Omaha, Neb., Code of Ordinances ch. 48, art. II (2026) § 48-206

(a) The following rental properties shall be subject to the city's annual inspection program, shall be placed on the city's annual inspection list, and shall be inspected on an annual basis, commencing immediately after placement on such list:
(1) A rental property which has or has had a code violation that was the subject of a notice of violation within the three years prior to the effective date of this article, and was not remedied within the time period allowed in the notice of violation and any time extension granted under chapter 48 of this Code.
(2) A rental property with a code violation that was not remedied within the time period allowed in the notice of violation and any time extension granted under chapter 48 of this Code.
(3) A rental property for which registration is required, but is not registered in a timely manner as required by section 48-205 of this Code.
(b) Any rental property which is not placed on the annual inspection list shall be placed on a ten-year inspection list. A rental property on the ten-year inspection list shall be subject to periodic inspection under this article once during the ten-year period commencing on the effective date of this article, and shall be subject to periodic inspection once every ten years thereafter.
(c) The code official shall schedule the first required annual inspection of a rental property as soon as is practicable. The code official shall thereafter schedule annual and ten-year inspections as required by this section. At least 14 days advance written notice of the date and time of an inspection shall be provided to the property owner and tenant. The notice shall include a sample inspection checklist and a form for the tenant to sign to consent to entry of the rental dwelling, if desired. If either the owner or tenant of the relevant rental dwelling refuses to consent to an inspection, the code official may obtain a warrant or other court order for the inspection in accordance with applicable law, including, but not limited to, Neb. Rev. Stat. sections 29-830 et seq. The city shall not penalize any tenant for a refusal of inspection. The city shall not penalize the property owner or property manager if the tenant refuses to consent. In the event that an inspection is not conducted because a warrant or other court order cannot be obtained, the owner, manager, and tenant of the rental property shall not be penalized by reason of such failure.
(d) If a rental property to be inspected contains single-family or duplex rental dwelling units, all such single-family and duplex rental dwelling units shall be inspected. If a rental property to be inspected contains multi-family rental dwelling units, the code official may inspect a reasonably representative sample of at least 15 percent of such rental dwelling units, in lieu of inspecting all of such units. In the event that more than 20 percent of the multi-family rental dwelling units actually inspected are found to have any code violations, then all remaining rental dwelling units on the rental property shall be inspected.
(e) A rental property on the annual inspection list shall be inspected on an annual basis every year, commencing immediately after being placed on such list. A rental property on the ten-year inspection list shall be inspected once every ten years, commencing upon its placement on the ten-year inspection list after the effective date of this article. All inspections shall be performed by the code official, or his or her delegate, or by the code enforcement division under the general supervision of the code official. An inspection will be conducted to determine if the rental property satisfies all applicable requirements of the IPMC and other building-related codes or ordinances adopted or amended from time to time by the city for the health, safety, and welfare of the persons living in and near rental dwellings. The code official shall be authorized to take such actions as the code official determines necessary or appropriate to implement, administer and carry out the inspection requirements of this article, including, but not limited to, scheduling inspections for the efficient use of city resources.
(f) If any code violation is found during an inspection under this article, the code official shall issue to the property owner a notice of violation and any other appropriate order under chapter 48 of this Code. The property owner shall be required to remedy the code violation within the time period set forth in the notice of violation.
(g) To offset the cost of inspections under this article, the property owner of a rental property shall pay to the city the following fees:
(1) $125.00 for each annual inspection or ten-year inspection of each separate rental dwelling or rental dwelling unit under this article;
(2) $125.00 for each failure of the property owner or property manager to appear or allow entry at a rental property or dwelling for an inspection duly scheduled under this section, or to reschedule a missed scheduled inspection within seven calendar days of the scheduled date, unless such failure to inspect was due to the tenant's refusal to consent.
(h) A rental property on the annual inspection list may be removed from the annual inspection list and be placed on the ten-year inspection list if the rental property meets the following conditions:
(1) The rental property has not had any code violation within the two immediately preceding years; and
(2) The property owner successfully completes a rental property ownership education course approved by the code official.
(i) Inspections provided under this article shall be in addition and supplemental to any other inspection or access authorized under applicable law. Inspections may also be conducted at other times as the code official determines necessary, including inspections initiated because of a complaint or other means outside of the inspection program of this article.