FIRSTREGULARSESSION
HOUSEBILLNO.1258
103RDGENERALASSEMBLY
INTRODUCEDBYREPRESENTATIVEOWEN.
2662H.01I JOSEPHENGLER,ChiefClerk
ANACT
Torepealsections67.399,82.1025,82.1026,82.1027,and82.1031,RSMo,andtoenactin
lieuthereofsixnewsectionsrelatingtonuisanceactions.
BeitenactedbytheGeneralAssemblyofthestateofMissouri,asfollows:
SectionA.Sections67.399,82.1025,82.1026,82.1027,and82.1031,RSMo,are
2repealedandsixnewsectionsenactedinlieuthereof,tobeknownassections67.399,67.452,
382.1025,82.1026,82.1027,and82.1031,toreadasfollows:
67.399.1.Thegoverningbodyofanymunicipalityorcountywithacharterformof
2governmentandwithmorethanonemillioninhabitantsmay,byordinance,establisha
3semiannualregistrationfeenottoexceedtwohundreddollarswhichshallbechargedtothe
4ownerofanyparcelofresidentialpropertyimprovedbyaresidentialstructure,orcommercial
5propertyimprovedbyastructurecontainingmultipledwellingunits,thatisvacant,hasbeen
6vacantforatleastsixmonths,andischaracterizedbyviolationsofapplicablehousingcodes
7establishedbysuchmunicipality.
8 2.Themunicipalityshalldesignateamunicipalofficertoinvestigateanyproperty
9thatmaybesubjecttotheregistrationfee.Theofficershallreport[his]suchofficer's
10findingsandrecommendations,andshalldeterminewhetheranysuchpropertyshallbe
11subjecttotheregistrationfee.Withinfivebusinessdays,theclerkofthemunicipalityor
12countywithacharterformofgovernmentandwithmorethanonemillioninhabitantsshall
13notifybymailtheownersofpropertyonwhichtheregistrationfeehasbeenleviedattheir
14lastknownaddressaccordingtotherecordsofthecityandthecounty.Thepropertyowner
15shallhavetherighttoappealthedecisionoftheofficetothemunicipalcourtwithinthirty
16daysofsuchnotification.Absenttheexistenceofanyvalidappealorrequestfor
EXPLANATION—Matterenclosedinbold-facedbrackets[thus] intheabovebillisnotenactedandis
intendedtobeomittedfromthelaw.Matterinbold-facetypeintheabovebillisproposedlanguage. 17reconsiderationpursuanttosubsection3ofthissection,theregistrationfeeshallbeginto
18accrueonthebeginningofthesecondcalendarquarterafterthedecisionofthemunicipal
19officer.
20 3.Withinthirtydaysofthemunicipalityorcountywithacharterformofgovernment
21andwithmorethanonemillioninhabitantsmakingsuchnotification,thepropertyownermay
22completeanyimprovementstothepropertythatmaybenecessarytorevokethelevyofthe
23registrationfee,andthenmayrequestareinspectionofthepropertyandareconsiderationof
24thelevyoftheregistrationfeebythemunicipalityorcountywithacharterformof
25governmentandwithmorethanonemillioninhabitants.Ifthemunicipalorcountyofficer
26revokestheregistrationfee,nosuchassessmentshallbemadeandthemattershallbe
27consideredclosed.Iftheofficeraffirmstheassessmentoftheregistrationfee,theproperty
28ownershallhavetherighttoappealthereconsiderationdecisionoftheofficertothe
29municipalcourtwithinthirtydaysofsuchdecision.Absenttheexistenceofanyvalidappeal
30tothemunicipalcourtorothercourtofcompetentjurisdiction,theregistrationfeeshallbegin
31toaccrueonthebeginningofthesecondcalendarquarterafterthereconsiderationdecisionof
32themunicipalgoverningbody.
