(a) 
Purpose.
It is the purpose of this article to implement the provisions of chapter 214 of the Texas Local Government Code and to provide a just, equitable and practical method, to be cumulative with and in addition to any other remedy provided by the building code, electrical code, fire code, mechanical code, plumbing code, or International Property Maintenance Code, or otherwise available at law, whereby buildings, as defined herein, which from any cause endanger the life, limb, health, morals, property, safety or welfare of the general public or their occupants may be required to be repaired, vacated, demolished, removed or secured.
(b) 
Scope.
The provisions of this article shall apply to all buildings which are hereinafter defined as dangerous or substandard buildings, whether now in existence or whether they may hereafter become dangerous or substandard.
(c) 
Title.
This article shall be known as the property maintenance ordinance and may be cited and referred to as such.
(Ordinance 804-2021 adopted 2/23/21)
Building.
Any structure used or intended for supporting or sheltering any use or occupancy as well as any fence, awning, canopy, sign, shed, garage, house, tent or other structure whatsoever.
Building board of appeals (sometimes referred to as “the board”).
The zoning board of adjustment of the city, which in addition to other duties imposed upon it by law, is hereby authorized to act to carry out all duties necessary to implement the provisions of this article.
Building code.
The building code applicable to the structure in question, as adopted and amended by the city.
Building official.
The person designated by the city manager to enforce this article.
City.
The City of Joshua, Texas.
City code.
The code of ordinances of the City of Joshua, Texas.
City manager.
The city manager of the City of Joshua, Texas.
Dwelling.
Any enclosed space wholly or partly used or intended to be used for human habitation, living, sleeping, cooking, and eating and shall include any outhouse or appurtenance belonging thereto. Industrialized housing and modular construction which conform to nationally accepted industry standards, as defined by HUD and used or intended for use for living, sleeping, cooking, and eating purposes shall be classified as dwellings.
Dwelling unit.
A room or group of rooms located within a dwelling forming a single habitable unit with facilities used or intended to be used by a single family for human occupancy such as living, sleeping, cooking, and eating purposes.
Electrical code.
The electrical code applicable to the structure in question, as adopted and amended by the city.
Fire chief.
The fire chief of the City of Joshua, Texas.
Fire code.
The fire code applicable to the structure in question, as adopted and amended by the city.
Fire marshal.
The fire marshal of the City of Joshua, Texas.
Housing code.
The housing code applicable to the structure in question, as adopted by the city.
Mechanical code.
The mechanical code applicable to the structure in question, as adopted and amended by the city.
Owner.
Any person who, alone, or jointly or severally with others:
(1) 
Has legal title to any premise, dwelling or dwelling unit, with or without actual possession thereof; or
(2) 
Has charge, care, custody or control of any premise, dwelling or dwelling unit, as owner or agent of the owner, or an executor, administrator, trustee, or guardian of the estate of the owner. Any such person thus representing the actual owner shall be bound to comply with the provisions of this article and the rules and regulations adopted pursuant thereto, to the same extent as if he were the owner. Where owners are siblings, relatives or family members, not individually identified on any legal document of record, after a due diligence search as provided herein, notice to one owner shall be deemed notice to all owners.
Plumbing code.
The plumbing code applicable to the structure in question, as adopted and amended by the city.
Substandard building or substandard structure.
Any dwelling, dwelling unit, building or other structure which has any or all or the defects and deficiencies as defined herein.
Additionally, the definitions contained in chapter 2, sections 201 and 202 of the 2015 International Property Maintenance Code, promulgated by the International Code Council, are hereby adopted for the implementation of this article.
(Ordinance 804-2021 adopted 2/23/21)
Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with or who resists the enforcement of any of the provisions of this article shall be fined not more than two thousand dollars ($2,000.00) for each offense. Each day that a violation is permitted to exist shall constitute a separate offense.
(Ordinance 804-2021 adopted 2/23/21)
(a) 
Generally.
(1) 
Authority of building official.
