If you’re flipping houses and not pulling code violation data from your city or county…

You’re leaving money on the table.

Code violations are public records that flag properties with neglected maintenance, unsafe conditions, or local ordinance breaches.

In plain English? They're the canary in the coal mine for distressed properties, often owned by overwhelmed sellers, absentee landlords, or estates that haven’t figured out what to do.

This guide shows you exactly how to find, analyze, and use code violation data to generate a list of high-potential flip deals your competitors are probably ignoring.

What Are Code Violations?

Code violations are issued when a property fails to comply with local building or safety ordinances.

Common triggers:

• Overgrown grass

• Trash in the yard

• Broken windows or missing doors

• Unsafe stairs or porches

• Pest infestations

• Structural damage

• Unpermitted work

Many of these violations are signs of physical neglect, which often signals financial distress.

And in real estate investing, distress = motivation.

Why Code Violations = Motivated Sellers

Here’s why code violations are a goldmine:

• The owner may be financially unable to fix the issue

• The property may be vacant or inherited

• The city may be threatening fines or liens

• The violation may signal disinterest or burnout

If the owner can’t or won’t fix the issue, and the city is breathing down their neck… You can step in with a fast, as-is solution.

Where to Get Code Violation Data

1. Start with Your Local City or County Website

Search for:

• “Code enforcement [your city]”

• “Open code violations [your county]”

• “Property maintenance violations database [your region]”

Some cities (especially in the U.S.) publish violations online. Others require you to submit a records request.

2. Use the Freedom of Information Act (FOIA)

If the data isn’t public online:

• Search “FOIA request code violations [your city/state]”

• Submit a public records request for all open code violations over the past 6–12 months

• Request the data in CSV or Excel format for easy sorting

Some departments may charge a small fee or ask for clarification. Be polite but persistent.

3. Call or Visit the Code Enforcement Office

You can say:

“Hi, I’m a local real estate investor and I’d like to request the most recent list of open code violations for residential properties. I’m looking to purchase and renovate distressed properties and help improve the neighborhood.”

Many staffers are happy to help if you’re respectful, direct, and local.

What to Ask For in Your Request

When requesting code violation data, ask for:

• Property address

• Owner name and mailing address

• Violation type (e.g., grass height, structural hazard)

• Date of violation

• Status (open, resolved, pending hearing)

Tip: Focus on open, unresolved violations issued in the last 6–12 months. These are your hottest leads.

How to Filter Code Violation Data for Flip Potential

Once you’ve got the list, don’t just start cold-calling.

You’ll need to filter for the best flip leads.

Here’s what to look for:

1. Residential Properties Only

Exclude:

• Commercial

• Industrial

• Multi-acre lots

You want single-family or small multifamily (2–4 units max).

2. High-Value Zip Codes

Target neighborhoods with:

• Healthy ARV comps

• High turnover

• Good school districts

Flipping a $95K property in a war zone might look good on paper… until you try to sell.

3. Multiple or Repeated Violations

If a property has 3+ citations in the past year, that’s a clear sign of:

• Ongoing neglect

• Owner overwhelm

• Motivation to sell

Flag these as priority leads.

4. Out-of-State Owners

Cross-reference the mailing address with the property address.

If they don’t match, and especially if the owner lives out of state, you’re likely looking at:

• Tired landlords

• Inherited properties

• Vacant homes

These are your sweet spots.

How to Skip Trace the Owners

Once you’ve filtered your list:

• Use tools like BatchSkipTracing, REI Skip, or PropStream to find phone numbers

• Prioritize owners with cell numbers and email addresses

• Organize everything in a CRM like REsimpli, Podio, or InvestorFuse

Now you’re ready to reach out.

How to Contact Code Violation Owners

Here’s a basic outreach script:

“Hi [name], I saw there was a recent issue with your property at [address].
I’m a local investor who buys homes as-is, and I’d love to talk about possibly making you an offer.
You wouldn’t have to clean up, repair, or list it. Would you be open to a quick conversation?”

Keep it:

• Respectful (you’re not shaming them)

• Helpful (you’re solving a problem)

• Casual (avoid sounding like a call center)

How to Market Directly to Code Violation Properties

If cold calling isn’t your thing (or you want to go deeper), try:

• Direct Mail

Send a handwritten-style letter or simple postcard that says:

“We buy houses with issues, no repairs, no fees, no agents.
If you’re tired of dealing with code violations or city fines, we can help.”

Make it local. Use your name, not a corporate-sounding brand.

• Ringless Voicemail (RVM)

Drop a short voicemail that says:

“Hey [name], it’s [your name]. I’m looking to buy another property in [city], and I saw yours might need some work. I buy homes as-is and can close quick. Call me back if you want to talk. No pressure.”

Use tools like REIRail, Slybroadcast, or Launch Control.

• Door Knocking

If the property is local and clearly neglected, try knocking.

Bring:

• A printed letter or card

• A business card

• A confident, friendly tone

You might catch someone who’s fed up and ready to walk away.

Real-World Flip Examples from Code Violations

Case 1: Vacant Rental with Structural Violation

• Location: Memphis, TN

• Violation: Unsafe porch structure, tenants evicted

• Seller: Out-of-state landlord

• Purchase price: $82,000Rehab: $32,000

• ARV: $169,000

• Profit: $31,000 after all costs

Case 2: Probate Property with Grass & Trash Fines

• Location: Dallas, TX

• Violation: Overgrown yard, trash piles

• Seller: Out-of-state heir

• Purchase price: $115,000

• Rehab: $22,000

• ARV: $179,000

• Profit: $25,000 after holding and fees

Things to Watch Out For

Not every code violation is a winner. Here are a few red flags:

• Structural issues that balloon rehab costs

• Lien-heavy properties: always check the title early

• Occupied homes where the tenant won’t leave

• Legal disputes around ownership or inheritance

Do your due diligence. Don’t get greedy. Use a clear deal analysis framework.

Combine Code Violation Data with Other Lead Sources

Want to supercharge your flip lead list?

Layer code violations on top of:

• Tax delinquent data

• Probate records

• Absentee ownership

• Pre-foreclosure lists

The more signs of distress, the higher the chance of closing a high-margin, low-competition deal.

Code Violations Are a Treasure Map

In flipping, the best deals aren’t found; they’re uncovered.

Code violation data gives you:

• A direct line to neglected properties

• A signal that something is wrong (and fixable)

• A conversation starter with sellers who need help

Most investors are chasing listed properties, fighting over scraps.

You’ll be negotiating with the real decision-makers, first, not last.