I have a demolition order on my house. Can you still buy it?
Sometimes yes. Depends on the demolition order specifics. Send us the address and we'll check. If demolition is imminent, time is the issue.
Seller Situation
Selling a house with code violations.
Philadelphia L&I (Licenses & Inspections) can put a lot of pressure on homeowners with open violations. If you have a stack of notices and no way to clear them, we can still buy the house. We'll take the violations with the property.
What You're Dealing With
L&I violations have a way of stacking up. One missed inspection leads to a citation, which leads to a hearing, which leads to a judgment. Before you know it, you have six violations and don't know how to start clearing them.
If it's gotten to the point where you'd rather sell than fix, we understand. We've closed houses with 20+ open violations. You don't have to clear any of them before selling to us.
Your Real Options
Three honest paths
Option 1 · Clear violations, then list
Some violations have to be cleared before a traditional listing can close. Buyers' lenders often require clean L&I certifications. If you can afford the repair work and want to maximize price, this is the path. Usually takes 2-4 months of contractor work plus the listing time.
Option 2 · Sell to a cash investor
Most cash investors will buy with violations in place. You save the cost of clearing. Find investors through Philly REIA, BiggerPockets, or direct contact (us or others).
Option 3 · Sell to us — violations stay with the house
We buy with open violations. After closing, we become responsible for clearing them. You walk away clean. This is the fastest path when the violations are too expensive or complicated for you to clear yourself.
When Covenant Fits
When we make sense
- You have 3+ open L&I violations you can't afford to clear.
- The violations are serious (structural, zoning, demolition orders).
- You've received a writ or citation with penalties accumulating.
- The house has been through L&I hearings you couldn't attend.
- You inherited a house with pre-existing violations.
Philly Specifics
Philadelphia L&I violations explained
L&I issues violations for a wide range of issues: structural problems, unpermitted work, zoning issues, missing smoke detectors, peeling paint, fire code violations, and more. Minor violations get a notice. Serious ones get hearings and penalties.
Common Philly violation types include: 'maintain exterior property surfaces,' 'install operational smoke detectors,' 'provide adequate handrails,' 'correct unsafe electrical,' 'repair/remove/replace deteriorated roof,' and 'obtain required permits for prior work.'
Violations don't automatically clear when a house is sold — they follow the property. When we buy, the violations become ours. We work with L&I to schedule re-inspections and clear them after we've done the repair work.
Check the status of violations on a specific Philly property at eclipse.phila.gov (the city's public records site). Type in the address and you can see every open violation.
Where
Neighborhoods where we see this most
Related
Situations that often overlap
Situation Questions
Questions about code violations sales
What if L&I is fining me monthly?
Ongoing fines get factored into the offer. We can't make them disappear, but we can buy the house, take over responsibility, and stop the fine accumulation in your name.
Will I still owe the fines after you buy the house?
Fines accrued before closing belong to the person who owned the house when they accrued. We can negotiate to pay old fines out of closing proceeds so you walk away completely clear.
A Direct Offer, Delivered in 24 Hours
When you’re ready, send the address.
Sixty seconds of information. No fees, no pressure, no high-volume sales script.