The building official is hereby authorized to enforce the provisions of this article. The building official shall have the power to render interpretations of this article and to adopt and enforce rules and supplemental regulations in order to clarify the application of its provisions. Such interpretations, rules and regulations shall be in conformity with the intent and purpose of this article.
(2) 
Authority to make inspections and take other actions.
The building official, the fire chief or their designees, or other designee of the city manager, is hereby authorized to make such inspections and take such actions as may be required to enforce the provisions of this article.
(3) 
Right of entry.
When it is necessary to make an inspection to enforce the provisions of this article, or when the building official or his designee has a reasonable cause to believe that there exists in a building or upon premises a condition which is contrary to or in violation of this article which makes the building or premises unsafe, dangerous, or hazardous, the building official or his designee may enter the building or premises at reasonable times to inspect or perform the duties imposed by this article; provided that, if such building or premises be occupied, credentials be presented to the occupant and entry requested. If such building or premises be unoccupied, the building official or his designee shall first make a reasonable effort to locate the owner or other person having charge or control of the building or premises and request entry. If entry is refused, the building official shall have recourse to the remedies provided by law to secure entry.
(b) 
Dangerous or substandard buildings declared nuisance.
All buildings or portions thereof which are determined after inspection by the building official to be dangerous or substandard as defined by this article are hereby declared to be public nuisances and shall be abated by repair, vacation, demolition, removal or securing in accordance with the procedures specified in this article.
(c) 
Violations.
It shall be unlawful for any person, firm or corporation to erect, construct, or use, occupy or maintain any building that is deemed herein to be a nuisance or cause or permit the same to be done in violation of this article.
(d) 
Inspections.
All buildings within the scope of this article and all construction or work for which a permit is required shall be subject to inspection by the building official.
(Ordinance 804-2021 adopted 2/23/21)
(a) 
For the purposes of this article, any building, regardless of the date of its construction, which has any or all of the conditions or defects hereinafter described shall be deemed to be a substandard building, and a nuisance:
(1) 
Whenever any building is dilapidated, substandard, or unfit for human habitation and a hazard to the public health, safety and welfare in the opinion of the building official.
(2) 
Whenever any building, regardless of its structural condition, is 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.
(3) 
Any building that is boarded up, fenced or otherwise secured in any manner if:
(A) 
The building constitutes a danger to the public even though secured from entry; or
(B) 
The means used to secure the building are inadequate to prevent unauthorized entry or use of the building in the manner described by subsection (a)(2) above.
(4) 
Whenever any building, 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.
(5) 
Whenever any building is in such a condition as to make a public nuisance known to the common law or in equity jurisprudence.
(6) 
Whenever any portion of a building remains on a site after the demolition or destruction of the building.
(7) 
Whenever any building is abandoned so as to constitute such building or portion thereof an attractive nuisance or hazard to the public.
(8) 
Any building constructed and still existing in violation of any provision of the building code, fire code, life safety code, plumbing code, mechanical code, electrical code, housing code, or International Property Maintenance Code of the city to the extent that the life, health or safety of the public or any occupant is endangered.
(b) 
For the purposes of this article, any building, regardless of the date of its construction, which has any or all of the conditions or defects hereinafter described to an extent that endangers the life, limb, health, property, safety or welfare of the public or the occupants thereof shall be deemed and hereby is declared to be a substandard building, and a nuisance:
(1) 
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.
(2) 
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.
(3) 
Whenever the stress in any materials, or members 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.
(4) 
Whenever any portion thereof has been damaged by fire, earthquake, wind or 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 catastrophe and is less than the minimum requirements of the building code for new buildings of similar structure, purpose or location.
(5) 
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.
(6) 
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.
(7) 
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.
(8) 
Whenever the building, or any portion thereof, because of dilapidation, deterioration or decay; faulty construction; the removal, movement or instability of any portion of the ground necessary for the purpose of supporting such building; the deterioration, decay or inadequacy of its foundation; or any other cause, is likely to partially or completely collapse.
(9) 
Whenever, for any reason, the building, or any portion thereof, is manifestly unsafe for the purpose for which it is being used.
