Note: This is the second in a series on code enforcement in Calcasieu Parish. This article covers the condemnation process, including how it works, the typical timeline and more. To contact the Calcasieu Parish Office of Code Enforcement and/or to report an unsafe building, click here.
The Calcasieu Parish Office of Code Enforcement has the important job of ensuring that properties, permits and other issues are in compliance with the Calcasieu Parish Code of Ordinances. One of the most visible issues they address is the condemnation of unsafe buildings. In this post, I’ll explain how that process works, both from the parish side and for property owners.
The Program
The Calcasieu Parish Police Jury has the authority to condemn, declare a nuisance, and require repair, demolition or removal of buildings in unincorporated areas of the parish. That authority is granted in accordance with R.S. 33:4754.
Condemnation is sort of a last effort in the police jury’s ongoing effort to ensure safety and to protect property values for all residents. The process has quite a bit of grace built in. If condemnation and demolition are the only viable solutions, we’ll pursue them. But we’re also willing to work with owners who wish to repair their properties and bring them up to code.
Types of Properties Considered for Condemnation
The Calcasieu Parish Police Jury’s authority extends to almost any unsafe and/or abandoned building in unincorporated areas of the parish. The only exception is for buildings on land used primarily for agricultural purposes. For example, although an old barn may not comply with parish building codes, if it’s on land otherwise zoned and primarily used for farming, it wouldn’t be subject to the condemnation process.
Any building that falls within the limits of a city is subject to that municipality’s code enforcement office.
The full list of what may lead to a condemnation is available in the Calcasieu Parish Code of Ordinances, Article II, Section 6-16. Click here to access that section. Typically, condemnation is reserved for properties that are beyond repair or whose owners have made no effort to repair them. They have typically reached a state that can only be considered a hazard to the surrounding areas. Some common issues include:
Lack of ventilation, illumination or sanitation facilities
Considered a fire hazard
Public health concerns, such as the presence of mold or vermin infestations
Lack of security (missing doors/windows, missing roof, etc.)
It’s important to note that buildings are not condemned simply for being empty. Empty buildings that are secured and cared for are not considered unsafe or a danger to the public.
There are exceptions in this process as well. For example, after a major hurricane or other disaster, many damaged properties may be the subject of litigation between an owner and an insurance company. There may be a waiting period while organizations await assistance from agencies like FEMA. In cases like these, owners are still asked to take steps to secure their properties, but the police jury can elect to put condemnation declarations on hold. The police jury is always willing to assist an owner willing to do his or her part and who communicates with us through the established process!
The Process
The condemnation process in Calcasieu Parish is standard – not subject to one person’s opinion. And as mentioned above, it also has quite a bit of grace built in.
Typically, the condemnation process lasts four to six months. In the aftermath of a major disaster, it can take longer. This is due to issues like litigation with insurance companies (which can temporarily halt the process, as noted above) or the sheer number of damaged properties to consider. Here are the steps to the process.
The police jury identifies a building that represents a danger to the area around it. Most often, this happens as the result of a citizen complaint. Anyone in Calcasieu Parish can fill out a Citizen Complaint Form. Upon verifying that the property in question is in an unincorporated area of the parish, the code enforcement office will begin its investigation.
If the property falls within our jurisdiction, a parish inspector visits the property. The inspector determines whether it meets the parish’s code and ordinance requirements.
If the property is out of compliance, we notify the property owner(s). They then have 60 days to meet with a licensed contractor and provide a list of the repairs to be made to bring the property into compliance.
If repairs are made – or if a repair timeline is approved – within that 60-day period, the property is no longer considered for condemnation pending acceptable progress.
Owners may also request a deferral. This is common. If the owner is making “acceptable progress,” condemnation decisions can be delayed.
If a property owner does not pursue repairs or request a deferral in the presence of acceptable progress, the police jury may move to condemn the property. A list of recently condemned properties is available here.
Condemned properties are typically demolished within 30 days. The parish provides the demolition, but the owner is responsible for the cost, which is assessed as part of the property tax bill at the end of the year.
Questions?
If you have any questions about condemnation or whether a property near you may qualify, reach out to the Calcasieu Parish Police Jury Office of Code Enforcement at 337-721-3625 or click here.
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