Backup — original pdf
Backup
BUILDING AND STANDARDS COMMISSION Special Called Meeting BSC Retreat June 11, 2026 Objectives Introduction of Executive Staff & Presenters – Robert Moore Learn about the roles and responsibilities of the Case Review & Escalations Division (CRED). – Robert Moore Discuss Commission jurisdiction, procedures, authority, obligations and appeals. – Sonya Herrera Understand the life of a case from cradle to grave. - Dan Armstrong Objectives (Continued) Review Repeat Offender Program (ROP) History, Policy, and Requirements. – Matthew Noriega Understand permitting and how it relates to BSC cases. – Steve Leitch Cover BSC case processing expenses and relation to penalty off set. – Robert Moore Housing & Social Services Programs/Assistance – Scott Mata/Nicholas Gentry Development Services Department Executive Staff DSD Assistant Director Tracey Allen Support Services DSD Director Keith Mars Development Services Department Executive Staff DSD Assistant Director Daniel Word DSD Site & Subdivision Inspections & Code Compliance DSD Assistant Director Elaine Garrett DSD Environmental Tree Inspections & Enforcement & Code Compliance Development Services Department Executive Staff DSD Building Official Todd Wilcox DSD Assistant Director Brenda De La Garza Building Plan Review & Inspections Development Services Department Executive Staff DSD Acting Assistant Director Joydeep Goswami Land Development Review Development Services Department Executive Staff DSD Code Division Manager Mathew Noriega Repeat Offender Program DSD Code Division Manager Daniel Armstrong Code Compliance North Team Development Services Department Executive Staff DSD Chief Plans Examiner Steve Leitch Assistant City Attorney Sonya Herrera Oversees CRED program. Managerial support for team members. Serves as a liaison between DSDCC Executive Team, Law Department, Field staff and CRED staff. Attends Pre-BSC and BSC meetings. Reviews appeals and agendas. Code Division Manager Robert Moore Case Review & Escalations Attends all Pre-BSC and BSC meetings Oversees and monitors all cases with BSC Orders. Serves as a SPOC for City Law (non-compliant BSC cases submitted to City Law for further enforcement action. Ensures BSC Failure to Comply letters are sent to owner(s)/interested parties, for non-compliance of Supervisor Marlayna Wright the BSC Order. SPOC for demolition program. Assists in training CRED programs to field staff for the Code Compliance Academy and support sessions. Case Review & Escalaions (CRED) Coordinator/ liaison between DSDCC and BSC. Quality control & review of submitted cases. Prepares case exhibits and relevant material. Pre BSC communication with DSDCC staff. Facilitates cases and presents recommended orders. Communicates with owners & third parties. Processes penalty offsets. Prepares legal documents, notices and agendas. Code Review Analyst James Candelas Code Review Analyst Melanie Alley Case Review & Escalaions (CRED) Drafts notices/orders/order releases Ensures commissioner quorum and attendance. Holds case prioritization meetings for BSC selection. Records orders/releases with Travis County Deed Records and City Clerk Maintains the database and spreadsheet regarding orders. Collaborates with finance on liens and penalties owed. Code Review Analyst James Eberwine Case Review & Escalaions (CRED) Attends all Pre-BSC and BSC meetings. After a BSC hearing (and an Order is issued) communication with owner(s) about next steps. Monitors new BSC cases for compliance of order. Monthly communication with owner(s)/interested parties, complainants and neighbors about compliance with the BSC Order. Communicates with management about status and potential demolition or City Law escalation. Code Investigator Farah Presley Code Inspector C Donna Dunn Posts properties with BSC notices (NOH, NOO, BSC FTC). Performs Abatement and Borad & Secures. Case Review & Escalaions (CRED) The picture can't be displayed. Buildings, Standards, and the Law S o ny a H e r re ra A u s t i n C i t y A t t o r n e y ’s O f f i c e B u i l d i n g a n d S t a n d a r d s C o m m i s s i o n R e t re a t J u n e 1 1 , 2 0 2 6 Topics of Discussion 1. Authority to Establish a Building and Standards Commission 5. Post-Hearing Procedures and Judicial Review 2. Powers and Duties 3. Housekeeping Matters 4. Hearing Procedures 6. Appeals 7. Matters of Interest 8. Questions Authority to Establish a Commission State Law • Texas Local Government Code Chapter 54 o Subchapter C. Quasi-Judicial Enforcement of Health and Safety Ordinances o § 54.033(a) authorizes cities to appoint a building and standards commission. • Texas Local Government Code Chapter 214 o Subchapter A. Dangerous Structures State Law Local Gov’t Code § 214.001(a) A municipality may, by ordinance, require the vacation, relocation of occupants, securing, repair, removal, or demolition of a building that is: (1) dilapidated, substandard, or unfit for human habitation and a hazard to the public health, safety, and welfare; (2) regardless of its structural condition, unoccupied by its owners, lessees, or other invitees and is unsecured from unauthorized entry to the extent that it could be entered or used by vagrants or other uninvited persons as a place of harborage or could be entered or used by children; or (3) boarded up, fenced, or otherwise secured in any manner if: A. the building constitutes a danger to the public even though secured from entry; or B. the means used to secure the building are inadequate to prevent unauthorized entry or use of the building in the manner described by Subdivision (2) Austin City Code • Chapter 2-1. City Boards o § 2-1-122. Building and Standards Commission • Chapter 25-12, Article 9. Property Maintenance Code o Chapter 9. Quasi-Judicial Enforcement o Section 901. Building and Standards Commission Austin City Code 901.1 The Building and Standards Commission is established to hear cases concerning alleged violations of City Code related to the condition of, and minimum standards for, the maintenance of existing residential and nonresidential structures, premises, property, and establishments; and to hear appeals when required by City Code and this code. The Commission has the powers and duties under this code, Section 2-1-122 (Building and Standards Commission) and applicable state law. Powers and Duties of the Commission General: City Code § 2-1-122(F) BSC shall have the powers and duties granted by, and shall comply with the procedures of – Texas Local Government Code Chapter 54, Subchapter C, Texas Local Government Code Chapter 214, Subchapter A, City Code Chapter 4-14 (Registration of Rental Property), and City Code Chapter 25-12, Article 9 (International Property Maintenance Code) Duties: Property Maintenance Code 901.2 • Hear and decide cases concerning alleged violations of this code; • Hear and decide appeals; • Hear evidence; and • Issue orders regarding the cases, as appropriate. o Include a timeframe for compliance Powers: LGC § 54.036 and PMC 901.3 1. Declare a structure substandard or dangerous (hazardous) 2. Order, within a fixed period, action necessary to: • • • • • secure a structure; repair a structure; vacate a structure; relocate tenants; remove persons or property; and • demolish or remove any substandard building, condition, or structure on private property. Powers: LGC § 54.036 and PMC 901.3 3. Determine the amount and duration of the civil penalty the municipality may recover. • Establish two things 1) Property owner/representative received notice of the City Code requirement and the need to comply, and 2) After receiving notice, owner/representative failed to comply with the requirements or committed an act in violation of City Code. • State limits on civil penalties o Non-homesteaded property: $1,000 per day per violation o Homesteaded property: $10 per day per violation Powers: LGC § 54.036 and PMC 901.3 4. Determine the amount and duration of the civil penalty the municipality may recover. 5. Consider and recommend amendments to the City’s housing and building regulations and ordinances. Housekeeping Matters Housekeeping Matters Must comply with State law requirements. LGC Chapters 54 and 214 Government Code Chapter 551 (Texas Open Meetings Act) Must comply with requirements in City Code Chapter 2-1 (City Boards). Eligibility Requirements Commissioner Terms and Limits Training Requirements Attendance Requirements Conflicts of Interest and Recusal Meeting Decorum Housekeeping Matters All meetings are open to the public. Meetings are held at the call of the Chair. 6 commissioners must be present to conduct a meeting and take affirmative action. Fire Marshal and Health Authority are ex officio members and do not vote. Commission keeps minutes, which are public records. All meetings are recorded. Meetings must end at 10:00 PM, unless 6 members (minimum) agree to continue past 10:00. Hearing Procedures A Notice of Hearing is required for all Commission hearings. WHO HOW WHEN REQUIRED INFORMATION Record owners, registered agents, lien holders, mortgagees, and unknown owners • Delivery (personal, certified mail, USPS with signature confirmation) • Posting on the property • Publishing in the newspaper At least 10 days before the hearing • Date • Time • Place of hearing • Statement informing owner or representative that they must submit proof of (1) scope of any work required to comply with City Code, & (2) time it will take to perform the work. Pre-Hearing Notice GENERAL OUTLINE OF HEARING PROCEDURE 1. Chair swears in all parties & witnesses. 2. Each party presents testimony (5 min/side) & may cross examine the other party (5 min/side). 3. Testimony by interested parties. 4. Property owner (or appellant) has 3 minutes to summarize their case. 5. Commission may allow City to give a rebuttal. 6. Commissioners may ask questions of the witnesses. 7. Close the public hearing at the conclusion of all testimony and questioning. 8. Chair calls for a motion to begin discussion. 