You might not even realize a city inspector left a notice on your door weeks ago. Or you’ve received letters about an overgrown lawn, unpermitted structure, or expired business license, but didn’t know the next steps. Suddenly, you discover there’s a lien enforcement action filed against your property. 

In Florida, unresolved code violations don’t just go away. The violations can stick to your property as a lien and grow larger over time. Liens can prevent you from refinancing, delay a sale, or lead to legal action if not resolved. You’re not alone if you’re unsure how this process works or how to respond.

Below, we explain how code enforcement violations become liens, what that means for your property, how to clear code enforcement liens, and how to protect your interests.

What Is a Code Enforcement Violation?

Cities and counties across Florida enforce local health, safety, and zoning rules. These can include property upkeep, structural changes, or land use. Code enforcement boards are local government bodies that have the authority to:

  • Hold hearings,
  • Issue rulings on alleged code violations, and 
  • Impose fines and liens when property owners fail to comply with local ordinances. 

A code enforcement violation happens when property owners fail to follow local ordinances or rules. Common violations include:

  • Operating a business without a local license;
  • Having junk or debris in your yard;
  • Building a fence, shed, or other structure without permits; and
  • Renting your home for short-term stays without registration.

If a violation isn’t resolved quickly, that warning can snowball into a code enforcement lien that clouds your property title.

How Do Violations Turn Into Liens?

Here’s how a violation typically becomes a lien:

  • Notice of violation. A city or county officer issues a written notice about the issue and gives a deadline to fix it.
  • Hearing before a code enforcement board. If the deadline passes without correction, the board may schedule a hearing.
  • Order of violation and fines. If the board finds a violation, it can issue an order and set daily fines.
  • Lien recordation. The city or county may record the lien with the county clerk if the fines remain unpaid.
  • Lien enforcement. The government may later take legal action to collect or foreclose on the lien.

Unresolved liens can attach to your property and interfere with refinancing, sales, or future development.

What Are the Consequences of a Code Enforcement Lien?

Lien enforcement in Florida can have real consequences. It surprises many property owners that code enforcement liens:

  • Can survive foreclosure in some cases;
  • May continue to accrue daily fines;
  • Can make it difficult or impossible to sell or refinance your property; and
  • May eventually be foreclosed upon by the local government.

If you’re asking, what liens survive foreclosure in Florida, the answer depends on timing and whether the lien is a superior or inferior claim under state law. Code enforcement liens can sometimes survive foreclosure sales if recorded before the mortgage or if local ordinances grant them priority.

How Long Does It Take for a Violation to Become a Lien?

There’s no one-size-fits-all answer. Some local governments give generous timelines to comply, while others begin enforcement quickly. It’s not uncommon for property owners to miss key notices, especially if the property is vacant, rented, or undergoing construction.

Once fines start accumulating, recording the lien can happen in a matter of weeks. And once recorded, the lien stays with the property unless formally released.

How to Clear Code Enforcement Liens

Depending on your situation, there may be options to clear the liens before they grow unmanageable. Options may include:

  • Voluntary compliance—fixing the violation and requesting the lien be released or reduced;
  • Administrative relief—petitioning the local board to reconsider or reduce the fine;
  • Negotiation—working with the city or county attorney to settle the lien;
  • Lien release process—submitting evidence of compliance and requesting formal release; or
  • Judicial relief—in rare cases, pursuing relief in court if a lien is improperly recorded.

You may be able to reduce the amount owed, especially if you act before enforcement escalates. However, ignoring the lien often leads to additional legal action. An experienced attorney can help you understand how to clear code enforcement liens in your specific situation.

What to Do If You Receive a Notice

If you’ve received a code enforcement letter, don’t panic, but don’t ignore it. Here’s what to do next:

  • Understand the violation. Read the notice carefully to determine what code you allegedly violated.
  • Verify deadlines. Note any deadlines given for correcting the issue or requesting a hearing.
  • Document your actions. Take photos or collect paperwork showing efforts to comply.
  • Avoid further violations. Additional offenses can lead to steeper fines. 
  • Seek legal guidance. A regulatory compliance attorney can help you navigate the process.

These situations can escalate quickly and affect your business, financing, and property plans. Understanding your local enforcement office’s procedures is essential since every city handles these issues slightly differently.

If you believe you did not violate the code, you can dispute it by requesting a hearing before the local code enforcement board. At the hearing, you can present evidence, explain your position, and argue that the violation does not apply to you or your property. 

Acting quickly is important because missing deadlines can limit your ability to challenge the citation or avoid escalating fines.

Groves Law Can Help Resolve Your Code Enforcement Violations and Liens

Groves Law helps Florida property and business owners take control of code enforcement issues before they threaten their investments or long-term goals. We help clients across Florida navigate regulatory challenges, respond to code enforcement actions, and resolve liens.

Kara Groves has years of experience advising residents, craft beverage producers, agritourism operators, builders, and other local businesses on city, county, and state-level compliance. Our team takes the time to understand your situation and develop a targeted plan that fits your goals and timeline.

From assessing the violation to negotiating lien reduction, we provide practical legal strategies to resolve code enforcement matters quickly and efficiently. Contact Groves Law today to schedule a consultation.