33 4.Themunicipalgoverningbodyshallestablishbyordinanceproceduresforpayment
34oftheregistrationfeeandpenaltiesfordelinquentpaymentsofsuchfees.Anyregistration
35feeswhicharedelinquentforaperiodofoneyearshallbecomealienonthepropertyand
36shallbesubjecttoforeclosureproceedingsinthesamemannerasdelinquentrealproperty
37taxes.Theownerofthepropertyagainstwhichtheassessmentwasoriginallymadeshallbe
38abletoredeemthepropertyonlybypresentingevidencethattheviolationsoftheapplicable
39housingcodecitedbythemunicipalofficershavebeencuredandpresentingpaymentofall
40registrationfeesandpenalties.Uponbonafidesaleofthepropertytoanunrelatedpartysaid
41lienshallbeconsideredreleasedandthedelinquentregistrationfeeforgiven.
42 5.(1)Thegoverningbodyofthefollowingmayenactordinancesasprovidedin
43thissubsection:
44 (a)Anycountywithmorethanonemillioninhabitants;and
45 (b)Anycityorvillageinanycountywithmorethanonemillioninhabitants.
46 (2)Thegoverningbodyofanycounty,city,orvillagelistedinsubdivision(1)of
47thissubsectionmayenactordinancestoprovideforthebuildingofficialofthecounty,
48city,orvillage,oranyauthorizedrepresentativeofthebuildingofficial,topetitionthe
49circuitcourtinwhichavacantnuisancebuildingorstructureislocatedforthe
50appointmentofareceivertorehabilitatethebuildingorstructure,todemolishit,orto
51sellittoaqualifiedbuyer.
67.452.1.Asusedinthissection,thefollowingtermsmean:
HB1258 2 2 (1)"Codeorordinanceviolation",aviolationundertheprovisionsofa
3municipalorcountycodeorordinancethatregulatesfireprevention,animalcontrol,
4noisecontrol,propertymaintenance,buildingconstruction,health,safety,neighborhood
5detriment,sanitation,ornuisances;
6 (2)"Neighborhoodorganization",aMissourinot-for-profitcorporationthat:
7 (a)Isabonafidecommunityorganizationformedforthepurposeof
8neighborhoodpreservationorimprovementinanareaofacounty,city,orvillage
9withdefinedlimitsandboundariesdescribedintheorganization'sarticlesof
10incorporationorbylaws;
11 (b)Hasaboardofdirectorscomposedofindividuals,atleasthalfofwhom
12maintaintheirprincipalresidenceintheareaofacounty,city,orvillagedescribedinthe
13organization'sarticlesofincorporationorbylaws;and
14 (c)IsrecognizedbythefederalInternalRevenueServiceastaxexemptunder
15theprovisionsofSection501(c)(3)oftheInternalRevenueCodeof1986,asamended,or
16thecorrespondingsectionofanyfuturetaxcode;
17 (3)"Nuisance",anactivityorconditioncreated,performed,maintained,or
18permittedtoexistonprivatepropertythatconstitutesacodeorordinanceviolation,
19whetherornotthepropertyhasbeencitedbythecounty,city,orvillageinwhichthe
20propertyislocated;or,ifthepropertyisinadeterioratedcondition,duetoneglector
21failuretoreasonablymaintain,abandonment,failuretorepairafterafire,flood,or
22someotherdeteriorationoftheproperty,orthereisclutteronthepropertysuchas
23abandonedautomobiles,appliances,orsimilarobjects;or,withrespecttocommercial,
24industrial,orvacantproperty,iftheactivityorconditiononthepropertyencourages,
25promotes,orsubstantiallycontributestounlawfulactivitywithinthreehundredfeetof
26theproperty;orifanyactivityorcondition:
27 (a)Diminishesthevalueoftheneighboringproperty;
28 (b)Isinjurioustothepublichealth,safety,security,orwelfareofneighboring
29residentsorbusinesses;or
30 (c)Impairsthereasonableuseorpeacefulenjoymentofotherpropertyinthe
31neighborhood.
32 2.Thissectionappliestoanuisancelocatedwithintheboundariesofany:
33 (1)Countywithmorethanonemillioninhabitants;or
34 (2)Cityorvillagelocatedwithintheboundariesofanycountywithmorethan
35onemillioninhabitants.
36 3.Anypropertyownerwhoownspropertywithinonethousandtwohundred
37feetofaparcelofpropertythatisallegedtobeanuisancemaybringanuisanceaction
38underthissectionagainsttheoffendingpropertyownerfortheamountofdamage
HB1258 3 39createdbysuchnuisancetothevalueofthepetitioner'spropertyincluding,butnot
40limitedto,diminutioninvalueofthepetitioner'spropertyandcourtcosts.
