Understanding Code 8-17-21: When a Blight Ticket Becomes a Demolition Order
Category: Critical Risk
Reading Time: 6 Minutes
Most blight tickets are expensive nuisances. They cost you money, but you keep the house.
Code 8-17-21 (Dangerous Building) is different. This is not a ticket. It is a legal designation that starts a countdown clock. If you ignore this notice, the result is not a fine—it is the total loss of the asset.
Our data shows a alarming spike in Code 8-17-21(5) violations in recent weeks. If you own a vacant property in Detroit, you are in the "Kill Zone."
The "Dangerous Building" Classification
Under Detroit City Code, a building is "Dangerous" if it meets certain criteria. The most common one we see for investors is Subsection 5:
"A building or structure that remains unoccupied for a period of 180 consecutive days or longer and is... open to the elements or open to trespass."
Translation: If your rehab project has stalled, or if a squatter broke a window and you haven't fixed it, the City can classify the entire house as Dangerous.
The Process: From Notice to Demolition
Unlike a grass ticket, which goes to the DAH, a Dangerous Building case goes to a Show Cause Hearing.
1. The Notice You receive a notice to appear. Critical Risk: If this goes to an old address, you will miss it.
2. The Hearing Officer If you fail to appear (Default), the Hearing Officer issues a "Findings of Fact" stating the building is dangerous and recommends Demolition.
3. City Council Vote The case moves to the Detroit City Council. They vote on the demolition order. Once approved, the property is added to the demo list.
4. The Bill The City tears down your house. Then, they send you a bill for the demolition costs (often $15,000 - $25,000). This bill becomes a super-priority lien on the land. You lose the house, and you still owe the debt.
Can You Stop It? (The Deferral Process)
Yes, but it is expensive and time-sensitive.
If you catch the notice in time, you can apply for a Deferral. This pauses the demolition order, but strict conditions apply:
- Fee: You must pay a deferral fee.
- Bond: You often must post a cash bond to prove you have funds to renovate.
- Timeline: You typically get 180 days to bring the property to full compliance (Certificate of Occupancy).
- Pre-Sale Inspection: You must pay for a BSEED inspection to list exactly what needs fixing.
Due Diligence is Dead. Monitoring is Required. You cannot rely on title companies to catch every Dangerous Building proceeding, especially if it is mid-process. You need real-time data.