Why Property Taxes and Permitting Systems in Greensboro, NC, Need Urgent Reform
In Greensboro, North Carolina, property ownership—a fundamental right—is undermined by oppressive property taxes and a corrupt, inefficient permitting system that favors slumlords and penalizes homeowners. Indefinite tax burdens, penalties for home improvements, and a permitting process riddled with delays, incompetence, and allegations of bribery frustrate residents. Greensboro’s history of code enforcement failures, poor record-keeping, and lax oversight enables substandard rentals, while tax dollars are weaponized by officials who act above the law. This post details these issues, outlines legal protections, provides guidance for bypassing permitting, explains how to disclose unpermitted work when selling a home, and clarifies exclusions for improvements during the COVID-19 pandemic.
The Injustice of Indefinite Property Taxes
Greensboro’s property tax system imposes a lifelong obligation, eroding true ownership. Homeowners who have paid off their mortgages risk losing their homes if they cannot afford rising taxes, effectively making the city a co-owner. This disproportionately harms retirees and those on fixed incomes. A 2025 Greensboro News & Record report highlighted the city council’s 7-2 vote to raise property taxes alongside an 8.5% increase in water and sewer rates, further straining residents.
The North Carolina Constitution (Article V, Section 2) permits indefinite taxation, requiring uniformity but offering no duration cap. The U.S. Constitution’s Fifth Amendment protects against government takings without “just compensation,” but perpetual taxation often evades this safeguard. Tax dollars, intended for public services, are weaponized when officials prioritize revenue over fairness, acting as if they are above accountability. A fairer system would limit tax duration or tie taxes to specific services, ensuring secure ownership.
Penalizing Home Improvements Through Higher Taxes
Greensboro’s tax policies discourage improvements by reassessing properties to reflect added value. Under N.C. General Statute 105-287, Guilford County assessors can increase a property’s appraised value after renovations, such as adding a room or upgrading a kitchen, leading to higher taxes. A homeowner investing $50,000 in a new addition may face a tax increase that negates their financial return, deterring community enhancement.
This practice conflicts with the U.S. Constitution’s Fourth Amendment, which guards against unreasonable government intrusion into property. Taxing improvements penalizes homeowners for enhancing their homes, while officials misuse tax revenue to sustain inefficient systems. N.C. General Statute 105-277.1 offers a homestead exclusion for elderly or disabled homeowners, but it does not address tax hikes tied to improvements. Exempting improvements from reassessments for a set period would align with constitutional protections and encourage investment.
The Corrupt and Dysfunctional Permitting System in Greensboro
Greensboro’s permitting process, managed by the Development Services and Engineering & Inspections Department, is a bureaucratic nightmare. Permits are required for structural changes, electrical, plumbing, or mechanical work, with applications processed through the Plan Review & Tracking system or in-person at 300 W. Washington St. Homeowners face endless delays as inspectors cite one issue—such as a minor wiring fault—only for a follow-up inspection to flag a new, previously unmentioned problem. This inconsistent process, lacking a standardized rubric, reflects incompetence or deliberate obstruction by untrained staff.
Allegations of corruption are widespread, with some inspectors reportedly encouraging bribes to expedite approvals or overlook violations. While direct evidence of bribery is limited, the Brunswick County case—where a defective home was approved, with the county shielded by immunity—illustrates how permitting systems can fail and protect systemic flaws. In Greensboro, a 2021 report noted that permitting staff often lack adequate training, leading to inconsistent enforcement and delays, as discussed in coverage of the city’s Building Permit Portal launch. Readers can contact Development Services (336-373-2155) or submit a public records request at www.greensboro-nc.gov to access this report.
