We purchase properties with any code violation category including unpermitted additions or conversions, electrical deficiencies, plumbing violations, HVAC non-compliance, foundation or structural issues, zoning violations, fire safety deficiencies, and exterior maintenance violations. The severity ranges from minor issues correctable with a single permit to major structural problems requiring engineered solutions and months of contractor work. Our offer process accounts for the specific violation types present, estimated resolution costs, and timeline to achieve compliance after we take ownership.

No—all code violation liens, fines, and penalties are paid at closing from the sale proceeds before you receive your net payout, assuming sufficient equity exists in the property. The title company obtains a payoff demand from the city, deducts that amount from our purchase price, remits payment to the city, and disburses the remaining funds to you. If the total of all liens (mortgage, code violations, property taxes) exceeds the purchase price, you may need to bring funds to closing or negotiate a short sale with your lender—we assist with both scenarios and provide clear net-proceeds estimates before you commit.

We close in 7–14 days depending on title clearance speed. The 7-day timeline applies when title is clean except for the code lien, we have immediate proof of funds, and you can sign closing documents quickly. The 14-day timeline accommodates title issues like unreleased old mortgages, estate documentation in inherited property cases, or out-of-state sellers requiring remote notarization. Unlike traditional buyers who need 30–45 days for loan approval and appraisal, we operate on your timeline once you accept our offer—critical when daily fines are accumulating or foreclosure is approaching.

We charge zero fees to sellers—no commissions, no inspection fees, no repair deductions after the initial offer. Our cash offer is the net amount you receive at closing minus only the standard title company charges we cover (title insurance, escrow fee, recording costs) and any existing liens that must be paid from proceeds (mortgage payoff, code violation liens, property tax liens). There are no hidden deductions, no last-minute renegotiations, and no repair credit demands that traditional buyers commonly make after their inspection period.

We assume all responsibility for code violation resolution after closing. Our post-acquisition process includes engaging licensed California contractors, applying for retroactive permits where applicable, completing all required repairs and inspections, and obtaining final sign-off from the Victorville Building and Safety Department. In cases where compliance is not economically feasible, we may pursue demolition permits or variance applications. You have zero ongoing liability or involvement once escrow closes and title transfers—the city's enforcement relationship shifts entirely to us as the new owner of record.

Yes—Home Helpers purchases properties with both code violation liens and delinquent property taxes. Both amounts are paid from sale proceeds at closing, clearing your obligation to the city and county simultaneously. California property tax liens take priority over most other liens including code violations, so the title company pays property taxes first, then code liens, then mortgage payoff (if applicable), with remaining funds going to you. If combined liens exceed our purchase offer, we can structure a short sale or discuss other resolution options during our initial consultation.

Our offer formula starts with comparable sales of similar homes in your Victorville neighborhood that sold in the past 90 days in fully compliant condition. We then subtract the estimated cost to resolve all code violations (contractor bids, permit fees, inspection costs), a buffer for unforeseen issues discovered during permit processing, and our acquisition costs (title, escrow, holding costs during repairs). The result is a fair market offer reflecting what an investor would pay knowing they must invest additional capital and time to make the property resalable. We provide a written breakdown showing our calculation so you understand exactly how we arrived at the offer figure.