DAMAGED BUILDINGS

Glendale City Code ch. 25, art. VI

in effect

Glendale City Code § 25-70 Purpose.

Sec. 25-70. - Purpose. Buildings or appurtenant structures in the City of Glendale which have been damaged by fire flood, wind, earthquake or other sudden natural causes and which are in a dilapidated state contribute to urban blight, adversely affect property values in the city, serve as attractive nuisances for children and transients and adversely impact the health, safety and welfare of the citizens of the City of Glendale. Therefore, such buildings are hereby declared to be public nuisances and shall be repaired or demolished. (Ord. No. 1673, § 1, 3-26-91)

Glendale City Code § 25-71 Definitions.

Sec. 25-71. - Definitions. The following terms shall have the following respective meanings whenever used in this article: (a) Owner shall mean the holder(s) in fee simple title of the real property to which a building or appurtenant structure is attached. (b) Parties in interest shall mean all persons and entities who have legal or equitable interests of record in a building or appurtenant structure or who are in possession thereof. (c) Damaged building shall mean any building which is intended to be used for human habitation or for commercial activity, including any garage, shed, or other appurtenant structure, and which has been damaged by fire, flood, wind, earthquake or other sudden natural causes to the extent that such building or structure fails to provide the amenities essential for the intended use of such building or structure. (Ord. No. 1673, § 1, 3-26-91)

Glendale City Code § 25-72 Nuisance.

Sec. 25-72. - Nuisance. All damaged buildings are hereby declared to be public nuisances and shall be repaired or demolished as hereinafter provided. (Ord. No. 1673, § 1, 3-26-91)

Glendale City Code § 25-73 Repair or demolition of damaged buildings.

Sec. 25-73. - Repair or demolition of damaged buildings. The owner(s) of a damaged building shall repair or demolish such damaged building pursuant to the requirements of section 25-74 and remove all debris and waste materials generated by the repair or demolition. (Ord. No. 1673, § 1, 3-26-91)

Glendale City Code § 25-74 Duties of building safety director.

Sec. 25-74. - Duties of building safety director. (a) The building safety director (director) shall inspect any building or appurtenant structure about which a complaint is filed by any person to the effect that such building or structure is in violation of this article. (b) If the director determines that a building or appurtenant structure is a damaged building, the director shall notify the owner of the damaged building and all parties in interest, by certified mail or by personal service, that: (1) The building or structure has been determined to be a damaged building pursuant to this ordinance; (2) The owner must repair or demolish the damaged building within three (3) months from the date of such notice; (3) Other parties in interest may, at their own risk, repair or demolish the damaged building within three (3) months of the date of such notice. (c) The notice required by section 25-74(b) shall include a description of the damaged building and a statement of the particulars which make the building or structure a damaged building. (d) The director shall cause to be posted on all damaged buildings a notice stating that he has determined the building to be a damaged building in violation of this code and that he has ordered the damaged building to be repaired or demolished. It shall be misdemeanor for any individual to remove any sign posted pursuant to this section. (Ord. No. 1673, § 1, 3-26-91)

Glendale City Code § 25-75 Appeal; hearing officer.

Sec. 25-75. - Appeal; hearing officer. (a) If the damaged building is not repaired or demolished as required by the notice provided for in section 25-74, the building safety director shall give written notice to the owner of the damaged building and other parties in interest, by certified mail or personal service, to appear before a hearing officer at a designated time and place to show cause why the damaged building has not been repaired or demolished in accordance with the statement of particulars set forth in the notice provided for in section 25-74. The city manager shall appoint a hearing officer who shall conduct the hearing in accordance with this section. (b) The hearing officer shall hear such testimony as the building safety director, owner and other parties in interest may offer relevant to the condition of the damaged building and the failure to repair or demolish the same. (c) The hearing officer shall make written findings of fact from the testimony offered pursuant to subsection 25-75(b) as to whether or not the building in question is a damaged building as defined in this article and whether good cause exists for the failure to repair or demolish the damaged building. (d) If the hearing officer finds the building to be a damaged building and if the owner of the damaged building or other parties in interest fail to show good cause why the damaged building should not be demolished forthwith, the hearing officer shall authorize the building safety director to cause the damaged building to be demolished. The costs of such demolition shall be charged against the real property on which the damaged building existed as an assessment. Such assessment shall be recorded in the office of the county recorder and shall be a lien on such real property from the date of its recording until paid. Such lien shall be subject and inferior to a lien for general taxes and to all prior encumbrances of record. (e) If the hearing officer finds the building to be a damaged building and that good cause exists to grant the owner or other parties in interest additional time to complete the repair or demolition of the damaged building, the hearing officer shall order that such repairs or demolition be completed with diligence and before a date certain, provided that no extension of time longer than nine (9) months shall be granted to complete the repairs or demolition. If an extension of time to complete repairs or demolition of the damaged building is granted but the owner and other parties in interest do not complete the repair or demolition of the damaged building within the extension of time granted, the building safety director, upon the expiration of the extension granted, shall cause the damaged building to be demolished forthwith. The costs of such demolition shall be charged against the real property on which the damaged building existed as an assessment. Such assessment shall be recorded in the office of the county recorder and shall be a lien on such real property from the date of its recording until paid. Such lien shall be subject and inferior to a lien for general taxes and to all prior encumbrances of record. (f) Any determination by the hearing officer may only be appealed to the superior court. (Ord. No. 1673, § 1, 3-26-91)

Glendale City Code § 25-76 Notice by publication.

