Detroit Violation 8-15-35: No Certificate of Compliance
Occupying or renting a property without a valid CoC.
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 Appeals and Hearings at (313) 224-0098.
Fine Schedule
1st Offense
$250
2nd Offense
$500
3rd Offense
$1,000
Every ticket also carries a $30 administrative fee ($20 city, $10 state). Per the official DAH fee schedule, a fine paid before the scheduled hearing date is reduced by 10%; a fine paid after the hearing date is increased by 10%.
How to fight this ticket
Abeyance exists for this violation. You can present documentation that you have applied for or are in the process of obtaining your Certificate of Compliance. However, there is NO "Notice of Intent to Comply" document; do not reference or attempt to file one, as it does not exist in the Detroit administrative code. Focus on demonstrating active compliance efforts.
Resolution strategy
Abeyance / Active Compliance
Dismissal approach
I have registered the property with BSEED and am actively pursuing the Certificate of Compliance. The BSEED registration receipt and inspection scheduling confirmation are attached as Exhibit A. I respectfully request abeyance pending issuance of the Certificate of Compliance.
Evidence required
Documentation (permits, receipts, contracts) is the evidence hearing officers expect for this code. Admission of evidence is at the hearing officer's discretion.
Legal constraints
"Notice of Intent to Comply" does NOT exist. Never reference it. Abeyance requires documented proof of active compliance efforts.
What happens if you ignore this ticket
If you miss your hearing, a default judgment is entered. You have 21 days from the date of the default order to file a Motion to Set Aside under the DAH's rules, with a bond and a $20 fee. After that window, your remaining option is an appeal to Wayne County Circuit Court, which must be filed within 28 days of the order.
A DAH judgment is a state civil judgment. Late payment adds a 10% penalty, and the City pursues collections (wage garnishment, asset attachment) and can record the judgment as a lien on the property with the Register of Deeds.
Outstanding judgments block DAH blight clearance: BSEED will not accept applications for permits, certificates of compliance or occupancy, or variances (except permits for work that corrects the cited violation), and city contracts, auctions, and incentives are off the table until the balance is resolved.
The hearing process
Ticket issued
An inspector cites the property. Some violation types get a correction notice first, but many tickets arrive with no prior warning; the ticket itself is the first notice and carries a fine.
Hearing scheduled
The DAH (Department of Appeals and Hearings) schedules a hearing; the date and time are printed on the ticket. If you choose not to contest, paying before the hearing date reduces the fine by 10%.
Present your defense
Attend the hearing with evidence. Documentation such as permits, receipts, or contracts is the key evidence.
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 21 days from the date of the default order to file a Motion to Set Aside. This is the "golden window". After it closes, the judgment stands unless you appeal to Wayne County Circuit Court within 28 days of the order.
Frequently asked questions
What is Detroit violation code 8-15-35?
Violation 8-15-35 (No Certificate of Compliance) is a administrative violation under Detroit's blight enforcement code. Occupying or renting a property without a valid CoC. First-offense fines start at $250.
How much does a 8-15-35 ticket cost in Detroit?
The fine schedule for 8-15-35 is: $250 (1st offense), $500 (2nd offense), $1,000 (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 8-15-35 violation?
An unpaid blight judgment can cloud a sale. The City can record the judgment as a lien with the Wayne County Register of Deeds, and outstanding judgments block the DAH blight clearance required for BSEED permits and certificates. Title companies routinely flag open judgments, so most buyers will require them to be resolved at or before closing. A default judgment on 8-15-35 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 8-15-35 ticket?
Not always. Detroit's compliance-based enforcement uses correction notices for some violation types, but many blight tickets are issued without a prior warning; the ticket itself is often the first notice you receive, and it carries a fine and a hearing date. 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 8-15-35 violation?
You can check any Detroit address free at DetroitCompliance.com: every open violation including 8-15-35, unpaid balances, hearing dates, and a plain-English verdict, in about 5 seconds. The full report adds the other 10 city records.
- Department of Appeals and Hearings (DAH) ↗ · Hearings, contacts, forms, and payment portal.
- DAH Blight Ticket Fees ↗ · The 10% early-payment reduction, 10% late penalty, and $30 administrative fee.
- Motion to Set Aside: official instructions (2024) ↗ · The 21-day deadline, bond + $20 fee, and the six eligibility requirements.
- DAH Blight Administrative Hearings Bureau: Rules and Procedures ↗ · The hearing process, defaults (Rule 4.19), motions to set aside (Rule 6.1), and circuit court appeals (Rule 7.1).
- DAH Blight Clearance Process ↗ · How unpaid judgments block BSEED permits, certificates, and variances.
- MCL 117.4r (Home Rule City Act) ↗ · Recording an unpaid blight judgment as a lien on the property.
- City of Detroit Open Data: Blight Tickets ↗ · The enforcement counts and fine statistics shown on this page.
Procedures and fees are the City's to change; if anything here conflicts with what DAH tells you at (313) 224-0098, the City is right and we want to know about it.
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