2019-109 2116 W. Oak St.Date: May 24, 2019 Report No. 2019-109
INFORMAL STAFF REPORT TO MAYOR AND CITY COUNCIL SUBJECT: Provide a report on the 1226 W. Oak Property. BACKGROUND:
• The Health and Building Standards Commission (HaBSCo) convened a Regular Meeting on
Thursday, Feb. 21, 2019 that included Item HBS 19-001 – “Hold a public hearing to affirm
or reject an order by the Building Official to declare structures substandard. The structures
are located on parcel #29063, addressed as 1226 West Oak, Bldg. No. 1226, 1224, 1232, 212,
216, 220, and one unaddressed structure.”
o This followed a Nov. 2018 Community Improvement Inspection and the notice
required that permits be obtained and repair or demolition work commence by Feb. 8,
2019.
o On Feb. 8, 2019, a re-inspection of the premises and structure(s) was performed. The
substandard conditions noted in the Notice and Order remained the same.
o On Feb. 21, 2019, HaBSCo voted to enforce the order giving the landlord 90
days, until May 27, 2019 to comply to address the structures through either
demolition or rehabilitation or both. (Exhibit 1)
o It is our understanding that the landlord has decided to demolish the structures and the
landlord has sent a letter to the tenants to leave the premises by May 15, 2019.
(Exhibit 2)
DISCUSSION: Notice and Assistance Provided
There is nothing in the law that requires the City of Denton to provide any relocation services.
However, the City of Denton has gone above and beyond to provide the following relocation
services and assistance to the individuals who reside on the property as set forth below.
• Building Inspections notified Community Development that HaBSCo was considering an
order that could result in a number of tenants being evicted by the Landlord and Community
Development staff was present at the Feb. 21 HaBSCo hearing.
• Following the decision, Community Development staff spoke with those tenants present at
the hearing to make referrals to local agencies providing housing assistance and to share
Community Development contact information.
• Community Development’s phone number was included in the notice sent to tenants to
evacuate the premises by May 15 for any tenants needing assistance.
• Since late February, Community Development has referred at least 12 different tenants to
local housing agencies for housing assistance.
Date: May 24, 2019 Report No. 2019-109
• Staff has also been engaged in ongoing contact with Mr. Hudson who was featured in the
Denton Record Chronicle article. Mr. Hudson has been a daily participant at services at Our
Daily Bread for many years and he is actively working with Case Managers from Giving
Hope, Inc. and Our Daily Bread there. Case managers know Mr. Hudson and all his service
needs. While they have not yet been able to find a landlord or housing solution, they are
continuing to seek all possible options including Veteran programs and if necessary,
emergency shelter and storage of his belongings.
• Staff has also been in contact with Giving Hope and Our Daily Bread who together have
worked with 14 tenants from this property. Through these agencies, nine have been assessed,
diverted, or housed depending upon their needs and qualifications.
Current Status
• Multiple utility accounts on the property (216 Fry St., 220 Fry St., 1226 W Oak St., 1232 W
Oak St ) were commercial and have meters that service the entire building for electric and/or
water services. With the exception of 216 Fry St. where the sentinel lights account continues
to be active, the rest have been turned off for nonpayment. There are few units on the
property (212 Fry St., 1224 W Oak St) that have individual, residential meters for each unit.
Services are set up and paid for by the residents in their own names. 5/24/19 Summary of All
Properties (Exhibit 3).
• Due to the best of our knowledge, there are a few tenants remaining on the property. On the
afternoon of Thursday, May 23, a police officer reported speaking with 5 individuals that
were remaining on the property. This is supported by the summary referenced above.
• Non-profit agencies will continue to outreach with the remaining individuals at the site to
offer assistance.
Next Steps for Property
• According to the Order of the Health and Building Standards Commission, Mr. Naderi has
until May 27, 2019 to comply with the order by either demolishing the substandard structures
or repairing the substandard structures on his property.
• If after May 27, the owner fails to comply with the order, the City is authorized to
immediately proceed with further action, including demolition of the structures, and, if such
action is taken, will place a lien on the property in order to recover its costs. Additional time
will be required to bid out the demolition work, determine funding, and likely would be an
incremental process over several months.
o Community Improvement Services (CIS) Division will perform an inspection of the
structures which are the subject of the order on or after Monday, June 3, 2019.
o CIS will document either the compliance with the order or non-compliance with the
order.
