisfies the requirements of this article to make a diligent effort, to use its best efforts, or to make a reasonable effort to determine the identity and address of an owner, a lienholder or a mortgagee if the town searches the following records:
(1) 
County real property records;
(2) 
Central appraisal district records;
(3) 
Records of the secretary of state;
(4) 
Assumed name records of the county;
(5) 
Tax records of the town; and
(6) 
Utility records of the town, if any.
(Ordinance 08-247 adopted 4/14/08)
The date of the public hearing before the town council shall not be less than thirty (30) days from the date of personal service or depository of the same in the U.S. Mail, whichever is earliest.
(Ordinance 08-247 adopted 4/14/08)
The town secretary shall file a notice of the public hearing in the county real property records within ten (10) days of the date of hearing. The notice must contain the name and address of the owner of the affected real property, if that information can be determined from a reasonable search of the instruments on file with the county clerk; a legal description of the property; and a description of the hearing.
(Ordinance 08-247 adopted 4/14/08)
The filing of the notice under section 3.07.009 shall be binding upon subsequent grantees, lienholders or other transferees of any interest in the property who acquire such interest after the filing of the notice, and constitutes notice of the hearing on any subsequent recipient of any interest in the property who acquires such interest after the filing of the notice.
(Ordinance 08-247 adopted 4/14/08)
The town council shall conduct the public hearing to determine compliance with the standards set out in this article. At the public hearing, the owner, lienholder or mortgagee shall have the burden of proof to demonstrate the scope of any work that may be required to comply with this article and the time it will take to reasonably perform the work.
(Ordinance 08-247 adopted 4/14/08)
(a) 
After a public hearing, if the town council finds that a nuisance exists pursuant to this article, the town council shall require the owner, lienholder or mortgagee of the real property, building, structure or premises to within thirty (30) days:
(1) 
Secure the offending building or structure from unauthorized entry; or
(2) 
Abate the nuisance or repair, remove or demolish the building unless the owner, mortgagee or lienholder establishes at the hearing that the work cannot reasonably be performed within thirty (30) days is allowed, the town council shall establish specific time schedules for the commencement and performance of the work and shall require the owner, lienholder or mortgagee to secure the property in a reasonable manner from unauthorized entry while the work is being performed.
(b) 
After the public hearing, if a building, structure or premises is found in violation of the standards set forth in this article, the town council may order that the building, structure, or premises be vacated, secured, repaired, removed or demolished by the owner within a reasonable time as provided by this section. The town council also may order that the occupants be relocated within a reasonable time, at the cost of the owner. The town council reserves the right to determine what is a reasonable amount of time to perform the ordered work or what is a reasonable amount of time to relocate occupants. In the event the owner fails to comply with the order within the time provided for action by the owner, town council may order any of the mortgagees or lienholders of the building, structure or premises to be vacated, secured, repaired, removed or demolished by any of the mortgagees or lienholders within a reasonable time as provided by this section. The town council also may order that the occupants be relocated within a reasonable time, at the cost of any of the mortgagees or lienholders. Under this section, the town is not required to furnish any notice to a mortgagee or lienholder other than a copy of the order in the event the owner fails to timely take the ordered action.
(c) 
After a public hearing, if the owner, lienholder or mortgagee establishes at the hearing that the work cannot be reasonably completed within ninety (90) days because of the scope and complexity of the work, and if the owner, lienholder or mortgagee has submitted at the hearing a detailed plan and time schedule, and the town council allows the owner, lienholder or mortgagee more than ninety (90) days to complete any part of the work required to abate the nuisance or repair, remove or demolish the building or structure, the town council shall require the owner, lienholder or mortgagee to regularly submit progress reports to the town council through the building official to demonstrate compliance with time schedules for commencement and performance of the work and may require appearance before the building official, the town council, or their designees to demonstrate compliance. If the owner, lienholder or mortgagee owns property, including structures or improvements on property, within the town boundaries that exceeds $100,000.00 in total value, the town council may require the owner, lienholder or mortgagee to post a cash or surety bond in an amount adequate to cover the cost of repairing, removing or demolishing a building under this subsection. In lieu of a bond, town council may require the owner, lienholder or mortgagee to provide a letter of credit from a financial institution or a guaranty from a third party approved by the town council. The bond must be posted, or the letter of credit or third party guaranty provided, not later than the 30th day after the date the town issues the order.
