Label
Demolition by Neglect Study Request
Councilmember Gadus
Title
Submitting to the Toledo Plan Commission a Request to Study Demolition by Neglect; and Declaring an Emergency
Summary
Body
SUMMARY & BACKGROUND
“Demolition by Neglect” is the term used to describe a situation in which a property owner intentionally allows a historic property to suffer severe deterioration, potentially beyond the point of repair. By deferring maintenance and saving money in the short-term, property owners slowly let buildings of historical, cultural, and aesthetic value fall into disuse and disrepair, becoming a blight on their neighborhood and a public nuisance. Property owners may use this kind of long-term neglect to circumvent historic preservation regulations and provide the rationale for a single remediation option: demolition.
Demolition of historic buildings has several negative effects on a city, including the loss of cultural identity and educational value, the risk of environmental contamination, depreciation of artistic or aesthetic character in old neighborhoods, and the loss of opportunity for reuse and redevelopment.
According to the National Trust for Historic Preservation, the most important tool for controlling demolition by neglect is a carefully drafted provision in the local preservation ordinance requiring affirmative maintenance and ensuring that the local historic commission and building inspection or code compliance is equipped with adequate remedies and enforcement authority. This resolution aims to begin this process by thoughtfully studying demolition by neglect in Toledo and the factors that influence historic preservation, which should yield explicit recommendations for the City as well as key stakeholders like the owners of historic buildings in Toledo. This resolution will set the clear intention of the Toledo City Council that demolition by neglect is not to be permitted, and a more rigorous system of historic preservation must be enshrined in law in the City of Toledo.
NOW THEREFORE Be it resolved by the Council of the City of Toledo:
SECTION 1: That the Toledo City Plan Commission begin a study of Demolition by Neglect as it relates to the preservation of historic buildings, the practices of their owners, and the existing or potential safeguards that can be applied to prevent neglect, deterioration, or ultimately, demolition.
a) "Demolition by Neglect” is hereby defined as the practice of foregoing necessary maintenance on a historic building, or foregoing demolition remediation actions which could lead to its redevelopment for active ownership or reuse.
b) “Historic Buildings” are hereby defined as properties with some historical, architectural, or cultural significance that are 75 years old or greater, whether or not they are formally recognized by Local Landmark Designation or the National Register of Historic Places.
SECTION 2: That the Toledo City Plan Commission also provide recommendations in this study related to the necessary conditions to obtain permitting for demolition and/or potential TMC changes, including but not limited to:
a) Regular maintenance or continual employment of staff
b) Efforts to market the property and find new ownership for redevelopment
c) Compliance with codes related to building integrity and aesthetic appearance
Vote on emergency clause: yeas 11, nays 0.
Adopted: November 5, 2025, as an emergency measure: yeas 11, nays 0.
Attest:
Julie A. Gibbons Vanice S. Williams
Clerk of Council President of Council
Approved: November 6, 2025
Wade Kapszukiewicz
Mayor