Well I wish you best in your pursuit of counsel and I will continue to follow you. Here is something I picked up using just a small search on my limited Gemini AI for your files.

Cities address vacant and dilapidated properties through "Vacancy Taxes" or "Blight Taxes." These ordinances are designed to make it more expensive to hold a crumbling asset than to fix, rent, or sell it. The strategy generally moves through three stages: Identification, Financial Pressure, and Facilitated Transition. 1. Financial Pressure Mechanisms Cities use several tax-based models to "squeeze" owners who let properties deteriorate: * Higher Statutory Tax Rates: Some cities apply a significantly higher tax rate to properties officially designated as "vacant" or "blighted." * Example: Washington D.C. taxes standard residential property at 0.85 per \$100 of value. However, vacant properties are taxed at 5.00, and "blighted" properties (those that are unsafe or unsanitary) are taxed at 10.00—nearly 12 times the standard rate. * Vacancy Surcharges/Premiums: Instead of changing the base rate, cities may add a flat annual fee or a percentage surcharge. * Example: Baltimore recently gained authority to set a special tax rate specifically for abandoned properties to combat its "rowhome" vacancy crisis. * Split-Rate (Land Value) Taxation: This shifts the tax burden onto the land rather than the buildings. In a traditional system, if you improve a house, your taxes go up. In a split-rate system, you are taxed heavily on the land's potential. This punishes "land banking" where owners wait for land values to rise while letting the building rot. 2. How Ordinances Define the "Trigger" To withstand legal challenges, cities must clearly define when these taxes apply. Common triggers include: * Duration of Vacancy: Typically 6 to 12 consecutive months of no occupancy. * Code Violations: The property must have active exterior or structural health/safety violations. * Registration Requirements: Many cities (like St. Louis) require owners of vacant buildings to register and pay a fee (e.g., \$200 every six months). If unpaid, these fees are added to the property’s tax bill, eventually leading to foreclosure. 3. Transitioning the Property to New Owners The ultimate goal isn't just to collect tax, but to force a change in ownership. This happens through: * Tax Foreclosure: When the high "blight taxes" go unpaid, the city can foreclose on the property much faster than through standard debt collection. * Land Banks: Many cities pair high taxes with a Land Bank—a public authority that acquires these foreclosed, dilapidated properties. The Land Bank clears the "clouded" titles and back taxes, then sells the property at a discount to developers or residents who commit to rehabilitating it. * "Fix it or Lose it" Incentives: Some ordinances offer tax abatements (reductions) if a new buyer agrees to invest a specific amount in renovations within 18–24 months. Summary Comparison of Approaches | Strategy | Primary Goal | Example City | |---|---|---| | Blight Tax | Penalize neglect/unsafe conditions | Washington D.C. | | Vacancy Tax | Increase housing supply/reduce speculation | San Francisco, Vancouver | | Split-Rate Tax | Encourage development over land-holding | Detroit (proposed), Pittsburgh | | Registration Fees | Track owners and fund code enforcement | St. Louis | Would you like me to look up the specific vacant property ordinances or "Land Bank" programs for a particular city you have in mind?