(10) 
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.
(11) 
Whenever the building, exclusive of the foundation, shows 33 percent or more damage or deterioration of its supporting member or members, or 50 or more percent damage or deterioration of its nonsupporting members, enclosing or outside walls or coverings.
(12) 
Whenever the building has been so damaged by fire, wind, earthquake, flood or other causes, or has become so dilapidated or deteriorated, as to become an attractive nuisance to children, or a harbor for vagrants, criminals or immoral persons.
(13) 
Whenever any building has been constructed, exists or is maintained in violation of any specific requirement or prohibition applicable to such building provided by the building regulations of this jurisdiction, as specified in the building code, or of any law or ordinance of this state or jurisdiction relating to the condition, location or structure of buildings.
(14) 
Whenever any building, whether or not erected in accordance with all applicable laws and ordinances, has in any nonsupporting part, member or portion less than 50 percent, or in any supporting part, member or portion less than 66 percent, of the strength, fire-resisting qualities or characteristics, or 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.
(15) 
Whenever a building, 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 building official to be unsanitary, unfit for human habitation or in such a condition that is likely to cause sickness or disease for reasons including, but not limited to, the following:
(A) 
Lack of or improper water closet, lavatory, bathtub or shower in a dwelling unit or lodging house.
(B) 
Lack of or improper water closets, lavatories and bathtubs or showers per number of guests in a hotel.
(C) 
Lack of or improper kitchen sink in a dwelling unit.
(D) 
Lack of hot and cold running water to plumbing fixtures in a hotel.
(E) 
Lack of hot and cold running water to plumbing fixtures in a dwelling unit or lodging house.
(F) 
Lack of adequate heating facilities.
(G) 
Lack of, or improper operation of, required ventilating equipment.
(H) 
Lack of minimum amounts of natural light and ventilation required by this code.
(I) 
Room and space dimensions less than required by the city code, the building code, or the housing code.
(J) 
Lack of required electrical lighting.
(K) 
Dampness of habitable rooms.
(L) 
Infestation of insects, vermin or rodents.
(M) 
General dilapidation or improper maintenance.
(N) 
Lack of connection to required sewage disposal system.
(O) 
Lack of adequate garbage and rubbish storage and removal facilities.
(c) 
Chapters 3 through 7 of the 2015 edition of the International Property Maintenance Code, published by the International Code Council, Inc., attached to Ordinance 653-2016 and incorporated herein for all municipal purposes and as amended herein, are hereby adopted by the city council to the extent they do not conflict with other provisions of this article. For purposes of this article, any building, regardless of its date of construction, which exists in violation of chapters 3 through 7 of the International Property Maintenance Code to an extent that endangers the life, limb, health, property, safety, or welfare of the public or the occupants thereof shall be deemed and hereby is declared to be a substandard building and a nuisance.
(Ordinance 804-2021 adopted 2/23/21)
When the building official has inspected or caused to be inspected any building and has found and determined that the building is substandard, the building official may take any or all of the following actions, as he or she deems appropriate:
(1) 
Issue notice to the owner that the building is substandard and must be repaired, listing the deficiencies, or issue notice to the record owner that the building is substandard and the nature and/or extent of the deficiencies make repair infeasible and the building must be demolished;
(2) 
Issue citation(s) for violation(s) of this article;
(3) 
Secure the building if permitted by section 3.03.013(a); or
(4) 
Recommend to the board that abatement proceedings be commenced pursuant to section 3.03.007.
(Ordinance 804-2021 adopted 2/23/21)
(a) 
Commencement of proceedings.
When the building official has found and determined that a building is a substandard building, the building official shall commence proceedings to cause the repair, vacation, relocation of occupants, removal, demolition or securing of the building.
(b) 
Public hearing required.
A public hearing before the board shall be held to determine whether a building complies with the standards set out in section 3.03.005.
(c) 
Notice.
