Can you get the lien off my property?

No. We fix the property condition; a contractor does not settle a lien. What is owed, and whether any process exists to ask about it once the property complies, is decided by the board, magistrate or local government named on your order.

The lien turned up during my title search. What now?

That is common — a recorded code enforcement order often comes to light at a sale or refinance, sometimes years after the original notice. Call the code office named on the order for the case status, and we can look at the property to see what work the cited condition needs.

The work was done years ago without a permit. Can it still be permitted?

Work already done without a permit generally has to be permitted after the fact. That can involve drawings, inspections and opening up finished surfaces so the work can be inspected. The Orlando building department confirms what it needs for your property.

Do you handle electrical, plumbing or AC work?

Yes, through our Florida-licensed subcontractors in those trades, and they pull that trade's permit. Our own licence is the Florida Certified Building Contractor licence CBC1267336, which you can verify on the DBPR website.

The estimate is free, and the price is agreed in writing before work starts. Cost depends on what was cited, the size and condition of the structure, whether a permit and inspections are involved, and how much of an Orlando property has to be opened up for an after-the-fact permit.

Code enforcement lien in Orlando, FL

A code enforcement lien means an order imposing a fine was recorded in the public records against the property. Behind that order there is usually a condition someone was asked to correct. Start with the paperwork. Read the order and any earlier notice of violation, note the compliance date and any hearing date, and see which office is named on it. That office is the one to call about what is owed, what the case number is, and what the record currently shows. We are a contractor, not a law firm. We do not represent owners at hearings and we do not negotiate fines or liens. What we can do is fix the property condition that was cited.

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Call us or send your notice details · free estimate

Close-up of hands holding a folded letter at a kitchen table, the print out of focus, with a set of house keys and a pen beside it and a Florida front yard soft through the window.

Orlando is an incorporated municipality, so code enforcement here is normally run by the municipality itself, though some local governments contract it out. The notice or order names the office. Across Florida, code enforcement is handled locally under Chapter 162, Florida Statutes, which lets cities and counties use either a code enforcement board or a special magistrate. The process generally starts with a notice of violation that identifies the problem and gives a reasonable time to correct it. If it is not corrected, the case goes to a hearing, the board or magistrate issues an order with a compliance date, and a fine may be imposed for each day the violation continues past that date. A certified copy of an order imposing a fine can be recorded in the public records, where it becomes a lien on the property. The exact steps, deadlines and amounts are stated on your paperwork and vary by city and county, so confirm them with the code office named on it.

While your case is open, don't

Do not let the compliance date or hearing date slip by unnoticed. While a violation stays open a daily fine can keep running, so put both dates in writing and contact the office named on the order with any question about them.
Do not start permit work before the permit is issued. The Florida Building Code (section 105.1) requires a permit for most construction, alteration and repair, and work started without one can end up needing an after-the-fact permit of its own.
Do not tear out finished work before the building department says what it needs. After-the-fact permitting can involve drawings and inspections, and the building department decides what has to be opened up so the work can be seen.
Do not assume an old permit closed itself. An open or expired permit stays on the property record until it is properly closed out, so check the status with the local building department.
Do not guess at what the order covers. Liens often surface years later at a sale or refinance, and the recorded order plus the property record are what tell you which condition was cited.

What we do

We read the order with youWe look at the recorded order and the property record with you and identify the violation behind it. Then we look at the property and tell you what work that condition actually needs.
Free estimate, price in writing firstThe estimate is free. We agree the price in writing before any work starts.
We correct the cited conditionWe do the repair, clean-up or construction work that brings the property into compliance with what was cited. We clear debris, repair or replace damaged elements, and rebuild what needs rebuilding.
We pull the permit under our licenceWhere the fix needs a permit we pull it under our Florida Certified Building Contractor licence CBC1267336, after-the-fact permits included. Electrical, plumbing and air-conditioning work is done by our Florida-licensed subcontractors, who pull that trade's permit.
We schedule inspections and work to close the permit outWe book the inspections and work through them so the permit can be closed out rather than left open on the record.
We hand you the paperworkYou get the documents to take to the code office named on your order to show the property condition has been corrected. What happens to the lien itself is for that office, the board or the magistrate; legal questions go to a Florida attorney.

