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.

Loudoun County Code Violations: Zoning Notices, Overcrowding & Civil Penalties

In Loudoun County, code enforcement is handled by the Department of Building & Development (Zoning Administration). Because Loudoun protects its property values aggressively, inspectors do not just wait for complaints—they actively investigate tips regarding Overcrowding and Illegal Businesses operating out of homes.

For 2026, the County continues its crackdown on “Boarding Houses” in Sterling and Eastern Loudoun. If you receive a Notice of Violation (NOV) for occupancy limits or unpermitted work, you are facing a strict timeline. Failure to correct the issue results in Civil Penalties that accrue every 10 days and can escalate to criminal misdemeanor charges.

This guide explains the 2026 Civil Penalty Schedule, the “familial status” occupancy rules, and how to sell your house to a cash buyer to resolve Zoning violations immediately.

The 3 Most Common Zoning Violations

Loudoun County inspectors focus on violations that affect neighborhood density and character.

1. Overcrowding (Illegal Boarding Houses)

The Rule: The Zoning Ordinance defines a “family” strictly. You generally cannot have more than 4 unrelated persons living in a single-family home.
The Crackdown: The County maintains an Overcrowding Hotline (703-737-8190) to report houses with too many cars or tenants.
The Consequence: If cited, you must prove the familial relationship of every occupant or evict the tenants immediately. Fines accrue every 10 days the tenants remain.

2. Unpermitted Construction (Finished Basements)

The Issue: Many homeowners in Ashburn and Leesburg finish their basements or add decks without permits.
The Fine: If caught (often during a sale or neighbor complaint), you must obtain “After-the-Fact” permits. This often requires tearing down drywall to expose wiring and framing for inspection.

3. Property Maintenance & Tall Grass

The Rule: Grass cannot exceed 10-12 inches (depending on the specific town/HOA overlay). The County also targets “inoperable vehicles” and trash accumulation.
The Cost: If you fail to cut the grass, the County hires a contractor to do it and bills you for the cost plus administrative fees. This bill becomes a lien on your taxes.

The 2026 Civil Penalty Schedule

Loudoun County uses a “ticket” system for zoning violations. Unlike a one-time fine, these penalties are issued every 10 days until the violation is fixed.

Violation Type	Initial Fine	Subsequent Fine	10-Day Cycle?
Zoning Violation	$200	$500	Yes
Overcrowding	$200	$500	Yes
Max Civil Penalty	$5,000	Referral to Court	CRIMINAL

Warning: If the total civil penalties exceed $5,000, the Zoning Administrator can pursue the case as a Criminal Misdemeanor, which carries potential jail time and a permanent criminal record.

Your Options: Evict, Permit, or Sell?

Option 1: Fix the Issue (The Hard Way)

For Overcrowding: You must evict the paying tenants to reduce the occupancy to legal limits.
For Unpermitted Work: You must hire an architect to draw “as-built” plans and pay a contractor to open up walls for County inspections.

Option 2: Appeal to the BZA

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

The Reality: The BZA strictly interprets the Zoning Ordinance. Arguments about “financial hardship” usually do not work in overturning a citation.

Option 3: Sell “As-Is” (Stop the Fines)

If you are tired of managing a “boarding house” or cannot afford the retro-active permits for a finished basement, selling to a cash buyer is the fastest exit.

We Buy Loudoun County Houses with Violations.

We Buy “Overcrowded” Homes: We purchase properties with tenants in place. We handle the eviction and occupancy correction after closing.
We Handle Unpermitted Basements: You don’t have to demo your basement. We buy it “as-is” and handle the County inspections ourselves.
We Pay Civil Penalties: If you have accrued $200/$500 fines, we pay them off at the closing table so you walk away clean.

Important Contact Information

Department of Building & Development (Zoning)
- Address: 1 Harrison Street, S.E., Leesburg, VA 20175
- Phone: (703) 777-0220
- Website: loudoun.gov/zoning
Overcrowding Hotline
- Phone: (703) 737-8190

Resolve Your Zoning Violation Today.

If you are facing fines for overcrowding or unpermitted work in Loudoun County, fill out the form below. We provide fair cash offers that resolve the violation and stop the 10-day fines.

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Areas We Serve in Loudoun County

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

Ashburn
Leesburg
Sterling
Chantilly

More Resources for Loudoun County Homeowners

Looking for a standard sale? Visit our main page for We Buy Houses in Loudoun County.
Facing Eviction? If you have bad tenants and code violations, visit our guide on Eviction Process in Loudoun County.
Behind on Taxes? See our guide on Tax Delinquency in Loudoun County.
Inherited a House? Visit our guide on Probate & Inheritance in Loudoun 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 overcrowding laws. We recommend consulting with a Leesburg land use attorney.