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2009 SESSION
095012484Be it enacted by the General Assembly of Virginia:
1. That §§ 15.2-958.1, 15.2-1115, 36-3, 36-49.1:1, 36-105, 48-5, 58.1-3965, and 58.1-3969 of the Code of Virginia are amended and reenacted and that the Code of Virginia is amended by adding a section numbered 15.2-907.1 as follows:
§ 15.2-907.1. Authority to require removal, repair, etc., of buildings that are declared to be derelict.
Any locality that has a real estate tax abatement program in accordance with this section may, by ordinance, provide that:
1. The owners of property therein shall at such time or times as the governing body may prescribe submit a plan to demolish or renovate any building that has been declared a “derelict building.” For purposes of this section, “derelict building” shall mean a residential or nonresidential building or structure, whether or not construction has been completed, that might endanger the public’s health, safety, or welfare and for a continuous period in excess of six months, it has been (i) vacant, (ii) boarded up in accordance with the building code, and (iii) not lawfully connected to electric service from a utility service provider or not lawfully connected to any required water or sewer service from a utility service provider.
2. If a building qualifies as a derelict building pursuant to the ordinance, the locality shall notify the owner of the derelict building that the owner is required to submit to the locality a plan, within 90 days, to demolish or renovate the building to address the items that endanger the public's health, safety, or welfare as listed in a written notification provided by the locality. Such plan may be on a form developed by the locality and shall include a proposed time within which the plan will be commenced and completed. The plan may include one or more adjacent properties of the owner, whether or not all of such properties may have been declared derelict buildings. The plan shall be subject to approval by the locality. The locality shall deliver the written notice to the address listed on the real estate tax assessment records of the locality. Written notice sent by first-class mail, with the locality obtaining a U.S. Postal Service Certificate of Mailing shall constitute delivery pursuant to this section.
3. If a locality delivers written notice and the owner of the derelict building has not submitted a plan to the locality within 90 days as provided in subdivision 2, the locality may exercise such remedies as provided in this section or as otherwise provided by law.
4. The owner of a building may apply to the locality and request that such building be declared a derelict building for purposes of this section.
5. The locality, upon receipt of the plan to demolish or renovate the building, at the owner’s request, shall meet with the owner submitting the plan and provide information to the owner on the land use and permitting requirements for demolition or renovation.
6. If the property owner’s plan is to demolish the derelict building, the building permit application of such owner shall be expedited. If the owner has completed the demolition within 90 days of the date of the building permit issuance, the locality shall refund any building and demolition permit fees. This section shall not supersede any ordinance adopted pursuant to § 15.2-2306 relative to historic districts.
7. If the property owner’s plan is to renovate the derelict building, and no rezoning is required for the owner’s intended use of the property, the site plan or subdivision application and the building permit, as applicable, shall be expedited. The site plan or subdivision fees may be refunded, all or in part, but in no event shall the site plan or subdivision fees exceed the lesser of 50 percent of the standard fees established by the ordinance for site plan or subdivision applications for the proposed use of the property, or $5,000 per property. The building permit fees may be refunded, all or in part, but in no event shall the building permit fees exceed the lesser of 50 percent of the standard fees established by the ordinance for building permit applications for the proposed use of the property, or $5,000 per property.
8. Prior to commencement of a plan to demolish or renovate the derelict building, at the request of the property owner, the real estate assessor shall make an assessment of the property in its current derelict condition. On the building permit application, the owner shall declare the costs of demolition, or the costs of materials and labor to complete the renovation. At the request of the property owner, after demolition or renovation of the derelict building, the real estate assessor shall reflect the fair market value of the demolition costs or the fair market value of the renovation improvements, and reflect such value in the real estate tax assessment records. The real estate tax on an amount equal to the costs of demolition or an amount equal to the increase in the fair market value of the renovations shall be abated for a period of not less than 15 years, and is transferable with the property. The abatement of taxes for demolition shall not apply if the structure demolished is a registered Virginia landmark or is determined by the Department of Historic Resources to contribute to the significance of a registered historic district. However, if the locality has an existing tax abatement program for less than 15 years, as of July 1, 2009, the locality may provide for a tax abatement period of not less than five years.
