BLBA August Application Updates

July Quick Updates

Why quiet the title?

Acquisition of tax delinquent property is growing in popularity. Historically, investors have utilized the tax sale process to passively speculate on tax liens throughout the city. They have acquired interests in properties to buy and hold until someone else either redeems the property or wants to buy the property as-is from the initial investor.

Many individuals acquire interests in tax delinquent property through different avenues. These include the Jefferson County Tax Sale, Alabama Department of Revenue and the private market.

For the purposes of passive speculation, the aforementioned routes may be the way to go. The BLBA aims to interrupt the passive speculation market. Individuals and entities interested in revitalizing their neighborhoods often are met with problems after purchasing an interest in a tax delinquent property that does not have clear insurable title. Absent a large amount of capital, the average purchaser likely needs some sort of financing product to improve these problem properties. Financial institutions generally require a property to have clear insurable title before they offer any construction or renovation products that attach to the property.

On the Alabama Department of Revenue’s Tax Delinquent Property Page, they specifically state that “…neither an assignment nor a tax deed gives the holder clear title to the parcel.” Furthermore, they state that “It is advisable to consult a competent attorney regarding your contemplated purchase of tax delinquent property.” This is important to note as many people are eager to jump in and purchase a tax interest in a property without fully being aware of the restrictions.

It is possible to get clear title after acquiring a tax interest from the state, tax sale or private market. It is often much more costly than the value of the property.

  • 3 year adverse possession holding period after obtaining tax deed
  • Indefinite “judicial right of redemption” – now codified = uncertain title
  • Quiet title cases are costly, time consuming, subject to time restraints

During the process, purchasers can be responsible for back taxes, municipal liens and assessments and a variety of other items in addition to attorney’s fees.

The Birmingham Land Bank Authority has the ability to clear these back taxes, municipal liens and assessments and the authority to institute quiet title actions on properties that are at least five years tax delinquent. We aim to make development and investment in these problem properties financially feasible.

The BLBA utilizes several programs to make available these delinquent properties to citizens, nonprofits and developers. Two of these programs, Adopt-A-Lot and Side-Lot, are 2 year lease programs. At the end of the 2-year term, applicants have the option to walk away, obtain a quitclaim deed of the interest held by the Birmingham Land Bank (at no cost) or go through the Quiet Title program to obtain a statutory warranty deed to the property. These programs allow applicants to utilize and maintain vacant eligible lots while saving money to acquire fee simple ownership of the property through our Quiet Title Program if they so choose.

If someone chooses to obtain a quitclaim deed, at no additional cost, to a property, then the BLBA has the ability to convey its interest in that property via a quitclaim deed. In conveying its interest in a property by quitclaim deed, the BLBA does not make any warranties concerning the title to the property, including the existence of mortgages, liens, restrictive covenants or any other title defects.

Through the Quiet Title Program, the BLBA will file a quiet title action on the property to clear all back taxes, municipal assessments, and any other outstanding claims on the property so that the buyer will obtain full ownership with a Statutory Warranty Deed.

Each conveyance from the BLBA through its Quiet Title Program is through a Warranty Deed. This guarantees clear and insurable title to the property. The BLBA does make specific warranties concerning the title to the property, including the existence of mortgages, liens, restrictive covenants or any other title defects through this program.

Application Status

We are experiencing difficulties with our property management system. Application statuses should be updated and reflecting recent board decisions. We are working with our provider to hopefully have this resolved by July 27th.

Please login to your account to check your status.

We apologize for any inconvenience and look forward to working with our prevailing applicants.

June 19, 2020 Special Meeting






As Chairman of the Birmingham Land Bank Authority Board, I am calling a special meeting of the Board to occur:


Date:               Friday, June 19, 2020

Time:              11:30 a.m.


The purpose of and agenda for the meeting will be for the BLBA Board to accomplish limited business that is necessary to perform essential minimum functions of the BLBA, including, but not limited to, the approval of acquisitions from the Alabama Department of Revenue, and the approval of an Amendment of the Property and Data management services agreement with Eproperty Innovations, LLC for the 2020-2021 year, Authorization to enter into sales contracts with program applicants.


On March 18, 2020, Governor Ivey issued a Proclamation authorizing the BLBA Board to meet by telephone conference under certain circumstances.  In accordance with the Governor’s Proclamation, I am directing that the meeting be held by telephone conference through the LoopUp platform as set forth below, which shall serve as the place of the meeting:


Dial in:

(by joining, you agree to the privacy policy at

Guest Dial-in Code: 2464183#

USA (Toll): +1 (312) 212-3078


The communication equipment identified above allows all persons participating in the meeting to hear one another at the same time.  Public comments will not be allowed.  Anyone other than a member of the Board or an official or employee recognized by the Chairman is asked to mute their telephone.


The BLBA Administrator is directed, no less than twelve hours following the conclusion of the meeting conducted pursuant to this notice, to post a summary of the meeting in a prominent location on the BLBA’s website.  The summary shall recount the deliberations conducted and the actions taken with reasonable specificity to allow the public to understand what happened.

Marshall Anderson, Chairman


Application Update

We received over 300 applications in January and for our Immediate Acquisition Program.

Our team has reviewed these recently submitted applications. We will be contacting you if we need any further information. Some immediate acquisition parcels will be re-listed, please check the Immediate Acquisition page for more information.

Our board must approve applications submitted by staff. Due to the COVID19 emergency, Open Meeting guidelines have restricted the business that our board has been able to carry out due to meetings being held remotely.

We hope to have application decisions communicated to you on or before June 19th.

Special Meeting of BLBA Board of Directors- 5.14.2020

Attached is the call-in information and agenda for the 5.14.20 Special Meeting of our Board of Directors. A summary will be posted after the conclusion of the meeting.

BLBA Agenda 5.14.2020 Public

BLBA Agenda 5.14.2020 Public Summary

April 2020 Special Meeting of BLBA Board of Directors

The BLBA Board of Directors will hold a Special Meeting via telephone on April 23, 2020 at 2pm. Please click the link below for more information.

Dial in (by joining, you agree to the privacy policy at

Guest Dial-in Code: 2821525# USA: +1 (855) 633-2040 OR USA (Toll): +1 (312) 212-3078

The purpose of and agenda for the meeting will be to deliberate matters necessary to respond to COVID-19, including a change of payment process for quiet title attorneys used by the Birmingham Land Bank Authority (BLBA) in order to reduce person-to-person contact, to adjust timeframes consistent with the Court’s available schedules, and to encourage other efficiencies during the State of Emergency.  The BLBA Board will accomplish other limited business that is necessary to perform essential minimum functions of the BLBA, including, but not limited to, the approval of acquisitions from the Alabama Department of Revenue that must occur before the next tax sale, the adoption of the BLBA’s budget request from the City of Birmingham that constitutes the major source of the BLBA’s funding on an annual basis, and to receive an operations update.

The Agenda is included below. The Annual Report, including the budget request is also linked below.


BLBA Public Agenda 4.23.2020

Birmingham Land Bank Authority 2020 Annual Report April

Special Board Meeting

The BLBA Board of Directors will meet at 2pm on Thursday January 16, in the 7th Floor Conference Room at Birmingham City Hall.

Check back for agenda attachments.