November 18, 2025 Dangerous Building Demolition Hearings
Dangerous Building Demolition Hearings - November 18, 2025
The City Council convened to review administrative appellate hearings regarding dangerous buildings in Detroit. Property owners, consultants, and residents appeared to argue for the preservation of their properties or to request deferrals for demolition orders issued by the Building Safety & Engineering Department (BSEED). The Council deliberated on individual cases, weighing evidence of property conditions, owner intent, and feasibility of rescue against public safety concerns.
Consent Calendar
- [No specific consent calendar items were explicitly named; the meeting proceeded directly to the dangerous buildings hearing list.]
Public Comments & Testimony
- Martha West (200 Lennox): Expressed a desire to keep her property but reported significant title ownership disputes where her nephew transferred the property to a company name without her full knowledge while she was attending to deceased relatives. She stated she purchased the property in the early 1900s. Councilmember Waters offered assistance to resolve title issues.
- Rachel Garcia (1549 Military): Confirmed the property had been removed from the demolition list previously after meeting safety requirements, though the garage on an adjacent lot was addressed separately.
- Leonard Bell (3827 Burlingame): Expressed full support for keeping the property, stating he purchased it to help a distressed grandmother, removed a fallen tree, and is performing structural repairs using his pension despite setbacks from break-ins and substance abuse issues in the building.
- Mike Cena (24501 West McNichol): Stated the client intends to keep the property, clean up drainage issues, and resume operations as a car wash by spring, though finances have been tight.
- Martel Bivings & Mohammed Ali (6523 West Warren): Both expressed plans to keep the property and convert it into a commercial "white box" rental within nine months. Ali (online) confirmed the intent to rehab the storefronts.
- Charles Edward Williams (6125 14th Street): Representing a congregation, he explained the building has received over $700,000 in investment but COVID-era inflation impaired progress. He expressed a commitment to securing the property and fundraising but noted a lack of clear future resources for large loans.
- Chelsea (5400 McDougal): Expressed desire to keep the property, detailing recent cleanup of hoarding (12 dumpsters), board-up of windows, and clarification regarding a light well issue that was previously mistaken for roof collapse.
- Terra (12031 Stopel): Stated she plans to keep the property and is working with her insurance company to repair fire damage from August, noting a previous hearing was missed due to the emergency.
- Kimberly Young (11706 Long Acre): Expressed intent to keep the property and had cleared overgrowth and boarded up openings, requesting that a back wall inspection confirm compliance.
- James White & Mrs. White (4276 Larchmont): Mr. White stated they intend to keep and sell the fire-damaged property within six months. Mrs. White clarified they have no funds to repair the property themselves but are trying to sell it as-is to cover water bills.
- Sotero Lopez (1483 Montclair): Expressed intent to keep the property, noting the roof work was paused due to a missing permit but will be completed by the end of the week.
- Bianca Rios (13517 Hayden): Stated she wants to keep the foundation to rebuild after her property burned down, noting she delayed demolition because she just gave birth but intends to pull permits immediately to "race" the city to demolition.
- Rhonda Johnson (15136 Hayden): Expressed a desire to keep the property for her daughter upon graduation but needs to secure openings and clear debris.
- Caller 10020 Archdale: Expressed intent to address overgrowth and roof holes immediately, offering to tarp the roof and board windows if given time.
- Caller 19395 Monarch: Spoke on behalf of her mother (the owner), stating the family wants to sell the property but cannot afford repairs; they agreed to board windows and clear yard waste to facilitate a sale.
- Eddie Mora (3723 Grizeel): Representing family members in the process of selling the home, noted he cannot secure the collapsed roof himself but will attempt to get a contractor to tarp it.
- Rahma Osman (14803 Press): Stated she intends to repair the property but had been delayed by health issues (broken ankle, heart problem) and has since boarded windows and cleaned overgrowth.
- Quality One Services (200 Lennox): Stated they were prepared to demolish, but since the aunt (Martha West) wished to keep it, they would transfer it back to her name if she could maintain it, though they expressed concern she lacks resources.
