Basharat Khan, who runs ACE Travel & Money Transfer, in Tividale, says mounds of rubbish have been dumped in Hopkins Street, which are attracting rats.
The landowner of the site was issued with a notice, called a Section 215 order, to clear the land in February, however, more fly-tipping has appeared.
Mr Khan told the Express & Star: "They [the council] did the Section 215 and the landowners came in and started cleaning it up after that.
"What happened soon after that, Covid-19 restrictions had come into force as well, was part of the land was cleared and part of it was left.
"There was a big, huge skip left on the site for months and months, until probably one month ago when that was removed.
"The people who took the skip away emptied the contents of the skip onto the land.
"That is why there is a little mountain there. The contents of the skip was emptied onto the ground.
"The land is openly accessible so people will come and dump rubbish there. That is what has been happening.
"We have got a rats issue around there. Some of the rubbish there is terrible, it is nasty."
He added: "I'm raising this issue for the community. It doesn't really bother me that rubbish is at the back.
"I run a money transfer place. I spend most of the time in the office."
A spokesman for Sandwell Council said: "Our officers will contact the owner of this private land and we will carry out a further site visit.
"The owner has cooperated with the council to get waste removed following previous fly-tipping incidents on their land.
"We continue to monitor the situation closely."