What can I do with a vacant house 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

If you own a vacant house in Montgomery County, Maryland, you have several legal paths you can take, but you must act quickly to avoid heavy fines. You can keep the property vacant as long as you register it with the county and keep it in good repair, or you can choose to rent it out, sell it, or renovate it. However, Montgomery County is very strict about vacant buildings; if you let the grass grow too long or the house looks neglected, the county can fine you hundreds of dollars per day and eventually place a lien on your property to pay for repairs they perform themselves.

Key Details

Managing a vacant property in Montgomery County involves more than just locking the doors. Because the county wants to prevent "blight"—which is when empty houses make a neighborhood look bad or attract crime—they have specific rules for maintenance and registration.

1. Registration Requirements Under Montgomery County law (specifically Bill 13-17), the Department of Housing and Community Affairs (DHCA) maintains a registry of vacant and poorly maintained properties. If your property is vacant for more than 30 days and has code violations, it will likely be added to this list. In some specific cities within the county, like Takoma Park or Mount Rainier, you are required to register any vacant house within 30 days, regardless of its condition, and pay an annual fee (usually around $200).

2. Maintenance Standards The county’s Department of Housing and Community Affairs (DHCA) follows strict maintenance codes. To keep your property legal, you must:

• Keep grass short: Grass and weeds cannot be taller than 12 inches.
• Remove trash: You cannot store old furniture, tires, or piles of debris in the yard.
• Secure the building: All windows and doors must be locked and intact. If the house is broken into, the county may require you to board it up professionally.
• Maintain the structure: Roofs, siding, and gutters must be in good shape. Peeling paint or rotting wood can trigger a citation.

3. The Risk of "Clean and Lien" If the county finds a violation (like tall grass or a broken window) and you do not fix it within the given time frame (often 10 days for grass), the county will hire a private contractor to do the work for you. They will then send you a bill. If you don't pay that bill, it becomes a "tax lien" on the house, which means you cannot sell the house or refinance it until the debt is paid to the county.

MD-Specific Laws

Maryland state law and local Montgomery County statutes provide the legal framework for how vacant properties are handled.

• Adverse Possession (The "Squatter" Law): Under Maryland Code, Courts and Judicial Proceedings § 5-103, a person can technically claim ownership of your property if they live there openly and without your permission for 20 continuous years. While this is a long time, it highlights the importance of checking on your vacant house regularly to ensure no one has moved in illegally.
• Tax Sales: If you fail to pay your property taxes on a vacant home, Maryland law allows the county to sell the "tax lien" at an auction. If you do not pay back the taxes plus interest within a certain period (usually 6 months to a year after the sale), the person who bought the lien can file a lawsuit to take complete ownership of your house.
• Lead Paint Regulations: If you decide to rent your vacant house and it was built before 1978, you must comply with the Maryland Department of the Environment (MDE) lead paint laws. You must have the home inspected and registered with the state before a tenant moves in.

Montgomery County Local Context

Montgomery County uses the Department of Housing and Community Affairs (DHCA) as its primary enforcement arm. Unlike some other areas, Montgomery County does not have a formal "receivership" program where a non-profit takes over the house immediately, but they do use the court system to force owners to act.

• Code Enforcement Process: When a complaint is filed (often via the MC311 system), an inspector is sent to the home. They will issue a "Notice of Violation." You typically have 30 days for structural repairs but only 10 days for yard maintenance.
• Escalating Fines: Under the 2017 Vacant Property law, fines for repeat violations can escalate quickly. Civil citations can reach up to $500 per violation, and for properties that remain blighted, the county can charge for every single inspection they have to perform.
• Rental Licensing: If you choose to rent the home, you must obtain a Montgomery County Rental Housing License. The home will undergo a rigorous inspection to ensure it meets all safety codes before you can legally collect rent.

What You Can Do Right Now

If you have a vacant house in Montgomery County today, follow these steps to protect your investment and avoid legal trouble:

1. Notify the DHCA: If the house was previously a rental, log into your AccessMCG account and update the status to "Vacant/For Sale" to avoid unnecessary rental fees or inspections.
2. Hire a Yard Service: Set up a recurring contract for grass cutting and leaf removal. In Montgomery County, neighbors are quick to report tall grass to 311.
3. Check Your Insurance: Standard homeowners insurance usually does not cover a house that has been empty for more than 30 or 60 days. You need to switch to a "Vacant Home Policy" to ensure you are covered for fires, water damage, or vandalism.
4. Secure the Perimeter: Install motion-sensor lights and consider a basic security system or cameras (like Ring or Nest). Make the house look lived-in by using timers on interior lights.
5. Contact a Property Manager: if you aren't ready to sell but can't maintain the home yourself, a local manager can handle the maintenance and help you navigate the county's rental licensing process.
6. Consider the "Clean and Green" Path: If you don't want the house at all, you can sell it to a developer or use the Montgomery Homeownership Program resources to find a buyer who will renovate it and move in.