Sec. 25-76. - Notice by publication. If the whereabouts of any person entitled to notice under this article cannot be ascertained by the city in the exercise of reasonable diligence, service of such notice may be made by publishing the notice in a newspaper printed and published in the city for two (2) consecutive weeks. (Ord. No. 1673, § 1, 3-26-71)

Glendale City Code § 25-77 Slum property designation.

Sec. 25-77. - Slum property designation. (a) The city manager or designee may designate residential rental property as slum property consistent with and pursuant to the provisions of A.R.S. § 33-1901 et seq., as and if amended. (b) Notice of slum property designation shall be provided to all owners and lienholders of the affected property by delivery in hand or mailed certified mail return receipt requested to the addresses listed of record for the property. Such notice shall of the designation, the reason or reasons for the designation, and the procedure to appeal the designation. The effective date of the notice of slum property designation shall be the date of the designation. (c) The city may record a notice of slum property designation with the county recorder. A recorded notice shall run with the land. Failure to record a notice shall not affect the validity of the notice as to persons who receive the notice. (d) The slum property designation shall be removed and a notice of removal of the slum property designation shall be recorded with the county recorder when the conditions and violations that formed the basis of the designation have been corrected, as determined by the city of by the court. (Ord. No. O21-72, § 1, 10-26-21)

Glendale City Code § 25-77.1 Assessment and liens.

Sec. 25-77.1. - Assessment and liens. (a) The city manager, or his designee, is authorized to impose assessments and liens pursuant to the provisions of A.R.S. tit. 33, ch. 17, art. 1 (A.R.S. § 33-1901 et seq.). (b) Notice of an assessment or lien shall be provided to all owners and lienholders of the affected property. Such notice shall inform of the amount of the assessment or lien, the reason for the assessment or lien, and the procedure to appeal the assessment or lien. The effective date and manner of service shall be as described in section 25-77(b). (c) The city may record an assessment or lien with the county recorder or the department of transportation. A recorded assessment shall run with the land. Failure to record an assessment or lien shall not affect the validity of the assessment or lien as to persons who have notice thereof. The city shall release the assessment or lien upon receipt of payment. (d) In the event that it is necessary to enforce and assessment or lien by sale, the sale shall be made from a judgement of foreclosure and order of sale. The city shall have the right to enforce an assessment or lien in the Superior Court, at any time after recording, but failure to enforce an assessment or lien shall not affect its validity. The recorded assessment or lien shall be prima facie evidence of the truth of all matters recited herein, and of the regularity of all proceedings prior to the recording. Prior assessments or liens for the purposes provided for in this ordinance shall not be a bar to subsequent assessments or liens, and any number of liens or assessments on the same property may be enforced in the same action. (Ord. No. O21-72, § 1, 10-26-21)

Glendale City Code § 25-77.2 Slum property designation appeals hearing officer.

Sec. 25-77.2. - Slum property designation appeals hearing officer. (a) There is created a slum property designation appeals hearing officer, hereinafter referred to as the "hearing officer," which is appointed by the city manager. (b) Appeals of a slum property designation or of an assessment or lien shall be heard by the hearing officer. (Ord. No. O21-72, § 1, 10-26-21)

Glendale City Code § 25-77.3 Hearings.

Sec. 25-77.3. - Hearings. (a) Any owner or lienholder aggrieved by a slum property designation or by an assessment or lien imposed pursuant to this article may appeal by filing a notice of appeal with the development services department within thirty (30) days of the effective date of the notice. The notice of appeal shall state appellant's relationship to the property, all grounds for the appeal, a mailing address, and a telephone number where the appellant can be notified of the time and place of the hearing. (b) Upon receipt of a notice of appeal, the city shall set a hearing within not less than then ten (10) nor more than thirty (30) days. (c) Upon hearing an appeal, the hearing officer may affirm or reverse a slum property designation or affirm, reverse, or reduce an assessment or lien. (d) Any determination by the hearing officer may only be appealed to the superior court. (Ord. No. O21-72, § 1, 10-26-21)

Source: City of Glendale, Arizona, City Code and City Charter (Municode Library, library.municode.com)URL: https://library.municode.com/az/glendale/codes/code_of_ordinances?nodeId=PTIICOOR_CH25NU_ARTVIDABUFetched: 11/1/2026