Date: May 24, 2019 Report No. 2019-109
o A report will be prepared summarizing the findings of the inspection.
o At this time if persons are found to still be living in the substandard structures, the
Building Official for the City of Denton may issue an order to vacate the structure or
structures and Community Improvement Services would be authorized to secure the
buildings.
o Any remaining individuals at the site who are required to vacate will be offered
information and support for housing assistance through a community non-profit
partner.
ATTACHMENT(S):
Exhibit 1 – Order of Heath and Building Standards 02-26-19 Exhibit 2 – Exhibit 2 - Landlord Letter 04-15-19 Exhibit 3 - 1226 W Oak St - Summary of All Properties
STAFF CONTACT:
Sarah Kuechler Director of Public Affairs sarah.kuechler@cityofdenton.com (940) 349-8356
Date: May 24, 2019 Report No. 2019-109
DENTON
ORDER OF THE HEALTH AND BUILDING STANDARDS COMMISSION
February 21,2019
CASE 1812-0431, #1812-0430, #1812-0429,
#1812-0427,#1812-0426,#1812-0382,#1812-0705
Address: 1226 W Oak St, Denton TX
Legal Description: PONDER ADDN LOT 1A
Property ID: 29063
On February 21, 2019~ the Health and Building Standards Commission ofthe City of Denton, Texas (the
"Commission") considered whether the structures located at 1226 W Oak St (220 Fry St; Unknown Bldg #,
Fry St; 216 Fry St; 212 Fry St; 1232 W Oak St; 1226 W Oak St; 1224 W Oak St) are substandard, dilapidated
and unfit for human habitation, and do not meet minimum standards and the buildings constitute a hazard
to the public health, safety, and welfare. The City appeared and was represented by Stephanie Berry,
Assistant City Attorney, and testimony was given by Community Improvement Services Officer Heather
Dow and Building Inspections Supervisor Billy Ewton. The owner of the structure, Bahman Naderi was
duly served with notice and was represented by his Attorney William Trantham, before the Commission.
Mr. Naderi agreed to this order.
Based on arguments and evidence presented at that hearing, the Commission found that the structures
located at 1226 W Oak St (220 Fry St; Unknown Bldg#, Fry St; 216 Fry St; 212 Fry St; 1232 W Oak
St,; 1226 W Oak St; 1224 W Oak St), are substandard, dilapidated, unfit for human habitation, and a
hazard to the public health, safety, and welfare, according to the Denton City Code Chapter 2, Chapter 17,
Articles Xill, and Tex. Loc. Gov't Code §214.00l(a), and that Bahman Naderi is the owner.
Based on the arguments and evidence presented at the February 21, 2019 hearing, the Commission did issue
an order to the owner to repair or demolish the structures at 1226 W Oak St (220 Fry St; Unknown Bldg
#,Fry St; 216 Fry St; 212 Fry St; 1232 W Oak St,; 1226 W Oak St; 1224 W Oak St) within ninety
days (90) of the date the order was signed.
It is therefore ORDERED:
The owners shall repair or demolish of all the structures on site no later than 90 days following the date of
this order, and shall maintain the property secured in a reasonable manner from unauthorized entry during
such demolition or repairs.
On or about May 27, 2019 Community Improvement Services Officer Heather Dow will inspect the
property and assess progress and compliance with this order. The fmdings of this assessment will be
presented to the Commission by appearing in person or through electronic means of distribution.
If the Owner elects to perform repairs, he or she exclusively assumes all risk, expense and
responsibility for ensuring that all legal requirements and standards are fully and strictly satisfied
within the strict time constraints of this order, regardless of whether such standards are required
under Denton's Code or any other law. Neither City, nor its staff, assumes any responsibility for
identifying these standards, nor for guiding the Owner towards a timely, successful or feasible repair.
Neither the City nor its staff warrant, assure, represent or recommend that timely, compliant,
affordable, complete, or satisfactory repairs are feasible, or even possible, whether under ideal
circumstances or in the face of hidden, unforeseen or unforeseeable circumstance. Any building
permit for repairs is strictly conditioned: upon the limitations of this Order; upon application of
Denton's current code standards to any repair; upon Owner's express assumption of his or her
exclusive responsibility for strict, timely and complete compliance with these restrictions; authorize
demolition of the structure if repairs are not timely and completely completed; regardless of any
cause, condition or circumstance, even if unforeseen or unforeseeable; regardless of any other
statement or representation made by City or its staff; regardless of time, money or effort already
invested into the repairs upon expiration of the time allocated for repairs; and regardless of the
amount of progress made toward completion upon expiration of the time allocated for repairs under
this Order.
