Detroit Violation 8-15-113: Failure to Maintain Vacant
Vacant building not secured, boarded, or maintained.
Informational summary. Based on City of Detroit ordinance data and public enforcement records. This is not legal advice and does not create an attorney–client relationship. For guidance on your specific case, consult a licensed Michigan attorney or call the Department of Administrative Hearings at (313) 224-0098.
Fine Schedule
1st Offense
$500
2nd Offense
$750
3rd Offense
$1,500
How to fight this ticket
Upload photos showing the property is boarded (using clear board if required), secure, and the yard is clean.
Resolution strategy
Active Rehab Exemption
Dismissal approach
To qualify for the Active Rehab exemption, simply holding permits is not enough. You must prove to the hearing officer that construction is actively occurring (contractor invoices, recent inspections) and the building is secured against trespass.
Evidence required
Paid invoices from licensed contractors or hauling services are required.
Legal constraints
Permits alone do not qualify. Must demonstrate active construction and building security.
What happens if you ignore this ticket
If you miss your hearing, a default judgment is entered automatically. You have 21 calendar days to file a Motion to Set Aside under DAH Rule 3.601 — after that, the judgment becomes permanent.
The unpaid judgment is transferred to the Wayne County Treasurer's tax roll. Under Code 9-2-5, BSEED will deny all permit applications for properties with outstanding judgments.
The judgment becomes a priority lien on the property title. It transfers to any new buyer at closing and can trigger tax foreclosure proceedings.
The hearing process
Ticket issued
An inspector cites the property. There is no prior warning — the ticket itself is the first notice and carries an immediate fine.
Hearing scheduled
The DAH (Department of Administrative Hearings) schedules a hearing, typically 30–60 days after the ticket date.
Present your defense
Attend the hearing with evidence. Paid invoices from licensed contractors are required.
Judgment entered
The hearing officer rules: dismissed, reduced fine, or responsible. If you don't attend, a default judgment is entered automatically.
21-day appeal window
After a default judgment, you have exactly 21 calendar days to file a Motion to Set Aside. This is the "golden window" — miss it and the judgment is permanent.
Frequently asked questions
What is Detroit violation code 8-15-113?
Violation 8-15-113 (Failure to Maintain Vacant) is a structural violation under Detroit's blight enforcement code. Vacant building not secured, boarded, or maintained. First-offense fines start at $500.
How much does a 8-15-113 ticket cost in Detroit?
The fine schedule for 8-15-113 is: $500 (1st offense), $750 (2nd offense), $1,500 (3rd offense). If unpaid, these fines accrue additional costs and can become liens on the property title.
Can I sell a Detroit property with an outstanding 8-15-113 violation?
Unpaid blight judgments become priority liens that transfer to the buyer at closing. Most title companies will flag the lien, and it must be resolved before clear title can be issued. A default judgment on 8-15-113 will show up in a compliance report even if it doesn't appear in a standard county-level title search.
Does Detroit give a warning before issuing a 8-15-113 ticket?
No. Detroit has no statutory obligation to warn before ticketing for blight violations. The ticket itself is the first notice and carries an immediate fine. This is why proactive monitoring is critical for property owners — by the time you receive the ticket, the clock is already running on your hearing date.
How do I check if my Detroit property has a 8-15-113 violation?
You can run a compliance report at DetroitCompliance.com to scan 11 city databases in 5 seconds. The report will show all active violations including 8-15-113, unpaid balances, hearing dates, and a closing readiness score (CLEAR, ENCUMBERED, or BLOCKED).
Check your property now
Don't wait for a ticket to show up in the mail. Scan 11 city databases instantly.
Run a Compliance Report