Carrollton's Property Maintenance: The Rules That Matter

Every city handles property maintenance a little differently. In Carrollton, Texas, there are 3 distinct rules that residents and property owners should be aware of. Some are stricter than what neighboring cities enforce, and others are more relaxed. Here is what you need to know.

Snow & Sidewalk Clearing

Carrollton's Code of Ordinances requires any owner, tenant or occupant whose own water creates ice or a hazardous slick on the sidewalk fronting their building to remove it, under § 92.61. If the ice is frozen too hard to remove without damaging the pavement, § 92.62 requires spreading ashes, sand or sawdust and cleaning the sidewalk once weather permits.

Key details: Who must act: Owner, lessee, tenant or occupant abutting sidewalk. Trigger: Ice/hazard from water under person's control. Removal window: Reasonable time; full clean once weather permits. Max fine: $2,000 per offense, § 10.99(A)(2). Cost recovery: City bills owner for removal costs, § 92.60(B).

Violating §§ 92.60 through 92.63 is a Chapter 92 nuisance offense enforced under § 92.99, punishable under § 10.99(A)(2) with a fine up to $2,000, since Chapter 92 sits in the fire-safety/public-health fine tier. Each day the hazardous ice remains is a separate offense. Under § 92.60(B), the responsible owner or occupant must also reimburse the city for every dollar it spends removing or covering the hazard.

Property Blight

Carrollton's Substandard Structures Abatement Code lets the Designated City Official (the City Manager or a delegate) declare a dilapidated, unsecured or hazardous structure substandard and send it to the Property Standards Board for a public hearing, repair or demolition order, and lien-backed cost recovery if the owner does not comply.

Key details: Governing chapter: Ch. 158, adopted Ordinance 4036, 11/9/2021. Enforcement: Designated City Official + Property Standards Board. Hearing notice: At least 10 days, mailed and published. Standard compliance window: 30 days, extendable to 90. Demolition threshold: Damage exceeding 50% of reasonable value.

Failing to comply with Chapter 158 or a Property Standards Board order is a misdemeanor under Sec. 158.18, fined per title I, section 10.99(A)(2)(p) of the Carrollton Code, with each day of continued violation a separate offense. The city may also pursue civil enforcement under Texas Local Government Code Chapter 54. An owner, lienholder or mortgagee aggrieved by a PSB order may appeal under Texas Local Government Code Section 214.0012, with the city entitled to recover attorney's fees and costs if it prevails on Chapter 214 grounds (Sec. 158.19).

This is one of the stricter rules in Carrollton's municipal code. If you are unsure whether your situation complies, it is worth checking with the city before proceeding.

Vacant Lot Maintenance

Carrollton makes the owner or occupant of every unimproved lot responsible for mowing and clearing trash regardless of whether the property is occupied, under City Code §§ 95.03-95.04. Tracts of 20 acres or less must be mowed entirely; larger single-owner tracts only need a buffer maintained, and any visible accumulation of refuse, trash or debris is banned citywide, enforced by the Designated City Official with mowing liens and misdemeanor fines.

Key details: Full mow required: Tracts of 20 acres or less, entire parcel. Large-tract buffer: 25 ft of property line on tracts over 20 acres. Trash ban: No visible refuse, occupied or unoccupied lots. Right of entry: DCO may inspect at reasonable times, § 95.10. Lien priority: Second only to tax liens, 10% annual interest.

A vacant-lot violation is a misdemeanor under § 95.99, fined per § 10.99, with each day of noncompliance a separate offense and no culpable-mental-state requirement under § 95.90. Beyond a criminal citation, the city can mow the lot or haul the trash itself after a ten-day notice period under § 95.07 and recover the cost as a property lien under § 95.08, plus 10 percent annual interest.

The Bottom Line

Carrollton's property maintenance rules are a mixed bag. Some areas are strict, others are relaxed, and the details matter. The best approach is to check the specific rule that applies to your situation rather than assuming Carrollton is broadly strict or permissive.

Keep in mind that Carrollton can amend these rules at any council meeting. For the most current version of any rule mentioned here, check the specific ordinance page, where we track updates as they happen.