We reduce, negotiate, and eliminate property liens and code violations — backed by 10,000+ inspections and a 94% average reduction rate.
$1.74M+
Client Savings
94%
Avg Reduction
10K+
Inspections
99.6%
Best Result
67
FL Counties
Who Are You?
Tell us — we'll take you exactly where you need to be.
Property Owner
I have a lien or violation
You received a notice, have a lien on your property, or code enforcement fines. We analyze, reduce, and resolve anywhere in Florida.
Avg 94% lien reduction
Code & building violations
AI document review
Enter Lien Portal→
Buyer · Investor · Realtor
I'm buying a property
We uncover what title searches miss — unpermitted work, accruing violations, open code cases — before they become your problem.
Hidden violations uncovered
Permit history check
Zoning verification
Enter Pre-Closing Portal→
Landlord · Airbnb Host
I rent my property
The city is coming — or you want to pass before they arrive. From 10,000+ real inspections, we know exactly what they check.
Airbnb / STR guide
Long-term rental checklist
Top 10 fail items
Enter Rental Center→
Broker · Attorney · Title Co
I refer client deals
Submit client deals directly. We handle lien resolution and compliance statewide.
Enter Partner Portal→
Dashboard
Active cases · Statewide Florida
Active Cases
9
4 lien · 3 code · 2 bldg
Total Exposure
$1.8M
all active
Savings Secured
$1.74M
confirmed
Docs Pending
6
review needed
Active Cases
1482 SW 34th Ave, Miami
Lien · $662,000 · R. Thompson
High
8801 NW 7th St, Hialeah
Code · $88,500 · M. Castillo
Med
3311 Oak Ridge Dr, Orlando
Building · $14,200 · D. Francis
Low
Upcoming Deadlines
Reinspection — 1482 SW 34th
Completed May 1
Code hearing — 8801 NW 7th
May 8 · Submit photos
Consult — 501 Brickell Key
May 20 · Awaiting docs
AI Document Review
Upload or describe your case — get risk score, reduction potential & action plan.
Try a Sample Case
$662K Miami Lien
Municipal code enforcement · Multiple violations
$88.5K Code Fine
Hialeah · Repeat violations · Hearing pending
$14.2K Building
Orlando · Unpermitted garage conversion
Pre-Closing Tampa
Clean title · Unpermitted pool + open code case
Analyzing your case...
Reading case details
Risk Assessment
—
Risk
—
—
Reduction Potential—
Present
—
Review
—
Missing
—
Savings Tracker
Real results — verified Florida lien reductions.
Cases Resolved
7
verified
Total Saved
$1.74M
for clients
Miami-Dade County
Municipal code enforcement lien
$662,000
$33,000
95% off
Broward County
Code enforcement lien
$400,000
$2,500
99% off
Palm Beach County
Code enforcement lien
$390,000
$2,500
99% off
Orange County
Municipal lien
$350,000
$1,500
99.6% off
Hillsborough County
Code enforcement lien
$66,000
$250
99.6% off
Pinellas County
Municipal code lien
$30,000
$250
99.2% off
Duval County
Code enforcement fine
$2,500
Not reduced
Results vary. Past outcomes do not guarantee future results.
Open New Case
Lien, code enforcement, or building violation — statewide Florida.
Case Type
Property Lien
Code Enforcement
Building Violation
Stop-Work Order
Messages
Secure communication with your team.
Conversations
1482 SW 34th Ave
Hearing prep · 2h ago
8801 NW 7th St
Doc request · Yesterday
1482 SW 34th Ave
Team · May 1
AI review complete. Roof permit is the critical missing item before the May 22 hearing.
You · May 1
How do I get the permit record?
Team · May 1
Call Miami Building Dept (786) 315-2100 — same day email with your folio number.
Book Consultation
Choose your service level — statewide Florida.
Risk Review
$49–$97
One-time
· AI document scan · Risk score report · Written summary
Most Popular
Retainer
$600
Monthly
· Full case management · Hearing prep · Messaging access
Full Lien Reduction
$2,500
Full service
· Everything in Retainer · Hearing representation · Title clearance
Pre-Closing Inspection
What title searches miss — and what we find.
"In 10,000+ inspections, I've found $200,000 in accruing fines on properties with clean title. A lien search is not a property inspection."
— The Lien Eliminator · 10,000+ Inspections
Critical for Buyers
All code violations, open permits, and unpermitted structures transfer to you at closing — even without your knowledge.