9. At the conclusion of all discussion, Commission votes on the motion & issues an order. Hearing Procedure For Your Awareness • Chair may extend time limits for testimony to provide each party a fair opportunity to present their case. • If rules are silent on time limits to speak, allow for 2 minutes. • Admit exhibits before closing the public hearing. • Commission may consult the parties about any objections to the final form of the order to be voted upon. • Prior to voting, Chair should restate the motion being voted upon. o “Motion as amended” Time to Repair 1-29 days 30 days 31-90 days 91+ days Standard Property Owner’s Burden (must prove) Order Requirements (must include) BSC finds it is reasonable to give less than 30 days. RARE Default Based on proof provided by owner or representative Based on proof provided by owner or representative Work cannot be reasonably performed within 30 days • Scope & complexity of work cannot reasonably be completed within 90 days • Evidence of repair plan, time schedule for the work, formal breakdown of costs, & proof of funding source Timeframe for compliance Timeframe for compliance • Specific time schedules for start • Regular reporting to City to show & performance of work • Property must be reasonably secured from unauthorized entry compliance with the established time schedule & plan • Reports are not required to be made in person. Evidence Required for Repair, Removal, & Demolition Orders More About Evidence Evidence related to cases on the agenda should be submitted to the BSC Coordinator prior to a meeting. Evidence and arguments presented directly to the Commission must be presented during a meeting. No ex parte communications. Texas Rules of Evidence used in nonjury civil trials apply. Exception – evidence inadmissible under those rules may be admitted if the evidence is: 1) Necessary to ascertain facts no reasonably susceptible of proof under those rules, 2) Not precluded by law, and 3) Of a type a reasonably prudent person commonly relies upon Conflicts of Interest City Code § 2-1-24 At each meeting, you must sign the attendance sheet and indicate: You have no conflict of interest; or The agenda item number for which you have a conflict of interest. If attending virtually, may submit a signed and scanned attendance sheet to the BSC liaison and Chair upon or before virtually joining the meeting. Consequences of non-compliance: You will be counted as absent from the meeting (unexcused absence) Any votes you cast will not be counted You may be subject to an ethics complaint Recusal vs. Abstention RECUSAL ABSTENTION • Must recuse yourself when you have a “substantial interest” that would be affected by a vote of the Commission. • Substantial interest in real property • Substantial interest in a business entity • What does recusal mean for you? Public disclosure, Record disclosure, and Must not participate in the discussion or vote • Looks at your relationship or emotional tie to the property or a party involved in a case. • Do you have personal information about the case, the property, or the parties you received outside the hearing? • Is your ability to cast a well-informed vote affected? • What does abstention mean for you? Sign Conflict of Interest/Attendance Sheet and indicate agenda item, May or may not choose to participate in discussions, Public disclosure, and Do not vote Continuing a Case BSC can defer action on a case if additional evidence is needed or alternative solutions need further study. Must state the date the hearing will resume Must state the issues the BSC will consider If the BSC defers action to seek additional evidence, the Chair should state the evidence will only be reopened to consider the new evidence and issues identified by the BSC. Returning Cases 1. “Continued Case(s) Pending Commission Action” BSC has the same authority to issue orders to vacate, relocate occupants, repair, demolish, or secure the premises, as well as modify a civil penalty. 2. Cases brought back by the Coordinator Code Official recommends changes to the BSC’s prior order. 3. Cases brought back at the request of the Commission Property owner or representative asks the BSC to bring back the case during public communications. Continued cases Agreed Orders Prior to a hearing, a property owner or representative may agree to staff’s recommended order. If the owner signs the order, the BSC Coordinator will present the case and request the BSC admit exhibits and take staff testimony. BSC Coordinator will indicate there is an agreed order. If there is an appeal by a lienholder or unknown owner, City will rely upon the exhibits and testimony provided at the hearing. Post-Hearing Procedures and Judicial Review Post-Hearing Procedures Within 10 days after the hearing, the BSC’s order will be: Mailed to the owner or representatives of the property. Filed in the county deed records and City Clerk’s office Published in the Austin American Stateman (abbreviated copy of the order with instructions to obtain a full copy) If the order is not appealed within 30 days from the date the order is mailed, the order is final and binding. Staff will monitor the case for compliance. • Failure to comply with a BSC order is a misdemeanor punishable at municipal court. City code officials may be required to offset civil penalties for historic properties and residential structures with less than 3 dwelling units once compliance is met. Judicial Review of a BSC Order The property owner/representative may appeal a BSC order to district court. Appeal deadline is 30 days from the date the order is mailed. Judge can reverse, modify, or affirm based on the same evidence and testimony provided to the BSC. Appeals to the Commission Notice of Violation Appeals • Structure Maintenance and Property Abatement violations • Filed by property owner/representative or person affected by a Notice of Violation • Issues to be decided: 1) Did a violation exist on the date and time it was allegedly observed? 