Why houses that need work are hard to sell the usual way
Most buyers use a mortgage, and lenders don't like problems. A failing roof, a cracked foundation, missing systems or safety hazards can stop an FHA or VA loan entirely and make conventional appraisers nervous. Even when financing works, the inspection report gives the buyer a list of reasons to renegotiate or walk away, often weeks into the deal.
That leaves sellers with three choices: fix it first, sell at a discount to a cash buyer, or find a middle path.
Option 1: Fix it first
Repairs can pay off for a home that only needs cosmetic work and has a strong market. But major repairs are where sellers get burned: contractors' schedules, permits, surprises once walls are open, and paying for it all upfront with no guarantee of a higher sale price. Some fixes, like a new roof, rarely return their full cost at sale.
Option 2: Sell as-is for cash
Our cash offer is built for houses that need real work. We price the repairs in, show you the estimate, and buy the home as it sits. No contractors, no permits and no inspection renegotiation. Close in as little as 15 days or on your date.
- Roof, foundation, plumbing, electrical or HVAC problems
- Fire, water, mold or storm damage
- Open code violations or unpermitted additions
- Hoarding or heavy clean-out situations
- Homes that failed a buyer's inspection or appraisal
Option 3: The middle path with buyer credits
If the home needs some work but not a full rehab, the Retail Buyer Program often nets more. Instead of you doing repairs, we offer the buyer up to $15,000 in credits, so an older roof, aging HVAC or a needed paint job becomes a reason to buy rather than a reason to skip. Your net is fixed in writing before we list, and you never manage a contractor.
Code violations: what to know
Open code cases can come with daily fines, liens and deadlines. In many cities the property can still be sold, and the buyer takes responsibility for the corrections. Some cities will reduce accumulated fines when a new owner commits to fixing the issues. Bring us the notices and we'll factor them into your options. See also selling with liens.
How we estimate repairs
We look at the major systems first (roof, foundation, electrical, plumbing, HVAC), then cosmetic work, then permits and code requirements. You'll see the repair line in our offer, and if a walkthrough reveals something photos couldn't show, we'll show you what changed and why.