(d) 
Within ten (10) days after the date that the order is issued, the town secretary shall:
(1) 
File a copy of the order in the town secretary’s office; and
(2) 
Publish in a newspaper of general circulation in the town a notice containing:
(A) 
The street address or legal description of the property;
(B) 
The date of the hearing;
(C) 
A brief statement indicating the results of the order; and
(D) 
Instructions stating where a complete copy of the order may be obtained.
(e) 
After the public hearing, the town secretary shall promptly mail by certified mail, return receipt requested, or personally deliver a copy of the order to the owner of the building and to any lienholder or mortgagee of the building. The town shall use its best efforts to determine the identity and address of any owner, lienholder or mortgagee of the building.
(f) 
If the building is not vacated, secured, repaired, removed or demolished, or the occupants are not relocated within the allotted time, the town may vacate, secure, remove or demolish the building or relocate the occupants at its own expense. This subsection does not limit the ability of the town to collect on a bond or other financial guaranty that may be required by subsection (c) of this section.
(Ordinance 08-247 adopted 4/14/08)
The following standards shall be followed by the town council in ordering the repair, vacation or demolition of any building, structure or premises, and any building, structure or premises declared a nuisance under this article shall be made to comply with one or more of the following:
(1) 
The building, structure or premises shall be repaired in accordance with the current building code or other current codes applicable to the type of substandard conditions requiring repair.
(2) 
Repairs shall be deemed feasible only if less than fifty percent (50%) of the building or structure must be repaired or replaced, and the repairs amount to less than fifty percent (50%) of the building or structure’s value.
(3) 
If the building or structure is in such a condition as to make it dangerous to the health, safety and welfare of the occupants, it shall be ordered vacated and secured from unlawful entry.
(4) 
If the building or structure requires repairs over greater than fifty percent (50%) of its surface or amounting to greater than fifty percent (50%) of its value, it shall be demolished. Further, if a building cannot be repaired so that it will be brought into compliance with this article, it shall be demolished. Additionally, if the building as it stands presents an incurable fire hazard in violation of the terms of this article or any ordinance of the town or statute of the state, it shall be demolished. For the purpose of this article, the term demolished includes the cleaning and grading of the property and the removal of all debris and trash.
(5) 
If the building or structure is not vacated, secured, repaired, removed or demolished, or the occupants are not relocated within the allotted time, the town may vacate, secure, remove or demolish the building or structure or relocate the occupants at its own expense, and may thereafter assess expenses, and establish a lien, against the property, as set forth in section 3.07.019.
(6) 
If, after the expiration of the time allotted under section 3.07.012, the owner, lienholder or mortgagee fails to comply, the town may do or cause to be done the repairs necessary to bring the building into compliance with this article and only if the building is a residential building with ten (10) or fewer dwelling units. The repairs may not improve the building to the extent that the building exceeds the minimum standards, as defined by this article, and expenses may be assessed as provided in section 3.07.019.
(Ordinance 08-247 adopted 4/14/08)
Any peace officer employed or retained by the town, the health officer and/or the code enforcement officer or their designated representatives are hereby directed and authorized to administer and enforce the provisions of this article. Nothing contained herein is meant to limit discretion of any enforcement officer in evaluating and directing compliance with this article.
