Code violations or liens?
Open violations and liens can be sorted out at closing, through the title company.
Last updated November 8, 2026
- Offer in 24 hours
- Close in 7 to 35 days
- No fees. No repairs.
Code violations, unpaid fines, tax liens or contractor liens can make a house hard to sell. Many buyers and lenders will not go ahead until they are cleared.
In a cash sale the title company finds the liens on the property and pays them from the sale price at closing. You receive the number on the offer, less the mortgage payoff and those liens. Tell us about any open violations up front, so the offer reflects them.
How a cash sale helps
Liens paid at closing
The title company pays liens from the sale, so you do not pay them first.
Violations reflected in the offer
Tell us what is open and the written offer takes it into account.
As is
No repairs to clear a violation before you sell.
A clear number
The offer lists the comparable sales we used.
Three steps. One fresh start.
Tell us about the house
Fill out the form or call. We look up the property and call you back within one business hour.
Get a written cash offer
Within 24 hours you get a firm number in writing, with the comparable sales we used attached. No pressure.
Close when you want, get paid
Pick any closing date from 7 to 35 days. A licensed title company handles the paperwork. We pay the closing costs.
What to have ready
- Any notices from the city or county.
- Lien notices or payoff letters.
- Unpaid property taxes, if any.
- Permits for past work, if you have them.
Questions and answers
Do I have to fix the violations first?
No. BIMINIO buys the house as it is, open violations included. Tell us what the city or county has cited on the first call, and the written offer takes it into account. You do not need to clear a violation or pull a permit before you sell to us.
Who pays the liens?
The licensed title company pays liens from the sale at closing, so you do not pay them out of pocket first. That includes the mortgage payoff and recorded liens the title search finds. You receive what is left of the BIMINIO price after those are paid.
What if the liens are more than the offer?
Tell BIMINIO what you know about the liens on the first call. If they add up to more than the price, the sale needs the lien holders to accept less. They decide that case by case. A lawyer can explain your options, because we give no legal or financial advice.
How do you find out about liens?
The licensed title company runs a title search after you accept the BIMINIO offer. It shows recorded liens, judgments and open items on the property. Telling us what you already know before we write the offer helps the number hold at closing, because the price in writing is the price we pay.
Will the code violations lower the price?
They can, because the work to clear them becomes BIMINIO's cost after the sale. Our founder is a trained architect, and the repair budget in the offer comes from a real scope of that work. The comparable sales we used are attached to the written offer.
Are there any fees or commissions?
No. BIMINIO charges no fees and no commissions, and we pay the closing costs. The number on the written offer is the number you receive at closing, less any mortgage payoff or liens on the house. Those are paid from the sale by the licensed title company, so you do not pay them out of pocket first.
Do you have the money to close?
Yes. Every BIMINIO offer comes with proof of funds, a bank letter, and your earnest deposit is held by a licensed title company. We buy with cash and no financing contingency, so there is no bank approval to wait for and no loan that can fall through before the closing date.
What happens after I fill out the form?
BIMINIO sends you a text within a minute and a person calls you within the hour, 7 days a week. We ask a few questions about the house, look up the property and nearby sales, and send a written offer within 24 hours. There is no obligation at any point, and you can say no.
This page is general information. BIMINIO does not give legal, tax or financial advice. Rules and deadlines differ in Florida and Arizona and change over time. For your own case, ask a lawyer, a tax adviser or a HUD-approved housing counselor in your state.
Read more before you decide
Get a written cash offer
A firm number within 24 hours. No fees, no repairs, no obligation.