Lack of Supervision and Training in Government Offices
Greensboro’s permitting and code enforcement departments suffer from documented deficiencies in supervision and training. A 2015 Triad City Beat investigation revealed that code enforcement staff were poorly trained, contributing to ineffective tracking of housing violations. Inspectors failed to follow standardized protocols, resulting in arbitrary decisions that burdened homeowners while allowing slumlords to evade scrutiny. The Engineering & Inspections Department, led by Director Kenney McDowell, has been criticized for inadequate oversight, with staff prioritizing revenue-generating inspections over consistent enforcement.
The 2021 report on permitting staff training deficiencies, referenced in local discussions, highlighted how untrained inspectors contribute to delays and inconsistent rulings. The Housing & Neighborhood Development Department also faces similar issues, with a 2023 report noting that code enforcement staff were not adequately trained to use the Code Compliance Case Portal, resulting in inconsistent updates and lost records. These failures reflect a pattern of officials acting above the law, using tax dollars to sustain dysfunctional systems while failing to serve taxpayers.
Favoritism Toward Slumlords and Substandard Rentals
Greensboro’s code enforcement failures enable slumlords to rent substandard properties with minimal scrutiny. A 2015 Triad City Beat investigation exposed how poor record-keeping allowed landlords like Basil and Sophia Agapion to operate condemned properties, such as nine units at 2316 Kersey Street, without consistent penalties. The city’s failure to maintain a database of repeat offenders meant slumlords faced little accountability, even for violations like mold, broken windows, or missing smoke detectors.
Another case involved an apartment complex at Lowdermilk Street and Dakota Drive, condemned in 2015 due to unaddressed violations. Lax oversight allowed the landlord to continue renting substandard units, as prior violations were not properly tracked. A 2023 report highlighted properties owned by Nathan Tabor’s LLCs, which faced tax delinquencies and housing code violations, yet the city’s favoritism—through delayed enforcement or waived penalties—enabled these issues to persist. This suggests officials prioritize relationships with connected landlords over taxpayer welfare, weaponizing tax-funded systems against residents.
Weaponization of Tax Dollars and Arrogance of Officials
Greensboro officials misuse tax dollars to perpetuate dysfunctional systems, acting as if they are above the law. Permitting and code enforcement departments, funded by taxpayers, impose excessive fees and delays on homeowners while granting leniency to slumlords. A 2022 Greensboro News & Record letter criticized the city’s misuse of tax dollars to support inefficient programs, reflecting public frustration with officials’ lack of accountability.
The 2015 investigation showed officials ignoring tenant complaints about substandard housing, failing to enforce the 2018 North Carolina Residential Code. This inaction, coupled with poor record-keeping, allowed landlords to exploit low-income tenants while homeowners faced rigorous permitting scrutiny. The city’s suspension of violation fines during the COVID-19 pandemic, intended to protect tenants, exposed enforcement weaknesses, as untrained staff and lack of supervision delayed hearings and appeals. These failures demonstrate how officials weaponize tax dollars to maintain power, prioritizing revenue over justice.
Exclusions for Improvements During the COVID-19 Pandemic
During the COVID-19 pandemic (2020–2023), Greensboro implemented temporary measures affecting permitting and code enforcement. A 2023 report noted that the city suspended fines for code violations to avoid displacing tenants, particularly in low-income housing. This suspension, while not an explicit permitting exclusion, reduced scrutiny of minor improvements, as inspections were limited to critical safety issues. Homeowners who made improvements during this period may have faced fewer permitting requirements, especially for non-structural work, due to reduced staffing and inspection capacity.
No formal permitting exemptions were enacted. The city encouraged online submissions through the Plan Review & Tracking system to minimize in-person interactions, but permit requirements for structural, electrical, plumbing, or mechanical work remained. Homeowners who completed unpermitted work during this period should document compliance with the 2018 North Carolina Residential Code, as retroactive enforcement may apply if violations are discovered during inspections or home sales.
