We purchase Visalia properties with nearly all code violation categories, including unpermitted additions, garage conversions, electrical non-compliance, plumbing violations, fence height issues, unpermitted ADUs, and zoning use violations. The only violations we typically cannot purchase are those involving environmental contamination requiring Superfund-level remediation or structural condemnation orders where the city has deemed the building uninhabitable and ordered demolition. If your property has an active code case or recorded lien, we can evaluate it and provide an offer within 24 hours of property inspection.

Yes. California Civil Code Section 1102 requires sellers to complete a Transfer Disclosure Statement (TDS) disclosing all known material facts about the property, including active code violations, unpermitted work, and any notices received from the City of Visalia Code Enforcement Division. Failure to disclose known violations exposes sellers to post-closing liability even in as-is transactions. Home Helpers requests copies of all code enforcement notices, abatement orders, and lien documents during our due diligence period, and we factor those disclosed conditions into our offer price, so full disclosure does not reduce your offer. It simply ensures accurate pricing and legal compliance.

Most Visalia code-violation transactions close within 10–21 days of accepted offer, depending on title search results and escrow scheduling. If your property has a recorded code lien or multiple title encumbrances, the title company may require additional time to obtain lien payoff statements and prepare closing documents, extending the timeline to 21–30 days. For sellers facing imminent foreclosure or court-ordered sale deadlines, we can expedite closing to as little as 7 business days if title is clear and escrow can accommodate the accelerated schedule.

After closing, Home Helpers assumes all responsibility for violation resolution, including permit applications, contractor remediation work, city inspections, and compliance certification. Sellers have no post-closing obligation or liability related to the violations. The transfer of title transfers all compliance responsibility to the buyer. We work directly with the City of Visalia Building Department and Code Enforcement Division to bring the property into full compliance, typically completing remediation within 60–120 days of purchase depending on violation complexity.

Yes. Code violations attach to the property, not the person who created them, so heirs, estate executors, and subsequent purchasers can sell properties with violations they did not cause. Home Helpers regularly purchases inherited Visalia properties where the violations were created by a deceased owner or previous tenant, and the current owner lacks the knowledge, capital, or timeline to resolve them. As long as you hold legal title or executor authority to sell, we can purchase the property and resolve the violations post-closing.

No. Home Helpers charges no seller fees, commissions, inspection costs, or transaction fees. The cash offer we present is the net amount you receive at closing after escrow fees and any liens or encumbrances (such as code enforcement liens or mortgage payoffs) are satisfied. Traditional agent commissions of 5–6% do not apply to cash buyer transactions, so sellers keep a higher percentage of the sale price even though the gross offer may be lower than a theoretical listed price.

Sellers must provide proof of ownership (typically a deed or probate court order if selling an estate property), any code enforcement notices or violation letters received from the City of Visalia, photographs of the unpermitted work or non-compliant conditions, and a completed Transfer Disclosure Statement. If a code lien has been recorded, we request a copy of the lien document from the title company. Home Helpers handles all other documentation, including purchase agreement preparation, escrow instructions, and title insurance ordering, so sellers are not responsible for contract drafting or legal paperwork beyond the mandatory TDS disclosure.