When the notices start piling up
Code problems rarely stay small. A violation notice turns into a hearing, a hearing turns into daily fines, and unpaid fines can be recorded as a lien against the property. Meanwhile, the repairs that caused the violation still need to be done.
Problems we buy through
- Open code enforcement cases and recorded fines
- Unpermitted additions, conversions, or extra units
- Expired or open permits from past work
- Unsafe structure notices
- Roof, electrical, plumbing, or foundation failures
- Hurricane, water, mold, or fire damage
- A recertification or inspection deadline you cannot meet
How code enforcement works in Florida
Florida cities and counties enforce local codes through code enforcement boards or special magistrates. After notice and a chance to correct, a board can impose fines that may accrue daily until the property is brought into compliance. Recorded fines can become liens that must be resolved at sale.
Every jurisdiction handles this a bit differently. Check with your city or county code enforcement office for the exact status of your case.
How fines and liens are handled when you sell
When you sell to us, the title company searches for open liens, fines, and code cases. We factor the known issues into our offer. At closing, amounts owed from the sale proceeds are paid through title, and any remaining compliance work becomes our responsibility.
You do not need to pay fines out of pocket or pull permits before selling.
Older buildings and 40-year recertification
Miami-Dade and Broward require many older buildings to complete structural and electrical safety recertification, commonly called the 40-year recertification. Buildings that fail, or miss deadlines, can face violations, repair orders, and in serious cases restrictions on occupancy.
If your building received a recertification notice or engineering report with a long repair list, send us what you have. We will price the work so you are not funding it before a sale.
Repairs you do not have to make
- Roof replacement or repair
- Electrical panel or service upgrades
- Cast-iron or old plumbing replacement
- Window, door, or stucco repair
- Mold remediation or water damage cleanup
- Bringing unpermitted work up to code
Violations we see most often
- Unpermitted units, garage conversions, or additions
- Roofs covered with tarps or leaking into units
- Broken windows, doors, and security issues
- Overgrown lots, debris, or abandoned vehicles
- Missing smoke detectors or unsafe electrical
- Failed or overdue building recertification
Fines, reductions, and timing
Some Florida jurisdictions allow owners to request a reduction of accrued fines once a property comes into compliance. That process takes time and usually requires the repairs to be finished first. When you sell to us, we plan for the compliance work and the fine resolution as part of the purchase, so you do not have to do either.
Permit history matters
Open or expired permits from past work can block a financed sale because lenders and title companies want them closed. Tell us about any renovations, even small ones, and whether permits were pulled. A permit search is part of our review.
Storm, water, and fire damage
Damage from a hurricane, a burst pipe, or a fire can leave units unlivable and an insurance claim unresolved. We buy damaged properties before or after the claim is settled. Tell us the status of any claim and any repairs already done. If insurance money has been paid, it generally stays with you, and we price the property based on the damage that remains. Confirm how any claim proceeds should be handled with your insurer or attorney.
