Who can file a complaint?

Anyone may file a property maintenance complaint. 

• Complaints may be filed as follows:

1)  Submit online through the City's web site at City of Kettering:  File a Complaint

2)  Call the 24-hour Property Maintenance Hotline at 937-296-3286

3)  Call the Planning Department at 937-296-2441

4)  Mail the information to the Property Maintenance Division, City of Kettering, Planning & Development Department, 3600 Shroyer Rd, Kettering OH  45429

5)  Fax the information to 937-296-3240

• Complaints should include the address of the subject property and the specific nature of the concern.  It is important to give as detailed a description of the location as possible if the actual address is unknown (i.e., northwest corner of....).  If we cannot locate the correct property, we may not be able to address the complaint. 
• You can always find out the status of a complaint by calling the Planning and Development Department at 296-2441.

What happens after a complaint is received?

• Once received, the complaint is entered into a database where progress can be tracked.
• When investigating a complaint, we make every attempt to personally contact the owner or responsible party.  If we are not successful, a blue-tag is left at the property with instructions to contact the inspector.
• If contact is made, the violation is reviewed with the responsible party and written orders to correct the violation within a specified timeframe are issued either by hand or through the US Postal Service.
• If no contact is made within three days of leaving the blue tag, written orders to correct the violation are issued by mail. 
• Owners/responsible parties have the right to appeal the written orders.

What if I can't afford to do the work?

• We make every effort to work with those individuals with legitimate financial issues that may affect their ability to correct a violation within the given compliance time.  For example, if a loan is needed, we may allow the individual additional time to make the proper arrangements with their lending institution. 
• The City of Kettering has a variety of low-interest loan programs available for income eligible homeowners to assist them with financing necessary home repairs.  Check the City of Kettering: Rehabbing A Home page for specific details on these programs or call our Housing Division at 937-296-2441.

What about those who do not comply?

• The City will abate tall grass and weed violations if compliance isn't achieved within the given timeframe (generally 10 days) and bill the property owner for the cost of the work plus administrative fees.
• If the invoice isn't paid within thirty days, it is forwarded to the Montgomery County and placed as an assessment on the property taxes.
• If violations other than tall grass and weeds are not corrected within the specified compliance time, court action may be necessary.
• Occasionally an extension may be given but any necessary inspections after the compliance deadline may carry a re-inspection fee.
• Once a violation is sent to the Kettering Municipal Court, the cited party is responsible for court costs.
• Whoever is convicted of violating any provision of the code is guilty of a minor misdemeanor and the Court may impose additional fines.

Landlord Registration:  Owners of rental property in Kettering are required to register their property with Montgomery County through the County Auditor's Office in downtown Dayton.  To obtain registration forms or for further information, contact the Auditor's Office at 937-225-4326 or access their web page at www.mcauditor.org. 

In 2007, Mayor Patterson and City Council formed a Property Maintenance Task Force to strengthen enforcement policies and identify programs to educate the community on good maintenance practices.  The Task Force, comprised of Kettering Council members, city staff, and private citizens, met over several months to improve the Property Maintenance Code, as well as develop new strategies to enforce the Code.  The resulting Property Maintenance Program Improvement and Implementation Plan presented to City Council in 2008 can be accessed via the link provided below.

Property Maintenance Program Improvement and Implementation Plan  

( PDF file - 3.2 MB)