Legal Protections for Homeowners
The North Carolina Constitution (Article I, Section 19) guarantees the right to enjoy property without unlawful deprivation, supporting homeowners’ autonomy. The U.S. Constitution’s Fourth Amendment protects against unwarranted government intrusion, which excessive permitting requirements may violate. N.C. General Statute 105-296, governing property appraisals, limits assessors’ physical access to private property, reinforcing homeowners’ control over government oversight. These protections suggest that Greensboro’s corrupt, favoritist permitting system infringes on homeowners’ rights, particularly when low-risk improvements face scrutiny while slumlords evade accountability.
Steps for Homeowners Choosing to Skip Permitting
Given Greensboro’s corrupt permitting system, favoritism toward slumlords, and history of enforcement failures, some homeowners may bypass permits for low-risk or non-structural improvements, especially if completed to code but unpermitted due to distrust in the process. This carries risks but may be necessary. Here’s a detailed guide:
Understand Permit Requirements: Permits are required for structural changes, new constructions, additions, and most electrical, plumbing, or mechanical work. Non-structural renovations costing less than $15,000 may not require permits, but verify via the City’s Permits, Fees, and Procedures page or call Development Services (336-373-2155).
Assess Risks of Skipping Permits:
Fines and Penalties: Unpermitted work can lead to fines or orders to remove improvements. The Zoning Enforcement Office investigates complaints, often triggered by neighbors or inspectors, and may issue penalties under the 2018 North Carolina Residential Code.
Home Sale Complications: Unpermitted work can complicate sales, as buyers’ inspections may flag violations, potentially derailing deals or lowering sale prices.
Insurance Risks: Some insurance policies exclude coverage for unpermitted work, increasing financial liability.
Steps to Skip Permits Safely:
Focus on Low-Risk Projects: Limit unpermitted work to minor, non-structural changes (e.g., painting, flooring, cosmetic updates) unlikely to attract scrutiny.
Document Compliance: Maintain detailed records, including photos, receipts, contractor certifications, and compliance with the 2018 North Carolina Residential Code, to prove work meets standards if challenged.
Hire Licensed Contractors: Engage professionals licensed by the North Carolina Licensing Board for General Contractors to ensure code-compliant work, reducing risks.
Avoid Public Disclosure: Refrain from posting about renovations on social media or discussing them publicly to avoid complaints to the Zoning Enforcement Office.
Prepare for Retroactive Permitting: If caught, apply for a Residential Building Permit retroactively via the Plan Review & Tracking system, submit detailed plans, pay fees (including penalties), and schedule inspections to comply.
Leverage Legal Resources: If facing fines or disputes, seek free assistance from Legal Aid of North Carolina (336-272-0512) or file a complaint with the North Carolina Attorney General’s Office (1-877-566-7226) for unfair practices. Mediation through the North Carolina Dispute Resolution Commission can resolve conflicts without litigation.
Advocate for Reform: Join community efforts to reform permitting and code enforcement. Attend City Council meetings, contact Development Services, or engage with the Housing & Neighborhood Development Department (336-373-2349) to demand better training, supervision, and accountability, addressing favoritism toward slumlords.
Disclosing Unpermitted Work When Selling a Home
When selling a home with unpermitted work completed to code but not permitted due to Greensboro’s corrupt permitting process, proper disclosure is critical to avoid legal and financial issues. North Carolina law requires sellers to disclose material defects that could affect a property’s value or safety, including unpermitted work. Here’s how to handle disclosure effectively:
Review Work Performed: Identify all unpermitted improvements, such as kitchen remodels, bathroom upgrades, or minor electrical work. Confirm that work complies with the 2018 North Carolina Residential Code, using documentation like contractor certifications, receipts, and photos.
Complete the Residential Property Disclosure Statement: North Carolina’s Residential Property and Owners’ Association Disclosure Statement (required under N.C. General Statute 47E) mandates disclosing known issues, including unpermitted work. Check “Yes” or “No Representation” for questions about permits (e.g., “Are you aware of any improvements made without required permits?”). If disclosing:
Provide a brief description (e.g., “Kitchen remodel completed in 2021, no permit obtained, work performed by licensed contractor to code”).
