Code Violations or Liens? We Can Still Buy Your House
You've received notices from the city. Maybe there are code violations for:
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Property maintenance issues
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Structural problems
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Junk or debris accumulation
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Unpermitted additions or modifications
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Health and safety hazards
Or maybe you have liens on the property:
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Tax liens from unpaid property taxes
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Mechanic's liens from unpaid contractor work
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HOA liens from unpaid dues
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Municipal liens from unpaid fines
Now you're stuck. You can't sell the property with these issues unresolved, but you don't have the money to fix everything or pay off the liens.
The city is threatening daily fines. The liens keep growing. You're trapped in an impossible situation.
But you're not actually stuck - you have options
Why Property Owners With Code Violations Choose Oak Tree Home Buyers
We specialize in buying properties that other buyers won't touch. Here's how we help:
Buy With Violations in Place. You don't need to fix the code violations before selling. We buy the property as-is and handle compliance ourselves.
We Pay Off Liens. If there are liens on the property, we'll pay them off at closing as part of the purchase. They're deducted from the sale proceeds, but you don't pay them out of pocket.
Stop Accumulating Fines. Once we're under contract, we can often work with the city to halt daily fines while we process closing. After closing, violations and fines become our responsibility.
​Handle Title Issues. If there are title defects or other legal complications, we have experience resolving these and will work through them.
Fast Resolution. The longer you wait, the worse (and more expensive) these problems get. We can close quickly and end the nightmare.
No Attorneys Needed. We handle all the legal complexity of closing with liens and violations. You don't need to hire attorneys or navigate municipal bureaucracy.
Common Code Violation Situations
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Property Maintenance Violations
Peeling paint, damaged roof, broken windows, overgrown yard, junk accumulation - the city says it's a nuisance and has issued violations.
2
Structural Issues
​ Foundation problems, deteriorating structure, unsafe conditions - the property may even be condemned or on its way to condemnation.
3
Unpermitted Work
Previous owners (or you) made additions, converted spaces, or did major work without permits. Now the city knows and wants it either permitted retroactively or removed.
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Inherited Property in Violation
You inherited a property that's already under code violations. You never even knew about the problems until you became the owner. (See also: Inherited Property)
5
Rental Property Violations
our rental property has violations - maybe from tenant behavior, maybe from deferred maintenance. You're being fined and can't rent it legally until fixed.
6
​Hoarding Violations.
Accumulation inside or outside the property has attracted city attention, and now there are code violations or condemnation threats. (See also: Hoarder House)
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Neighbor
Complaints.
Neighbors reported issues to the city, triggering an inspection and violations. Now you're in the system and they won't stop until it's resolved.
Types of Liens We Handle
Property Tax Liens. You've fallen behind on property taxes. The county has placed a lien, and if you don't pay, they'll eventually sell the property at tax sale.
Federal Tax Liens (IRS). You owe the IRS, and they've filed a lien against your property. These are serious and must be addressed at closing.
Mechanic's Liens. You hired contractors and didn't pay them (or couldn't), and they filed liens against the property to secure payment.
HOA Liens. Your homeowners association has filed a lien for unpaid dues, assessments, or fines. These liens often include attorney fees and keep growing.
Municipal Liens. The city has placed a lien for unpaid fines, utility bills, or other municipal charges.
Judgment Liens. Someone sued you, won a judgment, and placed a lien on your property to secure payment.
Mortgage Liens. Obviously there's a mortgage, but maybe there's also a second mortgage or HELOC you're behind on.
How Liens Affect the Sale
Here's the important thing to understand: liens must be paid when the property sells.
When we buy your house, the title company pays off all liens from the sale proceeds before you receive your money.
Example:
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Our purchase price: $150,000
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Minus first mortgage payoff: -$100,000
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Minus tax lien: -$8,000
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Minus HOA lien: -$3,000
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Minus mechanic's lien: -$5,000
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Your net proceeds: $34,000
You walk away with whatever equity remains after all liens are paid. If there's not enough equity to cover all liens, we can sometimes negotiate with lien holders to accept less (especially on tax liens or mechanic's liens).
Types of Liens We Handle
The worst thing you can do is ignore these problems:
Code Violations:
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Daily fines accumulate ($50-$500 per day adds up fast)
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The city can place a lien for unpaid fines
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They can eventually condemn the property
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They can force repairs and bill you
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In extreme cases, they can demolish the property and bill you
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Can You Sell With a Condemned Property?
