What can I do with a vacant house in Fort Lauderdale?

If you own a house in Fort Lauderdale, FL 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 Fort Lauderdale and how sales are handled in FL, not generic national advice.

Direct Answer

If you own a vacant house in Fort Lauderdale, you have three primary options: you can sell it, rent it out, or keep it as an investment. However, you are legally required to maintain the property to specific city standards to avoid heavy daily fines and potential liens. The City of Fort Lauderdale is very proactive about vacant homes; if the property is neglected, the city can start a legal process that may eventually lead to it being taken over or sold at auction to pay off debts.

Key Details

Owning a vacant home in Fort Lauderdale is not as simple as just leaving the doors locked. The city has strict "Property Maintenance" rules that require you to keep the grass short, the paint in good condition, and the structure secure.

1. Maintenance and Security

According to the Fort Lauderdale Code of Ordinances, vacant homes must be kept free of "evidence of vacancy." This means you cannot let the grass grow tall, let trash pile up, or leave the pool to turn green. If the home looks abandoned, it invites "nuisance" complaints from neighbors. You are also prohibited from using plywood to board up windows for long periods; the city prefers that you use impact-resistant glass or clear shutters that don't make the house look like a blight on the neighborhood.

2. Registration Requirements

If your property is vacant and under a "Notice of Default" (the start of foreclosure), you must register it with the city’s Abandoned Property Program. This costs $150 per year. Even if you are not in foreclosure, if you decide to rent the property, you must register as a landlord through the LauderBuild portal.

3. Short-Term Rental Potential

Fort Lauderdale is a popular vacation spot. You can turn your vacant house into an Airbnb or Vrbo, but you must follow Ordinance No. C-16-25. This requires a "Certificate of Compliance," an annual inspection, and a $350 registration fee. You must also have noise-monitoring devices and provide off-street parking for your guests.

FL-Specific Laws

Florida state law provides the framework for how the city treats your property. Understanding these statutes is vital for any owner.

Code Enforcement (Chapter 162, Florida Statutes)

Under Florida Statute 162, the city has the power to fine you for code violations. The process usually works like this:

• Notice of Violation: You receive a letter giving you a specific number of days to fix a problem (like an overgrown lawn).
• Special Magistrate Hearing: If you don't fix it, you will be called to a hearing. A Special Magistrate (a local official) will hear the case.
• Daily Fines: If you lose, the Magistrate can set a fine of up to $250 per day for a first violation and $500 per day for a repeat violation. For major safety issues, the fine can go as high as $5,000 per violation.
• Liens: If the fines go unpaid, the city places a lien on your house. This means you cannot sell the house or get a loan against it until the debt is paid. In extreme cases, the city can even foreclose on the lien to take the house.

Adverse Possession (Chapter 95.18, Florida Statutes)

Florida law allows a stranger to eventually claim ownership of your vacant property through "Adverse Possession." To do this, they must occupy the house for seven years, pay all property taxes, and file a formal "Return of Real Property in Attempt to Establish Adverse Possession" with the county. While rare, it is a risk for owners who completely ignore their property for years.

New Anti-Squatter Law (Section 82.036, Florida Statutes)

As of 2024, Florida has made it much easier to remove squatters. Under HB 621, if someone is living in your vacant residential property without a lease or permission, you can ask the Broward County Sheriff to remove them immediately (often within 24 hours) without a long court battle, provided they meet certain criteria.

Fort Lauderdale Local Context

In Fort Lauderdale, the Community Enhancement and Compliance Division handles all vacant property issues. They use a system called LauderBuild where neighbors can report your property online if they see debris, tall grass, or signs of squatters.

The Special Magistrate Process

Unlike some smaller towns, Fort Lauderdale uses a "Special Magistrate" rather than a large board to decide on code cases. This makes the process faster. If you are a "non-resident owner," the city will mail notices to the address you have on file with the Broward County Property Appraiser. If you haven't updated that address, you might miss the notice and rack up thousands in fines before you even know there is a problem.

Receiverships in Broward County

While the city itself rarely uses a formal "receivership program" for single houses, local Homeowners Associations (HOAs) or lenders can ask a court to appoint a Receiver. A receiver is a person chosen by a judge to take over a property, fix it up, and rent it out to pay off the debts (like unpaid HOA fees or taxes). This often happens in Fort Lauderdale's condo buildings or gated communities when a house is left to rot.

What You Can Do Right Now

1. Check LauderBuild: Visit the City of Fort Lauderdale's LauderBuild portal to see if there are any active complaints or violations against your address.
2. Update Your Address: Ensure the Broward County Property Appraiser has your current mailing address so you receive legal notices.
3. Secure the Perimeter: Check that all windows and doors are locked. Use a smart security system (like Ring or Arlo) so you can see the property from your phone.
4. Hire a Maintenance Crew: At a minimum, hire a lawn service to mow every two weeks. This simple step prevents 90% of city complaints.
5. Evaluate Your Exit Strategy: If the house is costing too much in taxes and insurance, consider a "1031 Exchange" (to swap for a different investment) or list it for sale while the Fort Lauderdale market is still active.