How do I handle a house with code issues in Prince George's County?

If you own a house in Prince George's 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 Prince George's County and how sales are handled in MD, not generic national advice.

Direct Answer

To handle a house with code issues in Prince George's County, you must immediately register the property as vacant with the Department of Permitting, Inspections, and Enforcement (DPIE) and create a plan to correct all safety violations. Failure to maintain the property or register it can lead to daily fines, tax sale foreclosure, or the county performing the repairs themselves and placing a lien on your property.

Key Details

Handling a vacant property with code issues in Prince George's County is a multi-step process that involves legal registration, physical maintenance, and clear communication with local authorities. In this county, a property is generally considered vacant if it is not occupied by a person with a legal right to be there for more than 30 consecutive days.

The Role of DPIE

The Department of Permitting, Inspections, and Enforcement (DPIE) is the primary agency responsible for enforcing the Prince George's County Property Maintenance Code. They send inspectors to respond to complaints from neighbors or to perform routine checks. When a property is found to have 'code issues,' it means the building or the land violates the International Property Maintenance Code (IPMC), which the county has adopted.

Common Code Violations

Code issues usually fall into three categories: exterior maintenance, safety/security, and environmental hazards.

• Exterior Maintenance: This includes overgrown grass or weeds higher than 12 inches, peeling paint, or crumbling porches.
• Safety/Security: This includes broken windows, doors that don't lock, or holes in the roof that allow water or animals to enter.
• Environmental Hazards: This involves 'trash and debris,' such as old furniture, tires, or construction waste left in the yard.

Registration and Fees

Prince George's County requires all owners of vacant residential property to register the building. This is not optional. You must submit a registration form and pay a fee (currently $250 for residential properties). This registration must be renewed annually. If you fail to register, the county can issue a civil citation of $1,000.

MD-Specific Laws

In Maryland, property ownership and maintenance are governed by both state statutes and county ordinances.

Maryland Code, Real Property Article

State law grants counties the power to create laws regarding 'nuisance' properties. Under the Maryland Code, Real Property Section 14-120, a county or a neighbor can file a lawsuit to have a property declared a 'nuisance' if it is used for illegal activity or is so dilapidated it threatens the health of the community.

Adverse Possession in Maryland

Maryland law regarding 'squatter's rights' or adverse possession is strict. According to the Maryland Code, Real Property Section 14-108, a person must occupy a property openly, continuously, and without the owner's permission for 20 years before they can claim ownership. While code issues don't immediately lead to someone stealing your house, leaving a house vacant and unmonitored for decades makes it vulnerable to these claims.

Tax Sale Law (Title 14, Subtitle 8)

If you do not pay your property taxes or your code enforcement fines, Prince George's County can sell your property at a tax sale. The purchaser at the tax sale can eventually 'foreclose the right of redemption,' meaning they become the new owner. Code enforcement liens act just like unpaid taxes in this regard.

Prince George's County Local Context

Prince George's County is particularly aggressive about 'blight'—the term for neglected properties that lower the value of the surrounding neighborhood.

The Nuisance Abatement Board (NAB)

Prince George's County has a Nuisance Abatement Board that hears cases involving properties that are a constant source of trouble. If your vacant house is a hub for illegal activity or has repeated, unaddressed code violations, you may be summoned to appear before this board. The NAB has the power to order the property closed, fenced, or even demolished at the owner's expense.

Receivership Potential

While Prince George’s County primarily uses fines and liens, they have the legal authority to petition the court for a 'receiver.' A receiver is a third party appointed by a judge to take control of the property, fix the code issues, and then sell the house to recover the costs. This usually happens only when an owner completely ignores all county communications.

Administrative Hearings

If you receive a citation from DPIE, you have the right to an administrative hearing. This is a local court process where you can explain your situation to a hearing officer. If you can show that you have a contract with a builder or a plan to sell the house, the officer might give you an extension of time to fix the issues.

What You Can Do Right Now

If you own a vacant house with code issues in Prince George's County, you should take these steps immediately to protect your equity:

1. Register the Property: Go to the DPIE website and complete the Vacant Property Registration form. Pay the fee. This shows the county you are a responsible owner and helps you avoid the $1,000 failure-to-register fine.
2. Secure the Perimeter: Board up any broken windows and ensure all doors are locked. Use high-quality plywood or specialized clear boarding to prevent the house from looking abandoned.
3. Maintain the Yard: Hire a landscaping service to mow the grass and trim bushes. Keeping the yard clean is the easiest way to stop neighbors from complaining to code enforcement.
4. Contact a Code Official: Reach out to the inspector named on any notices you have received. Be honest about your timeline. If you are waiting for an insurance payout or a contractor to start, tell them. Often, they will pause fines if they see you are making a 'good faith effort.'
5. Check for Liens: Visit the Prince George's County Office of Finance website to see if there are any outstanding 'clean and lien' charges. If the county had to mow your grass or board your windows, they will bill you. If you don't pay, these will turn into tax liens.
6. Consult a Local Real Estate Attorney: If the property has significant structural issues or title problems, a Maryland real estate attorney can help you navigate the 'Quiet Title' process or negotiate with the Nuisance Abatement Board.