9. Notwithstanding the provisions of this section, the locality may proceed to make repairs and secure the building under § 15.2-906, or the locality may proceed to abate or remove a nuisance under § 15.2-900. In addition, the locality may exercise such remedies as may exist under the Uniform Statewide Building Code and may exercise such other remedies available under general and special law.
§ 15.2-958.1. Sale of certain property in localities.
A. The City of Richmond A locality may by
ordinance provide for the sale of property for the nominal amount of one dollar
if such property (i) has been acquired in accordance with § 58.1-3970 or §
58.1-3970.1 or (ii) has been declared a blighted structure and has been
acquired by the city locality in accordance with § 36-49.1:1.
B. If the citylocality sells a property acquired
under subsection A, the cityit shall require any purchaser
by covenants in the deed or other security instrument to (i) begin repair or
renovation of the property within six months of purchase and (ii) complete all
repairs or renovations necessary to bring the property into compliance with the
local building code within a period not to exceed two years of the purchase.
The citylocality may include any additional reasonable
conditions it deems appropriate in order to carry out the intent of this
section and assure that the property is repaired or renovated in accordance
with applicable codes.
C. A "blighted structure" means a structure as
defined in § 36-49. Notwithstanding any other provisions of law, such city may
exercise within its boundaries any spot blight abatement procedures set forth
in § 36-49.1:1. The owner shall have the opportunity to take corrective action
or present a reasonable plan to do so in accordance with such section.
§ 15.2-1115. Abatement or removal of nuisances.
A. A municipal corporation locality may compel
the abatement or removal of all nuisances, including but not limited to the
removal of weeds from private and public property and snow from sidewalks; the
covering or removal of offensive, unwholesome, unsanitary or unhealthy
substances allowed to accumulate in or on any place or premises; the filling in
to the street level, fencing or protection by other means, of the portion of
any lot adjacent to a street where the difference in level between the lot and
the street constitutes a danger to life and limb; the raising or draining of
grounds subject to be covered by stagnant water; and the razing or repair of
all unsafe, dangerous or unsanitary public or private buildings, walls or structures
which constitute a menace to the health and safety of the occupants thereof or
the public. If after such reasonable notice as the municipal corporation
locality may prescribe the owner or owners, occupant or occupants of the
property or premises affected by the provisions of this section shall fail to
abate or obviate the condition or nuisance, the municipal corporationlocality
may do so and charge and collect the cost thereof from the owner or owners,
occupant or occupants of the property affected in any manner provided by law
for the collection of state or local taxes.
B. Every charge authorized by this section in excess of $200 which has been assessed against the owner of any such property and which remains unpaid shall constitute a lien against such property. Such liens shall have the same priority as other unpaid local taxes and shall be enforceable in the same manner as provided in Articles 3 (§ 58.1-3940 et seq.) and 4 (§ 58.1-3965 et seq.) of Chapter 39 of Title 58.1. A locality may waive such liens in order to facilitate the sale of the property. Such liens may be waived only as to a purchaser who is unrelated by blood or marriage to the owner and who has no business association with the owner. All such liens shall remain a personal obligation of the owner of the property at the time the liens were imposed.
§ 36-3. Definitions.
The following terms, when used or referred to in this chapter, shall have the following respective meanings, unless a different meaning clearly appears from the context:
"Area of operation" means an area that (i) in the case of a housing authority of a city, shall be coextensive with the territorial boundaries of the city; (ii) in the case of a housing authority of a county, shall include all of the county, except that portion which lies within the territorial boundaries of (a) any city, and (b) any town that has created a housing authority pursuant to this chapter; (iii) in the case of a housing authority of a town, shall be coextensive with the territorial boundaries of the town as herein defined.