Work by 360 Home Improvements, Florida Certified Building Contractor CBC1267336. Electrical, plumbing and AC work goes to our Florida-licensed subcontractors, who pull that trade's permit.

How it works in Orlando

Orlando sits inland in Central Florida, and the weather here drives a lot of what ends up cited. Hurricane and tropical-storm season runs June 1 through November 30 and brings damaging wind, wind-driven rain and spin-up tornadoes well away from the coast. Storm damage left unrepaired — roofs still under tarps, downed fences, scattered debris — is a common source of code enforcement notices afterward. Florida's long, wet growing season also lets yards and vacant lots overgrow fast, so maintenance complaints come in year-round. Overgrown lots, junk, trash and debris are governed by local property-maintenance ordinances adopted by each city or county. Many local governments can, after giving notice, mow a lot or clear debris themselves and bill the owner or record a lien for the cost, so check your local ordinance and the paperwork you received.

The housing stock matters too. Orlando runs from 1920s–1950s bungalows near downtown through large waves of 1970s–2000s subdivisions out to ongoing new construction on the south and east sides, with concrete block and stucco walls, asphalt shingle or tile roofs and slab-on-grade foundations. Older neighborhoods like College Park, Lake Eola Heights and Colonialtown have detached garages and carports; newer tracts around Lake Nona and MetroWest have builder-grade doors and hardware aging out at the same time. Constant humidity, UV and heavy rain rust gate hardware, springs, tracks and lock cylinders, and wind-rated garage doors and secured openings matter here even without salt air. We work anywhere in Florida — our state certification is valid in every Florida county — so Orlando and the surrounding cities like Winter Park, Apopka and Ocoee are all within reach. If people could reach an unsafe structure, a damaged roof or an unprotected pool, keep everyone away from it, children above all, and do not attempt structural or roof repairs yourself.

Questions people ask

Can you get the lien off my property?: No. We fix the property condition; a contractor does not settle a lien. What is owed, and whether any process exists to ask about it once the property complies, is decided by the board, magistrate or local government named on your order.
The lien turned up during my title search. What now?: That is common — a recorded code enforcement order often comes to light at a sale or refinance, sometimes years after the original notice. Call the code office named on the order for the case status, and we can look at the property to see what work the cited condition needs.
The work was done years ago without a permit. Can it still be permitted?: Work already done without a permit generally has to be permitted after the fact. That can involve drawings, inspections and opening up finished surfaces so the work can be inspected. The Orlando building department confirms what it needs for your property.
Do you handle electrical, plumbing or AC work?: Yes, through our Florida-licensed subcontractors in those trades, and they pull that trade's permit. Our own licence is the Florida Certified Building Contractor licence CBC1267336, which you can verify on the DBPR website.
What does it cost?: The estimate is free, and the price is agreed in writing before work starts. Cost depends on what was cited, the size and condition of the structure, whether a permit and inspections are involved, and how much of an Orlando property has to be opened up for an after-the-fact permit.

This page is general information about Florida code enforcement, not legal advice. For questions about your own case (deadlines, hearing dates, fines or liens), contact the code enforcement office named on your notice, or a Florida attorney.

Send us the notice

Call (954) 906-7864 or send a request through the form on this website for a free estimate — we read the order with you, look at the property, and agree the price in writing before any work starts. Questions about the case itself, the fine or the lien go to the code enforcement office named on your order, and legal questions go to a Florida attorney.

Call now · (954) 906-7864

Request a free estimate

Tell us what the notice says and where the property is. We'll look at what the violation needs and agree the price with you before any work starts.

NamePhoneEmailProperty address (the property on the notice)CityZIP code (Florida)What does the notice say?Compliance date (if the notice gives one)Hearing date (if any)Anything else (optional)I agree that 360 Home Improvements may contact me about this request by phone call, text message and email at the number and email I gave, including with automated technology and an AI assistant. Consent is not a condition of any purchase. Message and data rates may apply; reply STOP to opt out of texts.

We use your details only for this request. Not legal advice; for legal questions about your case, contact the code office named on your notice or a Florida attorney. See the privacy page.

Same violation in nearby cities

A lien was recorded on my property: every Florida city we cover

A different violation?

Code Violation Solver is run by 360 Home Improvements, a licensed Florida contractor. We fix the condition behind the violation; the code office named on your notice decides the case.