Goodyear, AZ Property Maintenance: Property Blight (2026)
Key Facts
- Governs
- Debris, weeds over 6 inches, dilapidated structures
- Who's covered
- Owners, tenants, landlords, managers
- Notice period
- 30 days to comply before city abates
- Appeal window
- 14 days (notice) / 30 days (assessment)
- Abatement surcharge
- 5% added to inspection cost
- Max criminal fine
- $2,500 individual / $20,000 business
Summary
Goodyear property owners, tenants and landlords must keep buildings, lots and vacant land free of garbage, weeds over six inches and accumulated debris, and must remove dilapidated structures that endanger public health and safety, under City Code § 10-4-4. Code Enforcement issues a notice and order to comply, and the City can abate the hazard itself and place a lien on the property if the owner does not.
(A) It is unlawful for any property owner, tenant, renter, lessor, lessee, manager, entity, fiduciary or person with control of any property, building, structure or vacant land to fail to maintain such property, building, or structure in a clean manner free from garbage, rubbish, refuse, trash, weeds, waste or other accumulation of filth, debris, including but not limited to solid waste, litter, contamination, garbage, remodeling and demolition refuse/debris, hazardous materials, green waste, recyclables and weeds in excess of six inches in height. (B) It is unlawful for any property owner, tenant, renter, lessor, lessee, manager, entity, fiduciary or person with control of any property, building, structure or vacant land to fail to remove dilapidated structures which constitute a hazard to public health and safety from buildings, grounds, lots, property and its contiguous sidewalks, streets and alleys.
Official source re-checked September 8, 2026: no newer edition of the code had been published (publisher’s edition: current through Ordinance 26-1648, passed April 27, 2026).
Full Breakdown
City Code § 10-4-4 reaches every 'property owner, tenant, renter, lessor, lessee, manager, entity, fiduciary or person with control' of real property in Goodyear. Subsection (A) bars letting a building, structure or vacant lot accumulate garbage, rubbish, refuse, contamination, demolition debris, hazardous materials or weeds taller than six inches. Subsection (B) separately makes it unlawful to fail to remove a dilapidated structure that constitutes a hazard to public health and safety, reaching the sidewalks, streets and alleys the structure touches. Subsections (C) and (D) extend the same duty to the abutting right-of-way and to landscaping upkeep, including deep-root watering, pruning and irrigation maintenance.
Enforcement runs through Article 10-6. When an Enforcement Official finds a violation, § 10-6-2 requires a Notice of Violation and Order to Comply identifying the violation, a reinspection date, a City contact, and, if abatement is involved, a cost estimate; the notice must warn that the City can abate and lien the property if the owner does not correct the condition within 30 days. An owner may appeal to the City Manager within 14 calendar days of the notice, or 30 days of an assessment, under § 10-6-3, and the City Manager's decision is final. §§ 9-499 and 44-1201.
Violations & Fines
A property-maintenance violation is enforceable both civilly and criminally under Article 1-8 and Chapter 18 (§ 10-6-1(C)), with a misdemeanor conviction carrying up to a $2,500 fine for an individual or $20,000 for a business, or up to six months in jail, and each day of noncompliance charged as a separate offense. Unpaid abatement costs become a recorded lien against the property under § 10-6-4(E) and § 10-6-5.
Frequently Asked Questions
What counts as a property-maintenance violation in Goodyear?
How long does a Goodyear property owner have to fix a violation before the city acts?
Can Goodyear put a lien on a house for an unmowed, blighted lot?
Who enforces Goodyear's blighted-property rules?
Sources & Official References
Other rules in Goodyear
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