(1) 
Not less than ten (10) days prior to the date on which the hearing is set, the building official shall issue a notice of the public hearing directed to all known owners, lienholders, and mortgagees of the building as provided for herein. The notice shall contain:
(A) 
The name and address of the owner of record;
(B) 
The street address or legal description sufficient for identification of the premises upon which the building is located;
(C) 
A statement that the building official has found the building to be substandard or dangerous, with a brief and concise description of the conditions found to render the building dangerous or substandard under the provisions of section 3.03.005;
(D) 
A statement of the action recommended to be taken, as determined by the building official;
(E) 
A statement that the owner, lienholder, or mortgagee will be required to submit at the hearing 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;
(F) 
Notice of the time and place of the public hearing; and
(G) 
A statement that, if the building is found to be in violation of this article, the board may order that the building be vacated, secured, repaired, removed or demolished within a reasonable time.
(2) 
Notice shall be served upon the building’s owner, lessor, lienholder, and mortgagees of record and occupant, if different than the owner of the building. Service of these notices shall be made upon all persons entitled thereto either personally or by mailing a copy of such notice by certified mail, return receipt requested, and an optional second copy by regular mail, to each such person at his address as it appears on the county tax rolls, or as discovered by due diligence, as defined by subsections (c)(2)(a)–(c)(2)(f) of this section, and the notice shall be posted on the front door of each improvement situated on the affected property or as close to the front door as practical. The following of these procedures shall be prima facie evidence of notification. If a certified notice is returned as refused or unclaimed, the validity of the notice is not affected, and the notice shall be deemed delivered. The city has satisfied the requirements of this section to make a diligent effort to determine the identity and address of an owner, a lienholder, or a mortgagee if the city searches the following records:
(A) 
County real property records of the county in which the building is located;
(B) 
Appraisal district records of the appraisal district in which the building is located;
(C) 
Records of the secretary of state;
(D) 
Assumed name records of the county in which the building is located;
(E) 
City tax records; and
(F) 
City utility records.
(d) 
Filing of notice.
A copy of the notice and any administrative orders, or such orders as may be issued pursuant to these provisions, shall be filed with the county deed records in the county where the property is located. The notice must contain the name and address of the owner of the affected property if that information can be determined from a reasonable search of the instruments on file in the office of the county clerk, or upon a due diligence search as set forth herein, a legal description of the affected property, and a description of the proceeding. The filing of said notice and any said orders, is binding on subsequent grantees, lienholders, or other transferees of an interest in the property who acquire such interest after the filing of said notice or any said orders, and constitutes notice of said hearing and notice of any said orders, on any subsequent recipient of any interest in the property who acquires such interest after the filing of said notice or filing of any said orders.
(e) 
Burden of proof.
At the public hearing, the owner, lienholder and mortgagee have the burden of proof to establish the scope of any work that may be required to comply with this article, the time it will take to reasonably perform the work, and the financial ability and willingness of the owner, lienholder and/or mortgagee to perform the work with diligence and dispatch.
(f) 
Conduct of hearing.
At an officially convened meeting, the board of appeals shall hold a public hearing, during which the owner of the building and all other interested persons may make their appearance and be heard. Any evidence may be received and considered by the board; provided, however, that the board shall not consider evidence as to the existence or extent of any deficiencies or code violations which were not identified in the notice to the record owner described in this section. The chairman of the board, or, in his/her absence, any officer designated by rules adopted by the board to preside at meetings, shall preside and shall determine all questions of order. The hearing may be adjourned from day to day or continued upon a majority vote of the board.
(Ordinance 804-2021 adopted 2/23/21)
(a) 
Findings of board.
(1) 
No violation.
If the board, by a majority vote, finds upon evidence presented at the public hearing that the building is not in violation of standards set out in section 3.03.005, the board shall order that the enforcement action cease; provided, however, that such order shall neither prevent the building official from instituting a new enforcement action for other violations the building official alleges have been determined to exist, nor shall such order prevent the building official from instituting a new enforcement action for the same violations if the building official later determines that the conditions as determined by the board have materially changed as to such violations.
