Sell Your House With Code Violations in Fresno — As-Is, No Fixes Required

The most common issues we encounter include: unpermitted room additions or garage conversions (extremely common in Fresno's older neighborhoods), unpermitted ADUs or granny flats, open building permits that were never finaled, electrical work done without permits, plumbing modifications without permits, pool or spa installations without permits, fence or wall violations, setback violations, and active City of Fresno code enforcement cases. None of these prevent a cash sale — they only prevent a financed sale.

When a buyer uses a mortgage to purchase a home, their lender orders an appraisal. Appraisers are required to note code violations, unpermitted additions, and open permits. Most lenders will not fund a loan on a property with these issues until they are resolved — which can cost $5,000–$50,000 and take 3–12 months depending on the violation. This is why sellers with code violation properties often find that their listing sits on the market, attracts only low offers, or falls out of escrow repeatedly. A cash sale bypasses this problem entirely.

If the City of Fresno has issued a Notice of Violation or a Notice and Order, you may be concerned about fines and penalties. In most cases, these notices do not prevent a sale — but they do require disclosure to buyers. We are experienced buyers who understand code enforcement proceedings. We purchase properties with active violation notices, work with the city after closing to resolve the issues, and we do not require you to pay fines or make repairs before we close.

A red tag (a placard posted by the City of Fresno Building Department or Fire Department declaring a property unsafe for occupancy) is a serious situation — but it doesn't mean you can't sell. We have purchased red-tagged properties in Fresno and throughout the Central Valley. The process requires careful title work and coordination with the city, but it is absolutely doable. Call us if your property has been red-tagged and we'll walk you through the options.

Our offer on a code violation property reflects the home's market value minus the estimated cost to bring it into compliance. We are transparent about this math. For a home worth $350,000 with a $20,000 unpermitted addition issue, our offer might be in the $295,000–$315,000 range — reflecting the cost and risk of the permit work. This is typically far better than what sellers receive after months of failed traditional listings, price reductions, and deal fall-throughs.