Code violations or major repairs.

This is where we're genuinely different

Most cash home buyers see a house with code violations and start subtracting from their offer. They don't really know what the repairs cost — they guess high to protect their margin, and you get a lowball offer.

We're a licensed general contractor (Onsight Construction LLC) with 15+ years of renovation experience in Colorado. When we look at your house, we know exactly what it costs to fix because we've done it hundreds of times. That means our offers are based on real numbers, and we can often pay more than other buyers.

Understanding code violations in Colorado

Code violations come in different flavors, and the severity matters:

• Health and safety violations: These are the most urgent — things like no working smoke detectors, exposed wiring, broken sewer lines, or structural issues. Municipalities can condemn a property for these.
• Building code violations: Unpermitted work (additions, basements, electrical), non-compliant installations, or renovations that don't meet current code. Common when DIY work was done without permits.
• Zoning violations: Illegal units, commercial use in residential zones, or structures built too close to property lines.
• Property maintenance violations: Overgrown vegetation, junk vehicles, exterior deterioration. These are usually the easiest to fix but come with escalating fines.

The fine situation

In most Denver metro municipalities, code violation fines escalate over time. What starts as a $100 notice can become $500/day in some jurisdictions. Denver, Aurora, Lakewood, Westminster, and Broomfield all have different enforcement timelines and penalty structures.

Here's what most people don't know: in many cases, fines can be negotiated or reduced once compliance is achieved. When we buy your property, our renovation plan typically satisfies the code requirements, and we work with the municipality to reduce or eliminate accumulated fines as part of the process.

Your options

Option 1: Fix it yourself

If you have the funds and time, bringing the property into compliance yourself is always an option. Get permits for any unpermitted work, hire licensed contractors for electrical and plumbing, and work with your local building department. Costs vary wildly — from $5,000 for minor issues to $150,000+ for major structural or systems work.

Option 2: List it "as-is" with a realtor

You can list the property disclosing the violations. Expect a smaller buyer pool (mostly investors), longer time on market, and offers well below market value. Buyers will demand steep discounts because they don't know the true repair costs any better than you do.

Option 3: Sell to us

This is our specialty. We buy houses with code violations every month. Here's what makes our process different:

• We assess the property with contractor eyes, not investor eyes. We know the difference between a $3,000 fix and a $30,000 fix.
• We handle all municipality coordination — violation responses, permit applications, inspection scheduling.
• We often negotiate fine reductions on your behalf as part of the sale.
• We close fast, stopping the fine clock.

Common situations we see

• The unfinished basement: Someone started finishing the basement without permits. Now there's electrical work that's not to code and the city found out. We see this constantly in Denver metro.
• The aging roof: A roof that was patched instead of replaced. Now it leaks, there's water damage, and maybe mold. Insurance won't cover it and repair estimates are $25K+.
• The inherited fixer: You inherited a house where maintenance was deferred for years. The list of issues is longer than your arm and you don't have $80K for repairs.
• The DIY disaster: Previous owner did "renovations" without permits or proper technique. Now nothing is to code and the city is involved.
• Foundation issues: Colorado's expansive soils are murder on foundations. Cracks, settling, and structural movement scare most buyers away.

What we need from you

Honestly? Not much. If you have copies of the violation notices, that helps us move faster. If not, we'll pull them from the city ourselves. We just need access to the property for a walkthrough — about 30 minutes — and we'll have an offer for you within 24 hours.