"Authority" or "housing authority" means any of the political subdivisions created by § 36-4.
"Blighted area" means any area that endangers the public health, safety or welfare; or any area that is detrimental to the public health, safety, or welfare because commercial, industrial, or residential structures or improvements are dilapidated, or deteriorated or because such structures or improvements violate minimum health and safety standards. This definition includes, without limitation, areas previously designated as blighted areas pursuant to the provisions of Chapter 1 (§ 36-1 et seq.) of this title.
"Blighted property" means any individual commercial, industrial, or residential structure or improvement that endangers the public's health, safety, or welfare because the structure or improvement upon the property is dilapidated, deteriorated, or violates minimum health and safety standards, or any structure or improvement previously designated as blighted pursuant to § 36-49.1:1, under the process for determination of "spot blight."
"Bonds" means any bonds, notes, interim certificates, debentures, or other obligations issued by an authority pursuant to this chapter.
"City" means the same as that term is defined in § 15.2-102.
"Clerk" means the clerk or secretary of the city or the clerk of the county, as the case may be, or the officer charged with the duties customarily imposed on such clerk.
"Conservation area" means an area, designated by an authority that is in a state of deterioration and in the early stages of becoming a blighted area, as defined in this section, or any area previously designated as a conservation area pursuant to this chapter.
"County" means the same as that term is defined in § 15.2-102.
“Derelict building” means the same as that term as defined in § 15.2-907.1 or in § 36-152.
"Farmers of low income" means persons of low income who derive their principal income from operating or working on a farm.
"Farm structure" means the same as that term is defined in § 36-97.
"Federal government" means the United States of America, the United States Department of Housing and Urban Development, or any other agency or instrumentality, corporate or otherwise, of the United States of America.
"Governing body" means, in the case of a city or town, the council (including both branches where there are two), and in the case of a county, the board of supervisors or other governing body.
"Housing project," means any work or undertaking: (i) to demolish, clear or remove buildings from any slum area; such work or undertaking may embrace the adoption of such area to public purposes, including parks or other recreational or community purposes; or (ii) to provide decent, safe and sanitary urban or rural dwellings, apartments or other living accommodations for persons of low and moderate income; such work or undertaking may include buildings, land, equipment, facilities and other real or personal property for necessary, convenient or desirable appurtenances, streets, sewers, water service, parks, site preparation, gardening, administrative, community, health, recreational, welfare or other purposes; or (iii) to accomplish a combination of the foregoing. The term "housing project" also may be applied to the planning of the buildings and improvements, the acquisition of property, the demolition of existing structures or improvements, the construction, reconstruction, alteration and repair of the improvements and all other work in connection therewith.
"Locality" means the same as that term is defined in § 15.2-102.
"Obligee of the authority" or "obligee" means any bondholder, trustee or trustees for any bondholders, or lessor demising to the authority property used in connection with a project, or any assignee or assignees of such lessor's interest or any part thereof, and the federal government when it is a party to any contract with the authority.
"Persons of low income" means persons or families determined by the authority to lack the amount of income which is necessary to enable them to live in decent, safe and sanitary dwellings.
"Persons of moderate income" means persons or families determined by the authority to lack the amount of income necessary to obtain affordable housing.
"Real property" means all lands, including improvements and fixtures thereon, and property of any nature appurtenant thereto, or used in connection therewith, and every estate, interest and right, legal or equitable, therein, including terms for years and liens by way of judgment, mortgage or otherwise and the indebtedness secured by such liens.
"Redevelopment area" means an area (including slum areas), designated by an authority, that is in a state of blight that meets the criteria of a blighted area as defined in this section; or any area previously designated as a redevelopment area pursuant to this chapter.
"Slum" means any area where dwellings predominate that, by reason of dilapidation, overcrowding, lack of ventilation, light or sanitary facilities, or any combination of these factors, is detrimental to safety, health, or morals.
