How fast can you close on my house?

We can close in as little as 7-21 days depending on funding and title work. You choose the closing date that works best for your timeline.

Do I need to make repairs before selling?

No. We buy houses in any condition - as-is. No repairs, no cleaning, no staging required. We handle everything after closing.

Are there any fees or commissions?

No. There are no realtor fees, no commissions, and we cover all closing costs. The offer we make is the amount you receive.

What types of properties do you buy?

We buy single family homes, townhouses, rowhouses, condos, multifamily properties, duplexes, triplexes, land, and infill lots in DC, Maryland, Virginia, and Florida.

Do you buy houses in foreclosure?

Yes. We specialize in helping homeowners avoid foreclosure with a fast cash sale. We can close quickly to help you protect your credit and walk away with cash.

Can you buy my house if it has problem tenants?

Yes. We buy tenant-occupied properties including those with problem tenants. We handle the tenant situation after closing so you can move on stress-free.

Do you buy inherited or probate properties?

Yes. We specialize in buying inherited and probate properties. We understand the process and can work with your attorney or handle properties still in probate.

What if my house has code violations or liens?

We buy houses with code violations, liens, title issues, and other problems that make traditional sales difficult. We handle the resolution as part of the purchase.

The Ultimate Guide to Handling Code Violations, Red Tags, and Condemned Properties

Opening your mailbox to find a “Notice of Violation” from the city—or worse, finding a bright red sticker slapped on your front door—is a terrifying experience. Whether it’s for high grass, structural damage, or unpermitted work, code violations are not just annoying; they are a legal and financial ticking clock.

If you are reading this, you are likely worried about daily fines, court dates, or even the city seizing your property. You are not alone, and you do have options.

This guide is designed to cut through the bureaucratic jargon and give you a clear, step-by-step roadmap for handling a property with code violations—whether you want to fix it up, fight the city, or sell it to stop the fines immediately.

Need Local Help? Select Your Region

Building codes, fine schedules, and enforcement aggression vary wildly by city and county. We are building dedicated Resource Hubs for the areas we serve to help you find specific inspector contact info and amnesty programs.

Virginia Tax Resources: Fairfax County | Prince William County | Arlington County | Loudoun County
Maryland Tax Resources: Prince George’s County | Montgomery County | Baltimore County | Howard County | Anne Arundel County
Florida Tax Resources: Duval County | Hillsborough County | Pasco County | Pinellas County | Polk County | Clay County | St Johns County | Nassau County
Washington DC: Washington DC

What Exactly Are “Code Violations”?

In simple terms, a “Code Violation” means your property does not meet the minimum safety or maintenance standards set by your local municipality.

Local governments enforce these rules to keep neighborhoods safe and property values up. When a property falls into disrepair, the city sends a Code Enforcement Officer to inspect it. Common violations include:

Exterior Blight: Overgrown grass, trash in the yard, peeling paint, or broken fences.
Structural Safety: Collapsing porches, leaking roofs, or broken windows.
Unpermitted Work: Renovations done without proper city permits.
Safety Hazards: Missing smoke detectors, exposed wiring, or hoarding conditions.
Vacant Property: Houses that have been empty for too long without being registered (common in D.C. and Baltimore).

The 4 Stages of the Code Enforcement Process

While every city has its own timeline, the general process usually follows this escalation ladder:

Notice of Violation (NOV): The city sends a letter (or posts a sticker) detailing what is wrong and giving you a deadline (usually 10–30 days) to fix it.
Re-Inspection & Fines: If the issue isn’t fixed by the deadline, the inspector returns. If you fail, the fines begin. In some areas (like Florida), these fines can be $100 to $500 per day and accrue indefinitely.
Abatement & Liens: If you ignore the fines, the city may hire their own contractors to fix the issue (e.g., cut the grass, board up the windows) and bill you for the cost. If you don’t pay, they place a Lien on your house, which grows with interest.
Condemnation or Receivership: In extreme cases, the city can deem the house “Unfit for Human Habitation” (Condemned). In places like Baltimore, they can even petition the court to take the house from you (Receivership) and sell it to someone else.

What Are Your Options as a Homeowner?

If you have received a violation, do not ignore it. The fines rarely go away on their own. Here are the three primary paths you can take:

1. Cure the Violation (Fix the House)

If you have the cash and the time, you can fix the property.

The Process: You must hire licensed contractors, pull the correct permits, complete the work, and schedule a final inspection to get the case closed.
The Cost: Be prepared for “the can of worms.” Once an inspector is inside, they often find more violations you didn’t know about.

2. Appeal the Violation (Fight the City)

If you believe the citation was an error (e.g., they cited the wrong address or the work was permitted), you can attend a Code Enforcement Board hearing to argue your case.

The Reality: You usually need hard evidence (photos, receipts, dated permits) to win. “I didn’t know” is rarely a valid defense.

3. Sell the Property (Pass the Liability)

If the repairs are too expensive or the accrued daily fines exceed your bank account, selling the house “As-Is” is often the smartest financial move. By selling to an investor, you transfer the burden of the repairs and the negotiation with the city to the buyer.

Can You Sell a House with Open Code Violations?

Yes. This is a common misconception. You do not need to clear the violations or pay off the fines before selling—if you sell to a cash buyer.

When you sell the house to us:

We Inherit the Violations: We sign an affidavit accepting responsibility for fixing the property.
We Pay the Liens: If there are monetary liens (money owed to the city), they are paid off from the sale proceeds at closing, or we negotiate to take them subject-to.
You Walk Away Clean: Once the deed transfers, the city stops chasing you, and the daily fines stop accruing against your name.

How Consistent Homebuyers Can Help

We aren’t just looking for pretty houses; we specialize in “ugly” situations. We have worked with dozens of homeowners facing aggressive code enforcement across DC, MD, VA, and FL.

If you decide that selling is your best option, we can:

Buy “As-Is”: We buy the house exactly as it sits—mold, structural damage, trash, and all. You don’t need to lift a finger or hammer a nail.
Negotiate with the City: We are experienced in dealing with Code Enforcement Officers. We often contact them immediately to let them know the property is changing hands, which can pause the escalation.
Close Fast: If you are facing a specific court date or a “demolition order,” we can close in as little as 7-10 days to beat the clock.

Need a Hand with the Logistics?

Dealing with city inspectors is stressful and bureaucratic. If you are struggling to decipher a “Notice of Violation,” or if you want to know how much cash you could walk away with if you sold today, we are here to support you. Fill out the form below to get your cash offer today.

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Disclaimer: Consistent Homebuyers is a real estate investment firm, not a law firm. We do not provide legal advice regarding code enforcement defense. We recommend all clients consult with a local attorney or code compliance professional regarding their specific legal situation.