Yes, you can sell a house in Broward County that has code enforcement liens. Under Florida law, unpaid code fines can be recorded as a lien that attaches to the property and to other property the violator owns, and fines keep growing until the violation is fixed. To sell, you need a lien search from the right city or the county, then you pay, reduce, or negotiate the liens, or sell as-is to a cash buyer who agrees to deal with them at closing.
How do code enforcement fines become liens in Florida?
When an owner does not fix a code violation by the deadline, a code enforcement board or special magistrate can order a daily fine. Here is how Fla. Stat. 162.09 works:
- Daily fines. Generally capped at $250 per day for a first violation, $500 per day for a repeat, and $5,000 per violation if it cannot be repaired or reversed.
- Higher caps. A county or city with 50,000 or more residents can adopt, by supermajority vote, limits up to $1,000 per day (first), $5,000 per day (repeat), and $15,000 per irreparable violation.
- The fine keeps running. The statute says a fine “shall continue to accrue until the violator comes into compliance.”
- Recording creates the lien. A certified copy of the fine order can be recorded in the public records. Once recorded, it becomes a lien against the land where the violation exists and against any other real or personal property the violator owns.
- Foreclosure risk. If the lien stays unpaid for 3 months after it is filed, the board may authorize the local government’s attorney to foreclose on the lien or sue to recover a money judgment, except on homestead property (see below).
The statute also says a board “may reduce a fine.” That is the legal basis for the lien reduction programs many cities run.
Unincorporated Broward vs. cities: who handles your lien?
Each Broward city runs its own code enforcement, lien searches, and reduction process. Broward County’s Zoning Code Compliance Section says it has jurisdiction only in the unincorporated areas of Broward County. If your property is inside Hollywood, Fort Lauderdale, Pembroke Pines, Miramar, Lauderhill, or any other city, you deal with that city, not the county.
Two examples show how much city programs differ:
Fort Lauderdale lien amnesty
Fort Lauderdale lists a Lien Amnesty Program effective October 1, 2026, through September 30, 2027. The city page describes a 50% reduction for eligible residential properties and 25% for eligible non-residential properties. Key rules:
- The liened property, and any other Fort Lauderdale property with the same owner, must be in full compliance.
- Only code enforcement fines and liens are reduced. Administrative fees, hard costs, and legal costs are not.
- There is a non-refundable $175 application fee, and remaining amounts must be paid within 90 days of approval.
Lauderhill lien reduction amnesty
Lauderhill describes a limited-time Lien Reduction Amnesty Program with no set end date listed. Eligible code liens can be reduced to 1% of the lien total for homesteaded residential property and 2.5% for non-homesteaded residential and commercial property. The owner must bring violations into compliance and pass a compliance inspection. The page lists a $150 non-refundable application fee and a $165 lien release fee, and it says the lien goes back to the original amount plus interest if the reduced amount is not paid within 60 days of written approval.
These programs change, so confirm current terms with the city.
How do I get a lien search before selling?
A municipal lien search tells you what code liens, open violations, and related charges are tied to a property. Request it from the government that has jurisdiction. For unincorporated Broward, the county’s Zoning Code Compliance lien search request form covers land clearance, zoning, junk property, and zoning citation violations and liens. It does not cover building or permitting matters, so those may need a separate check with the building department.
How do lien reduction or mitigation requests work?
Florida law lets a board reduce a fine. City processes vary, but usually look like this:
- Get the property into compliance. Both programs above require it before a reduction.
- Apply in writing and pay any application fee the city charges.
- Review. Depending on the city, staff, a code board, a special magistrate, or city leadership decides.
- Pay the reduced amount on time. Missing the payment window can bring the full lien back.
- Get a recorded release or satisfaction of the lien.
Does homestead protect me from code enforcement liens?
Partly. Fla. Stat. 162.09(3) says no code enforcement lien may be foreclosed on real property that is a homestead under Article X, Section 4 of the Florida Constitution. That constitutional section makes homestead exempt from forced sale, with exceptions such as taxes and assessments and obligations for the purchase, improvement, or repair of the property.
