How Georgia code enforcement escalates

It usually begins with a complaint and a notice, often mailed to whatever address the tax assessor has on file — which is why absentee and inherited-property owners frequently learn about a case late. From there it can move to citations and municipal court, then to an unsafe-structure or public-nuisance finding, and in the worst cases to a demolition order with the cost assessed against the property as a lien.

Charges are cumulative and they attach to the property, not just to the owner. A vacant house with a year of uncut grass and boarded windows can carry a meaningful municipal balance before anyone opens the mail.

What we buy with open cases

  • Houses with active nuisance, overgrown-lot, or junk-vehicle citations
  • Boarded and secured vacant structures
  • Homes with an unsafe-structure finding or a pending hearing
  • Properties with unpermitted additions, enclosed porches, or basement conversions
  • Houses with a demolition order already entered
  • Fire-damaged structures that were never repaired or demolished

Unpermitted work is its own category

A basement finished without permits, a porch enclosed, or a room added does not always trigger a code case, but it does affect what can be financed, insured, and appraised — which is a large part of why these houses do not sell conventionally. Finished basements are common in north Georgia and a frequent source of unpermitted work.

We do not ask sellers to permit, inspect, or legalise prior work before closing. Tell us what was done and roughly when, and we will account for it.

Why disclosing early protects you

Recorded municipal liens show up in the title examination, and so does a demolition order. If we know about them, they are simply part of the offer. If we do not, the title work comes back with a requirement nobody planned for and the closing date moves.

Georgia has no statutory seller disclosure form, but case law requires that a seller not actively conceal a known latent defect, and selling as-is does not permit concealment. Being straightforward is both the legally safer path and the faster one.

Frequently asked questions

Can I sell a house with code violations in Georgia?

Yes. Open cases do not block a sale, and recorded liens are paid from the closing proceeds.

Do I have to fix the violations first?

No. We buy the property in its current condition, including with citations and orders outstanding.

What if the city has issued a demolition order?

We still buy these. Send us the case number and any order, because it will appear in the title examination and needs to be priced in.

Do you buy houses with unpermitted finished basements?

Yes. Unpermitted work does not have to be legalised or removed before closing.

Will the fines follow me after the sale?

Recorded liens against the property are addressed at closing. Citations issued to you personally are a separate matter — worth asking the city or an attorney about your specific case.

This page is general information about selling property in Georgia, not legal, tax, or financial advice. Laws change and every situation is different, so talk with a qualified Georgia professional about yours.