How Yakima Handles Property Maintenance: A Practical Guide

Yakima maintains 106 local ordinances across all categories, and 5 of those deal specifically with property maintenance. Here is a breakdown of what the city actually requires, what is prohibited, and where Yakima falls on the strict-to-permissive spectrum compared to other cities.

Trash Bin Storage

Yakima's residential refuse service is operated by the City of Yakima Refuse Division under YMC Chapter 4.16 (Garbage Storage, Collection and Disposal). YMC 4.16.070 makes the city the sole supplier and owner of refuse containers — non-city carts will not be collected. Under YMC 4.16.170(a), carts must be placed at curbside by 6:00 a.m. on the scheduled collection day. Containers must be kept on private property and not in any public alley, street or right-of-way except a reasonable time before/after pickup (YMC 4.16.170(e)). 32- and 96-gallon carts are available; weights are capped at 112 lb and 300 lb respectively (YMC 4.16.170(d)). Disposal service is compulsory (YMC 4.16.150).

Key details: Code Chapter: YMC Ch. 4.16 (Garbage Storage, Collection and Disposal). Hauler: City of Yakima Refuse Division (municipal utility). Container Ownership: City owns and supplies all residential containers (YMC 4.16.070). Set-Out Deadline: Curbside by 6:00 a.m. on collection day (YMC 4.16.170(a)). Cart Sizes / Weight Cap: 32-gal max 112 lb; 96-gal max 300 lb (YMC 4.16.170(d)).

Use of a non-city container is unlawful (YMC 4.16.070). Storing carts in the public alley/street/ROW outside the reasonable pickup window violates YMC 4.16.170(e). Improper storage or sanitation can be cited under YMC 11.40.302 (Property Maintenance) with the YMC 11.40.106.4 penalty schedule ($250 no-abatement; $500/$750/$1,000 escalating repeat). General refuse-code penalties are in YMC 4.16.240; civil infractions follow YMC Chapter 6.02 procedures.

Vacant Lot Maintenance

Under YMC 11.40.302.4 (adopting 2018 IPMC §302.4 as amended), 'Premises and exterior property shall be maintained free from hazardous vegetation in excess of 12 inches in height.' This applies to vacant lots as well as occupied parcels. On failure to cut after notice, the city or its contractor may enter the property and cut the weeds at the owner's expense. YMC 11.40.302.1 (Sanitation) parallel-requires exterior property to be kept 'clean, safe and sanitary' and not constitute a nuisance. Penalties under YMC 11.40.106.4 start at $250 (no abatement after notice) and escalate to $1,000 for repeat offenses.

Key details: Vegetation Height Limit: 12 inches (YMC 11.40.302.4). Applies To: All premises and exterior property — vacant or occupied. Notice & Cut: City or contractor may enter and cut after notice; owner pays cost (YMC 11.40.302.4). Sanitation Standard: 'Clean, safe and sanitary' (YMC 11.40.302.1). First Non-Abatement Penalty: $250 (YMC 11.40.106.4).

Owner is served a Notice of Violation under YMC 11.40.107 with an order under YMC 11.40.110 specifying a deadline. Failure to abate triggers the YMC 11.40.106.4 schedule — $250 for first non-abatement, escalating to $500 / $750 / $1,000 for repeat offenses. The city or its contractor may enter and cut, with all costs paid by the owner (YMC 11.40.302.4). Costs may be assessed as a lien under RCW 35.80 / RCW 35A.21.160.

Property Blight

Property blight in Yakima is enforced under YMC Chapter 11.40 (Property Maintenance Code; 2018 IPMC with amendments) and YMC Chapter 4.16 (refuse accumulation). YMC 11.40.302.1 requires exterior property to be 'maintained in a clean, safe and sanitary condition' and not constitute a nuisance. YMC 11.40.302.8 prohibits inoperative motor vehicles on premises and vehicles in 'a state of major disassembly, disrepair, or in the process of being stripped or dismantled.' Junk vehicles are addressed under YMC Chapter 9.47, with the chief of police authorized to certify a vehicle as 'junk' if it meets at least three of four criteria (3+ years old, extensively damaged, apparently inoperable, scrap-value only). Penalties under YMC 11.40.106.4 start at $250 with no abatement and escalate to $1,000 for repeat offenses.

