Who can file a complaint?

Anyone can 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.
• If your complaint was submitted online and you left email contact information, you will receive notification via email whenever the complaint is updated.

What happens after a complaint is received?

• Once received, the complaint is assigned to an inspector and entered into an internal database where progress is tracked.
• Once a violation is confirmed, the law requires that we notify the property owner or responsible party via a written Legal Notice that a violation exists.  The inspector may first attempt informal contact either in person, by phone, or by mail prior to issuing the Legal Notice.
• If contact is made, the violation is reviewed with the responsible party and a written order to correct the violation within a specified timeframe is issued.
• If attempts at contact fail, the Legal Notice is sent as required by law. 
• Owners/responsible parties have the right to appeal the written orders and must do so in writing to the Planning Department within ten (10) days of receiving the Legal Notice.

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 misdemeanor and the Court may impose additional fines.

Can I store my boat or recreational vehicles outdoors on my residential property?

Recreational vehicles (RV's), including campers, jet skis, boats and trailers, utility trailers and the like, are permitted under the following conditions:

• Only one such vehicle may be permanently stored outside on a property;
• They cannot be stored in the front yard or within ten (10) feet of side or rear property lines;
• Vehicle storage area must be maintained free from tall grass and weeds;
• Such vehicles must be stored screened from both the public right-of-way and neighboring properties with use of a privacy fence, a solid evergreen hedge and/or a building that is at least six (6) feet in height;
• They must in operable condition and properly registered ;
• One such vehicle shall not be connected to utilities other than for cleaning and cannot be used for living, sleeping or housekeeping while on the premises.

Can unlicensed or inoperable/junk vehicles be stored outdoors on a property?

• Such vehicles are not permitted to be stored outside of an enclosed building on any property
• All vehicles stored outside must be licensed and in working order.

What is considered an inoperable/junk vehicle?

• A vehicle without a valid, current registration and/or license plate;
• A vehicle that is inoperable and cannot be moved under it's own power;
• A vehicle that is missing major components such as windshields, doors, tires, engines, transmissions or other similar major parts.;
• A vehicle with tires that are flat.

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)