Planning Commission To Hear Public Input On Vacant Structures Proposal

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WATER VALLEY – Residents, property owners and business owners will have an opportunity later this month to review and comment on a proposed ordinance that would create a formal process for identifying, registering and maintaining vacant and abandoned structures within the city.

The Water Valley Planning Commission will host a public hearing on the proposed Vacant and Abandoned Structures Ordinance on Tuesday, June 23, from 6 to 7:30 p.m. at The Civic, 905 North Main Street.

Planning Commission Chairman James McCormick said the hearing is intended to provide residents with an opportunity to learn about the proposal, ask questions and offer feedback before the commission makes a recommendation to the Board of Aldermen.

“The planning commission can only make a recommendation,” McCormick said. “The aldermen, who are elected in the city, will make the final determination.”

The commission currently consists of McCormick, Vice Chair Meagan Backes, Ethel Morgan, Hosea Bradford and Lloyd Caulfield. One position appointed from Ward 2 remains vacant.

McCormick said the commission’s role is to provide a transparent process that allows residents to understand exactly what the proposed ordinance would do and how it could affect property owners.

“A transparent process is essential, where everybody has access to accurate information,” he added.

According to McCormick, the ordinance is designed to create a structured process for dealing with vacant and abandoned properties that often remain unresolved for years.

“This proposed ordinance gives a process that has a beginning, a middle and an end for these vacant, abandoned properties,” McCormick said.

The proposal was developed by city officials and is similar to a vacant property ordinance adopted by the City of Hattiesburg in 2025. McCormick said the ordinance has worked well there and is being considered as a potential tool for addressing problem properties in Water Valley.

Building Inspector Will Carter will also attend the hearing and answer questions regarding the proposal.

McCormick said the commission hopes residents will review the ordinance and attend the hearing with questions and concerns.

“This is a big step and people need to be clear about what is and is not in this proposed ordinance,” McCormick added.

According to the proposed ordinance, city officials are attempting to address concerns that vacant and deteriorating buildings contribute to crime, safety hazards, declining property values and obstacles to economic development. The ordinance states that abandoned structures often become targets for trespassing, vandalism and illegal activity while creating potential health and safety risks for surrounding neighborhoods.

Under the proposal, property owners receiving notice from the city would generally have 45 days to register a vacant structure. Registration would require owners to provide contact information, designate a local property manager, submit proof of liability insurance or a surety bond and provide a plan describing how the property will be maintained, rehabilitated or returned to productive use.

Annual registration fees would begin at $250 for vacant single-family residences and $750 for other structures. Inspection fees would also apply. One of the most significant provisions calls for registration fees to double each year a structure remains vacant.

A single-family residence could generally be classified as vacant if it lacks active water and electrical service for at least 60 days. Other structures could be considered vacant if they have been without utility service and, where applicable, a business license for the same period.

The ordinance would also require owners of vacant properties to maintain a local manager who lives within 30 road miles of Yalobusha County and can be contacted around the clock in the event of an emergency involving the property.

One provision would require owners to provide a floor plan of the structure for use by code enforcement officials and first responders during emergencies.

The proposed ordinance establishes extensive maintenance standards for vacant properties, including requirements for roofs, windows, doors, porches, foundations, drainage systems and exterior walls. Structures would be required to remain secure, weather-tight and protected against deterioration. Long-term boarding of windows and doors with plywood would generally not be permitted except as a temporary measure approved by the city.

The proposal also includes several exemptions. Properties undergoing active permitted renovations, properties damaged by disasters such as fire or flood, certain estates and some maintained single-family residences may qualify for fee waivers under specific circumstances.

Violations could result in misdemeanor charges and fines ranging from $250 to $1,000 after notice and an opportunity to correct deficiencies. Properties determined by city officials to be in a state of collapse could also be subject to condemnation proceedings.

Following the hearing, the Planning Commission is expected to review public comments and formulate a recommendation for the Board of Aldermen. Any final decision regarding adoption of the ordinance will be made by the city’s elected governing body.

The proposed ordinance comes as city officials continue reorganizing and expanding code enforcement efforts. In May, the Board of Aldermen approved creation of a standalone building and code enforcement department that will be responsible for enforcing building permit, rental registration and other property-related ordinances

A complete copy of the proposed ordinance is available online at watervalleyms.gov

/documents/ordinances.