What is a Detroit "Emergency Order" (Code 8-15-41)?
Category: Asset Protection
Reading Time: 4 Minutes
Most blight tickets move slowly. You get a notice, you get a hearing date in 3 weeks, you have time to plan.
Code 8-15-41 (Emergency Order) is different. This notice implies that your property presents an "Imminent Danger" to the public.
Examples of Imminent Danger:
- A brick wall leaning toward the sidewalk.
- A gaping hole in the roof accessible to children.
- A tree limb hanging over a power line.
- An unsecured door on a vacant property (Open to Trespass).
The 72-Hour Clock
When an Emergency Order is issued, the City of Detroit does not have to wait for a hearing. They are authorized to abate the nuisance immediately if you do not act.
Typically, you have 24 to 72 hours from the time of posting to fix the issue.
The Financial Consequence: "City Contractor Rates"
If you ignore the order, the city will hire a preferred vendor to fix the issue.
- They will board the house.
- They will cut the tree.
- They will demolish the wall.
The Bill: You will be invoiced for the work. This is not a competitive bid. It is often 3x to 5x the market rate for the work.
- Example: A boarding job that costs you $400 might cost the city $1,200.
The Lien: If this invoice is not paid, it is added to your property taxes immediately. It does not go through the DAH judgment process. It is a direct tax assessment.
How to Handle an 8-15-41
- Speed: You cannot wait for the mail. You need digital alerts.
- Document: Fix the issue immediately and take photos.
- Close the Loop: You must email those photos to the specific BSEED inspector listed on the order (or the District Manager) to prove compliance and stop the city contractor from being dispatched.
If you fix it, but don't tell them, they might still send the contractor, and you will still get the bill.