2022.02.08 WS Packet - Laserfiche WebLink

Home Browse Search

12A Guide to Proactive Rental Inspection Programschangelabsolutions.org Periodic Inspections on a Fixed Basis Many PRI programs require inspections on a cyclical basis, usually every few years. Baltimore County and Los Angeles require an inspection every three years.70 Boulder requires an inspection at registration, upon renewal of a rental license – generally every four years – or upon transfer of ownership.71 Ann Arbor specifies that the period between inspections shall be no longer than 2.5 years.72 Inspection Frequency Based on Prior Compliance A number of localities set a baseline standard for the frequency of inspections and then allow for deviation from that standard based on a property’s record of compliance. Several localities require less frequent inspections once a property owner establishes a record of compliance. In Kansas City, MO, for example, certificates of compliance are valid for two years; however, owners may be issued certificates for up to four years if there have been no violations since the last date of certification.73 Grand Rapids conducts inspections when owners apply for a certificate of compliance, which is a prerequisite for occupancy.74 The certificate is valid for two, four, or six years, depending on the record of compliance, the presence or absence of violations, and the degree of compliance with the program’s registration and fee requirements.75 Grand Rapids will issue a six-year certificate if: the property has no violations and has not changed ownership since its last certification; the owner applies for an inspection and re-registers the property on time; and there are no outstanding fees, taxes, or assessments against the property.76 A four-year certificate is issued if the owner applies for an inspection and re-registers the property on time, and the property is brought into compliance with the code prior to expiration of the current certificate or within the timeframe specified on any notice of violation.77 In other cases, Grand Rapids will issue a two-year certificate.78 Boston requires that properties covered by its program are inspected at least once every five years, but it also has mechanisms to target bad actors and problem properties for more frequent inspection.79 For example, in Boston, owners of problem properties – those which have received four or more sustained complaints for noise; or complaints for noxious, noisome, or unsanitary conditions; or police calls for arrestable offenses – must annually request an inspection from the city, and develop a management plan to remediate the property’s persistent substandard conditions.80 Additionally, Boston operates a chronic offender point system which tracks violations and assigns them a point value. Owners who have accrued a certain number of points are classified as chronic offenders and must request an inspection of each rental unit once every three years.81 Self-Certification A number of localities allow property owners to “graduate” into self-certification programs if they have established a record of passing inspections with no violations. Self-certification programs can give localities a way to allocate their limited resources to properties most in need of inspections. It can also serve as an incentive for property owners to ensure that their property complies with all applicable codes. Practice Tip While a systematic rental housing inspection program may require inspections on a fixed cycle, the actual timeline on which municipal inspectors are able to work their way through inspections of covered housing may, in some cases, be longer.69