City of Harrisonville, MO
Cass County
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Table of Contents
Table of Contents

Section 510.010 Dangerous Buildings.

[Ord. No. 2903 §§1 — 3, 3-7-2005]
A. 
Defined. All buildings or structures, including accessory structures, which are detrimental to the health, safety or welfare of the residents of the City and that, have any or all of the following defects shall be deemed "dangerous buildings".
1. 
Those with interior walls or other vertical structural members that list, lean or buckle to such an extent that a plumb line passing through the center of gravity falls outside the middle third of its base.
2. 
Those that, exclusive of the foundation, show thirty-three percent (33%) or more damage or deterioration of the supporting members or fifty percent (50%) damage or deterioration of the non-supporting members enclosing or outside walls or covering.
3. 
Those that have improperly distributed loads upon the floors or roofs, or in which the same are overloaded, or that have insufficient strength to be reasonably safe for the purpose intended.
4. 
Those that have been damaged by fire, wind or other causes so as to become dangerous to life, safety or the general health and welfare of the occupants or people of the City.
5. 
Those that are so dilapidated, decayed, unsafe, unsanitary or that so utterly fail to provide the amenities essential to decent living that they are unfit for human habitation, or are likely to cause sickness or disease, so as to cause injury to the health, morals, safety or general welfare of those living therein.
6. 
Those having light, air and sanitation facilities that are inadequate to protect the health, safety, or general welfare of human beings who live or may live therein.
7. 
Those having inadequate facilities for egress in case of fire or panic, or those having insufficient stairways, elevators, fire escapes or other means of evacuation.
8. 
Those that have parts thereof which are so attached that they may fall and injure members of the public or property.
9. 
Those that because of their condition is unsafe, unsanitary, or dangerous to the health, safety or general welfare of the people of this City.
10. 
Those buildings existing in violation of any provision of the Building Code of this City, or any provision of the International Fire Code, National Electric Code or any other ordinance of this City.
[Ord. No. 3238 §1, 8-5-2013]
B. 
Dangerous Building Declared Nuisance. All dangerous buildings, as defined in Subsection (A), are hereby declared to be public nuisances, and shall be repaired, vacated and repaired, or demolished as provided in Subsection (C).
C. 
Standards For Repair, Vacation Or Demolition. The following standards shall be followed in substance by the Director of Community Development or his/her designee in ordering repair, vacation, or demolition of any dangerous building.
[Ord. No. 3238 §2, 8-5-2013]
1. 
If the dangerous building reasonably can be repaired so that it no longer will exist in violation of the terms of this Section, it shall be repaired.
2. 
If the dangerous building is in condition as to make it dangerous to the health, safety or general welfare of its occupants, it shall be ordered to be vacated and repaired.
3. 
In all cases where a building cannot be repaired so that it no longer will exist in violation of the terms of this Section, it shall be demolished.
4. 
In all cases where a dangerous building is a fire hazard, existing or erected in violation of the terms of this Section or any Section of the Code of Ordinances or Statute of the State of Missouri, it shall be repaired or demolished.

Section 510.020 Penalties.

[CC 1977 §8-32; Ord. No. 1008 §111.1, 4-4-1973]
In addition to any other penalties provided for herein, if any party ordered to correct a situation which constitutes a nuisance fails to do so within a reasonable time or fails to proceed continuously without unnecessary delay, he/she will be subject to a fine as provided in Section 100.200 of this Code. Each seven (7) day period thereafter shall constitute a new and separate cause of action.

Section 510.030 General Provisions.

[CC 1977 §8-32.1; Ord. No. 2591 §1, 6-7-1999]
A. 
If there are proceeds to any insurance policy based upon a covered claim payment made for damage or loss to a building or other structure caused by or arising out of any fire, explosion or other casualty loss and such covered claim payment is in excess of fifty percent (50%) of face value of the policy, then the insurer on such building or structure shall pay twenty-five percent (25%) of the insurance claim proceeds to the City Treasurer and such proceeds shall be deposited into an interest-bearing account. Any named mortgagee on the insurance policy shall maintain priority over any obligation under this Article. If a special tax bill or assessment is issued by the City for the expenses of demolition of such building as a dangerous building pursuant to Sections 510.010 through 510.100 of this Chapter, such expenses shall be paid from applicable insurance proceeds held by the City Treasurer; and if there is any excess, such shall be paid by the City Treasurer to the insured or as the terms of the policy, including any endorsements thereto, provide.
1. 
Procedure.
a. 
The City shall release the proceeds and any interest which has accrued on such proceeds to the insured or as the terms of the policy and endorsements thereto provide within thirty (30) days after receipt of such insurance monies, unless the City has instituted legal proceedings under Section 510.060 or by taking emergency measures as provided for in Section 510.100(B).
b. 
When the City takes bids from independent contractors for demolition of a building, bidders shall deduct any salvage value materials the building or structure may have from the cost of demolition in arriving at their bid amount. Should City employees do the demolition, the actual cash value of salvaged materials shall be deducted from the special tax bill for such demolition. In no case will the net cost of the demolition be increased in order to affect salvage of materials.
c. 
If such building or structure is repaired or demolished pursuant to this Chapter as attested by the Community Development Department without cost to the City, then any insurance proceeds paid to the City Treasurer and any interest thereon shall be paid to the insured or as the terms of the policy, including any endorsements thereto, provide.
[Ord. No. 3238 §3, 8-5-2013]
d. 
Upon presentation of satisfactory proof that the insured has removed debris and repaired, rebuilt or otherwise made the insured premises safe and secure, the City Community Development Department shall issue a certificate within thirty (30) days after receipt of such satisfactory proof to permit the insurance proceeds and any interest that has accrued on such proceeds received to be released to the insured or as the terms of the policy, including any endorsements thereto, provide without deduction. It shall be the obligation of the insured or other person making claim to the proceeds to provide the insurance company with such certificate.
[Ord. No. 3238 §4, 8-5-2013]
2. 
Effect on insurance polices. This Article shall not make the City a party to any insurance contract and the insurer is not liable to any party for any amount in excess of the proceeds otherwise payable under its insurance policy.

