Baltimore has thousands of rowhouses that nobody can live in right now: roofs open to the sky, back walls bowing, no plumbing, boards over the windows. Some belong to owners who inherited them years ago. Some were rentals that went bad. If you own one, you can still sell it, but Baltimore City has specific rules about vacant and condemned properties that every seller needs to understand first. If the house is in 21222 or 21219 and you’re dealing with a house that is not livable, see my Dundalk, MD page.
What the City’s notices mean
Vacant Building Notice (VBN). The Department of Housing and Community Development places a VBN on a property that is vacant and unfit for habitation. It is a violation notice, and the City can fine the owner for not fixing it. A VBN stays on the property until the house is rehabbed with permits and a Use and Occupancy permit is issued. Selling the house does not remove it.
Condemnation. A house can be declared unsafe or unfit and ordered vacated. In serious cases, the City may order emergency repairs or demolition and bill the owner, and those costs can become liens.
Other violation notices. Open notices for things like trash, high grass, or exterior repairs can carry fines and show up on the lien certificate.
You can look up notices on the City’s CoDeMap tool, and the title company will see them on the municipal lien certificate it orders before settlement.
The disclosure rule Baltimore sellers must follow
Since 2021, under Council Bill 21-0078, Baltimore City sellers must tell buyers in writing, as part of the contract, whether the property has a Vacant Building Notice. Failing to disclose can bring fines, and a buyer who was not told can walk away from the contract. The Maryland REALTORS Baltimore City addendum includes this disclosure.
Beyond the VBN, Maryland law still requires you to disclose known latent defects, even if you sell as is with the disclaimer statement.
Who buys these houses
Rehabbers and investors. The main buyers for vacant Baltimore rowhouses. They price from what the house will be worth after a full rehab, subtract construction, permits, holding costs, and profit, and offer what is left.
Neighbors. An adjoining owner sometimes wants the house for parking, a yard, or to stop the damage spreading to their own wall.
Community development groups. In some neighborhoods, nonprofits buy vacant houses as part of larger revitalization plans.
Owner-occupants with standard loans generally cannot buy these houses, because lenders will not finance a property with no working systems or a VBN.
What affects the price
Two vacant houses on the same block can sell for very different amounts. The things buyers look at:
- Block and neighborhood. Nearby rehabbed sales and how many other vacants are on the block.
- Structural condition. A sound shell with a good roof is worth far more than a house with a collapsed roof or failing party wall.
- Liens. Water bills, unpaid property taxes, code fines, and City repair or demolition bills all come out of the price at settlement.
- Ground rent. Some Baltimore houses still carry ground rent. Check the State’s ground rent registry.
- Title problems. Estates that were never opened and heirs who cannot be found slow every sale.
The liens problem
Many vacant Baltimore houses carry years of water bills, taxes, and fines. At settlement, the title company pays recorded liens out of the sale price. Sometimes the liens exceed what the house is worth.
If that is your situation, ask the title company for a full lien report before you sign anything. Some City charges may be negotiable or eligible for relief programs, so call DHCD or the Department of Finance with the account numbers in hand. If unpaid taxes or water bills are headed to tax sale, act quickly. See /blog/what-happens-at-a-maryland-tax-sale-auction/ and /behind-on-property-taxes-maryland/.
Receivership
Baltimore can ask a court to appoint a receiver for vacant properties with unresolved VBNs. The receiver can sell the property at auction to a buyer who agrees to rehab it, and the owner may get little or nothing after liens and costs. If you have received receivership papers, talk to a lawyer right away. Selling before the court process finishes is sometimes possible, but timing matters.
Steps to sell a vacant or condemned Baltimore house
- Confirm ownership. Make sure your name is on the deed. If the owner died, an estate usually has to be opened with the Register of Wills before anyone can sign.
- Pull the notices. Check CoDeMap and ask for copies of any open notices.
- Get a lien estimate. A title company can order the lien certificate and payoffs.
- Secure the house. Keep it boarded and locked to reduce new fines, squatters, and liability.
- Get offers in writing. Ask every buyer about their proof of funds, title company, and whether they plan to assign the contract.
- Disclose the VBN and known defects in the contract.
- Close with a licensed title company.
Utilities and access for buyers
Most vacant houses have no water, gas, or power, and BGE or the City may require repairs before service comes back. That is fine for a cash buyer. Just make sure buyers can get inside safely for a walkthrough, with a working lock or a lockbox, and tell them about any floors or stairs that are not safe to stand on.
Insurance and liability
A vacant house is still your responsibility. If a wall collapses onto a neighbor’s house or someone is hurt inside, you can be liable. Standard homeowner policies often do not cover vacant houses, so ask about a vacant property policy until you sell.
Can I sell a house with a Vacant Building Notice?
Yes. You must disclose the VBN in the contract, and the notice stays with the property until the buyer rehabs it and gets a Use and Occupancy permit.
Do I have to pay off City liens before selling?
They are usually paid from the sale proceeds at settlement. If the liens are larger than the price, you will need to negotiate or bring money to closing.
Will you buy a Baltimore house with a collapsed roof?
Yes. I price the condition into the offer, and you disclose what you know.
Talk through your situation
Call or text Evan Weissman at (410) 498-7473 with the address and any notices you have received. You can also send them through /contact-us/.