A letter from code enforcement can turn into a serious problem fast. An overgrown yard, an unpermitted addition, a broken fence or a roof under a blue tarp can lead to fines that grow every day, and eventually to a lien recorded against your home. Many owners then discover they cannot refinance, cannot get a buyer’s lender to close, and do not know where to start. The good news: you can sell a house with city liens or code violations in Florida, and you often do not have to fix anything first.
How Code Enforcement Fines Become a Lien in Florida
Under Chapter 162 of the Florida Statutes, a city or county code enforcement board or special magistrate can order you to correct a violation by a deadline. If you miss it, the board can impose a fine for each day the violation continues. Once a certified copy of the fine order is recorded in the public records, it becomes a lien on your property and on any other real estate you own in that county.
Fines keep accruing until the property is brought into compliance, which is why some South Florida owners discover liens of tens of thousands of dollars on a violation that started small. A code lien can generally remain on the property for up to 20 years unless the government sues to enforce it.
Other City and County Liens to Watch For
- Unpaid water, sewer or trash bills, which many municipalities record as liens.
- Lot-clearing, board-up and demolition costs the city paid to secure an unsafe or abandoned property.
- Special assessment liens for road, drainage or other local improvements.
- Open or expired permits, which are not liens but show up on a lien search and can block a retail sale.
Can the City Take Your House for Code Fines?
If the house is not your homestead, yes: after three months unpaid, the local government may foreclose on a code lien or sue for a money judgment. If the house is your Florida homestead, a code enforcement lien cannot be foreclosed, but it stays on the title and has to be paid or settled before you can sell or refinance. That is why many investors and inherited properties, which are usually not homestead, face the greatest risk.
How to Get a Code Enforcement Lien Reduced
- Bring the property into compliance. Most reductions require the violation to be fixed and an inspection passed.
- Request a lien search from the city to see every open case, fine and lien.
- Apply for a lien reduction or mitigation hearing. Many South Florida municipalities reduce accrued fines significantly once a property is compliant, especially for owners who acted in good faith.
- Pay the reduced amount and record a release of lien.
If you cannot afford the repairs needed to reach compliance, a cash buyer can often purchase the home as-is, handle the corrections and negotiate the reduction after closing.
Selling a House With Code Violations or Liens
Before closing, the title company orders a municipal lien search. Recorded liens are paid from the sale proceeds or negotiated with the city, so you rarely need cash up front. Florida law also requires a seller with an open code case to disclose it to the buyer in writing and notify the code enforcement office of the transfer, so transparency protects you.
| Sell as-is to a cash buyer | List with an agent | |
|---|---|---|
| Repairs to fix violations | None | Usually required before a lender will close |
| Liens and fines | Paid or negotiated at closing | Paid at closing; violations may kill financing |
| Open permits | Buyer takes them on | Often must be closed out first |
| Timeline | As little as 7 days | Months, if repairs and permits are needed |
We have bought houses with open code cases, unpermitted additions and municipal liens across Plantation, Tamarac, Lauderhill, Hallandale Beach, Hialeah and North Miami. Property Solution Services has bought more than 900 homes since 2016. We buy as-is and close in as little as 7 days.
Common Code Violations in South Florida
Most code cases in Broward and Miami-Dade start with something ordinary. The most frequent include:
- Overgrown grass, trash or junk vehicles in the yard.
- Unpermitted additions, garage conversions or efficiencies, very common in older Hialeah, Miami and Lauderhill homes.
- Roof damage left under tarps after a storm, or work done without a permit.
- Broken fences, damaged driveways, peeling paint and other exterior maintenance issues.
- Pools that are green, unsecured or missing a required barrier.
- Unsafe structure findings on long-vacant or fire-damaged homes.
Unpermitted work is the trickiest. Legalizing it may require plans from an architect, new inspections and sometimes removing the work entirely, which can cost far more than the fine itself. That is one reason many owners choose to sell as-is.
Frequently Asked Questions
What happens when the city puts a lien on your house?
The lien is recorded in the public records and attaches to the property. It must be paid or settled before most sales or refinances can close, and code fines can keep growing daily until the violation is corrected.
How long does a code enforcement lien last in Florida?
A code enforcement lien can generally remain for up to 20 years after the fine order is recorded, unless the local government files an action to enforce it within that time.
Can I sell a property that has a lien on it?
Yes. Liens are paid from the sale proceeds at closing or negotiated with the lienholder. A cash buyer can also buy the property as-is without the repairs a lender would require.
How do I get rid of a lien on my property in Florida?
Correct the violation, then apply to the city or county for a lien reduction or mitigation hearing. Pay the approved amount and make sure a release of lien is recorded.
Can code enforcement foreclose on my homestead?
No. Florida law does not allow a code enforcement lien to be foreclosed on homestead property, although the lien remains on the title until it is paid or released.
What happens if I don’t fix a code violation?
Fines continue to accrue, a lien is recorded, and on non-homestead property the government may eventually foreclose or seek a money judgment.
This article is general information, not legal advice. Code enforcement rules and reduction programs vary by city, so contact your local code compliance office or a Florida attorney about your case.
Need to talk through your options? Call or text (954) 693-9333 or request a no-obligation cash offer. You can also browse answers for other situations on our sell your house fast in any situation page.