41 4.Anactionforinjunctiverelieftoabateanuisancemaybebroughtagainstthe
42offendingpropertyownerunderthissectionby:
43 (1)Anyonewhoownspropertywithinonethousandtwohundredfeetofa
44propertythatisallegedtobeanuisance;or
45 (2)Aneighborhoodorganization:
46 (a)Onbehalfofanypersonorpersonswhoownpropertywithintheboundaries
47ofthegeographicareadescribedinthearticlesofincorporationorbylawsofthe
48neighborhoodorganizationandwhocouldmaintainanuisanceactionunderthissection
49orunderthecommonlawofprivatenuisance;or
50 (b)Ontheneighborhoodorganization'sownbehalfwithrespecttoanuisanceon
51propertyanywherewithinthegeographicboundariesdescribedinthearticlesof
52incorporationorbylawsoftheneighborhoodorganization.
53 5.(1)Anactionshallnotbebroughtunderthissectionuntilsixtydaysafterthe
54partywhobringstheactionhasmailednoticeofintenttobringanactionunderthis
55section,postageprepaid,to:
56 (a)Thetenant,ifany,orto"occupant"iftheidentityofthetenantcannotbe
57reasonablyascertained,attheproperty'saddress;and
58 (b)Thepropertyownerofrecordatthelastknownaddressoftheproperty
59owneronfilewiththecounty,city,orvillageor,ifthepropertyownerisacorporationor
60othertypeoflimitedliabilitycompany,tothepropertyowner'sregisteredagentatthe
61agent'saddressofrecord.
62 (2)Suchnoticeshallstatethatanuisanceexistsandthatlegalactionmaybe
63takenagainsttheownerofthepropertyifthenuisanceisnoteliminatedwithinsixty
64daysafterthedateonthemailednotice.
65 (3)Ifthenoticeisreturnedunclaimedorrefused,designatedbytheUnited
66StatesPostalServicetobeundeliverable,orsignedforbyapersonotherthanthe
67addressee,adequateandsufficientnoticeshallbeprovidedbypostingacopyofthe
68noticeonthepropertywherethenuisanceallegedlyisoccurring.Aswornaffidavitby
69thepersonwhomailedorpostedthenoticedescribingthedateandmannerthatnotice
70wasgivenshallbesufficientevidencetoestablishthatthenoticewasgiven.
71 (4)Thenoticeshallspecify:
72 (a)Theactorconditionthatconstitutesthenuisance;
73 (b)Thedatethenuisancewasfirstdiscovered;
74 (c)Theaddressofthepropertyandlocationonthepropertywheretheactor
75conditionthatconstitutesthenuisanceisallegedlyoccurringorexists;and
HB1258 4 76 (d)Thereliefsoughtintheaction.
77 6.Aproceedingunderthissectionshall:
78 (1)Beheardattheearliestpracticabledate;and
79 (2)Beexpeditedineveryway.
80 7.Whenapropertyownerorneighborhoodorganizationbringsanactionunder
81thissectionforinjunctiverelieftoabateanuisance,aprimafaciecaseforinjunctive
82reliefismadeuponproofthatacitationhasbeenissuedbythecounty,city,orvillage
83withjurisdictionoverthepropertythatissubjecttoanactionunderthissection.An
84actionforinjunctiverelieftoabateanuisanceshallbeheardbythecourtwithoutajury
85andshallnotrequireproofthatthepartybringingtheactionhassustaineddamageor
86lossasaresultofthenuisance.
87 8.Acopyofanoticeofcitationissuedbythecounty,city,orvillagewith
88jurisdictionoverthepropertythatissubjecttoanactionunderthissectionthatshows
89thedatethecitationwasissuedshallbeprimafacieevidenceofwhetherandforhow
90longthepropertyhasbeeninviolationofthecodeorordinanceprovisionsprovidedin
91thecitation.