(2) 
Violations may be repaired.
If the board, by a majority vote, finds upon evidence presented at the public hearing that the building is in violation of standards set out in section 3.03.005, that such conditions can reasonably be remedied by repair within a reasonable time, and that the owner, lienholder, or mortgagee is financially able and is willing to conduct or cause such repairs to be made within a reasonable time, the board shall identify the specific violations found to exist, and order that the owner, mortgagee or lienholder repair such violations, and, if necessary to the public safety, vacate, secure, or relocate the occupants, at the cost of the owner, lienholders, or mortgagees, within such reasonable times as determined by the board to be appropriate, as provided herein.
(3) 
Violations, building must be demolished.
If the board, by a majority vote, finds upon evidence presented at the public hearing that the building is in violation of standards set out in section 3.03.005, and that such conditions cannot reasonably be remedied by repair, or that neither the owner, the lienholder, nor the mortgagee are financially able or willing to conduct or cause such repairs to be made within a reasonable time, the board shall identify the specific violations found to exist, and order that the owner, mortgagee or lienholder remove or demolish the structure, and, if necessary to the public safety, vacate, secure, or relocate the occupants, at the cost of the owner, lienholders, or mortgagees, within such reasonable times as determined by the board to be appropriate, as provided herein, or order such other relief as is permitted by this section.
(b) 
Time allowed to complete work.
(1) 
Unless the owner, lienholder, or mortgagee establishes at the hearing that the work cannot reasonably be performed within thirty (30) days, the order shall require the owner, lienholder or mortgagee of the building to, within thirty (30) days, and the lienholder or mortgagee to within an additional thirty (30) days if the owner does not comply, take one or more of the following actions:
(A) 
Vacate the building;
(B) 
Secure the building from unauthorized entry;
(C) 
Repair the violations; and/or
(D) 
Remove or demolish the building.
(2) 
If the owner, lienholder, or mortgagee establishes at the hearing that the work cannot reasonably be performed within thirty (30) days and the board allows the owner, lienholder or mortgagee more than thirty (30) days to repair, remove or demolish the building, the board shall establish specific time schedules as the board determines are appropriate 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.
(3) 
The board may not allow the owner, lienholder or mortgagee more than ninety (90) days to repair, remove or demolish the building or fully perform all work required to comply with the order unless the owner, lienholder or mortgagee:
(A) 
Submits a detailed plan and time schedule for the work at the hearing; and
(B) 
Establishes at the hearing that the work cannot be reasonably completed within ninety (90) days because of the scope and complexity of the work.
(4) 
If the board allows the owner, lienholder or mortgagee more than ninety (90) days to complete any part of the work required to repair, remove or demolish the building, the board shall require the owner, lienholder or mortgagee to regularly submit progress reports to the building official to demonstrate that the owner, lienholder or mortgagee has complied with the time schedules established for commencement and performance of the work. The order may require that the owner, lienholder or mortgagee appear before the board or the building official:
(A) 
To demonstrate compliance with the time schedules; and
(B) 
If the owner, lienholder or mortgagee owns property, including structures and improvements on property, within the city’s boundaries that exceeds one hundred thousand dollars ($100,000.00), to post cash or a surety bond or letter of credit or third party guarantee to cover the cost of the work ordered by the board.
(c) 
Contents of order.
The order of the board must contain at a minimum:
(1) 
An identification, which is not required to be a legal description, of the building and the property on which it is located;
(2) 
A description of each violation of minimum standards present at the building;
(3) 
A description of each of the ordered actions, including a statement that the owner may repair, if determined feasible by the board, or demolish or remove at his option; and
(4) 
A statement that the city will vacate, secure, remove or demolish the building or relocate the occupants of the building if the ordered action is not taken within the time allowed.
(Ordinance 804-2021 adopted 2/23/21)
(a) 
Mailing of order.