Discussion Items
- Property 6125 14th Street: Councilmember Waters emphasized the church's history and struggle with resources. Councilmember Benson and the Chair agreed to send the property back to BSEED to establish a plan for securing the property with wood planks as a cost-effective first step.
- Property 4276 Larchmont: Councilmember Benson argued against sending the fire-damaged property back for time to sell, noting the danger to neighbors and the likelihood of it remaining blighted. He requested proof of a contract or a timeline. The Chair noted that if the property is not in compliance and cannot be sold, the city may proceed with demolition. The motion to send back was made.
- Block 10 Cost Analysis Debate (7814 Helen & 5793 Holcomb): A significant debate occurred regarding sending properties back for cost analysis. Councilmember Benson (Third District) strongly opposed sending 7814 Helen back, citing it has been on the list for five years, has fire damage, and his constituents prioritize the removal of blight and dangerous open structures. He argued against saving properties without owner intent or deeper data. Councilmember Waters (Chair) argued for providing every opportunity to save properties and housing, advocating for cost analysis to compare demolition vs. rehabilitation costs. Eventually, the Council agreed to send 5793 Holcomb back for analysis but concur on the recommendation for 7814 Helen to be demolished after further explanation that the Vice Chair would check his district's data.
- Data and Process Improvements: The Vice Chair proposed adding more context to future agendas, including ownership history, tax delinquency, time on the list, and damage type, to reduce contention and improve decision-making. BSEED agreed to attempt to provide this data.
- 19220 Langhome: A discussion regarding this Third District property resulted in the Vice Chair concurring with the demolition order despite the motion to send it back for cost analysis, acknowledging the member's desire to avoid exposing neighbors to risk.
Key Outcomes
- Withdrawals (Removed from Demolition List): 1549 Military, 2208 Littisdale, 2000 Row, 16077 Liberal, 1810 East Grand Boulevard, 5610 West Ford, 11401 Press, 8060 Middle Point, 1350 Pernard, 20203 Hull, 14803 Press (pending photos), 11531 East McNichols, 1914 Rapel, 10519 (implied via context), 18848 Bloom (implied via context of motion fails? No, 18848 Bloom was listed as ordered demolished in the clerk reading), 12759 Cloverlawn, 13623 Clover Lawn (implied via motion fails context), 440 Livernoise (sent back for cost analysis per clerk), 2714 Vinewood (ordered demolished). Correction based on text: Withdrawals agreed for: 1549 Military, 2208 Littisdale, 2000 Row, 16077 Liberal, 1810 East Grand Blvd, 5610 West Ford, 11401 Press, 8060 Middle Point, 1350 Pernard, 20203 Hull, 11531 East McNichols, 1914 Rapel, 10519 (not explicitly named in withdrawal list but implied by flow?), 18848 Bloom (Clerk read "18848 Bloom is being ordered demolished"), 12759 Cloverlawn (Clerk read "ordered demolished"), 13623 Clover Lawn (Clerk read "ordered demolished"). Accurate Withdrawal List per Clerk: 1549 Military, 2208 Littisdale, 2000 Row, 16077 Liberal, 1810 East Grand Blvd, 5610 West Ford, 11401 Press, 8060 Middle Point, 1350 Pernard, 20203 Hull, 11531 East McNichols, 1914 Rapel, 10519 (No, 19220 Lingholm was sent back), 18237 Kelly (Ordered demolished), 14358 Kenfield (Ordered demolished). Specific Withdrawals Confirmed: 1549 Military, 2208 Littisdale, 2000 Row, 16077 Liberal, 1810 East Grand Blvd, 5610 West Ford, 11401 Press, 8060 Middle Point, 1350 Pernard, 20203 Hull, 11531 East McNichols, 1914 Rapel, 1350 Pernard, 14237 Wait (Ordered demolished), 20202 Waltham (Ordered demolished).
