Cedar Rapids fire marshal orders Kiteville Minimalist Living Community to be vacated for multiple safety violations

Residents required to leave property by 8 a.m. Wednesday

Kiteville Cedar Rapids
Kiteville at 525 33rd Ave. SW in Cedar Rapids is shown in January 2024. CREDIT RICHARD PRATT

The Cedar Rapids fire marshal’s office has ordered the Kiteville Minimalist Living Community at 525 33rd Ave. SW to be vacated by 8 a.m. Wednesday due to “multiple life safety violations related to the safety of their patrons,” according to a release issued Tuesday morning.

The building, which is promoted online as “a modern, technology-optimized solution to short-term and long-term stays,” was placarded by city crews at 8 a.m. Tuesday with notifications of the order to vacate.

According to the release, the action was driven by “repeated inactions by the facility’s ownership and management teams to remedy documented fire suppression and alarm system failures and to address noted life-safety violations in multiple areas of the facility.”

Contacted by the CBJ Tuesday afternoon, Mort Daniel, a customer service representative with Kiteville, said the placards are “just a warning for us.”

“There is a sign on the door, as you can see, but everything is under control,” Mr. Daniel said. “Our team is doing their best to keep the hotel operational, so there won’t be any evacuation, and everything will be fine. We have had contact with the fire department and also with the municipality. We have taken the precautions, and the hotel will not be closed.”

However, a city representative confirmed that the facility will be closed to entry as of 8 a.m. Wednesday for all but hotel management, contractors or authorized agents, and will be “illegal to operate” at that point.

The issues with the facility, formerly a Sheraton Hotel, a Clarion and most recently a Ramada, began during a Jan. 22 call for service, during which Cedar Rapids Fire Department crews identified broken fire suppression pipes in the facility’s former dining area. Fire suppression sprinklers were found to be leaking after being allowed to freeze and burst.

“This is the same area reported non-compliant in April 2024 and was remedied by property owners, management and contractors,” city officials said.

According to the release, fire marshal’s office team members began conversations with Kiteville’s staff and ownership Jan. 23, and over the course of the next 12 days, the conversations resulted in two delayed placarding actions “as city staff assisted Kiteville in finding fire watch staff, and staving off a pending cessation of electrical service to the location.

“Multiple life safety violations are noted,” city staff reported Jan. 23. “Sprinkler and fire alarm systems are found to be out-of-service in key areas of the building. Several ceiling tiles are missing. Heat has been turned off in old dining area. Multiple egress points are improperly blocked/padlocked and exit routes are obstructed by bedding and other materials. Some areas are open to the elements and unlawful entry.”

According to an update from city officials Jan. 28, the fire marshal re-inspected the Kiteville facility and subsequently filed a failure letter with owners and managers.

“Fire Marshal Office representatives find repeated code violations with life safety equipment,” the city fire marshal’s report shows. “Sprinkler and fire alarm systems have not been repaired. These are the same violations reported during the Jan. 22, 2025, call for service and subsequent Fire Marshal Office visits. On-site management receives written notice of violation by the Fire Marshal Office. On-site staff and off-site owners/managers receive letter with requirement to remediate non-functioning systems or risk placarding.“

An update Jan. 29 raised further concerns.

“CRFD staff learn of imminent action by local utility to cease electric service due to lack of payment,” according to city reports. “Knowing many occupants are unable to quickly find alternative housing, an appeal by CRFD staff is made directly to the electric company asking for special dispensation to prevent the evacuation of the facility and displacement of its occupants. This action allows FMO staff to continue working with Kiteville in the hope of a positive resolution. Fire watch is extended and paid through Monday, Feb. 3, 2025, allowing Kiteville to remain open.”

Kiteville was asked to provide proof of construction and HVAC service contracts to address the violations by 5 p.m. Feb. 3, “along with continued electric service and authorized fire watch.”

The deadline passed, officials said, and the fire marshal’s office informed staff and guests that the combination of failed systems, lack of fire watch, and pending disconnection of electric service would render the facility illegal to occupy as of 8 a.m. Feb. 5.

“Owner and management are given final notice that placarding will occur at 8 a.m. on Tuesday, Feb. 4, 2025,” the city report indicates, “as no contract to initiate repairs is completed and no work has begun. (Jan. 29 was the original deadline for remediation or proof of contract for repair.) Fire watch personnel have indicated they will not remain on-site unless payment for the expected duration of repairs is received. Without fire watch or functioning suppression systems, occupancy of the facility is illegal. Notices are placed at the doors, lobby and gathering spaces of the facility alerting occupants of possible closure.”

According to a Feb. 4, report, “All residents are informed of the need to evacuate the premises by 8 a..m. Feb. 5, 2025. City staff remain present on-site to ensure compliance. Each occupant is given information sheets and guidance on local aid agencies available if needed.”

City officials say the Kiteville facility may be allowed to reopen if the necessary work is completed to address safety concerns.

Cedar Rapids fire chief Greg Smith acknowledged the difficulty the closure may present to many of Kiteville’s guests.

“The Fire Marshal’s Office has worked tirelessly with Kiteville staff to find a resolution to this unfortunate situation,” Mr. Smith said in the release. “We understand this will be a challenge for some of Kiteville’s patrons, but lacking fire suppression systems and qualified fire watch, each person who resides under Kiteville’s roof is at risk.

“We gave guests and staff notice last Friday of possible placarding and a final 24-hour notice was posted today,” he added. “It’s our sincere hope that everyone has been able to secure alternate housing.”

City staff provided Kiteville patrons with copies of emergency housing and financial resource packets, and fire marshal’s office staff alerted Linn County Emergency Management to the pending closure of Kiteville “in an effort to ease the impact of closing the facility.”

When Kiteville opened its doors in November 2023, it was touted as an option for no-frills, extended-stay accommodations.

Budo Bunul, founder and CEO of Kiteville, said in a CBJ interview that the company’s model provided a new option for certain business travelers – for example, those who may be moving to the community for a new job, but haven’t yet found a home or apartment.

In short, he said, Kiteville could be described as an “AirBnb”-style facility on a more institutional level.

“We provide short-term and extended-stay accommodations, with technology-optimized self check-in and check-out,” Mr. Bunol said. “You can make your reservation online, pay everything online and receive your check-in details online. And it’s all operated by electronic door entry.”

Nationwide, Kiteville has about a half dozen properties similar to the former Cedar Rapids Ramada, as well as individual properties on a smaller scale, Mr. Bunul said. With approximately 150 rooms, however, Cedar Rapids is the company’s largest location, he said.

The hotel property now operated as Kiteville was first opened in 1976 by partners Jack Zazza and Don Broulik as the Sheraton Four Points Hotel. The property then became a Clarion hotel before being sold at sheriff’s auction in February 2015.

The facility lost the right to use the Clarion name in 2018 after employees complained the hotel’s then-owners were having trouble paying them adequately or on time. The hotel then became a Ramada and was extensively remodeled before closing in November 2023 and transitioning to Kiteville.

Room rates for the facility were recently being advertised as low as $26 per night, but several recent online reviews said the building and rooms were in poor condition and not adequately cleaned.