Residential and Commercial Ownership

Whether you're a seasoned property owner or a newcomer in Detroit, it's crucial to stay well-informed about your obligations regarding renovations, waste disposal, certificates, deferrals, and permits. These compliance measures are vital to guarantee the safety of your tenants and ensure that your property adheres to all necessary requirements. If you have any questions or concerns, feel free to reach out to us at (313) 224-2733. We are here to assist you to the best of our ability. 

 

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Steps for Renovating your Property

Residential Renovations

1. Securing Permits 

Any owner or owner's authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be performed, shall first make application to the building official and obtain the required permit.  

2. Application for Permit

To obtain a permit, the applicant shall first file an application therefor in writing on a form furnished by the department of building safety for that purpose. Application or notice to the building official is not required for ordinary repairs to structures, replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles. Such repairs shall not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or load-bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the egress requirements; nor shall ordinary repairs include addition to, alteration of, replacement or relocation of any water supply, sewer, drainage, drain leader, gas, soil, waste, vent or similar piping, electric wiring or mechanical or other work affecting public health or general safety. 

3. Submittal Documents

Construction documents, special inspection and structural program and other data shall be submitted in 1 or more sets with each application for a permit. The construction documents shall be prepared by or under the direct supervision of a registered design professional when required by 1980 PA 299, MCL 339.101 to 339.2919, and known as the Michigan occupational code. Where special conditions exist, the building official may require additional construction documents to be prepared by a registered design professional. 

4. Permit Issued   

If the building official is satisfied that the proposed work conforms to the requirements of this code and laws and ordinances applicable thereto, the building official shall issue a permit therefor as soon as practicable. The building permit or copy shall be kept on the site of the work until the completion of the project. Contractors or owners can now start performing work on the building.

5. Performing Work   

Contractor or owner should coordinate trades to renovate residential buildings according to the approved plans submitted to the municipality. If changes are made from the original approved plans, new revised plans shall be submitted to the municipality for review and approval. All trades should have secured their individual permits once the building permit is secured.  Please be aware there may be asbestos present when renovating, for additional information on asbestos, please go here.

6. Inspections   

It shall be the duty of the permit holder or their agent to notify the building official that such work is ready for inspection. It shall be the duty of the person requesting any inspections required by this code to provide access to and means for inspection of such work. Work shall not be done beyond the point indicated in each successive inspection without first obtaining the approval of the building official. The building official upon notification shall make the requested inspections and shall either indicate the portion of the construction that is satisfactory as completed or shall notify the permit holder or agent of the permit holder wherein portion of the construction fails to comply with this code. The notification shall include specific reference to the code chapter and section numbers in violation in writing. Any portions that do not comply shall be corrected and such portion shall not be covered or concealed until authorized by the building official. 

All MEP installations (mechanical, electrical, and plumbing) shall be in accordance with their applicable codes and all required MEP inspections must be approved before required building inspections are conducted.  The building inspections are always the last inspection to be approved and the only inspections that can authorize cover on framing members, foundation, and slab pours, backfill approvals, and final inspections. 

7. Types of Inspections  

Each trade has many different types of inspections, here are a list of the most common inspection types per trade: 

  • Buildings: footings and foundations, slab, damp proofing, insulation, rough frame, above ceiling, fireproofing, final.  

  • Electrical: rough wall temporary wiring, status, final. 

  • Pluming: underground, rough wall, re-inspection, final. 

  • Mechanical: rough duct, final 

8. Certificate of Occupancy or Certificate of Acceptance  

After the building official inspects the building or structure and finds no violations of the provisions of this code or other laws that are enforced by the department of building safety, the building official shall issue a certificate of occupancy which shall contain the following: 

  • The building permit number. 

  • The address of the structure. 

  • A description of that portion of the structure for which the certificate is issued. 

  • A statement that the described portion of the structure has been inspected for compliance with the requirements of this code. 

  • The name of the building official. 

  • The edition of the code under which the permit was issued. 

  • Any special stipulations and conditions of the building permit. 

  • If the construction is not a change of use/occupancy or an addition to the building a certificate of acceptance will be issued from all trade permits upon final approval.  

 Commercial Renovations

1. Securing Permits 

Any owner or owner's authorized agent who intends to construct, enlarge, alter, repair, move, demolish or change the occupancy of a building or structure, or to erect, install, enlarge, alter, repair, remove, convert or replace any electrical, gas, mechanical or plumbing system, the installation of which is regulated by this code, or to cause any such work to be performed, shall first make application to the building official and obtain the required permit.  

