Damaged house? We still buy it.
Fire, water, foundation movement, mold, or a house full of belongings — these are the conditions that make a mortgage impossible and send retail buyers away at inspection. We buy them as-is for cash, with nothing repaired, dried out, remediated, or cleared out first.
- As-Is — No Repairs
- No Fees or Commissions
- Close On Your Timeline
Conditions we buy in
Each page covers one condition in depth — what it costs, what Illinois requires you to disclose, and the honest case for repairing it instead.
Fire Damage
Smoke, soot, a gutted room, or an open insurance claim — we buy fire-damaged houses exactly as they stand.
See how it works →Water & Flood Damage
Sewer backups, a flooded basement, a burst pipe, or seepage that keeps coming back — we buy it wet.
See how it works →Foundation & Structural Issues
Bowing walls, settlement cracks, crumbling mortar, or an engineer's report — we buy the house anyway.
See how it works →Mold
Basement, attic, or behind the drywall — we buy houses with mold, with no testing or remediation first.
See how it works →Hoarder House
Full, cluttered, or untouched for years — take what matters to you and leave the rest to us.
See how it works →Condition is a financing problem before it's a price problem
Sellers usually assume a damaged house sells for the repair estimate less the market price. In practice the bigger issue arrives earlier: a mortgage lender needs the property to be habitable and structurally sound, and an appraiser can require the work be done before funding. Fire damage, active structural movement, standing water, and a house that can't be walked through all fail that test — so the financed buyers, who are most buyers, are gone before price is ever discussed.
What's left is cash buyers. We're one of them: a local Chicagoland company that buys with our own funds and closes in our own name — not an iBuyer, not a lead-selling network, and not a hedge fund. Most cash buyers in this market are individuals and small local businesses rather than institutions. We look at the property, price the work honestly, and tell you when listing it would serve you better.
Common questions
What condition is too bad for you to buy?
There's very little we won't look at. Fire damage, flooded or repeatedly wet basements, bowing foundation walls, widespread mold, and houses full of belongings are all ordinary purchases for us. The worse the condition, the fewer buyers can close on it — which is precisely when a cash buyer is worth a call.
Why can't I just list a damaged house with an agent?
You can, and sometimes you should. The obstacle is financing: lenders require a habitable, structurally sound property, so a house with fire, structural, or hoarding-level condition issues loses most financed buyers before anyone makes an offer. That leaves cash buyers — and a long stretch of days on market while you carry taxes, insurance, and utilities.
Do I still have to disclose the damage if I sell as-is?
Yes. Illinois sellers complete the Residential Real Property Disclosure Report and must disclose known material defects (765 ILCS 77). Selling as-is changes who pays for the repair, not what the buyer gets told. With us there's no downside to disclosing — we assume the damage is there and price for it.
Will you tell me if I'd do better repairing it first?
Yes, and every one of these pages says where that line falls. Contained damage on a sound house, with the money already in hand to fix it, usually nets more repaired and listed. Structural movement, recurring water, or a repair scope you can't fund is where an as-is cash sale genuinely wins.
Why trust us with this?
You should be skeptical of anyone offering to buy a house they have not seen. Most owners get the postcards — no company name on them, a mobile number, a promise of top dollar. Being skeptical of that is the correct instinct, and we would rather you applied it to us as well.
So here is what can be checked. We have bought a great many houses in the situations sellers actually find themselves in — inherited and probate homes, pre-foreclosures, divorces, tenant-occupied buildings, long-vacant properties, fire and water damage, and houses nobody had touched in forty years. Whatever yours is, it is very unlikely to be the first of its kind for us. We look at the property before committing to a number, we show you how we got there, and you are never under any obligation to accept it.
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Buying since 2021
A local Chicagoland company, not a national brand or a call center.
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100+ properties closed
$5,334,500 paid out for houses across the six counties we serve.
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Our own funds, our own name
We are the buyer on the closing documents, through a local title company.
Tell us what it's dealing with
Describe the condition in your own words — you won't shock us. We'll come back with a free, no-obligation cash offer and an honest read on whether selling as-is is your best move.