- Sent Back to BSEED (For Repairs, Verification, or Cost Analysis): 200 Lennox, 3827 Burlingame, 24501 West McNichol, 6523 West Warren, 6125 14th Street, 5400 McDougal, 12031 Stopel, 11706 Long Acre, 4276 Larchmont, 1483 Montclair, 15136 Hayden, 10020 Archdale, 19395 Monarch, 3723 Grizeel, 14803 Press, 5793 Holcomb, 19220 Lingholm, 4276 Larchmont, 200 Lennox, 24501 West McNichal, 440 Livernoise, 8610 Warwick.
- Demolition Orders Concurred: 18848 Bloom, 19170 Carmen, 12642 Chelsea, 11096 Cloverlawn, 12759 Cloverlawn, 13623 Clover Lawn, 2057 Dresden, 1410 Edmore Drive, 12519 Grainer, 17408 Hamburg, 7814 Helen, 13517 Hayden, 2556 Highland, 17807 Hull, 20409 Hull, 18727 Kelly, 14358 Kenfield, 3406 East Kirby, 3717 East Kirby, 20509 Minards, 9675 North Martindale, 2651 Montgomery, 956 Mount Vernon, 2714 Vinewood, 14237 Wait, 20202 Waltham, 8060 Middle Point (Moved to withdrawal). Note on 7814 Helen: Although a motion was made to send it back for cost analysis, the Council ultimately concurred with the recommendation to demolish after a lengthy debate.
- Directives: Property owners sent back to BSEED were instructed to email photos of the four sides of their property to
bseed.demo@detroitmi.govto prove compliance or progress. BSEED was directed to provide more detailed property data (taxes, ownership history, time on list) for future meetings. - Referrals: Mrs. West was referred to Councilmember Waters' office for title assistance. The Church at 6125 14th Street was referred to the Nuisance Abatement Program (NAP) for plan development.
Meeting Transcript
Please call the roll. Yes, good afternoon. Councilmember Gabriela Santiago Romero. Good afternoon. Present. Councilmember Scott Benson. Councilmember Mary Waters. Present. Council Chair, we have quorum. Thank you, Madam Clerk. Given a quorum, we'll go right into the hearings for today. We will turn it over to the administration first before we turn it over to LPD to share with the public a little bit more about what these hearings are and what they will entail. I will turn it over to you, Mr. Washington, for the administration. Yes, good afternoon again, Madam Chair and Committee. For owners of property here today, if City Council orders your building, your building to be demolished. You have the opportunity to go to the Building Safety Environmental Engineering Department located in room 418 and request a deferral of the demolition order. This means that you must do the following. Provide proof of ownership or interest in the property. Pay all required inspection fees, secure all openings on your building from trespass and the elements and remove all exterior debris, ban in vehicles, overgrowth, etc. Pay or make arrangements regarding any delinquent city taxes. Thank you, Madam Chair. Thank you, Mr. Washington. LPD. Thank you, Madam Chair. Just to add briefly to the important information just provided by the administration's representative about the nature and consequences of these hearings. These are legally required administrative appellate hearings from previous hearings held by representatives of the Department of B seed. And uh it's required to hold these hearings under state law in order to demolish dangerous buildings in the city. So this is the opportunity for the committee to either give the thumbs up or the thumbs down to the to the department's recommendations and for the property owners to argue that if if they choose to do so that the property should not be demolished. In order to provide due process and assist the committee in its deliberations, representatives of the department are here with the files so that photos and the facts can be known. Thank you. Thank you. We'll now turn it over to those representatives from BC to introduce themselves. BC. Thank you, Madam Chair. My name is Deli Portel. I'm the assistant team at the uh property maintenance uh B seed. Good afternoon. Thank you both for joining us. As has been mentioned, these are hearings to either support residents that want to keep their homes or support them with the demolition if they so choose so. We are here with about 70 homes on our list today. I try my very best to respect people's time and to go through these as uh efficiently as possible. I ask that we try to keep each hearing to about five minutes each. The questions are going to all be relatively the same. We will ask you for the address that you are here to discuss. We will ask whether or not you want to keep your property or if you're okay with demolition, and we will ask you any other questions that we seem necessary as we go through this process. We'll go one by one with the folks that we have here in person first. If you are online and you would like to have a hearing, please raise your hands now through the Zoom feature or if you are calling in. I forget what do we press Ms.
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