"Spot blight" means a structure or improvement that is a blighted property as defined in this section.
"Spot blight abatement plan" means the written plan prepared by the owner or owners of record of the real property to address spot blight. If the owner or owners of record of the real property fail to respond as provided in § 36-49.1:1, the locality or the authority can prepare a spot blight abatement plan to address the spot blight with respect to an individual commercial, industrial, or residential structure or improvement, but may only implement such plan in accordance with the provisions of § 36-49.1:1.
"Town" means the same as that term is defined in § 15.2-102.
§ 36-49.1:1. Spot blight abatement authorized; procedure.
A. Notwithstanding any other provision of this chapter, an authority, or any locality, shall have the power to acquire or repair any blighted property, as defined in § 36-3, whether inside or outside of a conservation or redevelopment area, by purchase or through the exercise of the power of eminent domain provided in Chapter 2 (§ 25.1-200 et seq.) of Title 25.1, and, further, shall have the power to hold, clear, repair, manage or dispose of such property for purposes consistent with this chapter. In addition, the authority and locality shall have the power to recover the costs of any repair or disposal of such property from the owner or owners of record, determined in accordance with subsection B of § 36-27. This power shall be exercised only in accordance with the procedures set forth in this section.
B. The chief executive or designee of the locality or authority shall make a preliminary determination that a property is blighted in accordance with this chapter. It shall send notice to the owner or owners of record determined in accordance with subsection B of § 36-27, specifying the reasons why the property is blighted. The owner or owners of record shall have 30 days from the date the notice is sent in which to respond in writing with a spot blight abatement plan to address the blight within a reasonable time.
C. If the owner or owners of record fail to respond within the
30-day period with a written spot blight abatement plan that is acceptable to
the chief executive of the agency, authority or locality, the agency, authority
or locality (i) may request the local planning commission to conduct
a public hearing and make findings and recommendations that shall be reported
to the governing body of the locality to declare the property as
blighted, which declaration shall be by ordinance adopted by the governing body
concerning the repair or other disposition of the property in question and (ii)
in the event a public hearing is scheduled, shall prepare a written spot blight
abatement plan for the repair or other disposition of the property.
D. No spot blight abatement plan shall be effective until
notice has been sent to the property owner or owners of record in accordance
with subsection B of § 36-27 and an ordinance has been adopted by the local
governing body. Written notice to the property owner shall be sent by
regular mail to the last address listed for the owner on the locality’s
assessment records for the property, together with a copy of such spot blight
abatement plan prepared by the agency, authority, or locality. If the repair or
other disposition of the property is approved, the authority, agency, or
locality may carry out the approved plan to repair or acquire and dispose of
the property in accordance with the approved plan, the provisions of this
section, and the applicable law. Not less than three weeks prior to the
date of the public hearing before the planning commission, the commission shall
provide by regular and certified mail, notice of such hearing to (i) the owner
of the blighted property or the agent designated by him for receipt of service
of notices concerning the payment of real estate taxes within the locality;
(ii) the abutting property owners in each direction, including those property
owners immediately across the street or road from the property; and (iii) the
representative neighborhood association, if any, for the immediate area. The
notice shall include the plan for the intended repair or other disposition of
the property. The notice of the public hearing shall be published at least
twice, with not less than six days elapsing between the first and second
publication in a newspaper published or having general circulation in the
locality in which the property is located. The notice also shall be posted on
the property. The notice shall specify the time and place of the hearing at
which persons affected may appear and present their views, not less than six
days nor more than 21 days after the second publication.
E. The planning commission shall determine whether:
1. The property is blighted;
2. The owner has failed to cure the blight or present a
reasonable plan to do so;
3. The plan for the repair or other disposition of the
property is in accordance with the locally adopted comprehensive plan, zoning
ordinances, and other applicable land use regulations; and
4. The property is located within an area listed on the
National Register of Historic Places. In such instances, the planning
commission shall consult with the locally established architectural review
board, if any, regarding the proposed repair or other disposition of the
property by the authority or governing body.
