Sell a House with Code Violations in Georgia

What Counts as a “Code Violation”?

Common issues flagged by city/county code enforcement or permitting include:

Life-safety: exposed wiring, missing GFCIs, inoperable smoke/CO alarms, broken egress windows, stair/railing hazards
Structural & systems: foundation movement, roof failure, soft subfloors, failing HVAC, active leaks/mold
Permitting/zoning: additions done without permits, converted garages, unpermitted decks/sheds, setback encroachments
Property standards: junk/debris, overgrowth, inoperable vehicles, pool barriers, pest infestations

Some violations carry daily fines or result in a lien being recorded. Others require a re-inspection after corrections. The exact rules vary by city and county, so keep every notice you receive.

Step 1: Get Your Arms Around the Numbers

You don’t need a full rehab plan—but you do need a ballpark.

Pull the file: Gather violation notices, permit history, photos, and any engineer/contractor quotes.
Estimate “make-safe” costs vs. full rehab: Safety fixes (e.g., capping live wires, securing railings) can be modest compared to full renovations.
Ask a licensed contractor for a quick line-item estimate if you’re unsure. A simple scope lets you price—and negotiate—from facts, not guesses.

Selling to an investor? They’ll price from ARV (after-repair value) minus repairs, holding, resale costs, and a margin. Having your own estimate prevents low-balling.

Step 2: Decide Your Path (and Buyer Type)

Traditional MLS listing:

Pros: widest exposure; potential for higher headline price.
Cons: many lenders won’t finance homes with material safety defects or unpermitted work. Expect repair demands, escrow holdbacks, or appraisal conditions. You may end up limited to cash or renovation-loan buyers (e.g., 203(k), conventional rehab), which narrows the pool and can slow closing.

Direct/as-is sale to a professional buyer:

Pros: no repairs, no showings, and fewer contingencies. Cash buyers can close despite violations, and liens/fines are typically paid from proceeds at closing.
Cons: smaller pool of buyers; you should still verify proof of funds and get everything in writing.

Hybrid:

Do low-effort safety fixes (swap GFCIs, hard-wire smoke alarms, secure railings) and cleanout/junk removal to broaden the buyer pool without sinking cash into a full rehab.

Step 3: Price (and Disclose) Strategically

Price to the reality of condition. If financing is unlikely, marketing as “cash/renovation loans only—violations disclosed” sets proper expectations and avoids fall-throughs.
Disclose in writing. Provide copies of violation notices, any engineer/contractor reports, and known defects. Full disclosure protects you from post-closing disputes and builds buyer trust.
Offer a “make-safe credit” if you’re listing—small targeted credits can keep deals alive without managing repairs yourself.

Step 4: Fix the Small Stuff That Punches Above Its Weight

Even with major violations, first impressions matter:

Patch trip hazards, replace missing switch/plug covers, install smoke/CO alarms, and replace broken light fixtures.
Clean and clear: haul debris, mow/edge, pressure wash entries.
Contain the mess: If there’s a nonfunctional area (e.g., demo’d bath), tape the door, post a clear note, and keep the rest of the house tidy.
Photograph honestly—good lighting and accurate descriptions attract serious buyers, not tire-kickers.

Step 5: Understand Liens, Fines, and How They’re Paid

Code liens and unpaid fines can usually be cleared at closing from your sale proceeds through the closing attorney (Georgia is an attorney-closing state).
Some jurisdictions will reduce fines if the property changes hands to someone who commits (in writing) to cure. Ask your buyer’s team to handle any negotiation with the city as part of their due diligence.
Utility holds/permits: If meters were pulled or permits are open, your buyer may assume responsibility after closing; confirm in the contract.

Step 6: Choose a Contract That Protects Your Net

Whether you sell on the MLS or directly, look for:

Written, plain-English offer with price, timeline, as-is language, and who pays what
Proof of funds and meaningful earnest money deposited with the closing attorney
Short, reasonable inspection period (or none) to avoid re-trading
No junk fees (mystery “transaction” or “processing” deductions from your proceeds)
A simple net sheet showing your estimated take-home after liens/fines, taxes, and closing costs

Quick Seller Checklist (Copy/Paste)

□ Gather violation notices, permits, and photos
□ Get a quick repair/make-safe estimate
□ Decide: list, sell direct, or hybrid approach
□ Disclose violations in writing; price for condition
□ Tackle low-cost safety items and cleanout
□ Demand proof of funds and a clear net sheet
□ Close with a Georgia real-estate attorney

The Low-Stress Route: Sell As-Is to Middle Georgia Cash Homes

If you’d rather skip repairs, showings, and back-and-forth with inspectors, sell directly to Middle Georgia Cash Homes:

As-is purchase—take what you want, leave the rest
We handle cleanouts, violations, fines/liens resolution through the attorney at closing
No commissions. No junk fees.
You pick the closing date (often 7–21 days, or later if you need time)
Local attorney closing for a safe, transparent transaction

You’ll know your net up front, and you won’t spend another dollar on a property that’s already draining time and cash.

Have code violations in Georgia? Call 478-216-1795 for a no-pressure, written as-is offer and a clear plan to the closing table.