2) Does appellant have standing? o Appellant has the burden to establish standing with clear and convincing evidence. o If the BSC finds that the appellant lacks standing to challenge the Notice of Violation, the BSC dismisses the appeal • An appeal requesting additional time to comply with a Notice of Violation due to financial inability or other extenuating circumstance is not a proper basis for an appeal. Emergency Board and Secure Appeals • City takes action to board and secure a structure. • Owner or representative appeals this action. • Deadline to appeal is 30 days from the date the structure is secure • Hearing is on any matter related to the City’s action to secure the structure. ROP Appeals APPEAL OF A SUSPENSION OR REVOCATION OF A RENTAL REGISTRATION (§ 4-14-52) WHAT WHO HOW WHEN Rental registration is required for multi-family rental property or single- family rental property occupied by a non-owner if certain conditions are met. (§ 4-14-3) A person affected by a suspension or revocation File a written appeal with the code official • Not later than 10 days after the date the notice of suspension or revocation is mailed • Not later than 10 days after the registrant is notified of the revocation REQUIRED INFORMATION • Brief statement of facts that support the appeal, & • Reason why the suspension or revocation should be reversed Matters of Interest Problems Locating or Contacting Owners Vacation and Relocation Orders Legal authority to order occupants to vacate a substandard or dangerous structure Legal Concerns Owner occupied Tenants Persons unlawfully present Practical challenges Properties Affected by Probate Questions 54 Our Process: Educate, Collaborate, and Enforce 54 Case Progression for BSC (Specifically) Field Receives complaint and performs inspection Sends Notice of Violation to owner(s) Field Inspector performs a Follow up inspection verifying compliance (Other avenues of enforcement could be attempted before going to BSC) If structural conditions persist (no compliance from owner) Field Inspector prepares case for BSC (photos before/photos after/posting photos/case history/tcad/maps/NOV/Historical Email. Case is reviewed in a pre-meeting with BSC Coordinator and Field Inspector and again at a mock Pre-BSC setting Field Inspector presents case at the Building and Standards Commission; if order is given… Case Review & Escalations Division Once a case receives a BSC Order (except ROP) the case is monitored monthly for compliance of BSC Order The CRED Inspector stays in communication with owner providing communication for compliance of order; monitoring property for further concerns/city code violations Failure to comply with BSC Order letter mailed and posted Submission to City Law for further enforcement action due to non-compliance of the BSC Order City Law Options: District Court (Demo/Repair), abstract judgements, injunction, criminal charges, etc. 55 BSC Retreat Introduction to the Repeat Offender Properties PRESENTED BY MATTHEW I NORIEGA June 11, 2026 56 OBJECTIVES: Program History, Policy, & Overview Discuss Types of Violations Review Ordinance Requirements Registration: Process & AMANDA OL Folder Registration Requirements Periodic Inspections Suspension and Revocation Process 57 ? P O R y h W 58 Repeat Offender Program numerous health and safety complaints (within 24 consecutive months) are required to register with the City of Austin Repeat Offender Program. w All single-family and multi-family Rental Properties that have received e i v r e v O 59 Violations What types of conditions are considered a violation? Infestation Rental properties with multiple code violations are required to register with the repeat offender program. 60 Ordinance Requirements A rental registration is required for multi-family and single-family rental properties (not occupied by the owner) if they have received the following within 24 consecutive months at the same property: or more separate notices of violation are issued for the same property within a consecutive 24-month period and the owner of the property fails to correct the violations within the time frame required by the code official. 2 5 2 or more citations are issued for the same property or more separate notices of violation issued on separate days for the same property within a 24-month period regardless of whether the violation was corrected or not. within 24 consecutive months. 61 Registration Registration Process: IDENTIFY REVIEW REGISTER NOTIFY Code staff identifies and refers property to the ROP committee as a candidate for the Repeat Offender Program. The ROP committee reviews the property and determines whether the property meets the ordinance requirements. If eligible, the property is submitted to the Code Licensing and Registration Team. The property owner is required to register within 14 days or appeal to the Director of the Code Department. The public is notified of registered properties via online reporting tools and distribution methods such as: the Austin Code website, media, quarter reports and social media. INSPECT The ROP team conducts periodic inspections of all registered properties. 