Phoenix — Ch. 22 Art. VI Property Maintenance § 22-313
Notices; orders
Operative Text
(a) Notice to owner or responsible persons. Whenever the village or its designee determines that there has been a violation of this article or has reasonable grounds to believe that a violation has occurred, or whenever he has condemned any structure or equipment under the provisions of this article, he shall give notice to the owner or the person responsible therefor in the manner prescribed in this section. If he has condemned the property or part thereof, he shall give notice to the owner and to the occupants of his intent to placard and to vacate the property or to order equipment out of service. (b) Form of notice. The notice provided for in this section shall: (1) Be in writing; (2) Include a description of the real estate sufficient for identification; (3) Include a statement of the reasons why it is being issued; (4) Include a correction order allowing a reasonable time for the repairs and improvements required to bring the dwelling unit or structure into compliance with the provisions of this article; and (5) Include an explanation of the owner's right to seek modification or withdrawal of the notice by petition to an appeals board or appropriate review board. (c) Service on owner. The notice shall be deemed to be properly served upon such owner if: (1) A copy thereof is delivered to him personally; (2) The notice is left at the usual place of abode, in the presence of someone in the family of suitable age and discretion who shall be informed of the contents thereof; (3) Sent by certified or registered mail addressed to the owner at his last known address with return receipt requested; or (4) The certified or registered letter is returned with receipt showing that it has not been delivered, by posting a copy thereof in a conspicuous place in or about the structure affected by such notice. (d) Service on occupant. When a condemnation order is served on an occupant other than the owner or person responsible for such compliance, a reasonable time to vacate the property after noncompliance shall be stated. Owners or persons responsible for compliance must vacate at the time set for correction of defects if there is failure of compliance. (e) Transfer of ownership. It shall be unlawful for the owner of any dwelling unit or structure who has received a compliance order or upon whom a notice of violation has been served to sell, transfer, mortgage, lease or otherwise dispose of to another until the provisions of the compliance order or notice of violation have been complied with, or until such owner shall first furnish the grantee, transferee, mortgagee or lessee a true copy of any compliance order or notice of violation issued by the village or its designee and shall furnish to the village or its designee a signed and notarized statement from the grantee, transferee, mortgage, or lessee, acknowledging the receipt of such compliance order or notice of violation and fully accepting the responsibility without condition for making the corrections or repairs required by such compliance order or notice of violation.
Phoenix City Code Chapter 22, Article VI, § 22-313 establishes the process by which the city notifies property owners and occupants when a property maintenance violation has been found or a structure has been condemned. Written notices must identify the property, explain the reason for issuance, set a reasonable correction deadline, and inform the owner of the right to appeal. When a property is sold, transferred, or leased while a violation or compliance order is outstanding, the law requires either full compliance first or formal disclosure to the new party along with a notarized acknowledgment that they accept responsibility for the required repairs.
Plain English — not legal advice.
Under § 22-313, compliant property owners and managers generally maintain current contact information with the city so that official notices can be properly served, whether by personal delivery, mail, or posting. When a compliance order or notice of violation is on record, operators typically resolve all required corrections before transferring, selling, or leasing the property — or, if a transfer proceeds, they provide the incoming party with a true copy of the notice and obtain a signed, notarized acknowledgment of responsibility. Keeping documentation of all correspondence related to § 22-313 notices, including certified mail receipts and correction timelines, is a common practice among operators seeking to demonstrate good-faith compliance.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Section 22-313 gives occupants the right to receive formal notice before being required to vacate a condemned property, and that notice must state a reasonable time to leave following any noncompliance finding. If you are renting a unit that has been sold or transferred while a violation or compliance order was active, the law requires that the new owner have received a copy of that order and accepted responsibility for repairs — a protection worth understanding when dealing with a change in ownership. Tenants who believe these notice requirements have not been followed may consider contacting the City of Phoenix, consulting a local tenant-rights organization, or raising the procedural issue through the appeals process described in § 22-313(b)(5).
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated November 10, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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