Title / Lien Search Finds
Recorded liens & mortgages Filed municipal liens Tax certificates Recorded HOA liens
Our Inspection Also Finds
Unpermitted additions & structures Open / expired permits Active code cases (pre-lien) Accruing daily fines Unrecorded HOA violations Zoning conflicts
What Title Misses
Six categories that never appear in a title search.
Unpermitted additions & structures
Highest
Added rooms, garage conversions, screen enclosures, pools — no permit. You own it, you're responsible.
Exposure: $5K–$150K+ to remediate
Open or expired permits
High
Permit pulled, never closed with final inspection. Invisible to title.
Exposure: $500–$25K+
Active code cases (pre-lien)
High
Fines accruing $50–$500/day. Not recorded yet. Completely invisible in title search.
Exposure: Daily fines that transfer to you at closing
Unrecorded HOA violations
Medium
HOA fines not yet liened. You close and get the bill months later.
Exposure: $500–$50K+
Zoning violations
Medium
Property use doesn't match zoning — Airbnb, multi-unit, or business in prohibited zone.
Exposure: Forced change of use or shutdown
Accruing special assessments
Financial
City improvement projects billed after closing. First bill arrives 90 days later.
Exposure: $2K–$40K+
Buyer Checklist
Verify everything before you sign.
Completion0%
Building Department
Full permit history pulled from building dept
All permits have final inspections — none open
No stop-work orders outstanding
Recorded sq ft matches permitted sq ft
Code Enforcement
Code enforcement database searched directly
Called to confirm no active cases
Code board hearing docket checked
HOA & Municipal
HOA estoppel confirms no violations
No pending special assessments
Zoning verified for intended use
Book Inspection
Know what you're buying — all 67 FL counties.
Turnaround
Standard: 3–5 days · Expedited: 24–48 hrs · Rush: same day
Rental Inspection Center
Pass the first time — 10,000+ inspections of experience.
"Over 80% of inspection failures involve items that cost under $50 to fix. They fail because nobody checked first."
— The Lien Eliminator · 10,000+ Inspections
Inspections Done
10K+
Statewide FL
Preventable Fails
80%
Under $50 to fix
Airbnb / STR
DBPR license + local STR permit required
Fire safety — #1 cited violation statewide
Pool barriers — #2 most cited
Long-Term Rental
Certificate of Use before placing tenant
Habitability — plumbing, electrical, HVAC
Smoke detectors — missed in 1 of 3 inspections
Pre-Inspection Checklist
Walk your property before the inspector does.
Airbnb / STR
Long-Term
Completion0%
Licenses & Permits
DBPR Vacation Rental License active & posted
Local STR permit from city/county
Business Tax Receipt current year
Fire Safety — #1 Most Cited
Smoke detector every bedroom — tested
CO detector if gas or attached garage
Fire extinguisher — tagged within 12 months
Emergency exit plan posted each bedroom
Pool Safety — #2 Most Cited
Pool barrier — 4ft min, self-closing gate
Pool alarm installed
Life ring within reach
Required Postings
Max occupancy posted inside unit
DBPR license number displayed
Emergency numbers posted
Registrations
Certificate of Use obtained from city
Rental Registration / BTR current
No open code violations
Habitability (Florida FS 83.51)
AC / heating functional
Hot and cold water — no leaks
Functional plumbing
Safe electrical — no exposed wiring
No roof leaks or broken windows
Safety Devices
Smoke detector each bedroom
CO detector if gas or garage
Deadbolt all exterior doors
City Requirements
Florida STR and rental rules vary by municipality.
Always Verify Locally
Florida municipalities update ordinances frequently. Confirm with your city before listing or renting.
Miami-Dade County▼
STR: County BTR + DBPR license required. Each city has separate ordinances. Long-Term: Certificate of Use required for all rentals. Active code enforcement patrols.
City of Miami Beach▼
Most restrictive STR city in Florida. STRs only permitted in specific zoning districts. Fines $20K–$100K for unlicensed operations. Inspection required before license.
Broward / Fort Lauderdale▼
DBPR + local STR registration. Annual inspection required. Pool safety strictly enforced.
Orlando / Orange County▼
City of Orlando requires STR license + zoning approval. Osceola County has dedicated vacation rental division with annual inspections.
Tampa / Hillsborough▼
Vacation rental permit required. Annual renewal. Active code enforcement on long-term rentals.
Clearwater / Pinellas▼
Annual inspection required. Pinellas has proactive rental inspection program — violations escalate rapidly.
Book Prep Session
Let our 10,000+ inspection experience work for you.