(Ordinance 08-247 adopted 4/14/08)
Any peace officer employed or retained by the town, the health officer, the code enforcement officer, or their authorized representatives, acting in good faith and without malice in the discharge of their duties, shall not thereby render themselves personally liable for any damage that may accrue to persons or property as a result of any act or by reason of any act or omission in the discharge of his duties. Any suit brought against any peace officer employed or retained by the town, the health officer, code enforcement officer, or their authorized representatives, because of such act or omission performed in the enforcement of any provision of this article, shall be defended by legal counsel provided by the town until final termination of such proceedings.
(Ordinance 08-247 adopted 4/14/08)
Nothing in this article shall prohibit the requirement for abatement within twenty-four (24) hours, or a period of time less than as proscribed herein for public hearings, notice thereof, or the recovery of costs and establishment of liens, when a nuisance has been declared an immediate threat to health and safety by any enforcement personnel.
(Ordinance 08-247 adopted 4/14/08)
To enforce any requirement of this article, any enforcement personnel may gain compliance by any or all of the following:
(1) 
Taking such action as the enforcement officer deems appropriate within the authorization provided for in this article or any other ordinances of the town.
(2) 
Causing appropriate action to be instituted in a court of competent jurisdiction.
(3) 
Ordering the abatement of the nuisance and assessing the costs of abatement against the property if the owner of the property does not abate same after the required notice.
(4) 
Any other remedies permitted by law or equity.
(Ordinance 08-247 adopted 4/14/08)
Whenever the property owner, agent or tenant fails to abate the nuisance within the time allowed, the enforcement officer is hereby authorized to contract with a contractor to perform such work as may be required to abate the nuisance.
(Ordinance 08-247 adopted 4/14/08)
(a) 
Whenever the town enters upon the premises and causes any work to be performed to abate a nuisance, or if the building or structure is not vacated, secured, repaired, removed or demolished, or if the occupants are not relocated within the allotted time, the town may take such action at its own expense, and a charge will be made to the property owner, agent, or tenant to recover the costs associated with the abatement. The charge shall be the actual cost of abatement, plus applicable sales taxes.
(b) 
An administrative fee of $300.00 shall be assessed for each such charge.
(c) 
If the actual charge and the administrative fee is not paid to the town within thirty (30) days after billing, the town shall file a lien against the property. Said lien shall be filed in the deed records of the county. The charges shown on the lien shall bear interest at the rate of eight percent (8%) per annum from the due date until paid. The lien shall be collected under the same terms and provisions of law as on town ad valorem taxes. The lien may be extinguished prior to foreclosure if the owner or other person having an interest in the legal title to the property reimburses the town for its expenses. If the notice is given pursuant to section 3.07.007, and the opportunity to abate the nuisance or repair, remove or demolish the building or structure is afforded to each mortgagee or lienholder under said section, the lien is a privileged lien subordinate only to tax liens as authorized by Texas Local Government Code section 214.001(o), as amended.
(Ordinance 08-247 adopted 4/14/08)
(a) 
Any person violating or failing to comply with any provision, requirement or order issued pursuant to this article shall be deemed guilty of a misdemeanor and, upon conviction, shall be fined as provided in section 1.01.009 of this code, as amended. A separate offense shall be deemed committed upon each day during or on which a violation or failure to comply occurs or continues to occur.
(b) 
In addition to any other remedies or penalties contained in this section, the town may enforce the provisions of this article pursuant to the applicable provisions of Texas Local Government Code chapter 54, as amended, which chapter provides for the enforcement of municipal ordinances.
(c) 
Allegation and evidence of a culpable mental state is not required for the proof of an offense defined by this article.
(Ordinance 08-247 adopted 4/14/08)
Any owner, lienholder or mortgagee aggrieved by an order of this town council issued under this article shall be entitled to review by a district court, pursuant to section 214.0012 of the Texas Local Government Code, as amended, and the town shall be entitled to an award of fees, costs and expenses, and judgment therefore, pursuant to section 214.0012(h) of the Texas Local Government Code, as amended.
(Ordinance 08-247 adopted 4/14/08)