After the public hearing, the building official shall promptly send by certified mail, return receipt requested, signature confirmation through the United States Postal Service, or personal delivery, a copy of the order to the owner and to any lienholder or mortgagee of the building, as determined by through the city’s best efforts. For purposes of this section, the city has used its best, reasonable, or diligent effort if it has searched the county real property and assumed name records, appraisal district records, records of the secretary of state, and the city’s tax and utility records. If the notice is mailed, and if the United States postal service returns the notice as “refused” or “unclaimed,” the notice is deemed delivered.
(b) 
Filing of order with city secretary.
Within ten (10) days after the date that the order is issued by the board, the building official shall file a copy of the order in the office of the city secretary.
(c) 
Publication.
Within ten (10) days after the date the order is issued by the board, the building official shall publish in a newspaper of general circulation within the city a notice containing:
(1) 
The street address or legal description of the property;
(2) 
The date the hearing was held;
(3) 
A brief statement indicating the results of the order; and
(4) 
Instructions stating where a complete copy of the order may be obtained.
(Ordinance 804-2021 adopted 2/23/21)
(a) 
Conditions for abatement by city.
If the order is not complied with, the city may take action as provided herein. If the building is not vacated, secured, repaired, removed or demolished within the time specified by the order, the city may vacate, secure, remove or demolish the building or relocate the occupants at its own expense; provided, however:
(1) 
Except as expressly provided otherwise in this article, the city may not act to remove or demolish a building until after the board has found that such defects or conditions exist to the extent that the life, health, property or safety of the public or the occupants of the building are endangered, and either that:
(A) 
The building is infeasible of repair; or
(B) 
There is no reasonable probability that the building will be repaired within a reasonable period of time if additional time is given.
(2) 
Remedial action by the city does not limit the ability of a municipality to collect on a bond or other financial guarantee that may be required by section 3.03.008(b)(4) of this article.
(b) 
Posting of notice to vacate building.
If the order requires vacation or if compliance is not had with the order within the time specified therein, the building official is authorized to require that the building be vacated. Notice to vacate shall be mailed by certified mail, return receipt requested, to the occupant of the building, and it shall be posted at or upon each entrance to the building and shall be in substantially the following form:
“SUBSTANDARD BUILDING
DO NOT ENTER
UNSAFE TO OCCUPY
It is a misdemeanor to occupy this building or to remove or deface this notice.
___________________
Building Official
City of Joshua”
(c) 
Procedures for remedial action by city.
Any demolition work, or securing of the building, shall be accomplished and the cost thereof paid and recovered in the manner hereinafter provided.
(d) 
Failure to obey order.
Any person to whom an order pursuant to section 3.03.008 is directed who fails, neglects or refuses to comply with such order shall be guilty of a misdemeanor and may be prosecuted in municipal court in addition to any other remedies available to the city provided herein.
(e) 
Interference prohibited.
No person shall obstruct, impede or interfere with any officer, employee, contractor or authorized representative of the city or with any person who owns or holds any estate or interest in the building which has been ordered repaired, vacated, demolished, removed or secured under the provisions of this article, or with any person to whom such building has been lawfully sold pursuant to the provisions of this article, whenever such officer, employee, contractor or authorized representative of the city, person having an interest or estate in such building, or purchaser is engaged in the work of repairing, vacating and repairing, or demolishing, removing or securing any such building pursuant to the provisions of this article, or in performing any necessary act preliminary to or incidental to such work or authorized or directed pursuant to this article.
(f) 
Permits required.
Any work of closure, repair, removal or demolition by the property owner or any lienholder or mortgagee or their agents must be performed pursuant to valid unexpired permits issued by the city. All permits issued pursuant to an order of the board shall expire upon expiration of the time for compliance set forth in the order.
(Ordinance 804-2021 adopted 2/23/21)
(a) 
Procedure.
When any work of removal, demolition or securing is to be performed by the city pursuant to the provisions of any order of the city council or the board, the work may be accomplished by city personnel or by private contract as may be deemed necessary. Rubble and debris shall be removed from any premises and the lot cleaned if removal or demolition is ordered. The building or building materials may be sold if removal or demolition is ordered, and the proceeds shall be used to offset other costs of the work.