62 Registration Requirements The property owner has 14 days to from the date of registration notice receipt to return completed rental registration application documents and pay the registration fee to ACD Finance. A property owner who is required to register may appeal the ROP registration requirement to the Code Official. The appeal must be submitted in writing within ten (10) days from the date the notice of registration is mailed. The property remains registered for a minimum of two (2) consecutive years and shall remain registered until the conditions of ROP 2-5-2 have not occurred for two (2) consecutive years. § 4-14-4 63 Registration Requirements If rental property completes a registration period and then becomes subject to this chapter again, the registration period will be for a minimum of five years and must remain registered. The registrant shall pay an annual fee to maintain the rental registration. Display the registration in a public area of an on-site management office or other similar public area of the property is required. § 4-14-31 64 Inspections Inspection by Code Officials: A. The code official may conduct: 1) Inspections based on indication of Code Violations, including complaints received by the City. 2) Periodic inspections. 3) Follow-up inspections. B. The following areas of a multi-family property will be subject to inspection: 1) All building exteriors. 2) All exterior and interior common areas. 3) Vacant dwelling units. 4) Occupied dwelling units upon the consent of the tenant or when subject to valid administrative search warrant. § 4-14-40 65 Inspections C. The following areas of a single-family property will be subject to inspection: 1) All building exteriors. 2) Vacant dwelling units with the owner’s consent and 3) Occupied dwelling units upon the receipt of complaint by the tenant or when subject to valid administrative search warrant. Refusal of Inspection: E. A landlord or tenant of a rental property may refuse to consent to an inspection conducted by the code official. If consent is refused, the code official may seek an administrative search warrant authorized by Article 18 of the Texas Code of Criminal Procedure. § 4-14-40 66 Inspections A. May occur once a year. B. Code official will select the occupied dwelling units. C. Provide tenants with a written notice at least 2 days prior to inspection to include: 1) The dwelling units that may be inspected. 2) That an inspector intends to enter those identified units 3) That the tenant has a right to see the code compliance inspector’s identification before the inspector enters the dwelling unit 4) Contact information for the Code Compliance Department D. Upon request of the code official, a registrant must provide proof that written notice was provided. § 4-14-40 67 Inspections Periodic Inspections During the periodic inspection, the inspector will document all violations. Each interior and exterior inspection performed will have its own case created. A Notice of violation will be sent to all violations from the periodic inspection and a 30-day compliance timeframe will be issued. Inspector will follow-up within 5 days of the expiration of the notice to determine if violations remain. Extensions may only be granted after reviewing the case per ACD 103. § 4-14-41 68 Suspension and Revoction The ordinance provides enforcement procedures to ensure the property is in compliance with the required maintenance. Citations, BSC and suspension/revocation process. The suspension/revocation was initiated in June of 2020 to incentivize ROP properties toward code compliance. A suspension or revocation prohibits the registrant from renting vacant units to new tenants. A suspension or revocation prohibits the registrant from renting vacant units to new tenants. The suspension/revocation has been a very effective enforcement tool for gaining compliance at ROP properties. 69 Suspension and Revocation Suspension - § 4-14-50 The code official may suspend rental registration for a rental property if the code official determines: (1) the property is declared substandard or dangerous by the Building and Standards Commission, the code official, or a court of competent jurisdiction; (2) the registrant fails to timely comply with a notice of violation; (3) the registrant fails to comply with a requirement of this Chapter; (4) the registrant fails to comply with other City permitting requirements; or (5) the registrant fails to pay its annual registration fee. Revocation - § 4-14-51 The code official may immediately revoke a registration that has been suspended pursuant to Section 4-14-50 (Suspension) if the code official determines that the registrant is: (1) a condition that is dangerous or impairs habitability exists at the rental property during the suspension period; and (2) the registrant fails to take remedial action to correct the condition. Even if the registration has not been suspended, the code official may immediately revoke a registration issued under this chapter if an order to vacate the rental property is issued by the Building and Standards Commission or a court of competent jurisdiction. 70 Procedures An “Intent to Suspend Letter,” is sent to property owner providing 30 days to comply with the violations cited on the letter. The Suspension letter is sent notifying the owner that the property is suspended, and that the owner has 10 days to appeal. 