Selling a House With Code Violations, Without the Stress
A city or county notice can make a house feel impossible to sell. If you have code violations on a house in Georgia, a citation in the mail, fines that keep adding up or a notice that the building is unsafe, we can still buy it. We pay cash, as-is, and we take on the code violations ourselves, so you don’t have to fix a thing or sit through showings. You get a no-obligation cash offer within 24 hours and pick the closing date. Call (866) 780-8169 or fill out the form on this page and tell us what the notice says.
Our Simple 3-Step Process
STEP 1
Call or fill out the form with the address and what the notice says. A photo of the citation helps, but it’s fine if you don’t have it handy.
STEP 2
We look at the house and the violations and make a written cash offer within 24 hours. No repairs, no inspections to pass and no waiting on a buyer’s loan.
STEP 3
If you accept, a Georgia closing attorney handles the paperwork and checks for any fines or liens that need to be paid from the proceeds. You pick the date.
What Code Violations Mean for a Georgia Home
Code violations sound scary, but they’re common, and most come down to a few things. Here’s how it usually works in Georgia, in plain terms:
- Your city or county enforces the rules. Georgia code enforcement is mostly local, so what counts as a violation, and what the fine is, depends on where the house is. Overgrown grass, junk in the yard, broken windows, a bad roof, peeling paint or an unsafe porch are typical.
- It usually starts with a notice. Many places send a courtesy notice first. If the problem isn’t fixed, a citation can follow, and the case may go to the local municipal or recorder’s court. For example, Gwinnett County’s code enforcement page says fines of up to $1,000 per violation can apply in unincorporated areas, and other cities and counties set their own amounts.
- Fines can keep growing. In many places, each day a problem stays open can add to the total. That’s why the best time to deal with it is early, before it piles up.
- Unsafe or condemned notices are more serious, but not the end. If a building is declared unsafe, the city may order repairs or ask that it not be occupied. You can still sell it. A buyer who plans to fix or rebuild is exactly who steps in.
- Costs can attach to the property. If a city has to mow, board up or clean up a lot and you don’t pay, many local governments can add that cost to the property’s record as a lien. The closing attorney finds these in the title search and pays them from the sale proceeds.
- Open permits count too. Work done without a permit, or a permit that was never closed out, shows up in the city’s records and can make a regular sale harder.
How long all this takes varies by city and county. The simple version: the sooner you call, the more choices you have. This is general information, not legal advice. Your city or county code office and a Georgia attorney can confirm the details for your property.
Why Code Violations Make Selling Hard
If you try to list a house with code violations, you tend to run into the same walls:
- Buyers’ lenders get nervous. A mortgage lender will usually want the house to meet basic safety and condition standards, and an open citation, unsafe-structure notice or unclosed permit can stop the loan.
- Inspections and appraisals find the problems. A retail buyer asks for repairs or walks away, and the contract falls through.
- Fines and liens come up at closing. The title search shows them, and they have to be paid or handled before the deed changes hands.
- Repairs cost money you may not have. Fixing the problem first can take months and thousands of dollars, and the clock on the fines keeps running meanwhile.
- An agent may not take the listing. Many agents steer clear of houses with open notices.
A cash buyer is built for this. We buy houses with code violations as-is, with no lender to satisfy and no repairs required before closing.
Your Options With Code Violations
Selling for cash isn’t the only way to deal with code violations, and it isn’t right for everyone. Here’s how the common choices compare.
| Option | What it is | Best when |
|---|---|---|
| Fix the violations yourself | Make the repairs, close any permits and get the case dismissed or closed | The problems are small, cheap to fix and you have the time and money |
| Ask the city for more time | Talk to the code office about a plan or extension | You’re working on repairs and need a little more time |
| Fix up, then list with an agent | Repair, pass inspection, then sell on the open market | The house will be in good shape and you can wait for the best price |
| List as-is with an agent | Sell on the market with the issues disclosed | The violations are minor and the house is otherwise in good shape |
| Sell to a cash buyer | As-is sale, we take on the violations, fines and liens are handled at closing | Repairs cost too much, time is short or you just want it off your plate |
If fixing the house makes sense, we’ll tell you. If you’ve decided to move on, a cash sale is often the simplest way to sell a house with code violations and put the problem behind you.
Cash Sale vs. Fixing and Listing: A Simple Example
These numbers are an illustration, not a quote. Your offer depends on the condition of the house, the location, the violations and what is owed on it. Say the house would sell for about $250,000 in good shape, it needs $40,000 of work to clear the notices and you owe $120,000.
| Fix it, then list with an agent | Sell to Southeast Homebuyers | |
|---|---|---|
| Time | Months of repairs, inspections and showings, while fines may keep adding up | Offer in 24 hours, close on your timeline |
| Commissions and costs | About 8-9% of the price: 5-6% commission, 2% closing costs, 1% concessions | No commissions, and we can pay closing costs |
| Repairs and showings | About $40,000 in repairs first, then showings | None. We buy as-is and take on the violations. |
| What you could walk away with | About $70,000-$90,000 if it sells at full price after repairs and the payoff, and only after you front the repair money | A $170,000 offer leaves about $50,000 after the payoff, with no repair bills and no commissions |
A cash offer is lower than a full-price sale. That’s the trade: you skip the repairs, the fines and the waiting. If the code violations are small, the house is in good shape otherwise and you have time, fixing and listing can put more money in your pocket. If the repairs are big or you’re out of time, a cash sale is often the better way to sell a house with code violations in Georgia.