F. The planning commission shall report its findings and
recommendations concerning the property to the governing body. The governing
body, upon receipt of such findings and recommendations, may, after an
advertised public hearing, affirm, modify, or reject the planning commission's
findings and recommendations. If the repair or other disposition of the
property is approved, the authority, agency or locality may carry out the
approved plan to repair or acquire and dispose of the property in accordance
with the approved plan, the provisions of this section, and applicable law.
GE. If the ordinance is adopted by the governing
body of the locality, the locality shall have a lien on all property so
repaired or acquired under an approved spot blight abatement plan to recover
the cost of (i) improvements made by such locality to bring the blighted
property into compliance with applicable building codes and (ii) disposal, if
any. The lien on such property shall bear interest at the legal rate of
interest established in § 6.1-330.53, beginning on the date the repairs are
completed through the date on which the lien is paid. The lien authorized by
this subsection shall be filed in the circuit court where the property is
located and shall be subordinate to any prior liens of record may be
recorded as a lien among the land records of the circuit court, which lien
shall be treated in all respects as a tax lien and enforceable in the same
manner as provided in Articles 3 (§ 58.1-3940 et seq.) and 4 (§ 58.1-3965 et
seq.) of Chapter 39 of Title 58.1. The governing body may recover its costs
of repair from the owner or owners of record of the property when the repairs
were made at such time as the property is sold or disposed of by such owner or
owners. If the property is acquired by the governing body through eminent
domain, the cost of repair may be recovered when the governing body sells or
disposes of the property. In either case, the costs of repair shall be
recovered from the proceeds of any such sale.
HF. Notwithstanding the other provisions of this
section, unless otherwise provided for in Title 36, if the blighted property is
occupied for personal residential purposes, the governing body, in approving
the spot blight abatement plan, shall not acquire by eminent domain such
property if it would result in a displacement of the person or persons living
in the premises. The provisions of this subsection shall not apply to
acquisitions, under an approved spot blight abatement plan, by any locality of
property which has been condemned for human habitation for more than one year.
In addition, such locality exercising the powers of eminent domain in
accordance with Title 25.1, may provide for temporary relocation of any person
living in the blighted property provided the relocation is within the financial
means of such person.
IG. In lieu of the acquisition of blighted
property by the exercise of eminent domain, and in lieu of the exercise of
other powers granted in subsections A through H, any locality may, by
ordinance, declare any blighted property as defined in § 36-3 to constitute a
nuisance, and thereupon abate the nuisance pursuant to § 15.2-900 or §
15.2-1115. Such ordinance shall be adopted only after written notice by
certified mail to the owner or owners at the last known address of such owner
as shown on the current real estate tax assessment books or current real estate
tax assessment records. If the owner does not abate or remove the nuisance and
the locality abates or removes the nuisance at its expense, the costs of the
removal or abatement of the nuisance shall be a lien on the property and such
lien shall bear interest at the legal rate of interest established in §
6.1-330.53, beginning on the date the removal or abatement is completed through
the date on which the lien is paid.
JH. The provisions of this section shall be
cumulative and shall be in addition to any remedies for spot blight abatement
that may be authorized by law.
§ 36-105. Enforcement of Code; appeals from decisions of local department; inspection of buildings; inspection warrants; inspection of elevators.
A. Enforcement generally. Enforcement of the provisions of the Building Code for construction and rehabilitation shall be the responsibility of the local building department. There shall be established within each local building department a local board of Building Code appeals whose composition, duties and responsibilities shall be prescribed in the Building Code. Appeals from the local building department concerning application of the Building Code or refusal to grant a modification to the provisions of the Building Code shall first lie to the local board of Building Code appeals. No appeal to the State Building Code Technical Review Board shall lie prior to a final determination by the local board of Building Code appeals. Whenever a county or a municipality does not have such a building department or board of Building Code appeals, the local governing body shall enter into an agreement with the local governing body of another county or municipality or with some other agency, or a state agency approved by the Department for such enforcement and appeals resulting therefrom. For the purposes of this section, towns with a population of less than 3,500 may elect to administer and enforce the Building Code; however, where the town does not elect to administer and enforce the Building Code, the county in which the town is situated shall administer and enforce the Building Code for the town. In the event such town is situated in two or more counties, those counties shall administer and enforce the Building Code for that portion of the town which is situated within their respective boundaries. Fees may be levied by the local governing body in order to defray the cost of such enforcement and appeals.