92 9.Whenapropertyownerorneighborhoodorganizationbringingtheaction
93prevailsinsuchaction,suchpropertyownerororganizationmaybeentitledtoan
94awardforattorneys'feesandexpenses,basedontheamountoftimereasonably
95expended,asorderedbythecourt,whichawardforattorneys'feesandexpensesshall
96beenteredasajudgmentagainsttheownerofthepropertyonwhichtheactor
97conditionconstitutingthenuisanceoccurredorwaslocated.
98 10.(1)Thissectionshallnotbeconstruedastoabrogateanyequitableorlegal
99rightorremedyotherwiseavailableunderthelawtoabateanuisance.
100 (2)Thissectionshallnotbeconstruedtograntstandingforanaction
101challenginganyzoningapplicationorapproval.
102 11.Ifapropertyownersuedunderthissectionpleadsandprovesthata
103conditionallegedbytheplaintifftobeanuisanceisthesubjectmatterofanorderofthe
104statedepartmentofnaturalresources,theUnitedStatesEnvironmentalProtection
105Agency,ortheofficeoftheMissouriattorneygeneralandfurtherpleadsandproves
106thatthepropertyisincompliancewithsuchorderwithrespecttosuchcondition,such
107proofshallbeanaffirmativedefensetoplaintiff'sclaimthatsuchconditionissubjectto
108oneormoreoftheremediesprovidedforunderthissection.
82.1025.1.Sections82.1025,82.1027and82.1030applytoanuisancelocated
2withintheboundariesof:
3 (1)Anycitynotwithinacounty[orin];
HB1258 5 4 (2)Anyhomerulecitywithatleastthreehundredfiftythousandinhabitantswhichis
5locatedinmorethanonecounty;
6 (3)Anyhomerulecitywithmorethanonehundredsixtythousandbutfewer
7thantwohundredthousandinhabitants;or
8 (4)Anyhomerulecitywithmorethanseventy-onethousandbutfewerthan
9seventy-ninethousandinhabitants.
10 2.Anypropertyownerwhoownspropertywithinonethousandtwohundredfeetofa
11parcelofproperty[which] thatisallegedtobeanuisancemaybringanuisanceactionunder
12thissectionagainsttheoffendingpropertyownerfortheamountofdamagecreatedbysuch
13nuisancetothevalueofthepetitioner'sproperty,includingdiminutioninvalueofthe
14petitioner'sproperty,andcourtcosts.
15 3.Anactionforinjunctiverelieftoabateanuisancemaybebroughtunderthis
16sectionby:
17 (1)Anyonewhoownspropertywithinonethousandtwohundredfeettoaproperty
18whichisallegedtobeanuisance;or
19 (2)Aneighborhoodorganization,asdefinedinsection82.1027,onbehalfofany
20personorpersonswhoownpropertywithintheboundariesoftheneighborhoodor
21neighborhoodsdescribedinthearticlesofincorporationorbylawsoftheneighborhood
22organizationandwhocouldmaintainanuisanceactionunderthissectionorunderthe
23commonlawofprivatenuisance,oronitsownbehalfwithrespecttoanuisanceonproperty
24anywherewithintheboundariesoftheneighborhoodorneighborhoods.
25 4.Anactionshallnotbebroughtunderthissectionuntilsixtydaysaftertheparty
26whobringstheactionhas[sentwritten] mailednoticeofintenttobringanactionunderthis
27section[bycertifiedmail,returnreceiptrequested], postageprepaid, to:
28 (1)Thetenant,ifany,orto"occupant"iftheidentityofthetenantcannotbe
29reasonablyascertained,attheproperty'saddress;and
30 (2)Thepropertyownerofrecordatthelastknownaddressofthepropertyowneron
31filewiththecountyorcity,or,ifthepropertyownerisacorporationorothertypeoflimited
32liabilitycompany,tothepropertyowner'sregisteredagentattheagent'saddressofrecord;
33
34thatanuisanceexistsandthatlegalactionmaybetakenagainsttheownerofthepropertyif
35thenuisanceisnoteliminatedwithinsixtydaysafterthedateonthe[written] mailednotice.