76 Properties are currently participating in ROP. 2 Properties currently suspended. 71 YOUR ROLE CODE OFFICIAL RECEIVES S&R APPEAL must be done within 10 days of notification APPEAL PRESENTED TO BSC BSC MAY GRANT OR DENY THE APPEAL 72 What happens if BSC upholds suspension and revocation? A suspension or revocation prohibits the registrant from renting vacant units to new tenants. Vacant units are verified thru Austin Energy utilities, units reflecting management company or owner’s name indicates unit is vacant. Inspectors will inspect units to assure they are vacant, a follow-up in approximately 30 days will be conducted to assure it remains vacant. An updated request will be made to Austin Energy to verify if units remain in management or owner’s name. Municipal Court charges will be filed if units are confirmed to be occupied. 73 Summary: Given you an overview of the ROP Program History Viewed various types of Violations and Ordinance Requirements Covered Registrations: Registration Requirements Reviewed Inspections & shared some of the more common violations Suspension and Revocation Process 74 Steve Leitch, Chief Plans Examiner The building official is hereby authorized and directed to enforce the provisions of this code. The building official shall have the authority to render interpretations of this code and to adopt policies and procedures in order to clarify the application of its provisions. Such interpretations, policies and procedures shall be in compliance with the intent and purpose of this code. Such policies and procedures shall not have the effect of waiving requirements specifically provided for in this code. The code official is hereby authorized and directed to enforce the provisions of this code. The code official shall have the authority to render interpretations of this code and to adopt policies and procedures in order to clarify the application of its provisions. Such interpretations, policies and procedures shall be in compliance with the intent and purpose of this code. Such policies and procedures shall not have the effect of waiving requirements specifically provided for in this code. IPMC 2021 Section 105.1 IBC 2021 Section 104.1 75 Building Permit Application Residential and Commercial Building Permit Web Form allows you to: Submit building permit applications, revisions, and updates. Upload large project files Tips and guidance along the way Residential Intake Request Form (jotform.com) /Commercial Building Permit Web Form (jotform.com) Austin Build + Connect (AB+C) is the City's online portal that allows registered users to apply for permits, schedule inspections, pay fees, upload project attachments, and more. Trade contractors, general contractors, and homeowners acting as contractors must be registered. If a customer wishes to meet with staff to discuss preliminary designs or construction issues, they can request a preliminary plan review meeting prior to applying. Preliminary Plan Review Request Form (austintexas.gov) 76 Plan Review Review staff will review plans in the order they are received and based on the mandated review times. Once a review is complete, you will receive an approval notification or a Master Comment Report via email, which must be addressed by the owner or owner’s agent before permit application approval. Beginning in July, review times for most types of projects will be shortened. Expired Permits- All expired permits (building permits and trade permits (BP, MP, EP, PP) must be resolved. Applicant can schedule a complementary 20-30 min pre-resubmittal meeting with the reviewer to get clarification on rejection comments and feedback on how the applicant can address any issues. Residential Paid Consultations- Applicant can schedule a Residential Plan Review appointment with the Reviewer to have a more in-depth look prior to a resubmittal. This is useful for projects that are more complex. Commercial Building Plan Review Appointments Residential Building Plan Review Appointments 77 Permits Once the final reviewer approves your application, the plans go back to our coordinating reviewer, who finalizes the process. This step can take one to two days after all reviews have been completed. Once the required permits have been created, customer will receive an email indicating that the permit(s) are pending activation. Activating a Permit | AustinTexas.gov ABC Portal – Registered users can find details about their permits, submit some types of applications and get immediate assistance with our live chat. Interactive Development Review Permitting and Inspection | AustinTexas.gov - The Official Website of the City of Austin Stand-alone Building or Trade Permit(s) may be issued for the construction of commercial, multi-family, and single-family residential properties if the complete scope of work for the project qualifies. Stand alone permits do not require review and are processed through the service center. Apply for a Standalone Building Permit (jotform.com) 78 Inspections Development Services conducts required inspections during the development process, including building, environmental, site development, subdivision, sound enforcement, and utility cuts. The permit holder and owner-general contractor are responsible for ensuring the proper sequence of inspections. After you activate your permits, you will coordinate each stage of construction with the appropriate inspections. Inspections are the final steps in the development and permitting process and ensure that everything is being built as approved and following public health and safety regulations. Inspections can be scheduled online via the AB+C Portal or phone. Depending on the scope of work, a final inspection may lead to issuing a Certificate of Occupancy which ensures a structure is safe for occupancy. 