B. New construction. Any building or structure may be inspected at any time before completion, and shall not be deemed in compliance until approved by the inspecting authority. Where the construction cost is less than $2,500, however, the inspection may, in the discretion of the inspecting authority, be waived. A building official may issue an annual permit for any construction regulated by the Building Code. The building official shall coordinate all reports of inspections for compliance with the Building Code, with inspections of fire and health officials delegated such authority, prior to issuance of an occupancy permit.
C. Existing buildings and structures.
1. Inspections and enforcement of the Building Code. The local governing body may also inspect and enforce the provisions of the Building Code for existing buildings and structures, whether occupied or not. Such inspection and enforcement shall be carried out by an agency or department designated by the local governing body.
2. Complaints by tenants. However, upon a finding by the local building department, following a complaint by a tenant of a residential dwelling unit that is the subject of such complaint, that there may be a violation of the unsafe structures provisions of the Building Code, the local building department shall enforce such provisions.
3. Inspection warrants. If the local building department
receives a complaint that a violation of the Building Code exists that is an
immediate and imminent threat to the health or safety of the owner, tenant,
or occupants of any building or structure, or the owner, or occupant,
or tenant of a residential dwelling unit or a nearby residential dwelling
unitany nearby building or structure, and the owner, occupant,
or tenant of the residential dwelling unitbuilding or structure
that is the subject of the complaint has refused to allow the local building
official or his agent to have access to the subject dwellingbuilding
or structure, the local building official or his agent may present sworn
testimony to a magistrate or a court of competent jurisdiction and request that
the magistrate or court grant the local building official or his agent an
inspection warrant to enable the building official or his agent to enter the
subject dwellingbuilding or structure for the purpose of
determining whether violations of the Building Code exist. The local building
official or his agent shall make a reasonable effort to obtain consent from the
owner, occupant, or tenant of the subject dwellingbuilding or
structure prior to seeking the issuance of an inspection warrant under this
section.
4. Transfer of ownership. If the local building department has initiated an enforcement action against the owner of a building or structure and such owner subsequently transfers the ownership of the building or structure to an entity in which the owner holds an ownership interest greater than 50%, the pending enforcement action shall continue to be enforced against the owner.
D. Elevator inspections. The local governing body shall, however, inspect and enforce the Building Code for elevators, except for elevators in single- and two-family homes and townhouses. Such inspection shall be carried out by an agency or department designated by the local governing body.
§ 48-5. Fines and costs; judgment of abatement.
Upon the trial of any such presentment the person or persons
who have created, caused or permitted the continuation of such any nuisance,
if found guilty, shall be ordered to either abate said nuisance or to
reimburse the locality for all costs of removal and abatement of said nuisance,
if the locality has abated the nuisance pursuant to § 15.2-900, and further may
be fined, in the discretion of the jury, not more than $10,000
$25,000, in addition to other remedies available under the law; and upon
such verdict the judgment of the court shall be for the amount of fine imposed
and the costs of such proceeding, and also that such nuisance be forthwith
removed and abated.
§ 58.1-3965. When land may be sold for delinquent taxes; notice of sale; owner's right of redemption.