Key details: Property Maintenance Code: YMC Ch. 11.40 — 2018 IPMC with city amendments. Sanitation Standard: YMC 11.40.302.1 — 'clean, safe and sanitary'. Inoperative Vehicles: Prohibited on premises (YMC 11.40.302.8). Front Yard Vehicle Parking: Only on improved driveway (YMC 11.40.302.9). Vehicles on Blocks: Prohibited unless garaged/screened (YMC 11.40.302.10).

YMC 11.40.106.4 penalty schedule: $250 (no abatement after notice and order deadline); $500 (1st repeat); $750 (2nd repeat); $1,000 (3rd repeat). City may abate and bill the owner; under YMC Chapter 4.16 abatement costs are recoverable. Junk-vehicle impound runs through YMC 9.47.030 / RCW 46.55. Criminal storage of vehicle hulks is addressed under YMC 9.47.060.

Snow & Sidewalk Clearing

YMC Chapter 8.88 (Snow and Ice Removal) requires every owner or occupant of property adjacent to a public sidewalk to clear the sidewalk 'immediately adjacent to the primary entrance' of snow and ice by 9:00 a.m. of every day after snowfall (YMC 8.88.020). When ice/snow cannot practically be removed, the owner must apply sand or other suitable material so the sidewalk can be used safely. It is a civil infraction to dump shoveled snow or ice back into the public ROW, alley, street, pathway or thoroughfare (YMC 8.88.020). Penalty under YMC 8.88.030 is a civil infraction up to $50 per day. When 3+ inches accumulate, the city manager may declare a snow alert, prohibiting parking on posted snow routes (YMC 8.88.040–.060).

Key details: Code Chapter: YMC Ch. 8.88 (Snow and Ice Removal). Clearance Deadline: 9:00 a.m. every day after snowfall (YMC 8.88.020). Area to Clear: Sidewalk immediately adjacent to the primary entrance. Alternative: Sand or other suitable material if removal impractical (YMC 8.88.020). Dumping Back into ROW: Civil infraction (YMC 8.88.020).

Civil infraction under YMC 8.88.030 — monetary penalty up to $50, with each day a separate offense. Dumping shoveled snow/ice into the public ROW, alleys, streets, pathways or thoroughfares is itself a civil infraction (YMC 8.88.020). Parking on a posted snow route during a declared snow alert is a separate civil infraction (YMC 8.88.040) and the vehicle may be ticketed and towed under YMC 8.88.070, with tow and relocation costs paid by the owner.

Garage Sale Rules

Yakima does not require a city permit or business license for an occasional residential garage sale of personal household items. Mobile/street vendor licensing under YMC Chapter 5.57 targets commercial mobile food and merchandise vendors (per YMC 5.57.010 definitions), not homeowners selling personal items. Yard-sale signs follow the temporary-sign rules in YMC 15.08.110 — exempt from permitting but subject to size limits (4 sq ft / 5 ft post / 3 ft stake in single-family) and the off-premise / right-of-way rules in YMC 15.08.110(D) and YMC 15.08.070(K). Casual sales by non-business sellers are exempt from Washington retail sales tax under WAC 458-20-178 / RCW 82.04.040 (definition of 'business'), though the buyer may owe use tax.

Key details: City Permit / License: Not required for an occasional residential garage sale of personal items. Sale Frequency Cap: No specific Yakima cap; recurring sales may require YMC 5.52 business license. On-Yard Sign: Max 4 sq ft / 5 ft post-mounted / 3 ft stake (YMC 15.08.110(E)(2)(i)). ROW Signs: Stake-only, max 4 sq ft / 3 ft, not on sidewalks (YMC 15.08.110(D)). Utility Poles: Prohibited; removed by city (YMC 15.08.070(K)).

Recurring/commercial-scale sales without a YMC Chapter 5.52 business license may be cited under YMC 5.52 enforcement. Off-premise or improperly placed signs are removed by the city and held five business days at Public Works (YMC 15.08.070(K)); on-premise sign violations follow YMC 15.08.190 enforcement and the YMC 11.40.106.4 penalty schedule ($250 / $500 / $750 / $1,000 escalating). Use-tax obligations are enforced by the WA Department of Revenue.

If you are coming from a city with tighter rules, you will find Yakima gives residents more flexibility on garage sale rules.

The Bottom Line

Yakima'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 Yakima is broadly strict or permissive.

This guide is based on Yakima's current municipal code. Local rules can and do change, so check the individual ordinance pages for the latest details, penalties, and FAQs.