79 Resources Development Services Department | AustinTexas.gov Complementary consultations are available from Monday to Thursday 8am to 4pm and offered in virtual and in person format. https://www.austintexas.gov/pdc-appointments# The City of Austin Permitting and Development Center (PDC) offers appointments to help answer some of your development and permitting questions. Austin Build + Connect (AB+C) Apply for a Standalone Building Permit (jotform.com) Land Development Code (Title 25) Chapters 25-1 thru 25-11 contain development regulations within the City's planning and zoning jurisdiction. Chapter 25-12 contains the Building Technical Codes. Building Technical Codes Building Technical Codes | AustinTexas.gov 80 BSC Case Processing Expense Estimate • Utilize a conservative approach and assume that the typical cost of preparing a case falls within a consistent and predictable range. Common tasks were assigned time increments and average salary amounts for specific positions, which were used in the calculations. Labor costs only include staff from Development Services Department Code Compliance (does not include City Legal, Fire, or other partner agencies.) Cost of supplies and equipment were limited to postage (certified and standard) and newspaper posting fees. (Excludes gasoline/iPads/Fuel/Stationary and other consumable items). Low Complexity Cost Per Case $6,000+ Medium Complexity Cost Per Case $8,400+ High Complexity Cost Per Case $13,600+ BSC Case Processing Expense Estimate Cont. Factors Contributing to Complexity Number of Legally Interested Parties • Notice of Violation/Notice of Hearing Postage • County Deed Fillings • Board and Secure Frequency • • Property Abatement Frequency • Title Search • Timeframe of Non-Compliance • Citizen Assistance Form (CAF) • Council / Media Inquiries • The funds from BSC penalties are deposited into the Development Services Department Code Compliance Fund. They are primarily used to reimburse the departments cost of operation in general. The net effect is to help reduce the revenue requirements we charge to end users to cover the cost of Department services. THE SOCIAL WORKER & DEVELOPMENT SERVICES 83 OBJECTIVES: 1. Understand the history of the Social Worker program within DSD. 2. What is a Social Worker? 3. Circumstances that might indicate a resident may benefit from a Social Worker • Hoarding • Age-related needs • Disability-related needs • Economic needs • Mental Health Needs 4. General Guidance 5. Referring Cases 84 History Circle C - Pinkney Lane Fire 85 86 Timeline 1. Code compliance was called to an abatement of an overgrown lawn. 2. During the mowing, the owner fired his weapon at the code compliance employees – none were injured. 3. APD SWAT responded. 4. The owner began firing at the officers. 5. A remote-controlled robot was deployed into the house and discovered a fire. 6. The owner exited the garage with weapons in hand. 7. SWAT shot and killed the owner. 8. The house was incinerated. 87 What is a Social Worker? DSD Social Worker helps residents address code violations. • Provides Support, Resources, & Counseling. • Assist staff with training. • Handle threat assessments. 88 What is a Social Worker? A Social Worker at DSD helps residents address code violations by providing support, resources, & counseling. They also assist staff with training and handle threat assessments. National Association of Social Workers Code of Ethics 89 Duties: - Assess needs & strengths of property owners & tenants & connect them to resources. - Provide information & referrals to community members who are in violation of city codes. - Coordinate resources for community members. - Transportation - Social services - NGOs, NPOs, local & state agencies - Educational referrals - Short term case management & crisis counseling. - Mandated reporting, - Crisis intervention agent. - Offer training and resources to DSD staff on trauma informed care, secondary/vicarious trauma, & mental health first aid. - Provide policy recommendations to the department. DSD Director Code Compliance CEOs Public Info and Marketing Social Worker ( Scott Mata ) 90 What does the Social worker NOT do? - Provide individualized therapy - Provide long term case management - Write or authorize waivers or extensions - Represent a client in court - Record or find evidence of code violations - Report new code violations 91 Life of a Case 92 LIFE OF A CASE 93 WHAT to look for What you might encounter in your service • Hoarding • Aging • Disability • Economic Needs • Mental Health 94 Hoarding Intervention 1. Excessive accumulation of items obstructing pathways, windows, or doors. 2. Presence of fire hazards. (e.g. blocked exits, flammable materials near heat sources) 3. Evidence of pest infestations. (e.g. rodents, insects) 4. Strong odors indicating decomposition or waste buildup. 