What types of properties do you purchase?

We buy a wide range of properties, including single-family homes, townhouses, condos, and multi-family units. We also buy mobile and trailer homes when the land is included, plus commercial properties, businesses, and vacant land or lots.

Do you buy homes in any condition?

Yes. We buy houses in any condition — homes that need a little work or a lot of work, even burn-outs and tear-downs. You never need to make repairs or clean up before selling.

How does the process work?

It's easy as 1-2-3. First, a quick call to discuss your home's condition and timeline, and we agree on a fair cash price. Second, a quick walkthrough to verify the condition. Third, we close on your timeline — no delays, no contingencies — and you walk away with cash.

Are there any fees or commissions?

No. There are no fees, no commissions, and no hidden costs. The offer we make is what you receive, and we handle all the paperwork.

How fast can you close?

We can close in as little as 7 days, or on whatever timeline works for you. Because we buy with cash, there's no waiting on bank financing or appraisals.

What if my property is in foreclosure or has liens?

We can still help. We regularly buy houses facing foreclosure or with liens, back taxes, or title issues, and we work with the title company to resolve them at closing.

Is there any obligation if I request an offer?

None at all. Our cash offers are 100% free and no-obligation. If the offer doesn't work for you, there's no pressure to accept.

I'm dealing with a difficult tenant. Can you still buy my property?

Yes. We buy occupied rental properties, including those with difficult tenants. You don't need to handle the eviction or wait for the lease to end — we take care of it after closing.

How do you determine the offer price for my home?

We look at your home's location, condition, needed repairs, and recent comparable sales in your neighborhood, then make a fair cash offer based on those factors — explained clearly with no lowball games.

Do I need to move out immediately after selling?

No. We close on your timeline and can be flexible on move-out dates, so you can transition on a schedule that works for you.

Selling a House With Code Violations in Oklahoma City: Your Options

Michael Lee

Oct 5

3 min read

You got a letter from the city. Maybe it says the grass is too high, the roof is failing, or the house is "dilapidated." Now you're wondering whether you can still sell it. In Oklahoma City, the answer is usually yes, but how you sell matters a lot.

How a code violation becomes a bigger problem

Oklahoma law gives cities real power over neglected buildings. Under Title 11, Section 22-112 of the Oklahoma Statutes, a municipality can condemn and require removal of a dilapidated building after notice to the owner and a hearing. Oklahoma City handles this through its Code Enforcement process and City Council hearings, where properties can be declared dilapidated, unsecured, or abandoned.

The typical sequence is a notice of violation, a deadline to fix the issue, a hearing if you don't, and then the city can step in and abate the problem itself, such as mowing, boarding up, or demolition. Those costs can be billed back against the property. That is why waiting rarely makes a code problem cheaper.

Can you sell a house with open code violations?

Yes. There is no Oklahoma rule that stops you from selling a house just because it has an open violation. But the violation does not disappear when the deed changes hands. It stays with the property, and the new owner inherits the deadline and the risk. Any city charges or liens that attach to the property usually have to be paid at or before closing, so title companies will find them.

Your realistic options

Fix it and list it. If the violations are minor (overgrown yard, trash, a broken fence, peeling paint), cleaning up and listing with an agent often nets the most money. If you have the time and cash, this can beat any quick offer.
Sell to a cash buyer as-is. If the house needs major work, a cash buyer takes on the violations and the repairs. You trade some price for speed and certainty, and you skip repair costs, showings, and lender inspections that often kill financed deals on rough houses.
Sell to an investor or neighbor. Rehabbers and adjacent owners sometimes pay more for a bad house on a good lot than a retail buyer would.
Do nothing. This is the one option that almost always costs more. Fines, abatement charges, and a possible demolition order can pile up while the house loses value.

Why financed buyers struggle with these houses

Most mortgage lenders require an appraisal and a habitable property. A house with a failing roof, structural damage, or an open condemnation notice often will not pass. That shrinks your buyer pool to cash buyers and investors, which is why selling as-is to cash is so common for these properties.

What to do first

Read the notice carefully and write down every deadline. Missing a hearing date is how small problems become demolition orders.
Call the city code enforcement office and ask what it would take to close the case. Sometimes a modest cleanup resolves it.
Get a rough repair estimate. If fixing it costs less than the discount a cash buyer would need, repair and list.
Check for liens. Ask a title company to run a search so you know what must be paid at closing.
Get a cash offer to compare. It costs nothing, and you will know your floor.

A fair word on cash offers

A cash offer on a house with violations will be below retail value, because the buyer is taking on the repairs, the city deadline, and the risk. If your house is in decent shape and the violation is minor, listing it will likely net you more. If the house is in bad shape, you are out of time, or you simply do not want to manage a rehab, a cash sale can save you from fines and from a much worse outcome.

Get a straight answer in 24 hours

Speedy Sale Homes buys houses as-is in Oklahoma City and the surrounding metro, including properties with code violations, liens, and open city notices. We will tell you honestly whether a cash sale or listing makes more sense for your situation. Call (405) 309-1700 or visit speedysalehomes.com to get started. No pressure, no repairs, no obligation.

Speedy Sale Homes