Yes, you can - to us.
If your property has been condemned (meaning the city has declared it unsafe or uninhabitable), traditional buyers and lenders won't touch it.
But we will:
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We'll buy the condemned property as-is
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We'll handle all repairs needed to bring it into compliance
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We'll work with the city to lift the condemnation after we take ownership
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You walk away free from the condemned property and its problems
Liens:
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They accrue interest and penalties
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They prevent you from selling or refinancing
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Tax liens can lead to tax sale (you lose the property entirely)
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HOA liens can lead to foreclosure
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Federal tax liens follow you even after bankruptcy
The longer you wait, the more you'll owe and the fewer options you'll have.
Our Process for Properties With Violations or Liens
Step 1: Full Disclosure. Call or fill out the form and tell us everything - all violations, all liens, all legal issues. We need the complete picture to make a fair offer.
Step 2: Title Search. We'll order a title search to identify all liens and encumbrances on the property. This ensures we know exactly what we're dealing with.
Step 3: Violation Assessment. We'll research the code violations - what's required to fix them, what fines have accumulated, what the city's timeline is.
Step 4: Cash Offer. We'll make an offer that accounts for the liens and the cost of fixing violations. You'll see exactly what you'll net after all liens are paid.
Step 5: Lien Negotiations. If needed, we can sometimes negotiate with lien holders to accept less than full payoff (especially tax authorities and contractors). This increases your net proceeds.
Step 6: Closing. At closing, all liens are paid off, and you receive whatever equity remains. The property and all its problems become ours.
After Closing
Once we own the property, we:
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Bring it into code compliance
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Pay any remaining fines
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Make all necessary repairs
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Get permits for unpermitted work
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Work with the city until all violations are cleared
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Restore the property to productive use
The neighborhood gets a better property, and you get your life back.
Will I Get Anything After Liens Are Paid?
This is the key question, and it depends on your specific situation.
If you have significant equity (property is worth much more than you owe plus liens), you'll walk away with cash - maybe not as much as if the property were problem-free, but meaningful money.
If equity is marginal (property value roughly equals debts plus liens plus violation fix costs), you might net little or nothing - but you're still free from the problem and avoid future fines and legal consequences.
If you're underwater (total debts and liens exceed property value), we might still be able to help through negotiating with lien holders, but this is complex and depends on the specific circumstances.
The only way to know is to let us evaluate your situation and make an offer. At minimum, you'll know where you stand.
Time-Sensitive: Act Before It's Too Late
If you're facing code violations and liens, time is not on your side:
Fines are accumulating daily. Every day you wait, you owe more.
The city will eventually take action. This could mean forced repairs (they bill you), condemnation, demolition, or placing liens that grow bigger than your equity.
Tax liens can lead to tax sale. If you owe property taxes, the county will eventually sell your property at tax auction. You'll lose everything, including any equity.
Your options narrow as problems worsen. The sooner you act, the more equity you can preserve and the more control you have over the outcome.
We've Handled Complicated Situations
We've successfully closed on properties with:
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Multiple tax liens from different authorities
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Condemned buildings with six-figure repair estimates
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Title defects going back decades
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Combination of liens totaling more than purchase price (we negotiated settlements)
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Properties where the owner couldn't even be located and we worked through the legal process
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Municipal violations with $50,000+ in accumulated fines
If it can be solved, we'll solve it. If it can't be solved, we'll tell you honestly.
Serving Counties Southeast of Atlanta
We buy properties with code violations and liens throughout Henry County, Newton County, Rockdale County, Clayton County, Walton County, Butts County, Spalding County, Monroe County, Lamar County, and parts of Dekalb County - including McDonough, Covington, Conyers, Lithonia, and surrounding areas.​
Expertise and Persistence
​At Oak Tree Home Buyers, our values of Perseverance and Extreme Ownership mean we don't give up when situations get complicated. We stick with difficult closings until they're resolved.
We've built relationships with title companies, municipal code enforcement departments, tax authorities, and attorneys who help us navigate these complex situations.
We're not afraid of properties with problems - in fact, these are exactly the situations where we provide the most value.
We believe in improving lives, neighborhoods, and communities, one home at a time - and that includes taking problem properties off owners' hands and bringing them back into compliance.
