Swain County leaders seek public input on proposed minimum housing ordinance after debate over demolition and rental rules

The Swain County Board of Commissioners and its Affordable Housing Committee met in a joint special session on June 2 to review a proposed minimum housing ordinance that would set minimum standards for dwellings and authorize a locally appointed minimum housing board to order vacates or demolition when repair costs exceed 50% of a structure’s value.

Chair said the board should get public input before a final vote and urged members to hear from residents: "When we get done, Gina, I wanna vote on this and either move forward with it or not," he said, urging a public hearing after discussion.

The presenter for the draft ordinance described how the proposed minimum housing board would operate and who would sit on it. The presenter said the board should include professionals — "a builder or a remodeler, an electrician, a plumber" — and involve building inspections and environmental health for sewage or safety issues. The presenter read the draft enforcement language aloud: if repair costs exceed 50% of a structure's value the board "shall order all occupants to vacate the dwelling and may order demolition or removal," and any demolition "shall occur within 90 days from the service of the order." (Presenter)

Members split over the reach of the ordinance. Several commissioners and committee members emphasized the draft focuses on rental units — dwellings that generate rent — and that owner-occupied properties raise different constitutional and practical questions. One committee member said the ordinance should not be used to tell private owners how to manage their property, while others said the county needs tools to remove hazardous structures that endanger public safety.

The committee repeatedly raised displacement concerns. Multiple members noted that vacating a dwelling could leave families temporarily homeless and questioned what housing would be available: "We don't need more people living on the streets," one participant said, and another suggested temporary lodging such as an extended-stay hotel or repair-in-place agreements where tenants help with fixes in lieu of rent.

Speakers discussed enforcement mechanics and state law. The presenter cited state statutory language authorizing local governments to "provide for the repair, closing, or demolition of any abandoned structure that the governing board... finds to be a health or safety hazard." The group noted that sites posing an immediate danger — for example, a structure at risk of falling into a roadway — differ from marginal rental properties that are poor but repairable.

Committee members also discussed HUD standards and funding. The presenter explained that units participating in HUD programs must meet HUD’s inspection standards and that HUD sets payment limits; the presenter cited figures from the National Low Income Housing Coalition indicating a worker would need $27.14 an hour to afford a two-bedroom unit and contrasted that with local rents and Fair Market Rent calculations used to illustrate housing affordability challenges.

Several participants warned of public misconceptions that county staff would carry out routine inspections of all rentals. The presenter emphasized the ordinance is intended to be complaint-driven: enforcement would typically follow tenant or resident complaints rather than automatic, county-initiated inspections.

The committee agreed on next steps: staff will post the draft and the county will schedule a public hearing with the legally required two-week notice so residents can comment. A committee member then moved to adjourn the special session; the motion was called (vote tally not specified in the transcript).

The meeting produced no final adoption of the ordinance. Instead, board leaders directed staff to publish the draft, schedule the public hearing, and return afterward with any revisions based on community input and additional legal review. The committee highlighted the dual objectives of protecting residents from hazardous housing while avoiding undue displacement of scarce low-cost units.