2. Application for Permit

  • To obtain a permit, the applicant shall first file an application therefor in writing on a form furnished by the department of building safety for that purpose. Such application shall: 

  • Identify and describe the work to be covered by the permit for which application is made. 

  • Describe the land on which the proposed work is to be done by legal description, street address or similar description that will readily identify and definitely locate the proposed building or work. 

  • Indicate the use and occupancy for which the proposed work is intended. 

  • Be accompanied by construction documents and other information as required in Section 107. 

  • State the valuation of the proposed work. 

  • Be signed by the applicant, or the applicant's authorized agent. 

  • Give such other data and information as required by the building official. 

3. Permit Issued   

If the building official is satisfied that the proposed work conforms to the requirements of this code and laws and ordinances applicable thereto, the building official shall issue a permit therefor as soon as practicable. The building permit or copy shall be kept on the site of the work until the completion of the project. Contractors or owners can now start performing work on the building.

4. Performing Work   

Contractor or owner should coordinate trades to renovate commercial buildings according to the approved plans submitted to the municipality. If changes are made from the original approved plans, new revised plans shall be submitted to the municipality for review and approval. All trades should have secured their individual permits once the building permit is secured. Please be aware there may be asbestos present when renovating, for additional information on asbestos, please go here.

5. Inspections   

  • Construction or work for which a permit is required shall be subject to inspection by the building official and such construction or work shall remain accessible and exposed for inspection purposes until approved.  It shall be the duty of the holder of the building permit or their duly authorized agent to notify the building official when work is ready for inspection. It shall be the duty of the permit holder to provide access to and means for inspections of such work that are required by the code. 

  • Work shall not be done beyond the point indicated in each successive inspection without first obtaining the approval of the building official. The building official, upon notification, shall make the requested inspections and shall either indicate the portion of the construction that is satisfactory as completed, or notify the permit holder or his or her agent wherein the same fails to comply with this code. Any portions that do not comply shall be corrected and such portion shall not be covered or concealed until authorized by the building official.  All MEP installations (mechanical, electrical, and plumbing) shall be in accordance with their applicable codes and all required MEP inspections must be approved before required building inspections are conducted.   

  • The building inspections are always the last inspection to be approved and the only inspections that can authorize cover on framing members, foundation, and slab pours, backfill approvals above ceiling coverings, and final inspections. 

6. Types of Inspections  

Each trade has many different types of inspections, here are a list of the most common inspection types per trade: 

  • Buildings: footings and foundations, slab, damp proofing, insulation, rough frame, above ceiling, fireproofing, final.  

  • Electrical: underground, rough wall temporary wiring, sign, status, final. 

  • Pluming: underground, rough wall, re-inspection, final. 

  • Mechanical: rough duct, above ceiling, hydrostatic test, final 

7. Certificate of Occupancy or Certificate of Acceptance  

After the building official inspects the building or structure and finds no violations of the provisions of this code or other laws that are enforced by the department of building safety, the building official shall issue a certificate of occupancy which shall contain the following: 

  • The building permit number. 

  • The address of the structure. 

  • A description of that portion of the structure for which the certificate is issued. 

  • A statement that the described portion of the structure has been inspected for compliance with the requirements of this code for the occupancy and division of occupancy and the use for which the proposed occupancy is classified. 

  • The name and signature of the building official or designee, registered in accordance with the building officials and inspectors’ registration act, 1986 PA 54, MCL 338.2301 to 338.2313. 

  • The edition of the code under which the permit was issued. 

  • The use and occupancy, in accordance with the provisions of chapter 3. 

  • The type of construction as defined in chapter 6. 

  • The design occupant load. 

  • If an automatic sprinkler system is provided, whether the sprinkler system is required. 

  • Any special stipulations and conditions of the building permit. 

  • If the construction is not a change of use/occupancy or an addition to the building a certificate of acceptance will be issued from all trade permits upon final approval. 

Steps for Certificate of Compliance

Certificate of Compliance

How to Obtain a Rental Certificate of Compliance  

In addition to obtaining a Certificate of Registration, as a rental property owner you are required to successfully pass an inspection by the City or the City’s qualified third-party inspector and obtain a Lead Clearance Report to qualify for a Certificate of Compliance. The Certificate of Compliance demonstrates that your property is now safe for occupancy.  

Steps to Obtain a Rental Certificate of Compliance 

Step 1:  

  • Register property as a rental by logging in or creating an eLAPs account 

  • Register Property(s) 

  • Register each property via the Code Enforcement Module in eLAPSs. Be sure to upload all required forms while registering the property (Proof of Property Ownership). Documents will be reviewed by Property Maintenance. 

