The owner passed away
Notices may keep going to an old address or to a deceased owner's name while the family is still trying to understand the property.
Learning Center
What Happens When Code Violations and Fines Keep Growing?
A code violation means a city or county says something about the property does not meet local rules.
It may involve overgrown grass, trash, unsafe conditions, work without permits, broken windows, exterior damage, illegal use, or other property issues. If the problem is not handled, fines may continue or increase depending on the case and jurisdiction.
Start with the notice
A code case is usually tied to a specific property condition.
The notice may describe what the city or county believes is wrong. It may also list a case number, citation number, hearing date, fine amount, inspector, or department contact.
Do not guess from memory. Old notices, online records, title notes, and municipal records may all need to be reviewed.
Trust first
Don't take our word for it - verify the violation, fine, and lien status through official government records.
Use the official county or city records connected to the property. If the property is inside a city, county records alone may not show every local code issue.
Why violations happen
Code violations can happen for many ordinary reasons.
A property does not have to be abandoned for a violation to appear. Sometimes the owner simply did not know there was a problem.
The owner moved away
Out-of-state owners may miss mailed notices, inspection updates, or hearing dates.
The property became vacant
Vacant homes can develop overgrowth, broken windows, unsafe conditions, dumping, or maintenance issues.
Repairs were started but not finished
Unfinished work, contractor problems, or work without permits can lead to violations or related permit issues.
Tenants or occupants caused issues
Sometimes the owner learns about code problems only after tenants leave or a neighbor complains.
The original issue was repaired
Even if the problem was fixed, the old case may still need review, inspection, written confirmation, or lien information.
Fines and closing
How can code violations become bigger problems?
Depending on the local process, unresolved code violations may lead to daily fines, hearings, recorded liens, or payoff questions.
A title company, buyer, lender, insurer, city, or county may ask questions before closing. If a lien was recorded, the issue may need payoff information, release information, or legal/title review.
City and county procedures are not always the same. An old violation may still need review even if the original property condition was repaired.
Related articles: What If the Title Company Says the Property Cannot Close? and What Happens When a Property Has Open Permits?.
Practical next steps
What May Be Needed to Resolve a Code Violation?
The right step depends on the violation, the property, and the office that issued the case. The owner may need to:
- Verify the open case
- Confirm what violation was cited
- Contact the issuing department
- Correct the underlying condition
- Obtain permits where required
- Schedule inspections or re-inspections
- Request current fine or lien information
- Obtain written confirmation when a case is brought into compliance
- Work with a contractor, attorney, title company, or other professional when appropriate
Do not assume fines or liens can always be reduced, waived, or removed. Ask the issuing office what the record shows and what options may exist.
Official County Resources
Verify It Through Official County Records
Use official government sources first. County systems and city systems may be different. If the property is inside a city, you may need to verify directly with that city's code enforcement or building department.
Miami-Dade County
Miami-Dade offers official resources for code enforcement citations, building code enforcement cases, neighborhood/code-related records, and lien services.
Broward County
Broward County offers official code/enforcement case search tools, but many properties are handled by the individual city where the property is located.
Palm Beach County
Palm Beach County provides official search services for fines, liens, open permits, and open code compliance violations for unincorporated Palm Beach County. City properties may require city records.
Important
The property's city matters.
If the property is inside an incorporated municipality, you may need to verify directly with that city's code enforcement or building department rather than relying only on county records.
Do not describe a municipal process as a countywide rule. The process may differ in Miami, North Miami, Hollywood, Fort Lauderdale, Pompano Beach, West Palm Beach, or another city.
If You Want to Keep the Property
Understand the true cost before deciding.
If you want to keep the property, you may need to understand the violation, the cost to correct it, current fines, recorded liens, permits, inspections, taxes, insurance, and the overall condition of the property.
You may need to speak with the issuing department, a contractor, title company, attorney, tax office, insurance professional, or other qualified professional depending on the issue.
Unpaid property taxes can also add pressure. Read more here: What Happens When Property Taxes Keep Going Unpaid?
Ask for proof
Get written confirmation when possible.
If a case is brought into compliance or a lien is paid, ask what written proof or release may be available for your records and for any future closing.
If it is too much
Blueston may evaluate an as-is purchase.
If the proper owners or authorized parties decide to sell under a written agreement, Blueston may evaluate whether an as-is purchase makes sense.
If You Want to Sell the Property As-Is
Selling may be one possible path.
Some owners do not want to handle repairs, inspections, city hearings, contractors, permit issues, code fines, lien payoff questions, or closing delays themselves.
Blueston Solutions may take on the time, expense, coordination, and risk involved in addressing difficult property issues if the property and numbers make sense. We do not promise that a fine, lien, or code case can always be reduced or resolved.
Related page: Can I Sell a House With Code Violations?
How Blueston may help
We start with the problem, not the sale.
Blueston Solutions helps families understand what appears to be wrong, coordinates next steps where appropriate, and evaluates whether acquiring the property makes sense.
We do not provide legal advice. We do not decide what a city or county will require. We do not guarantee fines can be reduced, liens can be removed, code cases can be closed, or the property can close.
Code case or fine showing?
Tell us what the notice says.
Want to learn about your options? Call or text 786-226-8472 or click Tell Us What's Going On.