Condemned property problem for city and its residents

Kilgore Code Enforcement Office Frank Baggett at one of the condemned properties in Kilgore. Director of Community Services B.J. Owen said this property, located at 1211 Commerce St., is scheduled for demolition soon. Kilgore residents who want their community to look nice need to cooperated with the city in keeping their property in good shape.

B.J. Owen, director of community services for the city, said the large number of homes built in the 1930s and 40s, as well as some from other time decades, are deteriorating.

"By governmental definition, 'deterioration' is considered property this is unfit for habitation."

When a property reaches this point, the city must step in.

"The city is not in the business of evicting people," Owen said. "We don't want to make anyone homeless, but we want the residents to live places that are safe."

Owen said lack of maintenance and abandonment are the major reasons for property deterioration. The city requires all residences to have water and sewer connections.

"Dilapidated buildings in danger of collapsing, buildings that partially burned ... all constitute a danger," he said. "These are places for vagrants to hit and rodents and vermin to live. They are a health risk."

Owen said parents should caution their children against playing dilapidated buildings.

"If a property is condemned, the city puts a sign up on it and it's against the law to remove that sign," he said.

If a property is deemed "unsafe," Owen said, the city contacts the resident or property owner and explains why it's unsafe.

"We try to encourage them to make the necessary repairs," he said. "If they can't afford it, we help them get in touch with the U.S. Department of Agriculture where they can apply for repair and rehabilitation loans and grants."

Owen pointed out this money comes through the USDA, not the city.

However, the city did apply for an Owner Occupied Housing Rehabilitation Grant in the amount of $265,000 through the Texas Department of Housing and Community Affairs.

"This is the first time we've applied and it's a long process," he said. "We probably won't hear anything before the end of the summer."

If the city gets the grant, the funds will be used to raze and reconstruct five homes.

"We'll be taking applications and going through a selection process," Owen said, "but that's way done the road."

After a property owner is notified that a structure has been deemed unsafe, the owner has 30 days to make repairs and 20 days to appeal the designation of the property. There is also a 20-day period for a hearing to be held.

All contact with the property owner is made through certified mail to make sure the owner is properly advised of the problem.

"At the end of the period, if there has not been an appeal or the owner has not brought the property into compliance, we can take two routes," Owen said.

The first is to start citing the property owners.

"Or we can make reasonable repairs ourselves (the city)," Owen said. "We invoice the owners for the repairs."

If the property owner doesn't pay for the repairs, the city may file a lien against the property for the amount of the repairs.

"Sometimes the property owner has moved and left no forwarding address or died," he said. "Then we have to research the tax records to find out if the taxes have been paid and, if so, who paid them."

If a tax notice goes unanswered, then the property goes to auction on the county courthouse steps at a Sheriff 's Auction.

"These are held about every three months, and Kilgore just about always has property listed for sale," Owen said. "The minimum bid is the appraised value of the property or the taxes due, whichever is less."

Owen said the city always hopes someone purchases the property.

"The city doesn't want to own any more property," he said.

If the property is auctioned off for back taxes, the money from the sale is divided between the city, Kilgore ISD, Kilgore College and the county.

"The property is then placed into the city's housing program," Owen said. "We can deed land to qualified low-income households for home construction."

He said the city hopes owners voluntarily comply with the ordinances because it's very costly for the city to have to demolish a structure.

"One house cost over $8,000 for asbestos abatement and teardown," he said.

Hauling off the debris is costly, as is an asbestos survey. If asbestos is found in the structure, asbestos contractors comes in to remove the material.

Owens said the city is trying a news system of demolition using water.

"We have the fire department come out and use those highpressure hoses to demolish the building, then have the material hauled off," he said. "This saves thousands of dollars."