What Happens If My House Is Condemned in Indiana?
A condemned property is one that a government authority has declared unsafe or unfit for habitation. In Indiana, condemnation can result from structural deficiencies, fire damage, code violations, or other conditions that make the property dangerous. Understanding what condemnation means, what your rights are, and what options you have is critical for any Indiana homeowner facing this situation.
Call (317) 495-3440 — Free ConsultationWhat Does It Mean for a House to Be Condemned in Indiana?
Condemnation in the housing context means a government authority — typically a city or county building department — has declared the property unfit for human habitation. This is different from eminent domain condemnation (where the government takes your property for public use). A condemned property typically has a posted notice prohibiting occupancy. You may be required to vacate immediately. The property remains yours — condemnation does not transfer ownership — but you cannot legally occupy it.
The Indiana Unsafe Building Law (IC 36-7-9)
Under IC 36-7-9, Indiana municipalities have broad authority to address unsafe structures. The process typically involves: (1) an inspection that identifies unsafe conditions; (2) a notice to the owner specifying the violations and a deadline to repair or demolish; (3) a hearing where the owner can contest the findings; (4) if the owner does not comply, the municipality can repair or demolish the structure and bill the cost to the owner as a lien on the property. Emergency demolition is authorized for structures that pose an immediate danger.
Your Rights When Your Property Is Condemned
You have the right to: (1) receive written notice of the condemnation and the specific violations; (2) a hearing to contest the condemnation findings; (3) a reasonable time to repair the violations (unless there is an immediate danger); (4) appeal the condemnation decision. If you believe the condemnation is improper or the violations are overstated, consult a licensed Indiana attorney immediately. The hearing is your opportunity to present evidence and contest the findings.
Can You Sell a Condemned House in Indiana?
Yes — to a cash buyer. Traditional buyers using mortgage financing cannot purchase a condemned property because lenders require the property to be habitable. Cash buyers, however, can purchase condemned properties as-is. Bartolini Cash Buyers evaluates condemned properties regularly. Vince B. personally assesses the situation, makes a cash offer reflecting the property's condition and the cost of remediation, and handles the process after closing.
Selling Before Demolition: Acting Quickly
If your property has been condemned and the municipality has scheduled demolition, acting quickly is critical. Once the property is demolished, you lose the asset entirely — you still own the land, but the structure is gone. Selling to a cash buyer before demolition preserves whatever value remains in the property. The buyer takes on the responsibility of remediation or demolition. Contact Bartolini Cash Buyers immediately if your property is facing demolition.
Indiana Legal References
The following Indiana statutes are referenced on this page. Links go directly to the Indiana General Assembly website.
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