A. When any taxes on any real estate in a county, city or
town locality are delinquent on December 31 following the second
anniversary of the date on which such taxes have become due, or, in the case of
real property upon which is situated (i) any structure that has been
condemned by the local building official pursuant to applicable law or
ordinance,; (ii) any nuisance as that term is defined in § 15.2-900;
(iii) any derelict building as that term is defined in § 15.2-907.1; or (iv)
any property that has been declared to be blighted as that term is defined in §
36-49.1:1, the first anniversary of the date on which such taxes have
become due, or, in the case of real estate which is deemed abandoned as
provided herein, and the taxes on any real estate are delinquent on December 31
following the second anniversary of the date on which such taxes have become
due, such real estate may be sold for the purpose of collecting all
delinquent taxes on such property.
Upon a finding by the court, on real estate with an assessed
value of $50,000 $100,000 or less in any county, city or townlocality,
that (i) any taxes on such real estate are delinquent on December 31 following
the second first anniversary of the date on which such taxes have
become due and (a) the land or structure on it has been declared a nuisance
by the local code official due to unresolved code violations, (b) the owner of
record of the property has failed to abate the nuisance after proper statutory
notice has been given by code enforcement officials, and (c) the locality has
taken steps to abate the nuisance conditions and placed a lien on the property
for the cost of such abatement, and the lien has remained unpaid; or (ii) any
taxes on such real estate are delinquent on December 31 following the fifth
anniversary of the date on which such taxes have become due or (ii)
there is a lien on such real estate pursuant to § 15.2-900, 15.2-906, 15.2-907,
15.2-907.1, 15.2-908.1, or 36-49.1:1, which lien remains unpaid on December 31
following the first anniversary of the date on which such lien was recorded,
the property shall be deemed abandoned and subject to sale by public
auction pursuant to proper notice under this subsection.
The officer charged with the duty of collecting taxes for the locality wherein the real property lies shall, at least 30 days prior to instituting any judicial proceeding pursuant to this section, send a notice to (i) the last known address of the property owner as such owner and address appear in the records of the treasurer, (ii) the property address if the property address is different from the owner's address and if the real estate is listed with the post office by a numbered and named street address and (iii) the last known address of any trustee under any deed of trust, mortgagee under any mortgage and any other lien creditor, if such trustee, mortgagee or lien creditor is not otherwise made a party defendant under § 58.1-3967, advising such property owner, trustee, mortgagee or other lien creditor of the delinquency and the officer's intention to take action. Such officer shall also cause to be published at least once a list of real estate which will be offered for sale under the provisions of this article in a newspaper of general circulation in the locality, at least 30 days prior to the date on which judicial proceedings under the provisions of this article are to be commenced.
The pro rata cost of such publication shall become a part of the tax and together with all other costs, including reasonable attorneys' fees set by the court and the costs of any title examination conducted in order to comply with the notice requirements imposed by this section, shall be collected if payment is made by the owner in redemption of the real property described therein whether or not court proceedings have been initiated. A notice substantially in the following form shall be sufficient:
Notice
Judicial Sale of Real Property
On ............ (date) ........... proceedings will be commenced under the authority of § 58.1-3965 et seq. of the Code of Virginia to sell the following parcels for payment of delinquent taxes:
(description of properties)
B. The owner of any property listed may redeem it at any time before the date of the sale by paying all accumulated taxes, penalties, reasonable attorneys' fees, interest and costs thereon, including the pro rata cost of publication hereunder. Partial payment of delinquent taxes, penalties, reasonable attorneys' fees, interest or costs shall not be sufficient to redeem the property, and shall not operate to suspend, invalidate or make moot any action for judicial sale brought pursuant to this article.
C. Notwithstanding the provisions of subsection B and of § 58.1-3954, the treasurer or other officer responsible for collecting taxes may suspend any action for sale of the property commenced pursuant to this article upon entering into an agreement with the owner of the real property for the payment of all delinquent amounts in installments over a period which is reasonable under the circumstances, but in no event shall exceed 24 months. Any such agreement shall be secured by the lien of the locality pursuant to § 58.1-3340.
