All buildings, dwellings, structures and/or premises or portions thereof which are determined to be substandard as defined in this chapter are nuisances and shall be abated by repair, rehabilitation, vacation, demolition, abatement or removal, as hereinafter provided.
(Ord. 1131 § 1, 1962; Ord. 3325 § 2, 2017; Ord. 3396 § 2, 2019)
The following standards shall be followed by the building official and the hearing examiner in ordering repair, rehabilitation, vacation, demolition, abatement or removal of a substandard building and/or substandard premises conditions:
(1) 
If the substandard dwelling, building, structure or premises can be reasonably repaired, abated or rehabilitated so that it will no longer be in violation of the terms of this chapter, it shall be ordered repaired, abated or rehabilitated by the building official or the hearing examiner; provided, in the event a final order of the building official or hearing examiner is not complied with, the building official is authorized to order the dwelling, building, structure and/or premises vacated and closed until such repair, abatement or rehabilitation is accomplished;
(2) 
If the substandard dwelling, building, structure or premises is in such condition as to make it imminently dangerous to health, safety, morals or general welfare of its occupants or the public, it shall be ordered to be vacated and closed or secured by the building official or the hearing examiner;
(3) 
If all or any portion of a dwelling, building, structure or premises is unfit for human habitation or other use, the building official or hearings examiner shall order that the substandard building or premises or portion thereof be:
(a) 
Repaired, abated or demolished and removed, if the estimated cost of repairing the conditions causing the building or structure to be unsafe or unfit for human habitation or other use exceeds 50 percent of the replacement value of a building or structure of similar size, design, type and quality; provided, that the building official may order a building or structure, for which the estimated cost of such repairs do not exceed 50 percent of such replacement value, to be repaired, or demolished and removed, if the degree of deterioration is as described in LMC § 16.32.245(4), and the owner has failed three or more times in the last five years to correct the conditions by compliance dates as ordered by the building official;
(b) 
Repaired, and/or vacated and closed, if the estimated cost of repairing the conditions causing the building or structure to be unsafe or unfit for human habitation or other use does not exceed 50 percent of the replacement value of a building or structure of similar size, design, type and quality;
(4) 
In estimating the replacement value of an unfit dwelling, building or structure, the building official shall use the National Building Cost Manual, latest available edition, or a cost estimating publication that the building official deems comparable.
In estimating the cost of repairs, the building official shall apply the following standards:
(a) 
Only the conditions causing the dwelling, building, structure or premises or portion thereof to be unfit for human habitation or other use shall be included in the cost estimate;
(b) 
All repair costs shall be based on estimates calculated from the "Home-Tech Remodeling and Renovation Cost Estimator," latest available edition, or a cost estimating publication that the building official deems comparable;
(c) 
Repair estimates shall assume that all work will comply with the requirements of the current building, mechanical, electrical, plumbing, energy, and fire codes in effect in the city of Longview;
(d) 
If the extent of damage to a portion of a dwelling, building or structure cannot be ascertained from visual inspection, the building official shall assume that the relative extent of damage or deterioration identified in the observable portion of the dwelling, building or structure exists in the unobserved portions; and
(e) 
Cost estimates for replacing or repairing the building, structure or portion thereof shall include the same type and quality of materials as originally used in the dwelling, building, and structure. If the dwelling, building or structure is so damaged that the original materials cannot be determined, repair costs shall be estimated using the materials identified under the applicable building quality classification in the National Building Cost Manual.
(5) 
In estimating the cost of abatement of a premises, the building official shall apply the following standards:
(a) 
Only the conditions causing the premises to be unfit for use shall be included in the cost estimate;
(b) 
All estimated abatement costs shall be based on solicited estimates from three contractors;
(c) 
Abatement estimates shall assume that all work will comply with the requirements of the current building, mechanical, electrical, plumbing, energy, property maintenance and fire codes in effect in the city of Longview and state of Washington;
(d) 
If the extent of deterioration to a portion of a premises cannot be ascertained from visual inspection, the building official shall assume that the relative extent of deterioration identified in the observable portion of the premises exists in the unobserved portions.
(Ord. 1131 § 1, 1962; Ord. 3325 § 2, 2017; Ord. 3396 § 2, 2019)