Selling a House With Code Violations or Major Repairs

Why repairs and violations stall traditional sales

Most buyers use a mortgage, and lenders want the house to meet basic safety and condition standards before they lend. A failing roof, active leaks, major foundation movement, missing handrails, or non-working systems can cause an appraisal or inspection to fail. Open code violations can also cloud the sale, and in some cities a home must pass an inspection or obtain a certificate before ownership can transfer. The result is renegotiations, repair demands, and deals that fall apart weeks into the process.

Common issues we buy with

• Open code enforcement cases, fines, or notices to repair
• Unpermitted additions, basements, decks, or garage conversions
• Foundation cracks, settling, or water intrusion
• Old roofs, roof leaks, and storm damage
• Outdated electrical, plumbing, or septic problems
• Fire, flood, or mold damage
• Houses that are condemned or have been boarded up

How selling as-is works

We look at the property, the issues you know about, and any notices you have received from the city or county. Our offer is based on the house in its current condition minus our estimated cost to fix it, so you don’t pay contractors, pull permits, or wait for re-inspections. You won’t receive a repair request list after an inspection, because we aren’t asking you to fix anything.

If there are fines or liens tied to violations, the title company or closing attorney will identify them during the title search. Recorded liens are typically paid from the sale proceeds at closing. Some cities have their own rules for transferring properties with open violations, such as requiring the buyer to acknowledge them or take responsibility for correcting them. We work through those requirements with the closing agent.

Do you have to disclose problems?

Sellers generally must disclose known material defects, and many states require a written disclosure form. Be upfront about what you know. Honesty protects you, and it doesn’t change our willingness to buy, because we expect to find issues in the houses we purchase.

Should you fix it first?

Sometimes a small repair is worth doing before you sell, for example fixing a minor violation that would cost less than the price difference it creates. Large repairs are different. They require cash upfront, contractors, permits, inspections, and time, and you often don’t recover the full cost in the sale price. If you don’t have the money or patience for a renovation, selling as-is moves the cost and the risk to the buyer.

What to send us

• Any violation notices, inspection reports, or repair estimates you have
• Photos of the main problem areas, if you can
• Whether the house is occupied, vacant, or boarded
• Any deadlines from the city, your lender, or your insurance company

Our honest take

A house that needs major work will not sell for the same price as a renovated one, whether you sell it to us or anyone else. What we offer is a clear, fixed price for the house as it is, with no repair costs, no re-inspections, and a closing date you choose.

Typical repair costs that change the math

Major repairs are expensive and often uncover more problems once work begins. Foundation stabilization, a full roof replacement, a new sewer line, rewiring an older home, or mold remediation can each run into the thousands or tens of thousands of dollars, and many require permits and inspections before the work is considered complete. If you are paying for those repairs out of pocket while also carrying the house, the costs add up quickly. Selling as-is moves that risk and the unknowns to the buyer.

Dealing with the city while you sell

If you have an open code enforcement case, read the notice carefully for deadlines and hearing dates. Let the inspector or department know you are selling and ask whether they allow extensions or a transfer of responsibility to a new owner. Keep copies of every letter. When you sign a contract with us, we’ll share the notices with the closing agent so any recorded fines or liens are handled at closing and the city knows who will be making the corrections.

Insurance and lender pressure

Major damage can lead to insurance non-renewal or a lender requiring repairs. If you’ve received a non-renewal notice, a force-placed insurance letter, or a demand from your lender, let us know your deadline. A fast closing can resolve the issue before it becomes a bigger problem.

Fire, flood, and storm damage

If the damage came from a fire, flood, or storm, you may have an open insurance claim. Ask your insurer or attorney how a sale affects the claim before you sign. In many cases you can sell the property as-is and still handle the claim separately, but the details depend on your policy.

Related seller guides

Local markets we buy in

We buy houses in all 50 states. These local pages include current market data and details about foreclosure, probate and property taxes in each area:

Other situations we help with