Situation guides
Whatever's going on with the house, here's the straight version.
Twelve honest guides for the situations that actually bring people to this site — what's really happening, what the deadlines are, and when a cash sale is (and isn't) the right move.
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Inherited a house? Probate & selling guide
What probate actually requires in MD, VA, and DC before anyone can sell, and how long it takes.
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Pre-foreclosure & foreclosure timeline
MD mediation, VA's fast 14-day notice, and DC's mediation election — the real timeline by state.
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On a tax sale or tax lien list
Baltimore City, Prince George's County, and DC OTR tax sale rules and redemption rights.
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Code violations & vacant building notices
Baltimore's VBN process and DC's vacant/blighted tax classification, explained plainly.
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Unpaid water bill became a lien
How a Baltimore DPW water lien attaches to the property and gets resolved at closing.
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Selling the house during a divorce
Who has to agree, timing before or after finalizing, and how a fast sale reduces friction.
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Tired landlord, problem tenant
MD and DC eviction timelines, TOPA in DC, and selling a rental with a tenant in place.
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Relocating for a job on a tight deadline
Real listing timelines vs. a cash sale when the moving truck is already scheduled.
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Hoarder house or fire damage
You don't need a cleanout or repairs first — what disclosure still requires, though.
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Behind on mortgage, not in foreclosure yet
Loss mitigation options to try first — forbearance, repayment plans, and modification.
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HOA or condo lien on the house
How association liens work in MD, VA, and DC, and whether they can actually foreclose.
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Reverse mortgage after a parent dies
HECM payoff deadlines for heirs, non-recourse protection, and how a sale settles it.