A house with code violations, city citations, or a condemned status is not unsellable — it just requires a different path. If your property has been flagged by the city, has unpermitted work, or has accumulated violations over the years, you have more options than most sellers realize.
What Counts as a Code Violation
Code violations cover a wide range of issues. Some are minor — a fence that does not meet setback requirements, an unpermitted deck, or exterior maintenance citations. Others are more serious: structural problems, electrical hazards, plumbing failures, or full condemnation orders from the city. In either case, violations create real complications if you try to sell through the traditional market.
- Unpermitted additions or conversions — garage conversions, basement finishes, room additions
- Structural damage flagged by city inspectors
- Mechanical systems out of code — HVAC, electrical, or plumbing
- Exterior violations — peeling paint, deteriorated siding, broken windows, overgrown vegetation
- Unsafe conditions flagged by health or fire departments
- Full condemnation orders preventing occupancy
Why Violations Complicate a Traditional Sale
Most buyers using mortgage financing cannot purchase a property with open code violations — lenders will not approve the loan on a property with outstanding city issues. That limits your market to cash buyers or buyers willing to take on the remediation themselves. Even then, many buyers and agents will walk away from the paperwork, uncertainty, and negotiation involved in clearing city citations.
Selling As-Is With Open Violations
We buy houses with open code violations in Kansas City — both the Missouri and Kansas sides. You do not need to resolve the violations, pull permits, or clear anything with the city before selling. We take on that responsibility as part of the transaction.
- We assess the property and violations as-is — no repairs required before the visit
- We make a cash offer that accounts for the work involved in resolving the violations
- You close without making repairs or dealing with the city yourself
- We handle remediation, permits, and city compliance after the sale closes
What to Expect on Price
A direct cash offer on a violation-heavy property will be lower than what a fully repaired home would bring on the open market. That is the honest math. What you gain in return is certainty — no carrying costs while waiting for the market, no repair bills, no permit headaches, and a definite close date. For most sellers in this situation, that tradeoff is worth it.
We will walk you through the numbers clearly. If listing the property makes more sense even with the violations, we will tell you that.
Frequently Asked Questions
Do I have to resolve the violations before selling to you?
No. We buy properties with open violations and handle all remediation after closing. You do not need to do anything to the property before we close.
Can I sell a condemned property?
Yes. Even a property under a condemnation order can be sold — the condemnation transfers with the property and we handle it from there. We have worked through these situations before.
Will the title be clear at closing?
We work with experienced title companies that handle violation-related closings regularly. Any liens or city assessments tied to the property are addressed at closing so title transfers cleanly to us.
Call 913-213-3623 or reach out here — we will take a look at your property and give you an honest assessment of what we can do.
Who you’ll be working with: When you contact Hearthstone Properties KC, you’re talking directly with Chris Hudson — the owner. Not a call center, not an acquisition manager. Chris is a licensed Kansas REALTOR® with 30+ local deals closed in the Kansas City area.