§ 160.90  INTENT TO REPAIR ORDER.
   (A)   As directed herein, the owner must agree to an "Intent to Repair Order" prepared by the inspector within five days of the minimum housing hearing conducted in this chapter.
   (B)   If the owner fails to do so, proceed with the procedure in § 160.92. The following information shall be in the order:
      (1)   Name, phone number, e-mail address (if available), and mailing address of the property owner;
      (2)   If owner lives more than 50 miles from property, a property manager 18 years of age or older must be listed with the same contact information required for the owner;
      (3)   Plans outlining how often the owner or property manager will physically visit the property to ensure it remains in compliance with the town's code of ordinances (i.e. high grass, trash, debris, windows and doors secured and unbroken, etc.) which shall be at a minimum of every 15 days.
      (4)   Copy of most recently executed deed.
      (5)   Statement regarding the future plans for the property (i.e. make repairs by certain date, to be used as a rental or owner occupied property, why property is in the current condition).
   (C)   Supplement. The owner shall have a continuing duty to promptly supplement the information in the "Intent to Repair" order in the event any of the information changes.
   (D)   Notice of change. The owner shall give a 15-day written notice to the inspector by certified mail or hand-delivered to the Land Management Director at Town Hall 600 S. Salisbury St Spencer, NC 28159 if they intend to discharge, sale, donate, or otherwise change the owner of the property as filed with the Rowan County Register of Deeds.
   (E)   Responsibility. Having submitted and agreed to an "Intent to Repair" order does not excuse the property owner from maintaining compliance with any other applicable ordinance, codes, regulations, or statutes regarding the same property.
   (F)   Maintenance standards for residential structures (not deemed neglected and abandoned structures).
      (1)   The owner of record, responsible person, tenant or parties of interest must meet with the inspector once every 15 days on site for an inspection of progress completed during the previous performance period. A record of these inspections shall be maintained and become part of the investigation record.
      (2)   If compliance is continuing, an additional 15-day performance period may be granted by the inspector. The property owner or designee and inspector shall meet no less than 15 days apart until compliance is achieved, however a total performance period shall not be greater than 90 days from the date the Intent to Repair Order.
      (3)   The property owner is required to keep the exterior of the dwelling and its surrounding property in compliance with all town codes and maintained so as not to cause a negative impact on neighboring properties.
      (4)   The property owner shall make every attempt to keep the dwelling in a condition that does not appear to be vacant and therefore an attractant to vagrants or criminal activity.
      (5)   The property owner shall keep all vegetation and overgrowth on the property trimmed appropriately to deter criminal activity. This includes, but is not limited to, keeping shrubbery trimmed so it does not create a screen or blind spot for vagrants and other unwanted persons to hide behind.
      (6)   All windows, doors and other openings shall be secure and unbroken as to not allow unwanted persons to enter the dwelling. If unsecured, the land management department will secure and the cost will be the responsibility of the property owner.
   (G)   Maintenance standards for residential structures (deemed to be neglected and abandoned structures).
      (1)   The owner of record, responsible person, tenant or parties of interest shall inspect the property once every 15 days. A record of these inspections, photos, and work completed should be maintained and provided to the inspector not more than 15 days apart to justify the continuance of a 15-day performance periods. Failure to provide this required update by the set deadlines, shall constitute a violation, and will require the owner to meet on-site with the inspector, instead of submitting a report. A second violation of not providing this required information will result in no further performance periods granted and an abatement process shall begin as deemed appropriate by the land management director.
      (2)   The property owner is required to keep the exterior of the dwelling and its surrounding property in compliance with all town codes and maintained so as not to cause a negative impact on neighboring properties.
      (3)   The property owner shall make every attempt to keep the dwelling in a condition that does not appear to be vacant and therefore an attractant to vagrants or criminal activity.
      (4)   The property owner shall keep all vegetation and overgrowth on the property trimmed appropriately to deter criminal activity. This includes, but is not limited to, keeping shrubbery trimmed so it does not create a screen or blind spot for vagrants and other unwanted persons to hide behind.
      (5)   All windows, doors and other openings shall be secure and unbroken as to not allow unwanted persons to enter the dwelling. If unsecured, the land management department will secure and the cost will be the responsibility of the property owner.
   (H)   Exemptions. The land management director may exempt a property for a specific period of time that has suffered extensive fire damage or catastrophic damage. An "Intent to Repair Order" must be completed and returned within 30 days of the date mailed outlining any plans for repair. Any exemption granted shall be for a specific period of time, not to exceed 90 days.
   (I)   This section also applies to buildings in which the new construction, renovation or rehabilitation that has not been completed after one year from the issuance of a zoning and/or building permit authorizing such work. All necessary permits must be obtained from the town and county as required and shall be proceeding diligently toward completion.
(Ord. 16-12, passed 11-15-16)