Every Baltimore City home sale runs through one document that many sellers never hear about until settlement: the lien certificate. It’s the city’s official statement of what’s owed on a property, and it can include charges that have nothing to do with your property tax bill. An old water bill, an environmental citation from years ago, or a paving assessment can all appear, and they all have to be dealt with before the buyer gets clean title.
I’m Evan Weissman. I buy houses throughout Baltimore City, and the lien certificate is one of the first things I look at. Here’s what it is, what it can include, and how to avoid surprises.
What the city charter says it must show
Baltimore City’s Charter, Article VII, section 13, requires the Department of Finance to keep records of municipal charges and issue lien certificates. Under that section, a lien certificate shows all charges and assessments due the city, including:
- State and city property taxes and special paving tax.
- Water and sewer billings.
- Street benefit assessments.
- Minor privilege charges.
- Charges for street, alley, and footway paving.
- Sewerage connections.
- Nuisance abatements and other charges.
The charter also says these charges are liens on the property until paid, and that an existing charge isn’t a lien after a certificate is issued unless it’s shown on that certificate. That’s one reason title companies rely on it so heavily.
Charges that surprise sellers
The city’s tax sale office lists the types of bills that can become liens and lead to a property being included in tax sale (Other City Liens):
- Real property tax bills.
- Metered water bills and stormwater fees.
- Environmental Control Board citations.
- Property registration bills.
- Minor privilege bills.
- Miscellaneous bills.
- Special benefit district charges.
- Alley and footway paving bills.
- Multi-family dwelling license fees.
The page lists a phone number for each issuing agency, which is useful if you think a charge is wrong.
Environmental citations, like those for trash, tall grass, or exterior conditions, are a common surprise on rowhouses that sat vacant or belonged to an elderly owner. The city’s Environmental Control Board describes a review process for lienable citations that appear on a Final Bill and Legal Notice (ECB review).
How to request one
The city moved lien certificate requests fully online. According to the city’s lien certificate announcement:
- Mail and phone requests ended October 31, 2025.
- You request online with the block and lot number or the property address, and the certificate is delivered by email.
- The standard fee is $55.
Your title company normally orders it, but you can request one yourself before listing to see what’s owed.
Why ordering early helps
If you suspect old bills or citations, ordering a certificate before you list gives you time to:
- Dispute charges you believe are wrong with the issuing agency.
- Pay off items you agree with, or plan for them at settlement.
- Avoid a last-minute shock that delays closing.
This is especially useful for inherited houses, where the family may not know what’s been building up.
Reading the certificate line by line
When you get a certificate, go through it slowly. For each charge, note the issuing agency, the bill or citation number, and the amount. Then ask three questions: Do I recognize this? Was it already paid? Is the amount right? Water and environmental charges are the ones most often questioned. Keep any receipts or confirmation numbers you find, because the issuing agency will want them if you dispute a charge.
How charges are handled at settlement
At settlement, the title company uses the lien certificate to:
- Pay all charges from the seller’s proceeds, unless the contract says otherwise.
- Prorate current property taxes and, where applicable, water charges.
- Make sure the buyer takes title free of those city liens.
If the amounts owed exceed your equity, talk to the title company and an attorney early about options.
Lien certificates and tax sale
Unpaid city charges are what put properties into Baltimore City’s annual tax sale. For owner-occupied homes, the city has protections and programs, including a threshold before a property can be included and a deferral program for eligible longtime homeowners. My Baltimore City tax sale guide explains those, and my article on redeeming a property after a tax sale covers what happens if a sale has already occurred.
Related items the title company checks
The lien certificate isn’t the only city record that matters. In Baltimore City, sellers must also disclose in writing whether the property has a vacant building notice, under Baltimore City Code Article 2, section 14-8. My article on selling with code violations covers that disclosure, and my article on ground rent in Baltimore covers another city-specific item that can show up in a title search.
Inherited rowhouses
If you’re handling a parent’s rowhouse, expect the lien certificate to be part of the estate’s to-do list. My article on selling an inherited Baltimore rowhouse walks through the full process.
What is a lien certificate in Baltimore City?
It’s the city’s official statement of charges and assessments due on a property, including taxes, water and sewer bills, and other municipal charges. Title companies use it to clear those liens at settlement.
How much does a Baltimore City lien certificate cost?
The city lists a standard fee of $55, with requests made online and certificates delivered by email.
Can I get a lien certificate before I list my house?
Yes. Requesting one early lets you see what’s owed and dispute or plan for charges before settlement.
Who pays the charges on the lien certificate?
Usually the seller, from the sale proceeds at settlement, unless the contract says otherwise.
Talk through your situation
If you’re worried about what might show up on your lien certificate, call or text me at (410) 498-7473. I’ve seen most of the surprises and can tell you how they’re usually handled.