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.

Pinellas County Code Violations: Special Magistrate, STR Fines & Liens

In Pinellas County, code enforcement is managed by the Code Enforcement Division and adjudicated by a Special Magistrate. Unlike a neighborhood board that might grant you leniency, the Special Magistrate is a legal professional appointed to enforce the County Code strictly.

For 2026, the County has launched a crackdown on Short-Term Rentals (STRs) and Minimum Housing Standards. If you are running an Airbnb without a Certificate of Use, or if you are a landlord with a property flagged for “deferred maintenance,” you face a swift legal process that can result in daily fines and foreclosure.

This guide explains the Special Magistrate process, the “Certificate of Use” trap for landlords, and how to sell your property to a cash buyer to resolve these liens immediately.

The 3 Most Common Code Violations in Pinellas County

Pinellas County inspectors enforce regulations in all unincorporated areas (like Palm Harbor, Seminole, and Lealman).

1. Short-Term Rental (STR) Violations

The Rule: To rent a property for less than 30 days, you must obtain a Certificate of Use from the County. This involves passing a safety inspection and adhering to occupancy limits (2 people per bedroom + 2 total).
The Fine: Operating without a certificate or violating noise/occupancy rules can trigger daily fines. Because these are often considered “irreparable” or commercial violations, the Magistrate can impose higher penalties than standard citations.

2. Minimum Housing Standards (The “Slumlord” Label)

The Issue: The County enforces strict standards for the exterior and interior of rental properties. Common violations include damaged stucco, peeling paint, algae growth on walls, and missing fascia/soffits.
The Risk: If a tenant reports you, an inspector can flag the entire building. You will be ordered to repair everything to current code. If you cannot afford the repairs, the property may be condemned.

3. Unlicensed Contracting & Unpermitted Work

The Issue: Pinellas County is aggressive about “Unlicensed Contracting.” If you hire a handyman to do work that requires a license (like plumbing, electrical, or structural repairs), both you and the worker can be cited.
The Consequence: You will be forced to rip out the unpermitted work and pay double permit fees to redo it correctly.

The 2026 Special Magistrate Fine Schedule

In Pinellas County, cases are heard by a Special Magistrate at the County Courthouse. If you are found in violation, the Magistrate issues an order imposing daily fines that accrue until the property is compliant.

Violation Type	Daily Fine	Max Penalty
Standard Violation	Up to $250 / day	Unlimited
Repeat Violation	Up to $500 / day	Unlimited
Irreparable / STR	Up to $5,000 (One-time)	$5,000+

Warning: Pinellas County liens can lead to foreclosure after just 3 months of non-payment. However, the County does have a “Lien Forgiveness” program that caps liens at $20,000 for single-family homes—but ONLY if the violations are fixed first.

Your Options: Certify, Repair, or Sell?

Option 1: Comply (The Expensive Route)

For STRs: You must apply for the Certificate of Use, pay the taxes, and pass the inspection.
For Minimum Housing: You must hire licensed contractors to repair the stucco, roof, or electrical issues.

Option 2: Special Magistrate Hearing

You can defend yourself at the hearing (usually held at 315 Court Street in Clearwater).

The Reality: The Magistrate looks at the evidence. If the Code Officer has photos of the violation, you will almost certainly lose. The Magistrate’s job is to ensure compliance, not to offer financial mercy.

Option 3: Sell “As-Is” (The Lien Release Strategy)

If you are stuck with a $20,000 lien on a rental property or cannot afford the “Certificate of Use” upgrades, selling to a cash buyer is the smartest exit.

We Buy Pinellas County Properties with Violations.

We Buy Illegal STRs: We purchase vacation rentals that have been shut down by the County. We handle the re-zoning or long-term rental conversion.
We Negotiate Liens: We know how to use the County’s “Hardship Committee” and lien caps to negotiate the debt down, allowing us to pay you more.
We Buy “Deferred Maintenance”: We buy houses with peeling stucco, roof leaks, and mold. You don’t have to fix a thing.

Important Contact Information

Pinellas County Code Enforcement
- Address: 631 Chestnut St, Clearwater, FL 33756
- Phone: (727) 464-4761
- Website: pinellas.gov/department/code-enforcement
Lien Payoff Requests
- Online Portal: pinellas.gov/services/request-lien-payoff-statement

Stop The Magistrate Fines. Sell Your House Today.

If you have received a Notice of Violation or are facing a Special Magistrate hearing, fill out the form below. We provide fair cash offers for properties with code issues in Pinellas County.

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Areas We Serve in Pinellas County

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

More Resources for Pinellas County Homeowners

Looking for a standard sale? Visit our main page for We Buy Houses in Pinellas County.
Facing Eviction? If you have bad tenants and code violations, visit our guide on Eviction Process in Pinellas County.
Behind on Taxes? See our guide on Tax Delinquency in Pinellas County.
Inherited a House? Visit our guide on Probate & Inheritance in Pinellas 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 Special Magistrate hearings or STR regulations. We recommend consulting with a Clearwater real estate attorney.