Every U.S. state holds the power to create laws and regulate them according to their particular needs – which is why it is essential to consider the specific ordinances in Dallas if you are contemplating investing in vacant properties. 

This article reviews a few important statutes you should know about to prevent fines and violations on your Dallas vacant property investment.

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Open and Vacant Structures

Dallas City Code Chapter 27, Section 27-11(a)(6), requires owners of vacant structures to secure doors and windows to prevent unauthorized entry. Unsecured vacant buildings can become hotspots for dangerous activities, including arson, vandalism, theft, and drug-related offenses. The Closure Unit is responsible for securing such properties, preventing crime, and contributing to the community’s safety and well-being. Adherence to these regulations is crucial for urban safety and rehabilitation, impacting the health, safety, and morale of Dallas citizens.

Vacant Property Regulations

Dallas City Code Chapter 48B addresses vacant properties in Dallas, Texas. The chapter aims to protect the community’s health and safety by establishing a registration program, ensuring proper maintenance of these properties, and encouraging their return to use. Penalties are in place for violations, reflecting the city’s commitment to maintaining its properties and upholding legal standards. Property owners must comply with the regulations and requirements to avoid penalties and maintain their properties properly. This helps protect their investment, prevent blight and decay in the area, and contribute to the community’s well-being.

Registration And Inspection Of Vacant Buildings In The Central Business District

Article II of Chapter 48B details the consequences of non-compliance, including revocation of registration with a right to appeal. Registrations expire annually or upon occupancy, ownership change, or demolition. They are non-transferable and require renewal 30 days before expiration. Mandatory inspections ensure compliance, with offenses for refusal. Compliance with these regulations is essential for owners to avoid penalties and maintain their properties within the legal framework of Dallas’ Central Business District. Here’s a summary of the article’s contents:

• SEC. 48B-6. Registration Required; Defenses. 

Owners of vacant buildings in Dallas’ Central Business District (CBD) must register their properties. Defenses against non-registration include recent occupancy, ongoing renovations, active marketing, or damage from unforeseen events.

• SEC. 48B-7. Registration Application. 

Applications must include owner contact details, property descriptions, proof of insurance, tax payment evidence, and building specifications. Any changes in ownership or other significant details must be reported within 10 days.

• SEC. 48B-8. Registration Fee and Inspection Charge. 

The registration fee is $79, and the inspection charge is based on the building’s area, calculated as 185.64+(0.009282×total square feet). Fees for multiple buildings at the same address are aggregated. Refunds may be available under certain conditions.

• SEC. 48B-9. Issuance, Denial, and Display of Certificate of Registration.

Certificates are issued upon fee payment and compliance verification. Denials can be appealed, and certificates must be displayed on the premises.

• SEC. 48B-11. Appeals.

Denied or revoked registrations can be appealed to a permit and license appeal board.

• SEC. 48B-12. Expiration and Renewal of Registration.

Registrations expire annually or upon occupancy, ownership change, or demolition. Renewal requires a new application and fee payment 30 days before expiration.

• SEC. 48B-13. Nontransferability.

Certificates are not transferable between owners or properties.

• SEC. 48B-14. Property Inspections.

Mandatory inspections ensure compliance with refusal offenses. The director is authorized to inspect vacant buildings’ exterior and interior (with permission or a warrant).

Compliance with these regulations is essential for owners to avoid penalties and maintain their properties within the legal framework of Dallas’ Central Business District. This comprehensive approach ensures the integrity and safety of the community’s landscape.

Registration And Inspection Of Vacant Lots And Buildings Located Outside The Central Business District

Article IV of Chapter 48B mandates registration, inspection, and maintenance of vacant properties outside the CBD to ensure safety and compliance with city standards. It also includes provisions for emergency response and penalties for non-compliance to uphold community integrity. Here’s a summary of the article by sections:

• SEC. 48B-18. Scope. 

This article applies to all vacant lots and buildings outside the Central Business District (CBD) of Dallas.

• SEC. 48B-19. Registration Required; Defenses 

Owners must register each vacant building or lot outside the CBD. Defenses against non-registration include recent occupancy, ongoing renovations, active marketing, or damage from unforeseen events. Properties owned by government entities or used as agricultural land are exempt.

• SEC. 48B-20. Registration Application 

Applications for registration must include the owner’s contact information and details about the vacant property. The applicant is responsible for the property’s operation and compliance.

• SEC. 48B-21. Registration Fee and Inspection Charge 

Owners must pay a registration fee of $124 for basic properties and $196 for problem properties. Problem properties are subject to a $219 inspection fee for each inspection where a violation is found.

• SEC. 48B-22. Issuance, Denial, and Display of Certificate of Registration

Certificates are issued upon fee payment and compliance verification. They must be publicly displayed and presented upon request.

• SEC. 48B-23. Revocation of Registration 

Certificates can be revoked for non-compliance, false statements, or unpaid fees. Registrants have 10 days to address issues after receiving notice before revocation.

• SEC. 48B-24. Appeals 

If a certificate of registration is denied, not renewed, or revoked, the decision is final unless appealed to the permit and license appeal board.

• SEC. 48B-25. Expiration and Renewal of Registration 

Certificates expire after one year or upon ownership change, occupancy, demolition, or approved construction. Renewal requires a new application and fee payment 30 days before expiration.

• SEC. 48B-26. Nontransferability 

Certificates are not transferable between properties or owners.

• SEC. 48B-27. Property Inspections 

The director is authorized to inspect vacant properties to ensure compliance with laws. Refusal to allow inspections constitutes an offense.

• SEC. 48B-28. Emergency Response Information for Problem Properties 

Owners of problem properties must provide 24/7 emergency contact information. Changes must be reported within five days. Emergency contacts must respond within one hour of notification. Emergency information signs, meeting specific size and visibility requirements, must be posted on the property.

Article IV of Chapter 48B ensures that vacant properties outside the CBD are responsibly managed. Owners are required to register their properties, provide emergency contact information, and comply with inspection protocols. Compliance with these regulations is essential for owners to uphold their responsibilities and contribute positively to Dallas’s urban landscape.

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NOTE: The information contained in this site is provided for informational purposes only, and should not be construed as legal advice on any subject matter. You should not act or refrain from acting on the basis of any content included in this site without seeking legal or other professional advice. The contents of this site contain general information and may not reflect current legal developments or address your situation. We disclaim all liability for actions you take or fail to take based on any content on this site.