All properties meeting the criteria of abandoned and vacant located within Hernando County must be registered in the Vacant Property Registration program.

Pursuant to the Hernando County's Ordinance CH15, Art X, to ensure that all properties located within the County that have a defaulted mortgage are maintained and in compliance with all applicable codes, they must be registered. 

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Vacant Property

Vacant means any building or structure that is not lawfully occupied or inhabited by human beings:

1. Under current notice of default or notice of mortgagee’s sale by the lender or lis pendens status.
2. Property that has been the subject of a foreclosure sale where the title was retained by the beneficiary of a mortgage involved in the foreclosure.
3. Property subject to a mortgage that has been determined by the mortgagee to be in default, regardless of when the default has occurred

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Evidence of Vacancy

Any condition or circumstance that, on its own, combined with other conditions or circumstances present, would lead a reasonable person to believe that a property is vacant. Such conditions may include but are not limited to:

1. Overgrown or dead vegetation, including lawns, shrubbery and other plantings.
2. Accumulation of abandoned personal property, trash or waste.
3. Visible lack of maintenance of any building or structure on the property.
4. Graffiti on or other defacement of buildings or structures on the property.
5. Any other condition or circumstance reasonably indicating that the property is not occupied.

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Who is Required to Register?

Any mortgagee who holds a mortgage on real property located within Hernando County, upon default by the mortgagor, or issuance of a notice of default.

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Fees and Responsible Party

There is an annual registration fee required. This fee renewal is due 12 months after initial registration.

All registrations shall be valid for one calendar year from the date of issuance. An annual registration fee of $250 per property shall accompany the registration or $50 for a modification of registration. There is no fee for modifying contact information if the organization information remains the same during the effective registration. Subsequent annual registrations and fees are due on or before the expiration date. Any part of the registration process may be performed for the county by an agent, independent contractor or constitutional office for the county pursuant to an agreement or contract approved by the Board of County Commissioners.

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Inspection Requirements

Initial Inspection:

If the property is found to be vacant or shows evidence of vacancy, it shall be deemed abandoned and the mortgagee shall, within 10 days of the inspection, register the property with the county code enforcement property.

If the property is occupied but remains in default, it shall be inspected by the mortgagee or his designee monthly until:

1. The mortgagor or other parties remedies the default, or
2. It is found to be vacant or shows evidence of vacancy at which time it is deemed abandoned, and the mortgagee shall, within 10 days of that inspection, register the property with the county.

Maintenance Inspection:

The local property manager shall inspect the property on a bi-weekly basis to ensure that the property is in compliance with the maintenance requirements. Upon the request of the county, or its authorized agent, the local property manager shall provide a copy of the inspection reports to the county.

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Maintenance Requirements

1. All work performed on a vacant or abandoned property must be properly permitted as required by the Florida Building Code, Hernando County Ordinance. A licensed contractor(s) must be hired to do the work.
2. Properties shall be kept free of weeds, overgrown brush, dead vegetation, trash, junk, debris, building materials, any accumulation of newspapers, circulars, fliers, notices (except those required by federal, state or local law), discarded personal items or any other items that give the appearance that the property is abandoned.
3. The property shall be maintained free of graffiti or similar markings by removal or painting over with exterior grade paint that matches the color of the exterior structure.
4. Front, side and rear yard landscaping shall be maintained in accordance with the County’s standard at the time registration was required.
5. General maintenance shall include but is not limited to the following: watering, cutting, and mowing of landscaping, repairs to a building or other structure, or other acts reasonably necessary to maintain acceptable cosmetic appearance of the property, including any building or structure on the property.
6. Pools and spas shall be maintained so that the water remains free and clear of pollutants and debris. Pools and spas shall comply with the enclosure requirements of the International Property Maintenance Code, as may be amended from time to time.

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Security Requirements

The responsible party shall secure registered properties so that they are not accessible to unauthorized persons. “Secure” means the closing and locking of windows, doors, gates, and other openings.

1. Walls and fences shall be maintained in good repair.
2. Broken windows shall be secured by re-glazing.
3. Boarding of broken windows shall be used only as a temporary corrective measure and shall be secured in accordance with the International Property Maintenance Code.

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Property Managers

1. Registration shall contain at a minimum the name of the mortgagee and servicer along with the corresponding mailing addresses, email addresses, and telephone numbers and name of the registrant, owner of the property and local property manager. The registrant shall certify that the property has been inspected within the preceding 10 days, and certify the evidence of vacancy and condition of the property. The local property manager shall be responsible to inspect, secure and maintain the property. The property manager named in the registration shall be located within Hernando County and available for contact by the county Monday through Friday between 8 a.m. and 5 p.m., holidays excepted.
2. When the property becomes vacant or abandoned, it shall be posted with the name and 24-hour emergency contact telephone number for the local property manager. The posting shall be no less than 18 inches x 24 inches, and shall be of a font that is legible from the distance of 45 feet. The posting shall contain the following language:
   This Property Is Managed by
   (Name of Local Property Manager)
   To Report Problems or Concerns Call
   (Telephone number of Local Property Manager)
3. The posting shall be placed on the interior of a window facing the street to the front of the property so that it is visible from the street, or secured to the exterior of the building/structure facing the street to the front of the property so that it is visible from the street or if no such area exists, on a stake of sufficient size to support the posting in a location that is at all times visual from the street to the front of the property but not readily accessible to vandals. Exterior posting shall be constructed of and printed with weather-resistant materials.

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Enforcement

Failure to comply with the requirements of this program shall be a violation of County Code and subject to enforcement action in accordance to Chapter 162, Florida Statutes.

• Property Registration Ordinance Ch 15, Art X