(b) 
Payment of costs.
The cost of such work shall be paid from city funds and shall constitute a lien against such property to secure payment thereof, together with ten percent (10%) interest on such amount from the date on which the work is performed.
(Ordinance 804-2021 adopted 2/23/21)
(a) 
Filing of itemized account and notice of lien.
The building official shall keep an itemized account of the expenses incurred by the city in the vacating, securing, removal or demolition of any building pursuant to this article. Upon completion of the work, the building official shall prepare and file with the city secretary a sworn account and notice of lien containing the following information:
(1) 
The name and address of the owner, if that information can be determined with a reasonable effort;
(2) 
A legal description of the real property on which the building is or was located;
(3) 
The type of work performed; and
(4) 
The amount of expenses incurred by the city in performing the work and the balance due.
(b) 
Filing of notice in county records.
The city secretary shall file the notice of lien along with a copy of the order of abatement issued by the board in the deed records of the county in which the premises are located.
(c) 
Costs to be personal obligation of property owner.
The expenses incurred by the city as set forth in the sworn account of the building official shall be a personal obligation of the property owner in addition to a priority lien upon the property. The city attorney may bring an action in any court of proper jurisdiction against the owner or property to recover the costs incurred by the city.
(d) 
Status of lien.
Upon filing of the notice of lien in the deed records of Johnson County, Texas, the lien shall be valid against the property so assessed. The lien shall be privileged and subordinate only to tax liens and shall be paramount to all other liens. The lien shall continue until the assessment and all interest due and payable thereon has been paid. However, real property protected by the Texas Constitution as a homestead shall not be subject to assessment of liens resulting in expenses involved in the vacating, removal, demolition, or in securing a building or lot as described herein.
(e) 
Denial of services and permits.
No utility service, building permit or certificate of occupancy shall be allowed on any such property until the assessment is paid and such lien is released by the city.
(f) 
Release of lien.
After the expenses incurred by the city, as set forth in the sworn account of the building official, have been fully paid with interest of ten percent (10%) per annum from the date the work was performed, the building official shall execute a release of lien which shall be filed in the deed records of Johnson County, Texas.
(Ordinance 804-2021 adopted 2/23/21)
(a) 
Definitions.
(1) 
An unsecured structure is hereby defined to be any structure or building that currently has no occupant with the right of possession of the building and which has missing or unlocked doors or windows, or other unsecured openings into the building through which unauthorized persons can enter. Any unoccupied, unsecured structure or building is hereby declared to be a danger to public health and safety and is hereby declared to be a public nuisance.
(2) 
An unoccupied structure is hereby defined to be any structure or building that appears vacant or abandoned as evidenced by: no active utility accounts, absence of personalty, general conditions of neglect and any other substantiated evidece of vacancy or abandonment that may be presented by the city manager, or his designee.
(b) 
Securing of unoccupied substandard building.
Notwithstanding any other provisions of this article, the city may secure a building if the building official determines:
(1) 
That the building violates the minimum standards set forth in section 3.03.005; and
(2) 
That the building is unoccupied or is occupied only by persons who do not have the right of possession to the building.
(c) 
Service of notice.
Before the eleventh (11th) day after the date the building is secured pursuant to subsection (b) above, the building official shall give notice to the owner by:
(1) 
Personally serving the owner with written notice;
(2) 
Sending a copy of the notice certified mail, return receipt requested, and an optional copy by regular mail, at the owner’s post office or physical address;
(3) 
Publishing the notice at least twice within a ten-day period in the city’s official newspaper, if personal service cannot be obtained and the owner’s post office or physical address is unknown; or
(4) 
Posting the notice on or near the front door of the building if personal service cannot be obtained and the owner’s post office or physical address is unknown.
(d) 
Contents of notice.
The notice must contain:
(1) 
An identification, which is not required to be a legal description, of the building and the property on which it is located;
(2) 
A description of each violation of the minimum standards present at the building;
(3) 
A statement that the city will secure or has secured, as the case may be, the building, or that the city has taken or will take the action ordered pursuant to subsection (c) above; and
(4) 
An explanation of the owner’s entitlement to request a hearing about any matter relating to the city’s vacating, securing, removal, or demolishing of the building.
