How to Sell a House with Code Violations in Orlando (2025 Playbook) By People’s Industry Investments — Orlando cash buyers & licensed real estate pros

You can sell a house with code violations in Orlando/Orange County either by (A) fixing to list or (B) selling as-is for cash. Daily fines are authorized under Florida Ch. 162; local boards/special magistrates can levy and lien, and (if adopted by ordinance) some jurisdictions can go higher than the base caps. Homestead can’t be foreclosed to collect a code-enforcement lien, but liens and fines still complicate closing. Get compliant fast, request an Affidavit of Compliance, and then seek fine/lien reduction; both the City of Orlando and Orange County offer processes for reduction once you’re compliant. OCFL+3Online Sunshine+3The Florida Bar+3

What counts as a “code violation” (and why it matters at closing)

• Typical issues: unpermitted work/open permits, junk/overgrowth, unsafe structures, illegal units, short-term rental/occupancy violations, exterior disrepair, fence/shed setbacks.

• After notice and hearing, a Board/Special Magistrate can impose per-day fines and record a lien that must be cleared (or cured with an escrow plan) before a title company will insure the buyer’s title. Ch. 162 allows up to $250/day first and $500/day repeat with $5,000/violation for irreparable violations. Local governments may adopt higher caps (e.g., $1,000/$5,000/day and up to $15,000 for irreparable) by supermajority ordinance. Online Sunshine

Pro tip: Florida now bars anonymous complaints (except for serious threats). If a “mystery neighbor” triggered your case, that’s not enough anymore under 162.06. Online Sunshine

Homestead protection (what it does—and doesn’t—do)

• Homestead property cannot be foreclosed to collect a code-enforcement lien. That’s in the statute and supported by AG guidance and case law commentary. Online Sunshine+2My Florida Legal+2

• But the lien can still be recorded and can cloud/title issues for a sale or refinance until reduced, satisfied, or released (liens can run up to 20 years absent litigation). Online Sunshine

Your two sale paths (choose based on speed vs net)

A) Fix to List (MLS)

Best when: the property can be brought to basic compliance quickly.Why it works: full buyer pool + strongest price.What you’ll do: complete repairs/cleanup, obtain Affidavit of Compliance, then ask for fine reduction and payoff the reduced lien at closing. Orlando & Orange County both process reductions after compliance. Lowndes+2City of Orlando+2

B) Sell As-Is (Cash)

Best when: repairs are extensive, time is short, or fines are ballooning.Why it works: cash buyers can close with violations if title will insure—often via escrow holdback while compliance wraps up—or we close after a negotiated reduction. We do this in Orlando routinely.

Exact steps to cure & close (copy/paste checklist)

1. Pull the case & lien history

   • City of Orlando: look up cases & liens by address. City of Orlando

   • Orange County: call 3-1-1 for Code Compliance and ask for lien/release guidance. OCFL

2. Call the officer, get the punch list

   • Ask what’s required for compliance and whether a quick re-inspection is available.

3. Fix what’s fixable fast

   • Prioritize items that stop daily fines. If permits are needed, file immediately.

4. **Request an Affidavit of Compliance

   • This formally closes the violation so daily fines stop. (Yes, you must ask for it.) Lowndes

5. **File for fine/lien reduction

   • City of Orlando: Request for Reduction of Penalty—must be compliant first; board hears requests; one bite per case. City of Orlando

   • Orange County: Code Compliance states fines can be reduced and lien released once compliant; staff guides you through the process. OCFL

6. Coordinate with title

   • Title orders payoff once the reduction is approved. If timing is tight, use a holdback so the sale can fund once the release hits the records.

7. Close

   • Payoffs wired; lien satisfied/released; buyer’s title policy issued. Orange County lists how/where to pay if you’re clearing before closing. Orange County Florida

Timeline expectations (realistic ranges)

• Simple yard/blight violations: 7–21 days to compliance + reduction hearing/administrative approval.

• Unpermitted/structural work: add permitting/inspections time; consider a cash + holdback exit if the calendar is unforgiving.

• Board/special magistrate schedules: reductions are heard or reviewed on set calendars—apply early.

Note: Some localities have adopted higher fine caps by ordinance (up to $1,000/day first, $5,000/day repeat, and $15,000 irreparable). The base caps still exist in the statute; ask your officer which cap regime appliesto your case. Online Sunshine

Q&A (concise, direct answers)

Q: Can I sell a house in Orlando with active code violations?A: Yes. Either fix to list (then seek fine reduction) or sell as-is for cash (often with an escrow holdback until compliance). Title will require a path to satisfy or release any lien.

Q: Do code-enforcement fines really accrue daily?A: They can after a board/magistrate order. Base caps are $250/day first and $500/day repeat, with $5,000 for irreparable; some jurisdictions adopt higher caps by ordinance. Online Sunshine

Q: Can the city/county foreclose my homestead to collect a code lien?A: No—homestead is protected from code-lien foreclosure. But the lien can still be recorded and will need to be resolved to sell/refinance. Online Sunshine+1

Q: How do I stop fines?A: Get compliant and request an Affidavit of Compliance from the officer; then apply for fine/lien reduction(Orlando/Orange County both offer it once you’re compliant). Lowndes+2City of Orlando+2

Q: Will a neighbor’s anonymous complaint stick?A: Florida no longer allows anonymous complaints except in certain serious situations; the complainant’s name/address must be provided. Online Sunshine

Sample clauses you can ask your agent/attorney to add (seller-friendly)

• Compliance window + holdback: “Buyer and Seller agree to a $____ holdback from Seller’s proceeds to satisfy code-enforcement fines/liens upon issuance of Affidavit of Compliance and approved reduction/payoff; any surplus to Seller.”

• No price re-trade for old violations: “Purchase price shall not be reduced for previously disclosed code items unless new, material conditions are discovered.”

(Not legal advice. Run all language past your agent/attorney.)

Orlando next steps (we’ll do the heavy lifting)

• Send us the address + any notices → we’ll pull your case, call the officer, and map a cure-and-close or cash-nowpath.

• Prefer certainty? Get a Same-Day Cash Offer (we’ll structure any holdback if needed).

• Prefer top dollar? We’ll fix-to-list and oversee the reduction so your net is maximized.

People’s Industry Investments (Orlando, FL)Cash offers • Realtor services • Land & development