What Code Violations Tell You
A code violation means the city has cited the property for maintenance, safety, or zoning issues — overgrown lots, structural damage, unpermitted work, abandoned vehicles, broken fences. The citation itself isn't always serious, but multiple open violations on the same property is one of the strongest indicators of an overwhelmed or absent owner.
Think about it: the city has formally told this person "fix your property." If they haven't fixed it, that tells you something about their financial situation, their interest in the property, or both.
Phone Script
"Hi [First Name], this is [Your Name]. I'm a local real estate investor in [City]. I've been looking at properties in the [Neighborhood] area and came across yours on [Street Name]. I buy houses in any condition and take care of all the repairs myself. Would you ever consider selling?"
If they seem interested:
"I know sometimes properties can become a headache — whether it's maintenance, taxes, or just the hassle of keeping up with everything. I've bought a lot of properties where the owner was just ready to be done with it. No judgment — I've seen every situation you can imagine."
"Would you be open to me putting together a cash offer? No cost to you, no obligation. I just run the numbers and get back to you."
If they mention the violations:
"Yeah, that's actually really common with properties I buy. The city sends those notices, and sometimes the cost to fix everything is more than it's worth. I take care of all that after closing — permits, repairs, everything. You wouldn't have to touch any of it."
Direct Mail Script
Dear [First Name],
I'm [Your Name], a local real estate investor. I buy properties in [City] in any condition — and I mean any condition. Outdated, needs repairs, code issues — I've seen it all and I handle everything after closing.
If your property at [Address] has become more of a burden than it's worth, I'd like to make you a fair cash offer. No repairs needed from you. No realtor commissions. I close fast.
Call or text me at [Phone] if you're curious what your property is worth.
[Your Name]
Best Practices
•Stack signals: A property with code violations AND tax delinquency is a much stronger lead than violations alone. Use Texas Signals' Intelligence Score to prioritize.
•Drive by first: Before calling, drive by the property. The condition tells you a lot about the owner's situation and helps you estimate repair costs.
•Multiple violations = higher priority: One violation for an overgrown lawn is minor. Five open violations spanning 2 years? That's a motivated seller.
•Check for absentee ownership: If the mailing address differs from the property address, the owner isn't living there. Absentee + violations = strong lead.