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.

Arlington County Code Violations: CPHD Notices, Hoarding & Civil Penalties

In Arlington County, code enforcement is managed by the Code Enforcement Section within the Department of Community Planning, Housing, and Development (CPHD). Unlike other jurisdictions that rely solely on complaints, Arlington has specialized units like the Hoarding Task Force and the Safe Structures Initiative that proactively monitor properties.

For 2026, the County continues to strictly enforce the Condition of Private Property (COPP) ordinance. If you receive a Notice of Violation (NOV), you are entered into a legal timeline that can result in Civil Penalties of up to $5,000 and potential criminal misdemeanor charges if ignored.

This guide explains the 2026 Civil Penalty Schedule, how the Hoarding Task Force operates, and how to sell your house to a cash buyer to resolve CPHD enforcement actions immediately.

The 3 Most Common CPHD Violations

Arlington inspectors focus on violations that impact neighborhood density and safety. These are the three most common citations:

1. Hoarding & Unsafe Structures

The Task Force: Arlington has a dedicated Hoarding Task Force involving Fire, Police, and Human Services. They target properties with excessive clutter that poses a fire risk.
The Consequence: If a property is deemed “unsafe” or “unfit for habitation,” the County can condemn it and force the owner to pay for professional bio-hazard cleaning or structural repairs.

2. Unpermitted Construction (ADUs & Basements)

The Issue: Arlington is strict about “Accessory Dwelling Units” (ADUs). If you have a finished basement with a kitchen that wasn’t permitted, you are in violation of the Zoning Ordinance.
The Fine: The County assesses Civil Penalties for unpermitted work. You may be forced to tear out the kitchen or pay double fees for “after-the-fact” permits.

3. Condition of Private Property (COPP)

The Rule: This covers “Spot Blight” issues like peeling paint, broken fences, tall grass, and trash accumulation.
The Trap: A COPP violation is not just a warning. If uncorrected, the County can hire a contractor to fix the issue and place a lien on your property tax bill for the cost.

The 2026 Civil Penalty Schedule

Arlington County uses a “ticket” system for civil penalties. These fines are cumulative and can be issued every 10 days until the violation is fixed.

Violation Type	Initial Fine	Subsequent Fine	Max Aggregate
Zoning / Unpermitted Work	$200	$500	$5,000
Spot Blight / COPP	$100	$150	Unlimited
Criminal Misdemeanor	Class 1	Jail / Fine	$2,500 + Jail

Warning: If Civil Penalties exceed $5,000, the Zoning Administrator can escalate the case to a Criminal Misdemeanor, punishable by up to 12 months in jail.

Your Options: Compliance or Sale?

Option 1: Fix the Issue (The Bureaucratic Route)

For Permits: You must submit detailed architectural plans to the CPHD and pay “after-the-fact” permit fees.
For Hoarding: You must hire a specialized junk removal service to clear the property to the Fire Marshal’s satisfaction.

Option 2: Appeal to the BZA

You can appeal a zoning violation to the Board of Zoning Appeals (BZA) within 30 days.

The Reality: The BZA process is formal and public. You often need a land use attorney to successfully argue against the Zoning Administrator.

Option 3: Sell “As-Is” (Professional Resolution)

If you are overwhelmed by the Hoarding Task Force or cannot afford the renovations to legalize an unpermitted basement, selling to a cash buyer is a private, professional solution.

We Buy Arlington County Houses with Violations.

We Buy “Hoarder” Homes: We purchase properties with heavy clutter or bio-hazard conditions. You do not need to clean anything out.
We Handle Unpermitted Work: We buy homes with illegal ADUs or finished basements. We take over the permitting process with CPHD.
We Pay Civil Penalties: If you have accrued fines or tax liens from abatement, we pay them off at the closing table.

Important Contact Information

CPHD Code Enforcement
- Address: 2100 Clarendon Blvd, Suite 1000, Arlington, VA 22201
- Phone: (703) 228-3232
- Website: arlingtonva.us/Government/Programs/Building/Code-Enforcement
Hoarding Task Force
- Phone: (703) 228-1700 (DHS) or (703) 558-2222 (Fire)

Resolve Your Code Violation Today.

If you have received a Notice of Violation from CPHD or the Hoarding Task Force, fill out the form below. We provide fair cash offers for properties with code issues in Arlington County.

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Areas We Serve in Arlington County

We help homeowners with code violations across the county, including:

Clarendon
Ballston
Crystal City
Rosslyn
Columbia Pike
Shirlington
East Falls Church
Cherrydale

More Resources for Arlington County Homeowners

Looking for a standard sale? Visit our main page for We Buy Houses in Arlington County.
Facing Eviction? If you have bad tenants and code violations, visit our guide on Eviction Process in Arlington County.
Behind on Taxes? See our guide on Tax Delinquency in Arlington County.
Inherited a House? Visit our guide on Probate & Inheritance in Arlington County.
Back to Main Guide: Return to our overview on Code Violations & Red Tags.

Disclaimer: Consistent Homebuyers is a real estate investment firm, not a law firm. We do not provide legal advice regarding Zoning appeals or CPHD enforcement. We recommend consulting with an Arlington land use attorney.