Click here for a video demonstration on how to register 

Click here for written directions on how to register 

Effective January 2022 Rental Registrations will not have an expiration date unless there is a change in ownership, or a change of use for the rental property 

Step 2: 

  • 1-2 Unit properties schedule with 3rd party inspection company. Approved inspection companies are listed here. 

  • Once completed, upload the passed inspection report into Accela via eLAPs. 

  • 3+ Unit properties schedule an inspection by calling our landlord hotline 313-224-3115 

  • If violations exist, make the necessary repairs to the property and schedule a re-inspection with the 3rd party or BSEED (whoever performed the 1st inspection) 

  • Pull permits for any work required, via the Permits Module in eLAPs. The permit may require a licenses professional to perform the work. 

Step 3: 

  • Complete initial lead inspection and risk assessment for properties built before 1978. For more information click here.  

  • Hire a lead certified contractor to remediate if lead hazards are present 

  • 1-2 Units: Submit a lead-based paint inspection/risk assessment report and lead clearance report electronically to your 3rd party rental inspection company.  

  • 3+ Units: Three or more units submit reports to [email protected] 

  • Upload Lead report into Accela via eLAPs. 

  • Open the record in your account and, under Record Info, select Attachments. This allows you to 'Add' and upload the Lead Report and any other additional documents required. 

Once the rental and lead inspections pass, BSEED will issue a Certificate of Compliance to the property owner. 

To obtain a Rental Certificate of Compliance for Federally Inspected Properties 

  • Register property as a rental by logging in or creating an eLAPs account 

  • Register Property(s) 

  • Register each property via the Code Enforcement Module in eLAPSs. Be sure to upload all required forms while registering the property (Proof of Property Ownership). Documents will be reviewed by Property Maintenance. 

Click here to see how to use the online application 

Effective January 2022 Rental Registrations will not have an expiration date unless there is a change in ownership, or a change of use for the rental property 

  • Attach a passed HUD Inspection to your eLAPS account 

  • Inspections need to be less than 12 months old 

  • Once we received the passed inspection and there are, BSEED issues Certificate of Compliance to the property owner 

Steps to Deferrals

Deferrals

Deferrals 

If your property has been ordered demolished (ODM) by City Council you must apply for a deferral in order to have it removed. To apply complete a deferral application and submit the deferral application & associated documents to [email protected]. 

How to make a Payment 

  1. Email [email protected] to request an invoice number and Record ID 

  2. In the subject line enter the Property Address 

  3. You will receive a response within one (1) business day 

  4. Go to the BSEED Online Payment page & pay the associated fee 

  5. Email complete application & associated documents to [email protected]  

How to apply for Residential Property Deferral 

  1. An application fee of $37, deferral inspection service fee of $148, an inspection fee of $167 (totaling $352) will be charged for Residential deferrals and must be paid when submitting the completed application for the Residential deferral application. 

  1. Complete the Residential properties deferral application 

  1. Submit along with the application: 

    • Copy of Proof of ownership (must have registered deed) 

    • Copy of valid Government Issued Identification (State ID, Driver's License, or Passport) 

    • Copy of City of Detroit Property Tax Clearance (details below) 

    • Copy of DAH Blight Clearance 

      • Email completed form to [email protected] 

      • Once approved, it should be included with deferral application 

    • Proof of funds for rehabilitation 

    • Copy of Paid Invoice showing the Deferral Application Fee, Deferral Inspection Service Fee, and Inspection fee 

You must complete all items before you submit documents. Partial packets will not be accepted.  

Completed deferral applications are not approved until authorized by resolution of the Detroit City Council.

 

How to apply for Commercial Property Deferral 

  1. An application fee of $37, deferral inspection service fee of $148, and inspection fee of $167, and a special inspection/re-inspection fee of $167 (totaling $519) will be charged for Commercial deferrals ONLY and must be paid when submitting the Commercial deferral application. 

  1. Complete the Commercial properties deferral application 

  1. Submit along with application:  

    • Copy of Proof of ownership (must have registered deed)

    • Copy of valid Government Issued Identification (State ID, Driver's License, or Passport) 

    • Copy of City of Detroit Property Tax Clearance (details below) 

    • Copy of DAH Blight Clearance 

      • Email completed form to [email protected] 

      • Once approved, it should be included with deferral application 

    • Proof of funds for rehabilitation

    • Copy of Paid Invoice showing the Deferral Application Fee, Deferral Inspection Service Fee, Inspection fee, and Special Inspection/Re-Inspection Fee. 

You must complete all items before you submit documents. Partial packets will not be accepted.  