36Ifthenotice[sentbycertifiedmail]isreturnedunclaimedorrefused,designatedbythepost
37officetobeundeliverable,orsignedforbyapersonotherthantheaddressee,thenadequate
38andsufficientnoticeshallbeprovidedbypostingacopyofthenoticeonthepropertywhere
39thenuisanceallegedlyisoccurring.Aswornaffidavitbythepersonwhomailedorpostedthe
HB1258 6 40noticedescribingthedateandmannerthatnoticewasgivenshallbesufficientevidenceto
41establishthatthenoticewasgiven.Thenoticeshallspecify:
42 (a)Theactorconditionthatconstitutesthenuisance;
43 (b)Thedatethenuisancewasfirstdiscovered;
44 (c)Theaddressofthepropertyandlocationonthepropertywheretheactor
45conditionthatconstitutesthenuisanceisallegedlyoccurringorexists;and
46 (d)Thereliefsoughtintheaction.
47 5.Acopyofanoticeofcitationissuedbythecityorcountythatshowsthedatethe
48citationwasissuedshallbeprimafacieevidenceofwhetherandforhowlong[acitationhas
49beenpendingagainstthepropertyorthepropertyowner] thepropertyhasbeeninviolation
50ofthecodeorordinanceprovisionsdescribedinthecitation.
51 6.Aproceedingunderthissectionshall:
52 (1)Beheardattheearliestpracticabledate;and
53 (2)Beexpeditedineveryway.
54 7.Whenapropertyownerorneighborhoodorganizationbringsanactionunderthis
55sectionforinjunctiverelieftoabateanuisance,aprimafaciecaseforinjunctivereliefshallbe
56madeuponproofthatanuisanceexistsontheproperty.[Such] Anactionforinjunctive
57relieftoabateanuisanceshallbeheardbythecourtwithoutajuryandshallnotrequire
58proofthatthepartybringingtheactionhassustaineddamageorlossasaresultofthe
59nuisance.
60 8.[Withrespecttoanactionunderthissectionagainsttheownerofcommercialor
61industrialproperty,]Whenapropertyownerorneighborhoodorganizationbringingtheaction
62prevailsinsuchaction,suchpropertyownerororganizationmaybeentitledtoanawardfor
63[itsreasonable] attorneys'feesandexpenses,basedontheamountoftimereasonably
64expended,asorderedbythecourt,[incurredinbringingandprosecutingtheaction,] which
65awardforattorneys'feesandexpensesshallbeenteredasajudgmentagainsttheownerofthe
66propertyonwhichtheactorconditionconstitutingthenuisanceoccurredorwaslocated.
67 [9.Propertyownersbringingalawsuitbasedontheprimafaciecasestandardunder
68subsections5and7ofthissection,orseekingattorneyfeesandexpensesundersubsection8
69ofthissection,shallbelimitedtolawsuitsinvolvingpropertyownershipinanyhomerulecity
70withmorethanthreehundredfiftythousandinhabitantsandlocatedinmorethanonecounty
71oranycitynotwithinacountyandshallotherwisebelimitedtothegeneralstandardsfor
72nuisanceapplyingtootherpoliticalsubdivisionsundersubsection1ofthissection.]
82.1026.Thegoverningbodyofanycitynotwithinacounty,homerulecitywith
2morethanfourhundredthousandinhabitantsandlocatedinmorethanonecounty, homerule
3citywithmorethanonehundredsixtythousandbutfewerthantwohundredthousand
4inhabitants,orhomerulecitywithmorethanseventy-onethousandbutfewerthan
HB1258 7 5seventy-ninethousandinhabitantsmayenactordinancestoprovideforthebuildingofficial
6ofthecityoranyauthorizedrepresentativeofthebuildingofficialtopetitionthecircuitcourt
7inthecountyinwhichavacantnuisancebuildingorstructureislocatedfortheappointment
8ofareceivertorehabilitatethebuildingorstructure,todemolishit,ortosellittoaqualified
9buyer.
