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.

Montgomery County Code Violations: DHCA Notices, “Clean & Lien” & Illegal Units

In Montgomery County, maintaining “neighborhood standards” is practically a religion. The Department of Housing and Community Affairs (DHCA) is one of the most proactive enforcement agencies in the state. Unlike other counties that wait for a complaint, DHCA actively patrols neighborhoods to enforce Chapter 26 (Housing Maintenance Standards).

For 2026, the County has intensified its “Clean and Lien” program. If you receive a Notice of Violation (NOV) for high grass, solid waste, or peeling paint, you have a short window to fix it. If you don’t, the County won’t just fine you—they will send a contractor to fix it, bill you for the cost, and place a lien on your property tax bill.

This guide explains the 2026 Civil Citation schedule, how the “Clean and Lien” process works, and how to sell your house to a cash buyer to resolve DHCA enforcement actions immediately.

The 3 Most Common DHCA Violations

Montgomery County inspectors focus on violations that affect the appearance of the neighborhood or the safety of tenants.

1. The “Clean and Lien” Program

What it is: Solid waste accumulation, trash in the yard, or grass taller than 12 inches (Chapter 48 & 58).
The Process: You receive a Notice of Violation. If you don’t clean it up by the deadline, DHCA authorizes a “Clean and Lien.”
The Cost: The County hires a private contractor to mow the lawn or remove the junk. You are billed for the service plus administrative fees. If unpaid, this becomes a tax lien that can lead to foreclosure.

2. Illegal Accessory Apartments (ADUs)

The Crackdown: Montgomery County is strict about “In-Law Suites” or basement apartments. If you have a tenant living in a basement that doesn’t have a specific Accessory Dwelling Unit (ADU) License, you are breaking the law.
The Fine: This is a Class A violation. You can be fined $500 per day and forced to evict the tenant immediately.

3. Housing Code Violations (Chapter 26)

What it is: Peeling paint, broken gutters, rotting wood, or unsafe porches.
The “Class A” Rule: Almost all Chapter 26 violations are designated as Class A violations, meaning they carry the maximum civil penalty if not corrected.

The 2026 Civil Citation Schedule

Montgomery County classifies violations by “Class.” Most housing code issues are Class A, the most severe category.

Violation Class	Type of Offense	Initial Fine	Repeat Offense
Class A	Housing Code / Illegal ADU	$500	$750
Class B	Minor Nuisance	$100	$150
Class C	Minor Signage / Trash	$50	$75

*Warning: These fines are cumulative. If you have peeling paint ($500), broken gutters ($500), and an illegal basement tenant ($500), you could face *$1,500 in fines* from a single inspection.*

Your Options: Fix, Appeal, or Sell?

Option 1: Cure the Violation (The Expensive Way)

For Maintenance: You must hire licensed contractors to paint, repair siding, or fix the roof.
For Illegal ADUs: You must apply for a license, pass a rigorous inspection (including egress windows and fire separation), and pay licensing fees. If the unit can’t be legalized, you must remove the kitchen and evict the tenant.

Option 2: Appeal the Citation

You can request a trial in the District Court of Maryland (for civil citations).

The Risk: Unlike an administrative hearing, this is a formal court proceeding. If the judge finds you guilty, the abatement order becomes a court order, and failing to comply can lead to contempt of court charges.

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

If you are tired of DHCA inspections or cannot afford the renovations to legalize your basement unit, selling to a cash buyer is the fastest exit.

We Buy Montgomery County Houses with Violations.

We Handle Illegal Units: We buy properties with unpermitted basement apartments. You don’t have to evict the tenant or tear out the kitchen before selling.
We Resolve “Clean and Lien” Debts: If you have a tax lien from a previous county cleanup, we ensure it is paid off at the closing table.
We Assume Responsibility: We sign an affidavit accepting the property in its current condition, stopping the enforcement timeline against you.

Important Contact Information

DHCA (Code Enforcement)
- Address: 1401 Rockville Pike, 4th Floor, Rockville, MD 20852
- Phone: 311 (or 240-777-0311)
- Website: montgomerycountymd.gov/DHCA
Office of Zoning and Administrative Hearings (OZAH)
- Address: 100 Maryland Avenue, Room 200, Rockville, MD 20850
- Phone: (240) 777-6660

Stop The $500 Citations. Sell Your House Today.

If you are facing a “Clean and Lien” order or fines for an illegal apartment, fill out the form below. We can make you a cash offer that resolves the DHCA violations and puts money in your pocket.

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Areas We Serve in Montgomery County

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

More Resources for Montgomery County Homeowners

Looking for a standard sale? Visit our main page for We Buy Houses in Montgomery County.
Facing Eviction? If you have bad tenants and code violations, visit our guide on Eviction Process in Montgomery County.
Inherited a House? Visit our guide on Probate & Inheritance in Montgomery County.
Behind on Taxes? See our guide on Tax Delinquency in Montgomery 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 DHCA defense or zoning appeals. We recommend consulting with a Montgomery County real estate attorney for legal representation.