The Baltimore City Lien Certificate, Explained for Sellers
Every Baltimore City sale runs through one document most sellers never hear about until settlement: the lien certificate. It lists what the property owes the City. Here’s what’s on it and how to keep it from slowing you down.
Updated November 2026
What it shows
Under the City Charter, a lien certificate shows every charge due the City: State and City property taxes, water and sewer bills, and other assessments, such as special paving charges. Open violation notices show up on it too. The buyer’s title company orders it once you’re under contract, and the City requires a lien certificate dated within 45 days of the deed being recorded.
Water bills
Water and sewer charges come from the City’s Department of Public Works, separate from your tax bill, so they show up as their own line. Unpaid charges get paid from your proceeds at settlement. Ask your title company how it handles the final water bill; many hold back an amount until that bill posts.
Timing
Turnaround has been slow at times. In February 2026 the City announced faster turnaround after streamlining its lien certificate process. A late certificate can still hold up settlement, because a title company won’t insure the title without it.
How to avoid surprises
- Pay current water and tax bills, and check for old balances before you list.
- Look up open violations and permits on the City’s Department of Housing and Community Development site.
- If a lien or violation turns up, tell me early. Most balances simply get paid at settlement; disputes are what take time.
What I bring to this
I check for liens, violations and open permits before we list, so the certificate holds no surprises. Since 2023, my listings have sold for a median 103.6% of the original asking price, in a median of 6 days on the market. Related: title insurance in Maryland and ground rent in Baltimore.
Questions people ask
Who orders the lien certificate?
Usually the buyer’s title company, after the contract is signed.
Who pays what's on the lien certificate?
The seller, for charges owed through settlement. Current-year property taxes are split between you and the buyer on the settlement statement.
Can an old water bill stop my sale?
It can delay it. Unpaid charges get paid at settlement, but a disputed bill takes time to sort out, so start before you list.
How long is a lien certificate good for?
For recording the deed, the City requires a certificate dated within 45 days, so the title company orders it close to settlement.
About Mike Fielder
Mike Fielder is a Baltimore Realtor and Sales Director of The Key Home Team at Cummings & Co. Realtors. Licensed since June 2016, he focuses on North Baltimore (Lake Evesham, Lake Walker, Cedarcroft, Hampden and Remington) and the Towson area. He works with buyers and sellers throughout Maryland and in parts of Pennsylvania, where he’s also licensed. He also serves as Vice President of the Lake Evesham Community Association.
Over his career, Mike has sold 190 homes worth more than $56 million. He’s backed by The Key Home Team, which has sold more than $375 million in real estate and closes about $30 million a year.
Mike founded Property Management of Baltimore in 2014, two years before getting his license, and still runs it. Managing rentals taught him what repairs really cost, which updates buyers pay for, and how to keep a deal moving when something breaks. Sellers get that judgment when deciding what to fix before listing. Buyers get it when they’re reading an inspection report.
A Towson University graduate, Mike keeps his approach simple: price from real recent sales, spend money only where it pays back, and compare offers by what the client actually keeps.
More from Mike: Selling with Mike · Neighborhood guide · Full bio
Want me to check your property before you list?
I’ll look for liens, violations and open permits. Call or text me at 410-905-6678.
The Key Home Team of Cummings & Co. Realtors
Cell: 410-905-6678
Email: [email protected]
Office: 410-823-0033
222 W Cold Spring Ln, Suite C, Baltimore, MD 21210
Website: mikesellsbaltimore.com