A code violation notice can feel like a roadblock when you’re trying to sell. Maybe the county cited the house for tall grass and a broken window, or a city inspector wrote up a sagging porch, missing handrails, and peeling paint. Or maybe you inherited a house and found a stack of notices in the mailbox. The good news is that open violations rarely make a house unsellable. They do change who will buy it and how the sale needs to be handled. For open code violations in Carroll’s county seat, see selling a house fast in Westminster. For open code violations around Dundalk, see how I buy houses in Dundalk.
I’m Evan Weissman. I buy houses across Maryland, including plenty with open violation notices. Every jurisdiction has its own code and enforcement process, so check with your local code office, and talk with an attorney if there’s a court case or large fines.
Find out exactly what’s open
Before deciding anything, get the full picture:
- Gather every notice you have, including the date, the code sections cited, and the deadline.
- Call the issuing office (county code enforcement, city housing department, or the permits office) and ask for a list of all open notices and any fines or liens.
- Ask whether any matter has been referred to court, and whether there are re-inspection dates scheduled.
- Check whether the violations will show up on a lien certificate the title company orders.
In Baltimore City, the Department of Housing and Community Development points buyers and sellers to CoDeMap, the city’s online map, and to the lien sheet the title company receives before settlement, where violation notices appear (Baltimore City DHCD).
Baltimore City’s vacant building notice disclosure
Baltimore City has a specific rule for houses with a Vacant Building Notice. Under Baltimore City Code Article 2, section 14-8, enacted in 2021, a seller must disclose in writing, on or before entering a sales contract, whether the property was issued a vacant building notice and whether it’s been abated or remains unabated. The code prescribes the wording of the disclosure, including that only a valid use and occupancy permit can remove the notice and allow people to live there. A violation is a misdemeanor with a fine of up to $1,000 per offense.
DHCD explains that a VBN is placed on a house that’s vacant, abandoned, and uninhabitable, and that it’s a violation notice that can carry fines if it isn’t abated. If you’re selling a city house with a VBN, make sure the disclosure is in the contract.
Your three main options
1. Fix the violations before selling. This makes sense when the items are minor, like trash removal, grass cutting, a broken window, or a missing handrail. Get any required permits, complete the work, and ask for a re-inspection so the notice is formally closed. Keep the paperwork for buyers.
2. Sell with the violations disclosed. Many buyers, especially investors, will buy a house with open notices and take responsibility for correcting them. The price will reflect the cost and the time involved. Some jurisdictions have rules about notifying the code office or the buyer of a transfer, so check locally.
3. Negotiate a mix. Fix the inexpensive items and leave the larger ones for the buyer, with clear disclosure.
How violations affect buyers
- Financed buyers may run into problems if the appraiser notes safety issues or if the lender requires repairs. Open violations can also make insurance harder to get.
- Cash buyers usually have more flexibility. They estimate the repair work, check for fines and liens, and price accordingly.
Either way, disclose what you know. Maryland’s property disclosure form asks about zoning violations, building restriction violations, and similar issues, and the latent defect rules still apply to houses sold as is. My article on Maryland’s disclosure versus disclaimer statement explains your choices.
Fines and liens
Unpaid fines or city-performed work (like a board-up, cleaning, or grass cutting) can become liens in some jurisdictions. Those generally have to be paid at settlement for the buyer to get clean title. Ask the code office for the amounts and whether any can be reduced once the violations are corrected.
Open permits are related, but different
Violations are often tied to work done without permits, or to permits that were opened and never closed. A title search or buyer’s inspection may turn these up. My article on selling with open building permits covers how to close them out.
When the house is inherited or vacant
Inherited and vacant houses collect violations because nobody’s there to see the problems. If you’re a personal representative, get the notices addressed or disclosed as part of the estate’s plan, and keep the house secure while you decide. My article on what an empty house costs while it waits to sell covers basic protection.
A short checklist
- Collect all notices and call the code office for a full list.
- Ask about fines, liens, court dates, and re-inspection.
- Price the fixes for each item.
- Decide what to fix, what to disclose, and what to leave for the buyer.
- In Baltimore City, include the vacant building notice disclosure if it applies.
- Get re-inspection paperwork for anything you correct.
Can I sell a house with code violations in Maryland?
Usually, yes. You’ll need to disclose them, and fines or liens may need to be paid at settlement. Some buyers will take responsibility for fixing them.
Do I have to disclose a vacant building notice in Baltimore City?
Yes. Baltimore City Code requires a written disclosure on or before entering a contract stating whether the property has a vacant building notice and whether it’s been abated.
Will code violations show up at settlement?
They often do. The title company’s lien certificate or lien sheet may list violation notices and related charges.
Should I fix code violations before selling?
Small, inexpensive items are often worth fixing. Larger repairs may make more sense to leave for a buyer, with the price adjusted. Compare both options.
Talk through your situation
If you have a stack of violation notices and want to know what a buyer would do with them, call or text me at (410) 498-7473. I’ll go through each one with you.