How do I handle a house with code issues in Montgomery County?

If you own a house in Montgomery County, MD and you are dealing with vacant property, this page covers what actually happens next — the local timeline, what it costs, and the options that stay open to you. Everything below is specific to Montgomery County and how sales are handled in MD, not generic national advice.

Direct Answer

To handle a house with code issues in Montgomery County, Maryland, you must immediately address any safety hazards and contact the Montgomery County Department of Housing and Community Affairs (DHCA). The county enforces strict maintenance standards under Chapter 26 of the County Code, and failing to fix violations can lead to daily fines of up to $500, property liens, or legal action in the Circuit Court. If the property is vacant, you may also be required to register it in the state’s foreclosure registry or comply with specific local municipal ordinances if the house is within city limits like Takoma Park or Rockville.

Key Details

Montgomery County takes property maintenance seriously to prevent "blight," which is a word for when houses look run-down and make a neighborhood feel unsafe. The Department of Housing and Community Affairs (DHCA) is the main agency that handles these issues.

The Inspection Process

Most code enforcement starts when a neighbor calls 311 to report a problem. An inspector will visit the house to look for violations of Chapter 26 (Housing Maintenance) and Chapter 58 (Weeds). Common issues include:

• Tall Grass: Grass higher than 12 inches must be cut within 10 days of a notice.
• Trash and Debris: Old furniture, tires, or piles of wood in the yard.
• Structural Damage: Broken windows, hanging gutters, or peeling paint.
• Safety Hazards: Unsecured doors that allow people to walk in, or holes in the roof.

Notices and Fines

If the inspector finds a problem, they will issue a Notice of Violation (NOV). This is a formal letter telling you what is wrong and how much time you have to fix it. Generally, you get 30 days for most repairs, but health and safety issues (like a gas leak or open sewage) must be fixed in 24 to 48 hours. If you ignore the notice, the county can hire a contractor to do the work for you—like mowing the lawn—and send you the bill. If you don't pay, they put a "lien" on your house, which means you can't sell it or get a loan until the bill is paid.

MD-Specific Laws

Maryland has state-wide rules that work alongside Montgomery County’s local laws.

Foreclosure and Distressed Property Registration

If the house is vacant because of a foreclosure, Maryland law (Real Property Article § 14-126.1) requires the purchaser to register the property with the state's Foreclosed Property Registry within 30 days of the sale. Montgomery County also has its own rules (Council Bill 38-16) that charge extra penalties for failing to register. The goal is to make sure the county knows exactly who is responsible for the house's upkeep.

Nuisance Abatement and Receivership

Under the Maryland Receivership Act (Md. Code Ann., Com. Law §§ 24-101 to 24-801), if a property becomes a "public nuisance" (meaning it is dangerous or severely neglected), the county or even a group of neighbors can ask a judge to appoint a "receiver." A receiver is a person or company that takes control of the house to fix it up. The cost of these repairs becomes a debt the owner must pay back. In some cases, the house can be sold to pay for the repairs.

Adverse Possession

Maryland has very strict laws about people trying to claim ownership of a house they don't own, often called "squatter's rights." To claim ownership through Adverse Possession (Md. Code Ann., Cts. & Jud. Proc. § 5-103), a person must live in and take care of the house openly and continuously for 20 years. While this is a long time, keeping the house secured and maintained is the best way to prevent anyone from ever starting that clock.

Montgomery County Local Context

Montgomery County recently passed Council Bill 6-25, also known as the "Consumer Protection for Renters Act." While it focuses on renters, it also gave the county more power to go after property owners who allow dangerous living conditions.

Local Court Changes

In the past, code violation cases went to District Court, where they often moved slowly. Now, for serious or repeat offenders, the county can take cases to the Circuit Court. This allows the county to seek higher damages and even force the owner to pay for the county’s lawyer fees. Fines for violating code standards can be up to $1,000 per violation under these new rules.

City Specifics

If your house is inside the city limits of Takoma Park, you have extra rules. Takoma Park Code Chapter 6.38 requires all vacant buildings to be registered with the city and pay a $200 annual fee. You must also post a notice in the window with a 24-hour contact number for the owner or manager. Other cities like Rockville and Gaithersburg have their own inspectors and may have slightly different timelines for repairs.

What You Can Do Right Now

1. Secure the Property: Check all windows and doors. Board them up if they are broken. This prevents squatters and reduces your liability.
2. Clean the Exterior: Mowing the grass and removing trash is the easiest way to stop neighbors from complaining to the county.
3. Call 311: If you know there are issues, call the Montgomery County 311 line and ask to speak with the Department of Housing and Community Affairs. Being proactive and showing a plan to fix the house can often help you avoid the largest fines.
4. Check for Liens: Go to the Maryland Land Records website to see if the county has already placed any liens against the property for unpaid fines or taxes.
5. Hire Licensed Help: If you need repairs, make sure you hire a contractor with a Maryland Home Improvement Commission (MHIC) license. The county will often reject repairs done by unlicensed workers.