If within the timeframe of this order, the owner fails to comply with the provisions of this order, the City is
authorized to immediately proceed with further action, including the demolition of the structures, and, if
such action is taken, will place a lien on the property in order to recover its costs. In accordance with
Denton City Code Chapter 2, Section 2-260-262, Chapter 17, and Tex. Loc. Gov't Code §214.00 1 (n), the
expense of demolition perfonned under contract with the City or by City forces, will constitute a
nontransferable lien against the real property.
In accordance with Tex. Loc. Gov't Code §214.001(f), the Commission orders that within ten (10) days of
this order, a copy shall be filed with the City Secretary, and that notice of such filing, along with the date
of the hearing, street address of the property, disposition of this hearing be published in the Denton Record-
Chronicle, a newspaper of general circulation in the City of Denton.
Signed and entered this ,l6 day of &611.u""T , 2019.
State ofTexas
County of Denton
&l\'O)lli TO and Subscribed before me by &r~ CoVIllrd on this fJJ.c, r-eD fVJ).,(Y , 2019.
day of
Charla W Smith
Notary Public
State of Texas
cno~&a w.~
My Comm. Exp. 02/11/2022
Notary IDit 599355-2
Notary Public
After Recording Return to:
City of Denton
Community Improvement Services
Attn: Heather Dow
601 East Hickory, Ste B
Denton, TX 76205
1226 W Oak St
5/24/19 Summary of All Properties
The following accounts have meters that service the entire building for the services listed. For commercial cut
non pay accounts, water and electric meters are not disconnected at the same time. To ensure accuracy, all
meters for commercial water service which are shown to be off have been verified by a field crew to confirm the
status.
216 Fry St
This account was turned on overnight Tuesday, 5/21. Upon discovery that the service was commercial, it was
turned back off Wednesday morning. This location has an account for sentinel lights which is active. The
building does not have active water or electric services. 5/24/19 field crews found the water meter had been
reconnected and have turned it back off and locked it.
Unit Number Electric Water Notes
Sentinel On N/A No request for termination; account is paid to current
BLDG Off 5/8/19 Off 5/17/19 Cut Non Pay; Tampering ‐ Water 5/24
220 Fry St
Water is set to be turned off with the Verify Cut Non Pay which is done 7 days after interruption. There is no
electric service currently.
Unit Number Electric Water Notes
BLDG Off 5/23/19 On Electric Cut Non Pay; Water scheduled for cut 5/30/19
1226 W Oak St
This account was turned on overnight Tuesday, 5/21. Upon discovery that the service was commercial, it was
turned back off Wednesday morning. 5/24/19 field crews found the water meter was still off. It has been
locked.
Unit Number Electric Water Notes
BLDG Off 5/8/19 Off 5/17/19 Cut Non Pay
1232 W Oak St
Field technicians discovered tampering of the electric meters at the property on 5/22/19. 5/24/19 field crews
found the water meter had been reconnected and have turned it back off and locked it.
Unit Number Electric Water Notes
BLDG Off 5/8/19 Off 5/16/19 Cut Non Pay; Tampering ‐ Electric 5/22, Water 5/24
The locations below have individual, residential meters for each unit. Services are set up and paid for by the
residents in their own names. As residential water and electric meters are turned off at the same time,
individual water meters which are listed as off were not field validated.
212 Fry St
This location is individually metered for water and electric. Service is in the names of residents.
Unit Number Electric Water Notes
1 On On No request for termination; account is paid to current
2 On On No request for termination; account is paid to current
3 On On No request for termination; account is paid to current
4* Off 6/7/18 Off 6/7/18 $406.99 Write off balance 1/1/19
1224 W Oak St
This location is individually metered for electric. Electric service is in the names of residents.
Unit Number Electric Water Notes
BLDG N/A On Account past due; Scheduled to cut 5/29/19
1 On On No request for termination; account is paid to current
2* Off 5/1/19 Off 5/1/19 Customer requested turn off
3 On On No request for termination; account is paid to current
4* Off 5/15/19 Off 5/15/19 Customer requested turn off
5* Off 5/17/19 Off 5/17/19 Customer requested turn off
6* Off 4/24/19 Off 4/24/19 Customer requested turn off
7* Off 2/26/19 Off 2/26/19 Cut Non Pay
8* Off 2/22/19 Off 2/22/19 Customer requested turn off
9* Off 5/23/19 Off 5/23/19 Cut Non Pay
10* Off 2/19/19 Off 2/19/19 Customer requested turn off
*Water meters for individual residential accounts were not validated as off or locked by field on 5/24/19.