What properties need to be inspected?
The Rental Safety Verification Program authorizes the inspection of rental units that are intended to be occupied or are occupied by anyone other than the owner. Tenants who suspect they may be living in substandard conditions are encouraged to call 311.
Rental units, within the City of South Bend, must have an Inspection Certificate on file or have completed an exemption waiver. Properties can apply for an exemption if they are:
- Owner-occupied primary residence or certain owner-occupied situations
- Occupied by immediate family member of the owner.
- Occupied by a purchaser under a recorded land contract.
- Owner-occupied and renting to no more than two unrelated tenants.
- Housing cooperatives or housing co-ops.
- Fall under occupancy arrangements such as group homes.
- Maintained/subsidized by a government agency.
- Properties were built within the last 10 years.
- Short-term rental.
A rental property with an exemption may be inspected if the City has reason to believe, or received a complaint, that the rental unit does not comply with the International Property Maintenance Code requirements.
Who participates in the inspection?
The property owner, property manager or authorized individual (such as a tenant), must be present during the inspection. Tenants are encouraged to be present during the inspection or can choose to arrange entry to the property with the owner. The individual must be over the age of 18 to allow entry into the unit. In cases where the tenant initiates the inspection, the property owner or designated agent of the owner is not required to be present during the inspection.
What happens during and after an inspection?
A sample inspection is available upon request for owners, property managers or tenants to know what the inspector will be looking for and where they will need access. Property owners and managers are encouraged to make repairs prior to inspection to save time and avoid penalties. Tenants are encouraged to notify their landlords of any repairs needed on the property prior to the inspection. Tenants are asked to put away any personal items they do not want seen and clear pathways for the inspector to access all areas of the unit. Pets should be put away prior to inspection time regardless of the mannerism of their pet.
During an RSVP inspection, the inspector will look at the conditions of the property inside and outside the unit. The inspector will have a checklist of items to look for such as: chipping/peeling paint, visible leaks, working plumbing and electrical systems, proper sanitation, and adequate heat.
Once a unit passes inspection and all penalties and fees are paid, Neighborhood Health & Housing will issue an Inspection Certificate. This will be mailed to the owner. Inquiries can be made by calling 311 and asking to speak with the RSVP Neighborhood Program Specialist.
How can I schedule an RSVP inspection?
Tenants who suspect they may be living in substandard conditions may file a complaint with Neighborhood Health & Housing at any time by calling 311or 574-235-9586.
Property owners and managers can contact 311and ask for the RSVP Neighborhood Program Specialist or call 574-235-9586.
When will my property be inspected?
Following the owner, designated agent of the owner, or tenant contacting Neighborhood Health & Housing, an inspection will be scheduled at the earliest mutually agreeable time. This is often between 2-5 business days. Depending on inspector availability, inspections may be able to occur within 24 hours.
Inspections are scheduled Monday-Friday, 9:00am, 10:30am, 1:00pm and 2:30pm.
Property owners and managers are encouraged to contact the RSVP Neighborhood Program Specialist by calling 311 before receiving a notice to schedule an inspection.
Fines may occur in instances of continued noncompliance. The Department may identify the rental unit as "Rental unit is not in compliance with the Rental Safety Verification Program (RSVP) and does not have an Inspection Certificate."
How often would properties be inspected?
The Inspection Certificate is issued for a period of one (1) year to five (5) years. Properties that require multiple visits to pass inspection will be granted a shorter period of time on the Inspection Certificate.
If the property does not pass inspection, the property owner/agent will be notified of violations, provided 10 to 60 days to allow for repairs, and be required to schedule a re-inspection. An inspection report will be prepared for the unit and will be sent to the property owner and available to the tenant.
A rental unit that has received an Inspection Certificate may be inspected prior to the end of its certification period if the City has reason to believe, or received a complaint, that the rental unit no longer meets minimal property standards according to the International Property Maintenance Code and as defined by the RSVP standards, determined by the ordinance.
311 Process Notes
Please obtain all information and submit a Service Request. Items for inspection based on previous iterations of the KBA are as follows:
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Electrical systems
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Plumbing systems
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Water and sanitary systems, including hot water
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Bathrooms and toilet facilities
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Heating and ventilation systems
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Doors, windows, stairways, and hallways
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Functional smoke detectors
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Overall structure
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Lead hazards