Why violations kill a normal sale
Once a municipality records a violation, a conventional buyer's lender will usually require it cleared before closing. That means the seller has to fund the repairs first, on a house they're trying to sell, often without knowing whether the sale will complete at all.
Fines are the other pressure. Many municipalities accrue daily penalties on unresolved violations, and those can attach to the property as a lien. A problem that started as a citation for tall grass or a missing handrail becomes a five-figure number surprisingly quickly.
We take the property as it stands, violations included. We're buying it to renovate anyway, so bringing it into compliance is work we were going to do regardless. Any recorded fines are settled from the sale proceeds at closing, the same as any other lien.
Violations we regularly buy through
- Unpermitted work and open permits
- Non-conforming conversions and extra units
- Electrical and plumbing violations
- Roof, porch and structural citations
- Occupancy and life-safety orders
- Exterior, weeds and nuisance citations
- Accumulated daily fines
- Properties under an inspection order
How it works
Three steps. No obligation at any point.
- 12 minutes
Tell us about the property
Enter the address and a few details. No walkthrough, no paperwork, and nothing you need to prepare first.
- 2As little as 2 hours
Get your cash offer
We price the property on our own in-house valuation systems rather than waiting on outside appraisers or vendors, which is why this takes hours instead of days. You get a written, no-obligation offer and an explanation of how we reached the number.
- 3As soon as 7 days
Close on your date
Accept only if it works for you. We close through a licensed title company and cover the closing costs. You pick the date.
Takes about two minutes. You’re never obligated to accept.
Cash Offer vs. Listing With an Agent
Selling to us isn’t right for everyone. Here’s the honest comparison so you can decide.
| Bright Lane PropertyDirect cash sale | Traditional AgentListed on the market | |
|---|---|---|
| Commissions & fees | None — $0 | Typically 5–6% of sale price |
| Closing costs | We cover them | Usually 1–3%, paid by you |
| Repairs before sale | None — we buy as-is | Often required to attract offers |
| Cleaning & staging | Not needed | Expected |
| Showings | None | Ongoing, on buyers' schedules |
| Time to offer | As little as 2 hours | Days to months |
| Time to close | As little as 7 days | 30–60 days after an accepted offer |
| Financing fall-through risk | None — cash | Common; buyer loans can collapse late |
| Sale price | Below full retail | Often higher, if it sells |
| Certainty | Guaranteed close on your date | No guarantee of a sale |
If your house is in good condition and you can wait 60–90 days, an agent will usually net you more. We’re the better option when speed, certainty, or condition matter more than the last few percent.
Related pages
Frequently Asked Questions
Do I need to fix the violations first?
No. That's the whole point. We buy the property with them in place.
What about the fines I've already accrued?
If they've been recorded against the property they're settled at closing out of the proceeds, like any other lien. Tell us the amounts so nothing is a surprise.
The property has an unpermitted second unit. Can you still buy?
Yes. Non-conforming conversions are common in older Chicago and Cicero housing and they're one of the main reasons owners can't sell conventionally.
Will you report anything to the village?
We're buying the property, not investigating you. Violations are already a matter of public record.