The City Is On
Your Back.
We’ll Get You Out.
Open code violations, unpermitted work, unsafe structure notices — Nickel City Buyers buys houses with outstanding city violations across Buffalo and Western New York. We deal with the city so you don’t have to.
When the City Comes After
Your Property, Options Narrow Fast.
Buffalo’s Office of Building Inspections issues tens of thousands of code violations every year. Some are minor — a broken railing, overgrown grass. Others are major — structural deficiencies, condemned status, unsafe structure orders. All of them create a problem when you try to sell.
Traditional buyers can’t get financing on a property with open violations. Agents won’t list it. The contractor quotes to fix it are often more than the property is worth. Meanwhile the fines keep accumulating and the city’s leverage grows.
Nickel City Buyers buys properties with outstanding code violations directly. We’ve navigated the Buffalo inspection system many times. We know how to close despite open violations and how to resolve them after closing on our own timeline.
Peeling paint, damaged siding, broken windows, deteriorating trim — some of the most common Buffalo OBI violations.
Foundation issues, roof damage, unsafe porch or deck — structural violations that stop traditional financing cold.
Additions, electrical, plumbing done without permits. Open permit violations that cloud the title and block traditional sales.
The most serious designation. Vacant properties are particularly vulnerable. We buy unsafe structure properties across WNY.
Accumulated daily fines, grass cutting orders, trash violations — these can often be resolved or negotiated as part of closing.
We’ve Seen Every Notice the City of Buffalo Can Post on a Door. None of Them Stop Us.
Whether it’s a yellow OBI sticker, an orange condemnation notice, or a formal unsafe structure order — these documents don’t prevent a cash sale. They affect the offer price, but they don’t stop us from making one. Call us with your violation case number and we’ll tell you exactly where you stand.
Get My Cash OfferWe Buy Through Every Type of Violation
Buffalo’s Office of Building Inspections violations — we buy through them. Open violations are addressed as part of closing or resolved on our timeline after we take ownership.
Unpermitted work creates title issues that block traditional financing. We buy properties with open permit violations and handle the permitting process ourselves after closing.
Condemnation doesn’t mean the property is worthless — it means it needs work that most buyers won’t do. We evaluate condemned properties across Buffalo and WNY for cash purchase.
The city issued a repair order and the contractor quotes are impossible. We buy as-is and handle the required work ourselves — you never make a single repair before selling.
Duplexes and multi-family properties with open violations across both units — we buy these regularly in Buffalo, Niagara Falls, Lockport, and throughout WNY.
Stop Paying Fines.
Start Moving Forward.
Every day you hold a property with open violations is another day of fines, stress, and shrinking options. One call gets you a cash offer — no repairs required, no violations to resolve before closing.
Get My Free Cash OfferSimple Process.
Violations Included.
Tell Us About the Property and the Violations
Call (716) 557-7005 or fill out our form. Tell us the address, what violations are open, any condemnation or unsafe structure orders, and any accumulated fines. The more detail you give us upfront, the faster we can move.
We Walk the Property and Review the Violation File
We do a walkthrough and pull the violation records from the city. We evaluate the property as-is — condition, violations, required repairs — and present a written cash offer within 24 hours. No repairs required before the offer.
We Handle the Title and Violation Resolution
We work with the title company and the city to address violations as part of closing or transfer them with the property. Outstanding fines are negotiated and often resolved at closing from the sale proceeds.
Cash at Closing — Violations Gone
We close at a title company. You receive cash. The violations are our problem from closing day forward. You walk away from the property, the fines, the city notices, and the stress. Clean.
Before & After
Real NCB properties — Buffalo and Western New York. View all past projects →
Code Violations FAQ — Buffalo NY
Can you actually buy a house with open code violations?
Yes. Cash buyers are not subject to the same lender requirements that prevent traditional buyers from purchasing violation properties. We evaluate the property based on its as-is condition and the scope of violations, make a cash offer, and close without requiring you to resolve any violations beforehand. We address the violations as part of closing or handle them ourselves after taking ownership.
What happens to the violations when I sell?
Violations are tied to the property, not the owner. When we purchase the property, we take on the responsibility for resolving outstanding violations. In many cases, we work with the city to have fines reduced or resolved at closing from the sale proceeds. After closing, the property and its violation history become our responsibility — not yours.
Will the accumulated fines come out of my sale proceeds?
It depends on the situation. Violation fines that have become liens against the property are typically satisfied at closing from the sale proceeds — similar to how a mortgage or tax lien would be paid off. We walk through every number with you before you sign anything, so you know exactly what you’ll receive at closing. No surprises.
What if my property has been condemned?
Condemnation doesn’t prevent a cash sale — it affects the offer price. We evaluate condemned properties on a case-by-case basis across Buffalo and Western New York. We’ve purchased condemned properties before and understand the additional steps required to close and eventually restore them. Call us with your condemnation order and we’ll assess your situation.
Do I need to fix anything before you make an offer?
Never. We make our offer on the property exactly as it stands — violations, deferred maintenance, and all. Not a single repair, cleaning, or improvement is required before we walk through or before we make an offer. The whole point is that we take the property as-is so you don’t have to spend money you may not have on a property you’re trying to get rid of.
What if there’s unpermitted work on the property?
Unpermitted additions, electrical work, and plumbing are common in older Buffalo housing stock. We buy properties with unpermitted work regularly. The permitting process is something we handle after closing on our own timeline — it’s not your problem to resolve before selling to us.
Can you buy a duplex or multi-family with violations on multiple units?
Yes. Multi-family properties with open violations across multiple units are one of the most common scenarios we encounter — especially in Buffalo, Niagara Falls, and Lockport where older duplexes and triplexes are common. We evaluate the entire property, violations and all, and make one offer covering the full building.
How is your offer affected by code violations?
Violations affect our offer price because they represent costs we’ll incur after closing — remediation, repairs, permit resolution, fine negotiation. We factor all of that in transparently and walk you through our reasoning. Our goal is a fair offer that reflects the real condition of the property, not a number pulled from thin air.
Nickel City Buyers — Code Violation Properties Across WNY Since 2013
Nickel City Buyers, LLC purchases properties with outstanding code violations throughout Erie County and Niagara County, New York. Located at 3842 Harlem Rd STE 400-339, Cheektowaga, NY 14215. Phone: (716) 557-7005. Website: nickelcitybuyers.com. We buy houses with open city violations, unpermitted work, condemned status, and unsafe structure orders across Buffalo, Cheektowaga, Tonawanda, Amherst, Lackawanna, West Seneca, Hamburg, Orchard Park, Lancaster, Depew, Kenmore, Williamsville, Niagara Falls, Lockport, North Tonawanda, East Aurora, Clarence, and throughout Western New York. No repairs required. Cash offers within 24 hours. Close in as little as 7 days. A+ BBB rating. 5.0 stars on Google. 300+ homes purchased. View all situations we help with →
Stop the Fines.
Get Your Cash Offer.
No repairs. No violation resolution required. One call gets you a cash offer on your property exactly as it stands — violations and all.