But the Florida Attorney General has said Article X, Section 4 does not invalidate a code lien. It “merely renders it unenforceable” against the homestead. The lien can still sit on the public record. When you sell, the buyer’s lien search will find it, and it usually has to be resolved for the sale to close. Homestead protection also does not stop fines from accruing on an open violation.
What is Broward’s 25-year building safety inspection?
Broward’s Building Safety Inspection Program comes from Board of Rules and Appeals Policy 05-05, with amendments effective August 9, 2024. Buildings must be inspected when they reach 25 years from the certificate of occupancy, then every 10 years after.
- Exempt: single-family through four-family dwellings with three or fewer habitable stories, fee simple townhouses, and buildings under 3,500 square feet, among others.
- Deadlines: the inspection is due within 180 days of the notice, and required repairs within 180 days of the report unless the Building Official sets another time.
- Enforcement: missing deadlines can lead to a hearing before a special magistrate or code enforcement board, and unrepaired buildings can be found unsafe.
Cities run the program locally; see Fort Lauderdale’s program page for one example. A missed inspection on a condo, apartment, or commercial building can become a code case.
Can I sell as-is to a cash buyer who takes on the liens?
Yes. Many owners cannot afford repairs, and reduction programs often require compliance first. An as-is cash buyer can price in the liens and repairs, then pay off or negotiate the liens as part of closing.
Protect yourself in three ways:
- Get the lien search first so both sides work from the same numbers.
- Put lien handling in the contract. State who pays which liens and when.
- Get a release or satisfaction at or before closing. Under 162.09(3), a recorded code lien can attach to other property the violator owns, so you do not want a lien left open in your name after you sell.
How All About Real Estate can help
All About Real Estate LLC buys property directly for cash, as a principal, anywhere in Florida, and has since 2014. We buy single-family homes, townhomes, condos, multifamily buildings from duplexes to apartment buildings, mobile homes on land the owner owns, vacant land, and commercial property, all as-is. We usually make a written offer within 24 hours and can close in as little as 7 days. Our office is at 5347 SW 25th St, Hollywood, FL 33023. Call, text, or WhatsApp (786) 753-8500, 24/7. Se habla español.
Frequently asked questions
Can I sell my Broward County house if it has a code enforcement lien?
Yes. The lien will show up in the buyer's lien search, so it usually must be paid, reduced, released, or handled by the buyer at closing.
Do code enforcement fines keep growing while I wait?
Yes, if the violation is still open. Florida law says a fine keeps accruing until the violator comes into compliance. Fixing or legally resolving the violation is what stops the clock.
Can the city foreclose on my homestead for a code lien?
No. Fla. Stat. 162.09(3) bars foreclosing a code lien on homestead. But the Florida Attorney General has said the lien is not wiped out, only unenforceable against the homestead, so it still matters when you sell.
Who do I ask for a lien search in Broward County?
Ask the government with jurisdiction. Broward County handles only unincorporated areas. Inside a city, such as Fort Lauderdale or Lauderhill, request it from that city.
Do I have to fix the violations before I sell?
Not always. Many reduction programs require compliance first, so some owners sell as-is to a buyer who fixes the property and works out the liens. Get payoff and release terms in writing.
Does the 25-year building safety inspection apply to my single-family home?
Usually not. BORA Policy 05-05 exempts one- to four-family dwellings of three or fewer habitable stories, fee simple townhouses, and buildings under 3,500 square feet.
This article is general information, not legal or tax advice. Talk to a Florida attorney or CPA about your situation.
By Petru Pusta, owner of All About Real Estate LLC. Petru is a licensed Florida real estate broker (BK3293808) with Kariza Capital Realty LLC. All About Real Estate LLC buys property directly as a principal and is not a real estate brokerage.
Sources
- Fla. Stat. 162.09 (2024), Florida Senate
- Florida Attorney General informal opinion (2002) on code liens and homestead
- BORA Policy 05-05, Broward County Building Safety Inspection Program (amended Aug 9, 2024)
- City of Fort Lauderdale Building Safety Inspection Program
- City of Fort Lauderdale Lien Amnesty Program
- City of Lauderhill Lien Reduction Amnesty Program
- Broward County Zoning Code Compliance lien search request form
