Sell a house with code violations in Cheektowaga, NY — skip the repair treadmill

How we help with violation-flagged houses.

1. Open violations are priced into the written offer — no surprise deductions later.
2. No city repair orders for you to complete before the sale can move.
3. Our own construction crews do the corrective work after closing.
4. Where the timeline allows, we close ahead of the next re-inspection date.

Selling a house in Cheektowaga or Depew: what's different locally

Cheektowaga and Depew sit just east of the Buffalo city line, mostly post-war ranches and capes on tidy lots. When money gets tight, the roof, boiler and driveway are the first things to slide — and that deferred maintenance is what a traditional buyer's inspection kills. We buy these houses as-is, price the condition in, and can work any Erie County back taxes into the payoff at closing so nothing has to be paid out of pocket first.

Buffalo’s property conservation code and what it means for sellers

Buffalo enforces its property conservation code through the Department of Permits and Inspections, and if your home has open violations, citations, or has been flagged for exterior or structural issues, that record follows the property, not just you. Unresolved violations can block a conventional sale entirely, because most buyers’ lenders won’t finance a home with open code issues, and the city can escalate to fines or even a demolition order if violations sit too long. We buy homes with open violations as-is and handle the resolution process ourselves after closing, so you’re not stuck choosing between an expensive repair bill and a growing list of fines.

How Buffalo handles code violations

Buffalo's Department of Permits and Inspections enforces the city's property and building codes. A violation does not go away when you sell, and it usually gets more expensive the longer it sits. Here is how a typical case escalates:

1. 01

   Inspection and notice

   An inspector cites the property and sends a notice with a deadline to fix the problem.

2. 02

   Reinspection

   The city checks again after the deadline.

3. 03

   Court and fines

   Unresolved cases can go to Buffalo Housing Court, where fines can be added. See New York Courts for how housing cases work.

4. 04

   Unsafe buildings

   In serious cases the city can order repairs, condemn a structure, or order demolition, and the costs can be added to the property tax bill.

Common violations on Buffalo homes

• Peeling paint, damaged siding or a failing porch
• Roof, gutter or chimney problems
• Broken windows or doors that do not secure
• Missing or non-working smoke and carbon monoxide detectors
• Electrical or plumbing work done without a permit
• Overgrown grass, trash and debris, or unshoveled sidewalks
• Unsafe stairs, railings or rear porches
• A vacant house left open to trespassers

If the house is empty, see our page on selling a vacant house.

Code violations: your options

How to find out what is on your property

1. 01

   Check the notices

   Look at any notices mailed to you or posted on the door.

2. 02

   Ask the city

   Contact Buffalo's Permits and Inspections office, or call 311, and ask about open cases and inspection history for your address.

3. 03

   Run a title search

   Ask a title company to search for recorded liens, fines or demolition costs.

4. 04

   Write it down

   Record the case numbers and deadlines.

5. 05

   Send it to us

   Send us what you find, and we will tell you how it affects a sale.

Selling with open violations: what changes

If the house also needs general repairs, see selling a house that needs repairs. If you are behind on the mortgage too, see stopping foreclosure.

Why sell to Irish Jones Home Buyers.

We buy as-is

Condition is our starting point, not your problem to fix first — repairs, belongings and all.

No fees or commissions

No listing agreement and no agent commission. The written offer is the number.

Close on your timeline

Cash means no bank approvals in the way — you pick the closing date that fits.

Local & licensed

A Buffalo office, a 716 phone number and NY real estate license #10491209386 you can look up.

Meet the team handling your sale

Matt Irish-Jones

Co-founder & CEO, Irish Jones

NY real estate license #10491209386 · 716-768-4915

The person on this page is the person who answers the phone.

Earl Altheide

Partner, Irish Jones · Division lead, Irish Jones Home Buyers

NY real estate license #10491209386 · 716-768-4915

The person on this page is the person who answers the phone.

Quick answers.

Do you buy Cheektowaga and Depew houses with back taxes?

Yes. We buy as-is and can fold Erie County tax liens into the payoff at closing, so you do not have to pay them out of pocket before you sell.

How fast can you close on a Cheektowaga house?

Cash closings can move in as little as 7-14 days once title is clear. We start the Erie County title search the day you accept the offer.

Can I sell a house with open code violations in Buffalo?

Yes. Open violations do not automatically stop a sale, but they make a traditional sale harder because many buyers' lenders and insurers will not move forward until the issues are fixed. A cash sale as-is avoids that problem. Share your violation notices with us up front so we can review them and make an offer that accounts for what needs to be handled.

Who is responsible for the violation after the sale?

Once the property is sold, the new owner becomes responsible for fixing open violations going forward. Any fines or liens recorded against the property usually have to be paid or handled at closing, often out of the sale proceeds. Your title company will show what is on record, so nothing is a surprise at the closing table.

What fines can the city charge?

Fines depend on the type of violation and how long it stays open, and they can build per violation or per day if the problem is ignored. Unpaid penalties and city cleanup or repair costs can be added to the property's tax bill. For exact amounts on your property, contact Buffalo's Permits and Inspections office or check your violation notice.

What does condemned or unsafe status mean for a sale?

If the city declares a building unsafe or condemns it, the structure may be closed to occupants and, in serious cases, ordered repaired or demolished. You can still sell it, but regular buyers and lenders usually will not touch it. We review homes in that condition and tell you quickly whether we can make an offer, planning the closing around the city's requirements and any recorded liens.

Will a buyer's lender finance a house with violations?

Often not. Lenders and appraisers usually require the home to be safe, livable and free of major open violations. That is why homes with serious violations tend to sit on the market or sell at a steep discount. If you do not have the money or time to cure the issues first, a cash sale as-is is the most direct route.

Do I have to fix violations before selling?

Not necessarily. Many owners sell as-is rather than pay for repairs that may cost more than they can recover. The decision depends on how serious the violations are and what the repairs would cost. A contractor estimate plus our written offer gives you two numbers to compare before you commit to spending any money.

How do I find out what violations are on my property?

Start with the notices mailed or posted at the property. You can also contact Buffalo's Permits and Inspections office or call 311 to ask about open cases and inspection history for your address. A title search will also show recorded liens. Send us what you find and we will help you understand how it affects a sale.

What happens if I ignore the notice?

Ignoring a violation notice usually makes things worse. The city can issue more citations, bring the case to Buffalo Housing Court, add fines and, for serious hazards, arrange repairs or demolition and bill the owner. Responding early, even if you cannot afford to fix everything, gives you more choices than waiting for a court date.

This page is general information, not legal or tax advice. Talk to a New York attorney or CPA about your situation.