D. During the pendency of any installment agreement permitted under subsection C, any proceeding for a sale previously commenced shall not abate, but shall be continued on the docket of the court in which such action is pending. It shall be the duty of the treasurer or other officer responsible for collecting taxes to promptly notify the clerk of such court when obligations arising under such an installment agreement have been fully satisfied. Upon the receipt of such notice, the clerk shall cause the action to be stricken from the docket.
E. In the event the owner of the property or other responsible person defaults upon obligations arising under an installment agreement permitted by subsection C, or during the term of any installment agreement, defaults on any current obligation as it becomes due, such agreement shall be voidable by the treasurer or other officer responsible for collecting taxes upon 15 days' written notice to the signatories of such agreement irrespective of the amount remaining due. Any action for the sale previously commenced pursuant to this article may proceed without any requirement that the notice or advertisement required by subsection A, which had previously been made with respect to such property, be repeated. No owner of property which has been the subject of a defaulted installment agreement shall be eligible to enter into a second installment agreement with respect to the same property within three years of such default.
F. Any corporate, partnership or limited liability officer, as those terms are defined in § 58.1-1813, who willfully fails to pay any tax being enforced by this section, shall, in addition to other penalties provided by law, be liable to a penalty of the amount of the tax not paid, to be assessed and collected in the same manner as such taxes are assessed and collected.
§ 58.1-3969. Order of reference; appointment of special commissioner to make sale; costs; attorney fees.
The court shall have the option, for good cause shown, to
refer the case to a commissioner in chancery for hearing and report, in which
case, the order of reference shall be to a commissioner in chancery or special
master other than the attorney (or any attorney practicing in the same firm as
the attorney) employed to subject the real estate to the lien of any taxes.
Upon (i) receipt of proper service of process on all parties defendant, a
written real estate title certificate and the written report of a licensed real
estate appraiser where there is no dispute as to title or value or, (ii)
the receipt of the report of the commissioner in chancery, or (iii) where
the assessor for the locality files an affidavit with the court of value and
the value is averred to not exceed $100,000, the court may appoint a
special commissioner to sell the properties and execute the necessary deeds
when a sale is found necessary or advisable and in doing so the appointee
may be. The court may designate the attorney employed by the
governing body of the county, city or town locality to bring the
suit. However, if the property is deemed abandoned in accordance with §
58.1-3965, the court shall not be required to refer the case to the
commissioner in chancery.
The sale price achieved at a public auction shall be prima
facie, but rebuttable, evidence of the value of the property for purposes of
the approval of the sale. If the attorney employed by the governing body of the
county, city, district or town locality be appointed a special
commissioner to sell the land and execute the deed and he has already given the
bond hereinabove mentioned, no additional bond shall be required of him as
special commissioner unless the court regards the bond already given as
insufficient in amount. No fee or commission shall be allowed or paid to any
attorney for acting under the order of reference or as special commissioner,
except as hereinafter provided, and the compensation contracted to be paid any
such attorney by the governing body, whether the employment was on a salary,
commission or other basis, shall be in full for all services rendered by him.
The court shall allow as part of the costs, to be paid into the treasury of the
county, city or townlocality, a reasonable sum to defray the cost
of its attorneys and the expenses of publication and appraisal necessary for
the purpose of instituting such suit and such fees and commissions, including
fees for preparing and executing deeds, as would be allowed if the suit were an
ordinary lien creditor's suit. When the special commissioner is other than the
attorney employed by the county, city or townlocality the court
may allow him reasonable fees for selling the land and executing the deed,
payable out of the proceeds of sale.
In any case in which the attorney representing the county,
city or town localityand the governing body thereof have failed to
reach an agreement as to a salary or commission or other basis as compensation
for the services of such attorney, the court in which any proceedings are
brought under this article may allow from the proceeds of the sale of any such
real estate such fee as the court shall deem reasonable and proper to the
attorney representing any such county, city or town locality in
such proceeding.
2. That nothing in this act shall be construed to supercede the provisions of §1-219.1.