(e) 
Hearing.
The board or the city council shall conduct a hearing at which the owner may testify or present witnesses or written information about any matter relating to the city’s securing of the building, if, within thirty (30) days after the date the city has secured the building, the owner files with the city a written request for the hearing. The hearing shall be conducted within twenty (20) days after the date the request is filed.
(f) 
Method of securing.
The securing of windows, doors, or any other opening allowing access to an unsecured unoccupied building shall be done with such material and in such a fashion as to effectively bar entrance to the structure including, but not limited to, plywood, lumber, steel, replacement glass, nails, screws, and bolts. The use of cardboard, tar paper, window and door screens or any other material that will not effectively prevent entrance shall not be deemed sufficient in securing a structure.
(g) 
Lien for city’s costs.
If the city incurs expenses under this section, such expenses incurred shall be a personal obligation of the property owner in addition to a priority lien upon the property, and costs shall be recovered as provided by section 3.03.012 of this article. However, real property protected by the Texas Constitution as a homestead shall not be subject to assessment of liens resulting in expenses involved in the vacating, removal, demolition, or in securing a building or lot as described herein.
(h) 
Violation of order.
It shall be unlawful to fail to comply with an order issued pursuant to this section.
(Ordinance 804-2021 adopted 2/23/21)
(a) 
Authorized; procedure.
In addition to any other enforcement authority provided for by law, the board may, by order, at an administrative hearing, assess a civil penalty against a property owner as provided for herein for failure to comply with an order issued by the board pursuant to section 3.03.008 of this article.
(b) 
Showing required.
The civil penalty may be assessed if it shown at the administrative hearing that:
(1) 
The property owner was notified of the contents of the order issued pursuant to section 3.03.008 of this article; and
(2) 
After having received notice of the contents of the order, the property owner committed an act in violation of the order or failed to take an action necessary for compliance with the order.
(c) 
Amount.
The civil penalty may be assessed in an amount not to exceed $1,000.00 a day for each violation or, if the owner shows that the property is the owner’s lawful homestead, in an amount not to exceed $10.00 a day for each violation.
(d) 
Notice of hearing.
Not less than ten (10) days prior to the date on which the administrative hearing is set to assess a civil penalty, the property owner shall be sent a notice of the hearing by certified mail, return receipt requested. The notice shall contain:
(1) 
A copy of the order issued by the board pursuant to section 3.03.008 of this article;
(2) 
A statement that the building official has determined that the property owner committed an act in violation of that order, or failed to take an action necessary for compliance with that order;
(3) 
A statement that at the administrative hearing the board may assess a civil penalty not to exceed $1,000.00 a day for each violation or, if the owner shows that the property is the owner’s lawful homestead, in an amount not to exceed $10.00 a day for each violation; and
(4) 
Notice of the time and place of the hearing.
(e) 
Filing of copy of order.
After the civil penalty is assessed, the city secretary shall file with the district clerk of the county in which the property is located a certified copy of the order assessing the civil penalty stating the amount and duration of the penalty.
(f) 
Enforcement.
The civil penalty may be enforced by the city in a suit brought by the city in a court of competent jurisdiction for a final judgment in accordance with the assessed penalty. A civil penalty under this section is final and binding and constitutes prima facie evidence of the penalty in any suit.
(Ordinance 804-2021 adopted 2/23/21)
In accordance with section 214.0012 of the Local Government Code, any owner, lienholder, or mortgagee of record of a building for which an order is issued by the city may, within thirty (30) calendar days after the order is mailed to them, appeal the order by filing a verified petition in district court stating that the decision is illegal, either in whole or in part, and specifying the grounds for the illegality. The petitioner shall provide the city with evidence that an appeal has been made to district court within thirty (30) days.
(Ordinance 804-2021 adopted 2/23/21)