Code Violations, Liens, or HOA Issues? I Can Still Buy It.

A code violation notice from the county, an HOA lien for unpaid dues, a judgment from a creditor, or back taxes owed to the state or IRS-any of these can make a seller feel like they're stuck. Conventional buyers walk when they see these issues in the disclosure, lenders refuse to approve financing when the title shows encumbrances, and agents may advise you to resolve everything before even listing. That advice is expensive and sometimes impossible.

I buy houses with code violations and liens. The mechanism is straightforward: these issues get resolved at closing, paid from the sale proceeds. The lien holders, whether it's the county, an HOA, the IRS, or a judgment creditor, get paid what they're owed. Whatever remains after the lien payoffs and any mortgage balance goes to you. The problems don't disappear, they get resolved, and you walk away with a clean break.

What Types of Issues I Handle

County code violations: exterior deterioration, overgrown vegetation, illegal structure, unpermitted addition. HOA delinquencies: years of missed dues, fines, and attorney fees. Judgment liens: from creditors, contractors, or civil court judgments recorded against the property. IRS federal tax liens: recorded against you personally and attached to any real property you own. State tax liens from Virginia or Maryland. Back property taxes owed to the county. Each of these has a specific resolution process, and my title attorney knows how to work through all of them.

The key is this: I have cash and I can move fast. Cash buyers aren't subject to lender requirements that block financed sales when there are encumbrances on the title. As long as the numbers work, meaning the liens plus my offer don't exceed the property's value, we can close. And in situations where they do exceed the value, there may still be options worth discussing.

You don't need to resolve anything before reaching out to me. That's the whole point. Tell me the address, tell me what you know about the issues, and I'll give you a straight answer about whether I can buy it and what I can pay. The conversation is free and completely confidential.