Condemned buildings
Getting the condemnation lifted
Usually yes. The process is bureaucratic rather than mysterious: correct the listed violations with permits, pass inspection, and have the structure certified fit for occupancy again.
The route back
Seven steps
Obtain the written order and the violation list
Everything that follows is a response to this list. Without it you are guessing at what has to be fixed.
Check the appeal deadline
If any finding is wrong, the appeal is the route to correct it, and the window is typically short. Appealing and repairing are not mutually exclusive.
Get a professional assessment
For structural findings this means an engineer. The assessment tells you what the repair actually involves and whether the numbers work before you commit.
Apply for permits
Work on a condemned structure without permits will not be accepted and can make the position worse. The permit application also establishes the scope formally.
Do the work with licensed contractors
Inspectors will want evidence that regulated work was done by people entitled to do it. Keep every invoice, permit and certificate.
Request re inspection
Usually as each stage completes rather than only at the end. Rough inspections for structural, electrical and plumbing work typically come before anything is closed up.
Obtain the certificate
A certificate of occupancy, or the local equivalent, lifts the condemnation. Get it in writing and keep it, because it will be needed on any later sale or refinance.
The decision
When repair stops making sense
Many jurisdictions apply a substantial damage or substantial improvement rule: if the cost of repair exceeds a set proportion of the structure\u2019s value, commonly around half, the whole building must be brought up to current code rather than merely repaired. In a flood zone that can mean elevating the structure, and the cost of compliance can exceed the value of the house.
That threshold is the point at which the arithmetic usually changes. Below it, repair is a defined project with a defined cost. Above it, the realistic options are demolition and rebuild, or sale to someone who will do one or the other.
Get the number before making the decision. An engineer’s report and two contractor estimates cost little against the value of knowing whether you are looking at a repair or a rebuild.
Questions about repair
How long do I have to fix it
The order normally states a compliance period, often thirty to ninety days, and extensions are commonly available where genuine progress is being made and requested in writing before the deadline.
Can I live there while I fix it
Generally not. A condemnation prohibits occupancy, and re entering before certification usually carries penalties.
Can I do the work myself
Many jurisdictions allow an owner to pull permits for their own residence. Structural, electrical and plumbing work usually requires licensed trades, and inspectors will check.
What if I cannot afford the repairs
Options include selling as is, a rehabilitation loan, and local assistance programmes which exist in many areas for owner occupied housing. Doing nothing is the worst of them, because demolition costs are usually assessed against the property.
Will the condemnation stay on the record after I fix it
The history generally remains in the code enforcement record even after certification. The certificate of occupancy is what shows it was resolved, which is why keeping it matters.
Not sure what to do next
Most owners are reacting to a document they did not expect. Working through it in order is easier than it looks.