How do I handle a house with code issues in Summerville?

If you own a house in Summerville, SC and you are dealing with vacant property, this page covers what actually happens next — the local timeline, what it costs, and the options that stay open to you. Everything below is specific to Summerville and how sales are handled in SC, not generic national advice.

Direct Answer

Handling a house with code issues in Summerville, South Carolina, requires a proactive approach to address violations before they lead to daily fines or legal action. You must identify specific violations cited by the Town of Summerville Code Enforcement, communicate with the Planning and Department of Inspections, and determine if you will repair the property, sell it 'as-is,' or face potential abatement liens. Under South Carolina law, the town has the power to fix the issues themselves and charge you for the costs if you do not comply with their notices.

Key Details

When a property in Summerville sits vacant and falls into disrepair, it often triggers a visit from a Code Enforcement Officer. The town follows the International Property Maintenance Code (IPMC), which sets the standard for how buildings must be kept. Common issues that lead to citations include overgrown grass (usually over 12 inches), broken windows, peeling paint, or structural instability.

If your property is flagged, you will receive a Notice of Violation. This document lists exactly what is wrong and gives you a deadline to fix it. If you ignore this notice, the town can issue a summons to appear in Municipal Court. Fines in Summerville can be significant, often accruing daily for every day the violation continues.

For vacant houses specifically, the town is concerned about safety and 'blight.' A vacant house that is not 'tight' (meaning windows and doors are not secured) can be declared a public nuisance. In extreme cases, if a building is deemed 'unfit for human habitation,' the town may move toward demolition, though this is a lengthy process with multiple warnings.

SC-Specific Laws

South Carolina state law provides the framework for how Summerville handles these issues.

• Nuisance Abatement (SC Code § 5-7-80): This state law grants municipalities the power to define what a 'nuisance' is and to require owners to fix it. Most importantly, it allows the town to perform the work (like mowing the lawn or boarding up a house) and place a lien on the property. This lien must be paid before the property can be sold or refinanced.
• The South Carolina Abandoned Buildings Revitalization Act (SC Code § 12-67-100): While this law is often used for commercial buildings, it highlights the state's interest in fixing vacant structures. It provides tax credits for rehabilitating abandoned buildings, which can sometimes be applied to certain residential-to-commercial conversions or larger multi-family projects.
• Adverse Possession (SC Code § 15-67-210): If a house is vacant for a long time, owners often worry about 'squatters' claiming the land. In South Carolina, a person must occupy a property openly, notoriously, and 'hostilely' (without permission) for 10 continuous years to claim ownership through adverse possession. Keeping your code issues resolved is a key part of showing you still maintain 'control' over the property.

Summerville Local Context

Summerville is unique because it spans three different counties: Dorchester, Berkeley, and Charleston. While the Town of Summerville’s Code Enforcement handles the initial violation, any liens or legal property records will be filed at the Register of Deeds in the specific county where the house is located.

• Summerville Code Enforcement: This department is part of the Planning and Economic Development division. They prioritize complaints from neighbors regarding 'eye-sores.'
• Municipal Court: If you receive a citation, you will likely appear at the Summerville Municipal Court located at 200 South Main Street.
• Vacant Property Registration: Currently, Summerville does not have a separate 'vacant property fee' or mandatory registry like some larger cities (e.g., Columbia). However, they use the IPMC Section 108.1.1, which allows them to 'condemn' a vacant structure if it is unsafe.

What You Can Do Right Now

1. Request a Courtesy Inspection: Contact the Summerville Planning Department and ask for a 'walk-through.' Sometimes officers will tell you what needs fixing before they issue a formal, fine-carrying violation.
2. Secure the Envelope: Ensure all windows and doors are boarded or locked. In Summerville, 'open' structures are the fastest way to get a 'Notice of Violation.'
3. Manage the Landscape: SC Code § 5-7-80 is most frequently used for 'weeds and rank vegetation.' Keep the grass under 12 inches to avoid the town hiring a contractor and billing you 3x the market rate.
4. Check for Liens: Visit your county’s Register of Deeds website (Dorchester, Berkeley, or Charleston) to see if the town has already filed a lien against your property for previous cleanup costs.
5. Decide Your Exit Strategy: If repairs are too expensive, you can sell the house to a 'distressed property' buyer. In Summerville, you must disclose any active code violations to the buyer during the sale process.