Sell a House With Code Violations

It usually starts with a letter or a sticker on the door. Then comes a deadline you can't meet, a court date, and fines that keep adding up while the house sits. If the city has called the house unsafe or posted it as condemned, it can feel like you're stuck with it until it's fixed.

You may not be. An open code violation doesn't by itself stop a sale. MarKey Home Buyers looks at houses with code problems across Georgia, Florida, Texas and Tennessee, and when it's a fit, we buy them as-is with the violations attached.

Code situations we evaluate

Notices of violation or citations from the city or county
Overgrown lots, junk and debris, or boarded-up vacant houses
Unpermitted additions, conversions or renovations
Code fines or code enforcement liens recorded against the property
Unsafe-structure, condemned or demolition notices
Cleanup or board-up work the city did and billed to you

How a code case can turn into debt on the house

In Atlanta and other cities and counties, code enforcement is handled locally, so the process and the fines depend on where the house sits. The pattern is usually the same, though: a complaint or inspection, a written notice with a deadline, then citations, a hearing or court if the work isn't done.

Unpaid fines can be recorded as liens on the property. In Georgia, under the state’s unfit-buildings law, if a court orders an unsafe house repaired or torn down and the owner doesn't act, the local government can do the work itself. That cost becomes a lien that ranks ahead of every other lien except taxes. The longer a case sits, the more it can cost you.

How we help

Send us the address and whatever the city sent you. We look at the violations, check what's recorded against the property, and factor it all into a cash offer. Recorded fines and liens are typically paid from the sale proceeds at closing through the closing attorney or title company, so you usually don't need cash up front. Open violations stay with the house, and once we own it, they're ours to deal with.

To be clear, we're not attorneys, and we can't make a citation or court case go away. If you have a hearing coming up, don't ignore it. What we can do is take an honest look and tell you whether selling makes sense. If the house also has back taxes or other liens, or it's inherited, tell us that too.

No pressure, ever. Our review is free and comes with zero obligation. Even if we’re not the right fit, we’ll point you in the right direction.

Got a notice or a court date?

Send us the address and a photo of the notice. We’ll tell you honestly what we can do and how fast.

Review My Property →Confidential · No obligation · Or call/text (678) 926-9776

How it works

Tell us about the property and the notices you've received. We review it and give you a straight answer, usually within 24 hours. If it's a fit, we make a cash offer and close through a closing attorney or title company on a date that works for you. We buy as-is, pay typical closing costs, and never charge fees or commissions.

Questions sellers ask

Can I sell a house with code violations?

Yes, in most cases. Open violations generally stay with the property, which is why many retail buyers and their lenders walk away, but a cash buyer can take the house as-is. Be upfront about any notices you’ve received, and send them to us with the address so we can account for them.

Do code enforcement fines become a lien on my house?

They can. Depending on the city or county, unpaid fines, or the cost of cleanup, repair or demolition work the local government did, can be recorded as a lien on the property. Recorded liens are typically paid from the sale proceeds at closing, and we can tell you what we see on the records.

What happens if the city condemns my house?

A condemned or unsafe-structure notice usually means no one can live in the house until it’s repaired, and in some cases a court can order repair or demolition. Don’t ignore the deadlines, and talk to the code office or an attorney about them. If selling makes sense, we can look at the house as-is and tell you what an offer would look like.

Will code violations show up on a title search?

Recorded fines and liens usually show up on a title search. Open violations that haven’t become liens may not, but the city still has them on file and they stay with the property. Tell any buyer what you know; with us, just send the notices and we’ll factor them in.

Can I sell a house with unpermitted work?

Yes. Unpermitted additions, garage conversions and renovations can scare off retail buyers and lenders, but we can look at the house as it is. Tell us what was done and when, and we’ll factor it into our offer.