Aldermen review draft ordinance to register, fine vacant buildings in Salem City

City staff presented a draft ordinance at a Salem City Board of Aldermen workshop that would create a vacant-property registry, establish criteria for when a building is declared vacant, prevent reoccupation and utility reconnection until an inspection is passed, and provide enforcement tools including recurring fines, liens and potential foreclosure.

The staff presenter told aldermen the ordinance defines a vacant property as one unoccupied for at least six months that also meets at least two of several listed conditions — examples include being unsecured, fire-damaged, used for vagrancy, demonstrating a code violation, boarded for at least 90 days, having city property taxes delinquent more than one year, utilities disconnected, or being structurally unsafe. Properties meeting the definition would be placed on a registry and become subject to the ordinance's enforcement provisions.

The draft would bar reoccupation and utility reconnection while a property remains on the registry until the property "passes inspection and meets all codes," the presenter said, noting staff frequently encounter requests to restore utilities to properties that had been placed on the list. The presenter also described a proposed notice, inspection and appeals process: owners would receive written notice, have 30 days to request a reinspection or remedy violations, and, if the code official still finds a violation, fees would begin accruing on day 31. Owners would have the right to appeal to the city's designated appeals entity; staff said they would consult the city attorney to determine whether that should be the board of aldermen, the board of adjustments, or the building commissioner, and that a further appeal would be to circuit court.

On enforcement and cost, the draft ordinance staff distributed (modeled on a fourth-class city template) currently proposes a recurring $200 fee every six months, prorated for the first six months, with a $25-per-month delinquency charge if bills are not paid. Staff said costs the city incurs to secure a property could be billed to the owner and recorded as a lien; registration fees delinquent for three years could be subject to foreclosure in the same manner as delinquent real property taxes. The draft also contemplates blocking city permits and licenses for owners with unresolved delinquencies.

Aldermen pressed staff on the adequacy and structure of the fines. One member said $200 every six months would not be a sufficient deterrent and suggested higher amounts (one speaker proposed $500 every six months; others suggested a $100-per-month approach that would total $600 every six months). Staff cautioned that monthly billing would increase workload for the clerk's office, which typically handles annual billings, and said the city needs to weigh administrative capacity against deterrence goals.

Members raised neighborhood concerns about boarded properties and discussed alternatives to traditional plywood boarding, such as transparent boarding materials used in larger cities to avoid an abandoned look; staff said such options are more expensive and could be structured so owners bear the cost.

Board members also asked how the city would reach owners who live out of state if mailed notices are returned. Staff said they intend to add language drawn from state statute to specify alternative notice methods—including publication when mail is returned undeliverable—and will work with the city attorney to confirm the appropriate statutory language.

On scope, staff clarified the draft addresses structures (residential and commercial). Vacant lots remain subject to existing nuisance codes for weeds and trash. Regarding scale, a private windshield survey previously suggested more than 100 vacant homes at one point, staff said, but that number decreased after demolition and housing rehab programs; staff did not provide a current precise count.

Staff reviewed other enforcement mechanics available under the draft: the city may arrange to secure a property after notice and a hearing and bill the owner; unpaid fees can become liens and may be recoverable through foreclosure-like proceedings after specified delinquency periods; and liens could be forgiven on bona fide sale to an unrelated party. The staff presenter recommended a follow-up workshop to refine fee levels and finalize language on appeals and statutory notice; the board agreed to consider scheduling another session.

No formal action or vote was taken at the workshop; staff said they would return with legal clarifications and proposed dates for a follow-up meeting.