What Sellers Say About Us
★★★★★
Southeast Homebuyers went above and beyond to help me sell my property from across the country. They made the process as simple and fast as it could be, and they even sent someone to my home for the signing! I received a fair price and they assumed the code violations so I wouldn’t have to worry about this property anymore. I would recommend them to anyone! Thank you so much for making this so easy!
Jordan W.
Customer review
★★★★★
Southeast Homebuyers are highly qualified to buy any home however they helped me with a highly distressed property by paying a fair price, and closing quickly, Jared was very fair and knowledgeable and kept both me and the seller informed at all times. I recommend them very highly.
Buddy J.
Customer review
★★★★★
This company was the only one I worked with. Mike was great to work with. He made me feel very comfortable, like a friend would. He did everything that he said he would do and answered all of my questions…and I had a lot.
Bobby M.
Customer review
More on our reviews page.
Why Sellers With Code Violations Call Us
We started Southeast Homebuyers in 2019 to make selling a problem house less stressful. The two founders, Carlos Saez and Jason McTague, bring over 15 years of real estate expertise, and since then we have bought over 300 homes. We’re rated A+ by the BBB.
We’re two founders and a small team, so when you call you talk to the people who do the work. Houses with code violations are a normal day for us, so there’s nothing to be embarrassed about. We explain our offer and why, work with your closing attorney and tell you plainly if fixing the problem or listing would leave you better off.
Prefer to talk? Call us at (866) 780-8169.
Code Violation Questions
Can I sell a house with code violations in Georgia?
Yes. A citation or notice doesn’t stop you from selling. Fines or liens have to be handled at closing, and a cash buyer can take on the code violations themselves. A regular buyer with a mortgage usually can’t.
What happens to the citation when I sell?
When you sell the traditional way, the issues usually have to be brought into compliance first. With a cash buyer, the buyer can take responsibility for handling them. The closing attorney prepares the paperwork that legally transfers that responsibility to the new owner and away from you. Any unpaid fines or liens already on record are normally paid from the sale proceeds at closing.
Do I have to fix the code violations before I sell?
No, not to sell to us. We buy as-is, and we handle the repairs after closing.
What if the city says the house is unsafe or condemned?
You can still sell it. Tell us what the notice says and we’ll look at the house. Many of the homes we buy need major work.
What about fines that keep growing?
In many places fines can keep adding up until the problem is fixed or the case is resolved, so it helps to act early. If you sell to us, anything owed is paid from the proceeds at closing, and you stop the clock on future violations.
Do open permits or unpermitted work stop a sale?
They can make a regular sale harder, because a buyer’s lender may not fund a house with open permits. We buy houses with open permits and unpermitted work as-is.
Should I tell a buyer about the violations?
Yes. Be honest with any buyer about notices and known problems. We ask you to share what you know so we can make an accurate offer.
Do you buy houses with code violations in Florida too?
Yes. Florida cities and counties enforce their own codes, and we buy in Orlando, Tampa, Jacksonville and other Florida cities.
Ready to talk? Get your fair cash offer today, or read more about how we buy houses with code violations and our FAQ.
Where We Buy Houses With Code Violations
We buy houses across Georgia, including Gwinnett County, Hall County, Clayton County and Newton County, plus Atlanta and Marietta. Don’t see your area? Call us. We probably buy there too. Facing a sale date too? See how to stop foreclosure with a cash sale. We also help with a house that needs repairs, a vacant house and a house with liens or back taxes.
Free Housing and Code Enforcement Resources
- Gwinnett County Code Enforcement: an example of how a Georgia county handles notices and citations
- Georgia Department of Community Affairs: state housing programs
- Georgia Legal Aid: Renters & Homeowners: free civil legal information
- CFPB: Find a Housing Counselor: HUD-approved counselors near you
- Florida Statutes 162.09: local code enforcement fines and liens in Florida
Be careful with anyone who pressures you to sign fast. A real buyer never asks for money up front, never guarantees they can erase your fines, and gives you time to read the contract and talk to a closing attorney.
Ready to Sell? Get Your Cash Offer
Tell us about the house and we’ll make you a no-obligation cash offer within 24 hours.
Or call (866) 780-8169.
This page is general information, not legal advice. Code enforcement rules and fines differ by city and county, so talk to your local code office or a Georgia attorney about your situation.