Include supporting documentation in an addendum to demonstrate compliance, reducing buyer concerns.
Work with a Real Estate Agent: Hire an experienced Greensboro real estate agent familiar with local permitting issues. They can guide disclosure, advise on pricing adjustments, and communicate with buyers to mitigate concerns about unpermitted work. Agents may recommend obtaining a retroactive permit or a third-party inspection to verify code compliance.
Obtain a Pre-Sale Inspection: Hire a licensed home inspector to verify that unpermitted work meets code standards. Share the inspection report with potential buyers to build trust and reduce liability. If minor issues are found, correct them before listing to strengthen your position.
Consider Retroactive Permitting: Contact Development Services (336-373-2155) to apply for a retroactive Residential Building Permit. Submit plans, pay fees (including penalties), and schedule inspections. While this may delay the sale, it can resolve buyer objections and increase the home’s marketability. Note that work completed during the COVID-19 pandemic may face less scrutiny due to reduced enforcement, but retroactive permitting is still advisable.
Disclose During Negotiations: Be transparent with buyers about unpermitted work, emphasizing that it was completed to code by licensed professionals. Offer to cover costs for retroactive permitting or provide a price concession to offset buyer concerns. Highlight Greensboro’s corrupt permitting process (e.g., delays, alleged bribery) as the reason for bypassing permits, supported by documented issues like the 2015 Triad City Beat investigation.
Consult a Real Estate Attorney: If unpermitted work is extensive, hire a North Carolina real estate attorney to review disclosures and ensure compliance with N.C. General Statute 47E. They can draft addendums to protect against future liability and advise on handling buyer demands for repairs or permitting.
Leverage COVID-19 Context: If unpermitted work was completed during the COVID-19 pandemic, note that Greensboro’s reduced enforcement (e.g., suspended fines, limited inspections) created a challenging environment for permitting. While no formal exemptions existed, this context may resonate with buyers, especially if work complies with code.
Failure to disclose unpermitted work can lead to legal action from buyers, including claims of fraud or misrepresentation under North Carolina law. By being proactive, transparent, and prepared with documentation, sellers can minimize risks and maintain buyer confidence.
The Broader Impact of Reform
Reforming Greensboro’s property tax and permitting systems would restore homeowners’ rights and economic stability. Eliminating indefinite taxes would align with the Fifth Amendment, ensuring true ownership. Exempting improvements from reassessments would encourage investment, supported by the Fourth Amendment. Overhauling permitting—by improving training, ending favoritism, and maintaining accurate records—would respect the North Carolina Constitution and address Greensboro’s history of enabling slumlords, as seen in cases like Kersey Street and Lowdermilk Street.
Critics may argue that reforms could reduce city revenue or compromise safety. However, consumption-based taxes could replace property taxes, and targeted inspections could ensure safety without oppressive permitting. Greensboro’s documented failures—poor record-keeping, untrained staff, favoritism toward slumlords, and weaponization of tax dollars—demand systemic change to serve taxpayers fairly.
Conclusion
Greensboro’s property tax and permitting systems burden homeowners with indefinite taxes, penalties for improvements, and a corrupt, incompetent permitting process that delays projects and encourages bribes. The city’s history of code enforcement failures, including poor record-keeping and favoritism toward slumlords like those at Kersey Street, enables substandard rentals to persist. Untrained, unsupervised staff in taxpayer-funded offices weaponize resources against residents, acting above the law. Legal protections in the U.S. Constitution, North Carolina Constitution, and statutes like N.C. General Statute 105-287 affirm homeowners’ rights to own and improve their properties. Homeowners opting to skip permits, especially during the COVID-19 pandemic’s reduced enforcement, must proceed cautiously, using resources like Development Services and legal aid to navigate risks. When selling a home with unpermitted work, transparent disclosure, supported by documentation and professional guidance, is essential to avoid liability. By reforming these systems, Greensboro can foster a fairer, more prosperous community.
