Sell a House With Code Violations or Condemnation
Code cases do not go away on their own. Fines accrue, hearings get scheduled, and in the worst cases the city moves toward demolition -- with the cost assessed back against the property.
A citation from codes enforcement does not go away on its own, and the fines keep running while you decide what to do. Once a structure is placarded, most buyers cannot even legally occupy it -- which narrows the field to buyers who intend to fix it.
What you are dealing with
Sound familiar?
- Citations and daily fines you cannot cure
- A condemnation placard on the front door
- Board-up and mowing charges billed back to you
- Hearing dates you cannot attend or afford to lose
Questions sellers ask us first
- “Can I sell a condemned house?”
- “Who pays the fines?”
- “What if there is a demolition order?”
What you will need
- • Every codes notice and hearing letter
- • Case number
- • Deed and tax bill
How it works in Tennessee
The timeline, the law, and your options
- Step 1
Citation
A codes inspector documents the violations and issues notice with a cure deadline.
- Step 2
Hearing and fines
Unresolved cases move to a hearing, and fines or abatement costs can be assessed and recorded against the property.
- Step 3
Abatement or demolition
If nothing is cured, the municipality may abate the condition or demolish the structure and place a lien for the cost.
Legal notes
- • Municipal abatement costs and fines generally attach to the property and must be cleared to convey clean title.
- • A credible repair plan from a licensed contractor is often enough to buy time with a codes department.
Your options
- • Cure the violations yourself before the deadline
- • Let the city abate and absorb the lien
- • Sell to a licensed contractor who can cure the case
How we handle it
What selling to us looks like
Yes, condemned and cited properties can be sold. Recorded fines are paid at closing out of proceeds. As a licensed contractor we can often present a repair plan to the codes department and get a demolition order stayed -- that is exactly the kind of file we are built for.
- We speak to codes enforcement directly and understand what it takes to get a case closed, because we pull permits every week.
- Open cases, daily fines, and condemnation notices transfer with the property -- we take them on.
- Our crews perform the corrective work under permit, so the property comes back into compliance instead of being flipped forward.
- Accrued fines and liens are handled through the closing statement.
Our process
Three steps, no surprises
- 1
Tell us about the house
Call or send the address. We ask about condition, timing, and what is going on -- not for photographs or a clean house.
- 2
We walk the property
We look at it ourselves as a licensed contractor and price the repairs from real numbers instead of a padded guess.
- 3
Written offer, your date
You get a written, no-obligation offer, usually within 24 hours. You pick the closing date; we can close in as little as seven days.
Cash offer vs. listing
Compare the net, not the headline price
| Selling to Unique Construct | Traditional listing | |
|---|---|---|
| Repairs | None — we buy as-is | Seller pays before listing |
| Commissions | None | Typically 5–6% |
| Closing costs | We cover the standard costs | Often seller-paid |
| Showings | One visit from us | Open houses and lockbox |
| Contingencies | No financing, appraisal, or inspection outs | All three |
| Timeline | As little as 7 days | 45–60 days after a contract |
FAQ
Questions sellers ask
- There is a demolition order. Is it too late?
- Often not. Bring us the case number today -- orders can sometimes be stayed with a contractor's repair plan.
- Do I pay the fines before closing?
- No. They are paid from the proceeds at the closing table.
- The house has no utilities on.
- That is normal for these files and does not stop us.
- Can I sell a condemned house?
- Yes. Condemnation restricts occupancy, not conveyance. Ownership can transfer while the placard is still on the door.
- Who pays the outstanding fines?
- They are typically satisfied out of proceeds at closing, the same way a lien is.
No obligation
Get a written offer
Tell us what is going on. We will be straight with you about whether selling is actually your best move.
Code Violations? Get your offer
No obligation, no fees, no repairs. Tell us about the property and you get a written cash offer within 24 hours of the walkthrough.
Related
Other situations we buy in
Code violations or condemned by city
Code Violations? Call (865) 277-6808 and we will tell you where you stand.
Call (865) 277-6808This page is general information, not legal or financial advice. Every situation is different — call us and we'll walk through yours.