Section 510.040 Inspectors Generally.

[CC 1977 §8-33; Ord. No. 1008 §110.1, 4-4-1973]
The City Administrator shall appoint or designate competent inspectors to investigate works, conditions of safety, sanitation, fire hazards and any and all manner of public or private dangers to the welfare and health of the citizens. The inspector is hereby empowered to order compliance with this Code and other laws and ordinances, serve notice that permits must be obtained, have the right to enter any building or premises at all reasonable hours upon presentation of credentials and identification for the purpose of investigation of alleged violations.

Section 510.050 Stop Work Order.

[CC 1977 §8-34; Ord. No. 1008 §110.2, 4-4-1973]
Whenever any work is being done incorrectly in an unsafe or dangerous manner, the inspector shall order the work stopped by notice in writing served on any person engaged in doing or causing to be done such work and any such person shall forthwith stop such work until authorized to proceed by the inspector.

Section 510.060 Notice To Abate Nuisance.

[CC 1977 §8-35; Ord. No. 1008 §110.3, 4-4-1973]
If the inspector finds that any person is maintaining a nuisance as herein provided, the inspector shall serve notice in writing upon the owner or other person having control or use of the premises notifying same that the property has been declared a nuisance and specifying that the property is to be vacated, if such be the case, reconditioned or removed, listing a reasonable time for commencement of said work. Said notice shall be by either personal service or by certified mail, return receipt requested, but if service cannot be had by either of these modes of service, then service may be made by publication. Notice shall be given to the owner, the occupant, the lessee, the mortgagee, agent and all other persons having an interest in the building or structure as shown by the land records of the Recorder of Deeds of the County wherein the land is located.

Section 510.070 When Hearing Called.

[CC 1977 §8-36; Ord. No. 1008 §110.4, 4-4-1973]
If any person, after having received notice to abate a nuisance under this Article, fails to commence work of reconditioning or demolition within a ten (10) day period or upon failure to proceed continuously with the work without unnecessary delay, the Board of Building and Engineering shall call and have a full and adequate hearing upon the matter giving the affected parties at least ten (10) days' written notice of the hearing. Any party may be represented by counsel and all parties shall have an opportunity to be heard.

Section 510.080 Findings of Hearing.

[CC 1977 §8-37; Ord. No. 1008 §110.5, 4-4-1973]
After the hearing provided for by this Article, if the evidence supports a finding that the building or structure is a nuisance or detrimental to the health, safety or welfare of the residents of the City, the Board of Building and Engineering shall issue an order making specific findings of fact based upon competent and substantial evidence which shows the building or structure to be a nuisance and detrimental to the health, safety and welfare of the residents of the City and ordering the building or structure to be demolished and removed or repaired. If the evidence does not support a finding that the building or structure is a nuisance or detrimental to the health, safety and welfare of the residents of the City, no order shall be issued.

Section 510.090 Abatement By City, Expenses Deemed Lien.

[CC 1977 §8-38; Ord. No. 1008 §111, 4-4-1973]
If no appeal is taken to the County Circuit Court, nor have the aggrieved parties taken steps to comply with the order of the City Administrator, then he/she shall issue an order whereby the building or structure will be demolished or repaired by the City with the cost of performance to be certified to the City Clerk who shall cause a special tax bill therefor against the property to be prepared and collected by the City Collector. At the request of the taxpayer, the tax bill may be paid in installments over a period of not more than ten (10) years. The tax bill from the date of issuance shall be a lien on the property until paid.

Section 510.100 Appeals, Emergency Action.

[CC 1977 §8-39; Ord. No. 1008 §111.2, 4-4-1973]
A. 
Proceedings for review of the decision of the Board of Building and Engineering may be instituted by filing a petition in the County Circuit Court within thirty (30) days after the mailing or delivery of notice of the Board of Building And Engineering's final decision. Said appeal shall be filed in accordance with Chapter 536, RSMo., as amended.
B. 
If, in the determination of the City Administrator or his/her designee, it reasonably appears that there is immediate danger to the health, safety or welfare of any person, the City Administrator or his/her designee may take emergency measures to vacate and repair or demolish the dangerous building or structure.