Selling a Duplex with Active Code Violations in Overtown
How we helped an out-of-state owner handle City of Miami code violations, mounting fines, and "Unsafe Structure" notices, closing in just 21 days.
Project Lead: Max Cohen
Licensed General Contractor
Aerial view of the property and surrounding area
Location
Little Havana
Issue
Code Violations
Condition
Unsafe / Gut Job
Result
Sold in 21 Days
The Challenge: A Legacy of Neglect
When Sofia M. inherited her great-aunt's home, she inherited a headache. Originally a modest 1948 structure, the property had been subjected to decades of "DIY" additions. A garage conversion, a makeshift kitchen, and haphazard partitions were all built without a single permit.
The house was literally cracking under the pressure. The roof was rusted through, vines were growing into the foundation, and the City of Miami had slapped "Unsafe Structure" violations on the windows.
The property's exterior showed clear signs of neglect and abandonment.
An overhead view revealing the full scope of the property's condition.
Behind the Walls: Major System Failures
It wasn't just cosmetic. The "guts" of the house were dangerous. During our inspection, we found:
- Fire Hazards: Old outlets showing burn marks and non-compliant wiring.
- Plumbing Failures: Corroded galvanized pipes held together with rubber clamps.
- HVAC: An ancient, rusted water heater that was long past its expiration date.
The Full Picture: A Property Beyond Repair
The interior was a mix of stalled renovation projects and water damage. From moldy ceilings to bathrooms with holes in the wall where tiles should be, the property was completely unlivable. Sofia didn't have the tens of thousands of dollars needed to make this market-ready.
The Solution: A Fair Cash Offer
Unlike a traditional buyer who would run away from these inspection photos, FL Home Buyers ran toward the problem. We are licensed General Contractors. We understood exactly what it would cost to demolish the unpermitted additions, rewire the house, and bring it up to Miami code.
We made Sofia a cash offer that factored in these repairs, taking the risk completely off her shoulders.
What the Numbers Looked Like
Sofia had already gotten two estimates from local contractors. The numbers were staggering for a property she'd inherited for free:
| Repair Item | Estimated Cost |
|---|---|
| Demolish unpermitted additions (garage conversion, partitions) | $12,000 - $18,000 |
| Full electrical rewire (1948 wiring, burn marks on outlets) | $8,000 - $14,000 |
| Plumbing replacement (corroded galvanized to PEX) | $6,000 - $10,000 |
| Roof replacement (rusted through, active leaks) | $15,000 - $22,000 |
| Accumulated City of Miami code fines | $8,500 |
| Mold remediation (water intrusion through roof) | $4,000 - $8,000 |
| Total estimated repair cost | $53,500 - $80,500 |
Sofia didn't have $50,000+ to invest in a property she couldn't live in and didn't want to manage from out of state. She needed someone who could handle the code enforcement process, the demolition, and the permits. That's where our GC license (CGC1534000) made the difference.
Miami-Dade Code Enforcement: Why Speed Mattered
Miami-Dade County's code enforcement is among the most aggressive in Florida. "Unsafe Structure" notices carry daily fines of $250-$500 that accrue as liens against the property. By the time Sofia contacted us, the fines had already reached $8,500 and were growing every day. Another 3 months of inaction would have added $22,500-$45,000 in additional liens.
We closed in 21 days. We then petitioned the City of Miami code enforcement board to reduce the accumulated fines (a standard process when the new owner demonstrates intent to cure the violations). We got the $8,500 reduced to $2,800 by pulling permits within 30 days of closing.
The 21-Day Timeline
- 1Day 1: Sofia called us after finding our Miami page. She was in New Jersey and had never even seen the property in person.
- 2Day 3: Max Cohen inspected the property, documented every violation, and assessed structural integrity.
- 3Day 4: We sent Sofia a written cash offer with a detailed breakdown of our repair estimates.
- 4Day 7: Sofia accepted. Title company began processing.
- 5Day 21: Closed remotely via mobile notary in New Jersey. Sofia received her wire the same day.
"Max made this easy. We were drowning in fines and didn't know where to turn. FL Home Buyers took all the stress away."
Sofia M., Seller
Do You Have a Problem Property in Miami?
Code violations? Unfinished construction? Inherited stress? We buy houses exactly like the one on SW 10th Street.