Completed deferral applications are not approved until authorized by resolution of the Detroit City Council. 

Submit the deferral application & associated documents to [email protected] 

What Happens Next 

Upon submitting the completed deferral application,  

  1. A supervisor will review and approve or deny your application. Completed deferral applications are not approved until authorized by resolution of the Detroit City Council. 

  1. If approved an inspection of the property will be scheduled. 

    • The owner must remedy the dangerous situation by securing the structure against trespassing/elements, abate the attractive nuisance, blight, trash, graffiti, structurally unsound or unstable property before the scheduled inspection.  

    • Any openings to trespass and/or elements MUST be barricaded have paint coating uniform to the building

Full Online Deferral Process can be seen here. 

How to get Tax Clearance 

  1. Applicant must complete the "Applicant" portion of the Clearance Application. 

  1. The applicant must also attach to the application a copy of:  

    • Receipt of paid BSEED inspection 

    • Registered deed

    • Photocopy of Driver's license 

  2. Return to: [email protected]  

How to Avoid Blight Tickets

Blight Tickets Info

Blight Tickets Info

New property owners should check for any outstanding violations inherited from previous owners that could hinder obtaining permits. Rental property owners, like all others in the city, must maintain their properties according to Detroit's property maintenance code. Failure to do so may result in a Blight Violation citation, commonly known as a "Blight Ticket," issued by City inspectors, police officers, or other officials empowered to investigate and cite code violations. Lack of registration or a Certificate of Compliance makes one subject to blight tickets. 

 The DAH is divided into three divisions: 

  1. Property Maintenance 
  2. Zoning 
  3. Illegal Dumping/Solid Waste 


The Property Maintenance Division:  hears cases filed by Buildings and Safety Engineering Department. In these cases, Blight Violation Notices are issued by building and health inspectors and by police officers. These cases violations include, but are not limited to: 

  • Failure to obtain certificate of compliance 
  • Failure to obtain a certificate of rental registration 
  • Rat harborage 
  • Failure to remove snow and ice 
  • Inoperable vehicles 
  • Failure to maintain exterior of property 
  • Failure to comply with emergency orders 


The Zoning Division:  hears cases filed by Buildings and Safety Engineering. In these cases, Blight Violation Notices are issued by building inspectors. 

These cases violations include, but are not limited to: 

  • Violations of special land use grants 
  • Change of land use without a permit 
  • Change of building use without a permit 
  • Failure to obtain the required certificate of maintenance of grant conditions 


The Illegal Dumping and Solid Waste Division:  hears cases filed by the Department of Environmental Affairs. Blight Violation Notices in these cases are issued by health and environmental inspectors, and police officers. These cases violations include, but are not limited to: 

  • Early or late placement of Courville containers at the curb 
  • Improper set-out of bulk waste 
  • Improper storage of solid waste
  • Animal and fowl excrement violations 
  • Illegal dumping

Trade Permits

Building Permits

Building permits shall not be required for any of the following:  

  • One-story detached accessory structures used as tool and storage sheds, playhouses, and similar uses, provided the floor area does not exceed 120 square feet (11 m2). 

  • A fence that is not more than 7 feet (2 134 mm) high. 

  • Oil derricks. 

  • A retaining wall that is not more than 4 feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge or impounding class I, II or III-A liquids. 

  • A water tank supported directly on grade if the capacity is not greater than 5,000 gallons (18925 L) and the ratio of height to diameter or width is not greater than 2 to 1. 

  • A sidewalk and driveway not more than 30 inches (762 mm) above adjacent grade and not over any basement or story below and are not part of an accessible route. 

  • Painting, papering, tiling, carpeting, cabinets, counter tops, and similar finish work. 

  • Temporary motion picture, television, and theater stage sets and scenery. 

  • Prefabricated swimming pools accessory to a group R-3 occupancy, as applicable in section 101.2, that are less than 24 inches (610 mm) deep, are not greater than 5,000 gallons (18 925 L) and are installed entirely above ground. 

  • Shade cloth structures constructed for nursery or agricultural purposes, not including service systems. 

  • Swings and other playground equipment accessory to detached 1- and 2-family dwellings. 

  • Window awnings in group R-3 and U occupancies, supported by an exterior wall that do not project more than 54 inches (1 372 mm) from the exterior wall and do not require additional support, as applicable in section 101.2 and group U occupancies. 

  • Nonfixed and movable fixtures, cases, racks, counters, and partitions not over 5 feet 9 inches (1 753 mm) in height. 

