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Groves council orders condemnations, grants mixed grace periods for more than a dozen dangerous properties
Summary
At a public codes hearing on Oct. 20, 2025, the City of Groves City Council approved condemnations or conditional extensions for multiple properties declared dangerous or substandard by Neighborhood Services, granting owners or prospective buyers time-limited grace periods in several cases to pull permits and start repairs.
Groves — The City of Groves City Council voted on Oct. 20 to condemn multiple properties the city’s Neighborhood Services division had declared dangerous or substandard, while approving time-limited extensions for several addresses where owners or prospective buyers presented plans or title issues.
Neighborhood Services staff told the council they had completed title searches and extensive notice efforts — certified and regular mail, yard signs and on-structure notices — and that many inspections were exterior because staff were denied access. Staff recommended condemnation for a number of properties because of structural deterioration, pest infestations, unpaid municipal fines or inactive utilities, and the council acted on each recommendation in turn.
The most contested item involved 6579 Howell (also referenced as Howell/Howe in the record). The hearing record shows a prospective buyer and general contractor, Michael Plaga, presented a scope of work and a plan to invest to rehabilitate the house. Staff and a third-party engineer, James Abab, testified that the primary residence was salvageable though the garage and some framing required repair. Because of title and foreclosure complications reported by the seller’s representative, the council approved a 120-day grace period for permitting and the start of work before any condemnation would proceed.
Other properties received a mix of immediate condemnation orders and grace periods tied to permitting and demonstrated progress:
- 6394 32nd Street: Staff reported no permanent power, evidence of pests and refuse, and prior municipal fines; council voted to deem it unsalvageable and condemn it (motion approved unanimously). (Staff report begins at 00:09:09.)
- 4845 Beaumont: The structure had already been demolished by a contractor; council recorded “no action needed” operationally but voted to condemn the lot as a precautionary measure.
- 2820 Berry Avenue: Staff reported utilities closed in 2021 and substantial damage; council voted to condemn.
- 6579 Howell: Because a buyer had submitted a scope of work and counsel reported ongoing title/heirship complications, council approved a 120-day extension for permitting and start of work; condemnation would follow if no progress is made.
- 7240 Howe Street: Staff presented an engineer’s report and a scope of work. Council approved a 90-day period for permits and the start of work.
- 6556 Madison: An attorney for a prospective heir said an heirship affidavit would be filed to determine ownership; the council approved a 120-day grace period while title issues are resolved.
- 6632 Madison: New owner reported plans and contractor involvement; council approved a 90-day grace period for permitting and construction to start.
- 2932 Oak Avenue; 3111 Oak Avenue; 3240 Oak Avenue and other properties with no owner contact: Staff recommended condemnation and the council approved condemnation motions.
- 4201 Taft Avenue: Because ownership documentation was unclear and county records suggested possible county ownership, the council authorized the city manager to confirm ownership with Jefferson County and set a 60-day period for staff to report back; condemnation to follow as appropriate.
- 6150 (or 6150/6150-range) Washington Street: Owner in California submitted a scope of work and a representative appeared; the council approved a 120-day grace period to begin permitting and repairs.
- 4445 Wilson Avenue: An heir present described probate/executor delays; council approved a 90-day period to allow the heir to file probate documents and begin repairs or related permitting.
Votes and motions were recorded on the public record for each item; the hearing transcript shows roll-call voice votes indicated as “aye” by the mayor, mayor pro tem and at least two council members for motions that passed. In many cases, staff emphasized that condemnation letters trigger a specified statutory sequence (notice followed by a 30-day period in most cases for occupant removal and for owners to remove personal property), and that demolitions normally do not occur immediately at the end of that period if compliance or remediation is underway.
Why it matters: Codes hearings determine whether a property will be declared a public nuisance and whether the city may proceed with abatement, lien filing or demolition — actions that affect property owners, prospective buyers, nearby neighbors and city budgets. Several items at this hearing involved title or probate complications or buyers with documented scopes of work; in those cases the council favored time-limited extensions tied to permit pulls and demonstrable progress.
What’s next: For properties that received extensions, Neighborhood Services staff asked owners and representatives to keep in frequent contact with inspectors and to document permit applications and contractor engagement. For properties condemned with no corrective action, staff will follow the city’s established notice and lien procedures.
