DeKalb County, GA Property Maintenance: Property Blight (2026)

The process starts under Section 18-68: the county's development/code enforcement department investigates whenever a public authority, at least five adult residents of separate unincorporated-area households, or the board of a mandatory-membership HOA charges in writing that a dwelling, structure or premise is dangerous and unfit for human habitation. If the department agrees, the county files an in-rem complaint against the property itself, serves the owner and parties in interest under O.C.G.A. Section 41-2-12, and a court hearing must be set between 15 and 45 days later, at which the owner may answer and appear.

Section 18-69 governs what happens after that hearing. If the court finds the structure dangerous and unfit, it must assess a joint and several fine of not less than $200 and not more than $1,000 per offense against the owner and every party in interest. The court may also order repair, closure or demolition, with any closed structure boarded to specifications set by the chief of police, and must send the written order and findings by certified mail while also posting it on the property and advertising it in the county's legal organ. The compliance deadline the order sets can never be shorter than 30 days from transmittal. A structure ordered closed must be placarded "unfit for human habitation," and it is unlawful to occupy it, or to deface or remove the placard; any placarded structure left vacant more than 60 days without correction stays off-limits. If the owner refuses to act or cannot be located, the court can direct the county to do the repair, closure or demolition at public expense under Section 18-70; the full cost, including demolition, salvage-removal and administrative costs, becomes a lien superior to every claim except tax liens, collected by the tax commissioner alongside ad valorem property taxes. Review of the court's order goes by direct appeal to the Superior Court of DeKalb County under O.C.G.A. Section 5-3-29.