The City of Waco inspectors are pro-active as well as reactive to the complaints generated from citizens, police department, fire department, health department or other sources. The City of Waco systematically inspects structures used for commercial or industrial purposes. If such buildings are found unsafe, then the property owner will be required in writing to bring the property into compliance.
There are three levels of substandard structures.
- 60-day Code Enforcement
- Green Tagged Structures
- Red Tagged Structure
60-day Code Enforcement
This is the lowest level of code enforcement. Items often addressed are minor including peeling paint, missing window and door screens and rotted wood. Required repairs are sometimes more extensive such as the repair of a leaking roof or foundation failure. The 60-day program allows the owner/occupant to occupy the structure while repairs are being made.
Green Tagged Structure
This is the intermediate level of code enforcement which declares a structure repairable but prohibits occupancy. In this condition, the structure should be vacated and repairs made. A structure is unfit for human occupancy whenever the code official or his/her agent finds that the structure is unsafe, unlawful or, because of the degree to which the structure is in disrepair or lacks maintenance, is unsanitary, vermin infested, contains filth and contamination or, lacks ventilation, illumination, sanitary or heating facilities or other essential equipment required to the code, or because the location of the structure constitutes a hazard to the occupants of the structure or to the the public. These structures are considered repairable. The owner will be given notice of a hearing and must attend a meeting of the Building Standards Commission to discuss time schedules concerning the repair of the structure and civil penalties if repairs are not completed within a specified time frame.
Red Tagged Structures
This is the highest form of code enforcement. The requirements are the same as above but the structure is considered infeasible to repair and is required to be demolished due to the degree to which the structure is in disrepair. The owner will be given notice of a hearing and must attend a meeting of the Building Standards Commission. At this meeting the owner may request that the recommendation of the Code Enforcement Division to be overturned and that the structure may be repaired. If it is the decision of the Building Standards Commission that the structure is demolished a time schedule will be given and the owner allowed time to demolish the structure and clear the lot of debris. If the Commission does not accept the Inspection staffs recommendation and converts the structure to green tag status, the structure will be handled as a green tag (described above).
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