5. Visible structural damage or collapse risk caused by weight or neglect. 6. Reports or observations of social isolation tied to clutter. 7. Difficulty accessing essential facilities. (e.g. kitchen, bathroom, bed) 95 Indicators of Age- Related Needs 1. Poor home maintenance suggesting limited physical ability. (e.g. overgrown yard, peeling paint, broken fixtures) 2. Assistive devices not properly accommodated in the home layout. 3. Lack of proper lighting or handrails increasing fall risk. 4. Signs of neglect in personal care or hygiene items. (e.g. unwashed laundry, expired medications) 5. Frequent visits from caregivers, home health aides, or concerns expressed by neighbors. 96 Signs of Disability-Related Needs 1. Evidence of mobility challenges. (e.g. ramps in disrepair, inaccessible entrances) 2. Modified appliances or furniture indicating disability accommodation needs. 3. Overfilled or inaccessible trash bins suggesting difficulty with routine upkeep. 4. Presence of adaptive equipment that is outdated or broken. 5. Limited visibility or absence of emergency devices. (e.g. smoke alarms, medical alert systems) 97 Indicators of Economic Needs 1. Utilities turned off or signs of disconnected services. (e.g. no water, electricity, or gas) 2. Broken windows, leaking roofs, or other structural damage not addressed. 3. Absence of basic furniture or appliances. (e.g. refrigerator, stove) 4. Evidence of makeshift heating or cooking methods. (e.g. open flames, portable stoves) 5. Presence of eviction notices or unpaid bills in plain view. 98 Signs of Mental Health Needs 1. Verbal cues of distress. (e.g. anxious, confused, or agitated communication) 2. Evidence of self-harm or unsafe behaviors. (e.g. hazardous clutter, neglected sharp objects) 3. Extreme withdrawal or social isolation observed or reported. 4. Signs of paranoia or suspicion towards visitors. 5. Presence of notes, warnings, or excessive signage with distressed language. 99 General Guidance for Inspectors Prioritize Safety: Avoid direct confrontation or making assumptions about personal situations. Document Findings: Take detailed notes or photos (where permissible) to ensure an accurate record. Respect Privacy: Focus observations on health, safety, and habitability concerns. 100 Referring a Case 101 Referring a Case Inspector and or staff submits case/property with Supervisor for referral to SW Supervisor approves SW Intervention Code Inspector formulates email to SW Scott.Mata@AustinTexas.gov Include: • Client Name • Address • Contact Information • Code Violations • Reason for Referral • CC: Code Inspector’s Supervisor or DM Social Worker Attempts Contact with property owner/resident 102 summary: 1. The Social Worker program was created in response to the healthy and safety concerns events for inspectors and code officers when in the field. 2. A Social Worker’s job is to: assist residents address code violations by providing support, resources, and counseling. They also assist staff with training and handle threat assessments. 3. Code Compliance personnel should be cognizant of customer needs related to hoarding, aging, disabilities, economics, and mental health. 4. Safety, accurate documentation, and privacy are of utmost importance to city employees, property owners, and residents. 5. Referral to the DSD Social Worker is accomplished by coordinating with a code official’s supervisor and by submitting an online referral form. 103 KNOWLEDGE CHECK (Take 5 minutes.) Go To Workday https://wd5.myworkday.com/austintexas/d/home.htmld Click Menu (upper left) Personal, Learning, and look for Illegal Dumping in your continued learning section. 104 KNOWLEDGE CHECK What is the primary purpose of the Development Services (DSD) Social Worker (SW) position? A. To enforce code violations B. To support Code Compliance staff and assist residents with issues leading to code violations C. To act as legal advisors for the community D. To assess building permits 105 KNOWLEDGE CHECK Under what condition can the SW disclose pertinent information with code inspectors? A. If the information is requested by the media B. During weekly staff meetings C. When the client’s employer requests it D. With valid consent from the client 106 KNOWLEDGE CHECK Which of the following services does the Social Worker NOT provide? A. Short-term crisis counseling B. Legal representation in court C. Advocacy and information referral D. Trauma-informed training 107 KNOWLEDGE CHECK What is the first step for DSD staff to request social work intervention? A. Fill out a Social Worker Referral form B. Notify the Division Manager directly C. Consult with the Supervisor and Division Manager D. Contact the client directly 108 KNOWLEDGE CHECK What action does the SW take if a client declines services or cannot be contacted after three attempts? A. Keeps the case open indefinitely B. Closes the case and informs the inspector C. Seeks approval for a home visit D. Refers the client to legal authorities 109 PASS! 110 REFERENCES • Social Worker Statement of Purpose • Social Worker SOP • Full KXAN News Story • National Association of Social Workers Code of Ethics: English 111 Thank you Email: DSDTrainingProgram@austintexas.gov 112