 Electrical Permits

Electrical permits shall not be required, as in accordance with the Michigan electrical code, R 408.30801 to R 408.30880, for any of the following:  

  • Repairs and maintenance: Minor repair work, including the replacement of lamps or the connection of approved portable electrical equipment to approved permanently installed receptacles. 

  • Radio and television transmitting stations: The provisions of the code do not apply to electrical equipment used for radio and television transmissions but do apply to equipment and wiring for power supply and to the installation of towers and antennas. 

  • Temporary testing systems: A permit is not required for the installation of any temporary system required for the testing or servicing of electrical equipment or apparatus. 

 Mechanical Permits

Mechanical permits shall not be required for any of the following:  

  • A portable gas heating appliance that has inputs of less than 30,000 Btu per hour. 

  • Portable ventilation appliances and equipment. 

  • Portable cooling unit. 

  • Steam, hot water, or chilled water piping within any heating or cooling equipment or appliances regulated by this code. 

  • Replacement of any minor part that does not alter the approval of equipment or an appliance or make such equipment or appliance unsafe. 

  • A portable evaporative cooler. 

  • Self-contained refrigeration systems that contain 10 pounds (4.5 kg) or less of refrigerant, or that are actuated by motors of 1 horsepower (0.75 kW) or less. 

  • Portable fuel cell appliances that are not connected to a fixed piping system and are not interconnected to a power grid. 

  • An oil burner that does not require connection to a flue, such as an oil stove and a heater equipped with a wick. 

  • A portable gas burner that has inputs of less than 30,000 Btu per hour. 

  • When changing or relocating a gas meter or regulator, a permit is not required when installing gas piping which shall be limited to 10 feet (3 005 mm) in length and not more than 6 fittings. 

  • When installing geothermal vertical closed loops under the supervision of a mechanical contractor licensed in HVAC if the company meets both the following: 

    • Has obtained a certificate of registration as a well-drilling contractor pursuant to part 127 of the public health code. 

    • Has installed the geothermal vertical closed loops in accordance with the department of environmental quality best practices regarding geothermal heat pump closed loops. Exemption from the permit requirements of this code shall not be deemed to grant authorization for work to be done in violation of the provisions of this code or other laws or ordinances of this jurisdiction. 

 Plumbing Permits

Plumbing permits shall not be required for either of the following:  

  • The stopping of leaks in drains, water, soil, waste, or vent pipe. However, if any concealed trap, drainpipe, water, soil, waste, or vent pipe becomes defective and it becomes necessary to remove and replace the drain or pipe with new material, then the work is considered new work, and a permit shall be obtained and inspection made as provided in the code. 

  • The clearing of stoppages or the repairing of leaks in pipes, valves, or fixtures, and the removal and reinstallation of water closets, if the repairs do not involve or require the replacement or rearrangement of valves, pipes, or fixtures.

Solid Waste Guidelines for Residential Properties

Solid Waste Guidelines

Solid Waste Guidelines 
 
Residential properties are subject to a solid waste fee on their tax bill, covering: 

  • One Courville container of household solid waste weekly 
  • One container of recycling biweekly 
  • Properly packaged yard waste is accepted biweekly during yard waste season 
  • Two cubic yards of bulk household waste biweekly 

 
Bulk items should be placed only in front of your property, not in front of vacant lots or properties. Courville containers cannot be stored in the front yard and may only be at the curb from 6 PM the day before collection to 9 PM on the day of collection. 
 
Guidelines for packing yard waste:

  • Grass clippings, leaves, and small twigs (up to 2 inches in diameter) go in biodegradable paper yard waste bags or a labeled personal container. 
  • Branches and twigs up to 4 feet long and 4 inches in diameter must be bundled and tied, weighing no more than 60 pounds. 
  • Keep all yard waste 6 feet away from trash and recycling containers. 
  • Yard waste in plastic bags will not be collected. 
  • Yard waste should not be mixed with bulk items. 

 
To deter rodents:

  • Promptly pick up all animal waste. 
  • Remove uneaten pet food and water before dark. 

 
Residents can arrange a paid pick-up with DPW-Solid Waste for waste outside the guidelines. Household bulk items and yard waste can be disposed of at DPW's drop-off locations. 
 
Other guidelines:

  • Grass must not exceed 8 inches in height. 
  • Property owners are responsible for trash and grass from the middle of the street to the middle of the alley. 
  • Do not block the sidewalk or street with overgrown shrubbery. 
  • Roll-off containers must be placed on your property; street or berm placement requires a DPW permit. 
  • Commercial properties should contact the city or a private service provider for trash removal; yard waste and bulk items require a separate fee and separate payment.