82.1027.Asusedinsection82.1025andsections82.1027to82.1030,thefollowing
2termsmean:
3 (1)"Codeorordinanceviolation",aviolationundertheprovisionsofamunicipal
4codeorordinanceofanyhomerulecitywithmorethanfourhundredthousandinhabitants
5andlocatedinmorethanonecounty,[or]anycitynotwithinacounty,[which] anyhome
6rulecitywithmorethanonehundredsixtythousandbutfewerthantwohundred
7thousandinhabitants,oranyhomerulecitywithmorethanseventy-onethousandbut
8fewerthanseventy-ninethousandinhabitantsthatregulatesfireprevention,animal
9control,noisecontrol,propertymaintenance,buildingconstruction,health,safety,
10neighborhooddetriment,sanitation,ornuisances;
11 (2)"Neighborhoodorganization",either:
12 (a)AMissourinot-for-profitcorporationthat:
13 a.Isabonafidecommunityorganizationformedforthepurposeofneighborhood
14preservationorimprovement;
15 b.Whosearticlesofincorporationorbylawsspecifythatoneofthepurposesfor
16whichthecorporationisorganizedisthepreservationandprotectionofresidentialand
17communitypropertyvaluesinallorpartofaneighborhoodorneighborhoodswith
18geographicboundariesthatconformtotheboundariesofnotmorethantwoadjoining
19neighborhoodsrecognizedbytheplanningdivisionofthecity[orcounty] inwhichthe
20neighborhoodorneighborhoodsarelocated[inanyhomerulecitywithmorethanthree
21hundredfiftythousandinhabitantsandlocatedinmorethanonecounty,orinanycitynot
22withinacounty]; and
23 c.Whoseboardofdirectorsiscomprisedofindividuals,atleasthalfofwhom
24maintaintheirprincipalresidenceinaneighborhoodtheorganizationservesasdescribedin
25theorganization'sarticlesofincorporationorbylaws;or
26 (b)AnorganizationrecognizedbythefederalInternalRevenueServiceastaxexempt
27undertheprovisionsofInternalRevenueCodeSection501(c)(3)(26U.S.C.Section501(c)
28(3)),asamended, orthecorrespondingsectionofanyfuturetaxcode,whichhashada
29contractwithany[homerule]city[withmorethanthreehundredfiftythousandinhabitants
30andlocatedinmorethanonecounty,orinanycitynotwithinacounty] tofurnishhousing
31relatedservicesinthat[municipalityorcounty] cityatanypointduringthefive-yearperiod
32precedingthefilingoftheaction,andisincompliancewithorcompletedsuchcontract;
HB1258 8 33 (3)"Nuisance",anactivityorconditioncreated,performed,maintained,orpermitted
34toexistonprivatepropertythatconstitutesacodeorordinanceviolation,whetherornotthe
35propertyhasbeencitedbythecityorcountyinwhichthepropertyislocated;or,ifthe
36propertyisinadeterioratedcondition,duetoneglectorfailuretoreasonablymaintain,
37abandonment,failuretorepairafterafire,flood,orsomeotherdeteriorationoftheproperty,
38orthereisclutteronthepropertysuchasabandonedautomobiles,appliances,orsimilar
39objects;or,withrespecttocommercial,industrial,andvacantproperty,iftheactivityor
40conditiononthepropertyencourages,promotes,orsubstantiallycontributestounlawful
41activitywithinthreehundredfeetoftheproperty;[andthe]orifanyactivityorcondition
42[either]:
43 (a)Diminishesthevalueoftheneighboringproperty;or
44 (b)Isinjurioustothepublichealth,safety,security,orwelfareofneighboring
45residentsorbusinesses;or
46 (c)Impairsthereasonableuseorpeacefulenjoymentofotherpropertyinthe
47neighborhood.
82.1031.[Noactionshallbebrought] Ifapropertyownersuedundersection
282.1025andsections82.1027to82.1030[iftheownerofthepropertythat]pleadsand
3provesthataconditionallegedbytheplaintifftobeanuisanceisthesubjectmatterof
4[theactionisingood-faithcompliancewithallorders] anorderissuedbythestate
5departmentofnaturalresources,theUnitedStatesEnvironmentalProtectionAgency,orthe
6officeoftheMissouriattorneygeneral, andfurtherpleadsandprovesthatthepropertyis
7incompliancewithsuchorderwithrespecttosuchcondition,suchproofshallbean
8affirmativedefensetoplaintiff'sclaimthatsuchconditionissubjecttooneormoreof
9theremediesprovidedforundersection82.1025andsections82.1027to82.1030.
âś”
HB1258 9