The 11% Default Rule: Why You Should Always Fight
Category: Legal Strategy
Reading Time: 4 Minutes
There is a pervasive myth in the Detroit investment community: "You can't beat City Hall." Many investors pay blight tickets immediately—or worse, ignore them—because they assume the system is rigged against them.
Our analysis of over 5,000 DAH cases tells a different story.
The Data Hook
Our data shows that nearly 60% of contested tickets result in a "Win" or Dismissal. Conversely, 11% of all tickets issued end in a Default Judgment simply because the owner never showed up.
The system isn't rigged; it is bureaucratic. It rewards those who participate and penalizes those who abstain.
Why Do People Win?
When you attend a hearing (virtually or in person), the burden of proof is on the city. Here are the three most common reasons tickets are dismissed:
1. Lack of Evidence (The "Blurry Photo" Defense) The inspector must prove the violation existed at your specific address.
- If the photo is blurry? Dismissed.
- If the photo doesn't show the house number? Dismissed.
- If the photo shows the neighbor's trash, not yours? Dismissed.
2. The "Wrong Owner" Defense Detroit's tax records often lag behind deed transfers by months. If you received a ticket for a violation that occurred before you closed on the property, you are not liable.
- Evidence Needed: Your recorded Deed and Closing Statement.
3. Remediation (The "Mercy" of the Court) This is the most reliable strategy. If you fix the issue before the hearing date, many hearing officers will waive the fine entirely, leaving you to pay only the $30 administrative fee.
- Evidence Needed: A dated photo of the fixed property (cut grass, removed trash, boarded window).
The Warning
You cannot use these defenses if you don't know you have a ticket. The DAH does not allow you to argue these points after the hearing date has passed (unless you pay a bond).
Detroit Compliance ensures you have the 14-day window needed to prepare your evidence and secure a dismissal.