Any condition, sold as-is
Sell Your House As-Is in Washington, Repairs Included in Our Offer
Puget Sound houses age in predictable ways: roofs, side sewers, buried oil tanks, wet basements, foundations on a slope. We buy them in that condition, price the repairs into a written offer you can see, and do the work after closing. You fix nothing.
How it works
How an as-is cash sale works when the house needs work
A traditional listing of a house with big-ticket problems usually goes one of two ways: you spend money on repairs before listing, or buyers discover the issues in inspection and renegotiate, walk, or lose their financing. Lenders will not fund a house with an unsafe roof or a failed foundation, which shrinks the buyer pool to cash. We are that cash buyer, and we skip the middle steps by pricing the condition up front.
Our offer starts from what the house would be worth repaired, then subtracts the real cost of the work, our holding and resale costs, and our margin, and we show you each line. Because we are not relying on a bank appraisal, condition does not scare us and it does not change the plan after you accept. We still do a walk-through, usually one visit, and we still want you to tell us what you know.
Washington’s seller disclosure law (RCW 64.06, the Form 17) applies to cash sales too. A buyer can waive most of the statement, but if any answer in the Environmental section would be yes, that section cannot be waived. In practice we will ask you to fill out the Form 17 honestly; unknowns are fine, and known issues only help us price accurately. Then escrow, title, and a closing date you choose, in as few as 10 days.
Who this is for
We buy Puget Sound houses with
- Roofs at the end of their life moss, leaks, and layered shingles included.
- Foundation, drainage, or slope problems cracked walls, wet crawlspaces, and settling.
- Failed or unknown side sewers and older plumbing and knob-and-tube wiring.
- Buried heating oil tanks decommissioned or not, with or without paperwork.
- Fire, water, or mold damage from a small kitchen fire to a house that has been open to the weather.
- Decades of belongings or a hoarding situation leave it all, we clear it after closing.
Your options
Your options for a house that needs work (selling to us is one of them)
Helpful resources
The process
Three steps. No surprises.
Tell us about the house
Address, condition, timeline, and what is going on. Nothing to clean or fix first.
Written offer within 24 hours
Comparable sales, repair scope, our costs, and our margin, all on paper.
Close on your date
A licensed Washington escrow company handles closing; funds are wired at recording.
Questions
What people ask about needs major repairs.
Do I really not need to make any repairs or clean?
Correct. We buy the house in its current condition, belongings included if you want to leave them. We handle roofs, sewers, foundations, and clean-outs after closing at our expense. You do not need to make the house presentable, and nobody but us walks through.
The house has fire or water damage and mold. Will you still make an offer?
Yes. Damaged houses are a normal part of what we buy. We look at the structure, the extent of the damage, and what the house would be worth repaired, and we make a written offer with that math on it. If it is not something we can buy, we will tell you quickly rather than string you along.
Do I still have to fill out the Form 17 disclosure for a cash sale?
The seller disclosure statement under RCW 64.06 applies to most residential sales regardless of how the buyer pays. A buyer may waive most of it, but the Environmental section cannot be waived when any answer would be yes. We will ask you to complete it honestly; it protects you, and it helps us price the house right.
How do you decide the offer on a house that needs work?
We start from the repaired value, based on recent sales of similar homes nearby, and subtract the real repair cost, our carrying and resale costs, and our margin. You see every line. It is an investor offer, so it is below what a perfect version of the house would list for, and we say so plainly.
There is an old oil tank in the yard. Is that a deal breaker?
No. Heating oil tanks are common in older Puget Sound homes. Tell us what you know, including any decommissioning paperwork, and we will price the assessment and any cleanup into the offer. Washington’s Pollution Liability Insurance Agency runs a program for heating oil tanks that is worth knowing about whichever way you sell.
Get a written as-is offer, repair math included
A written cash offer within 24 hours, the math shown, no obligation. If listing would net you more, we will say so.
Sound Home Offer is a professional home-buying company, not a real estate brokerage, attorney, or financial advisor, and we do not act as your agent or in a fiduciary capacity. We may purchase your property directly, purchase and resell it, or, where disclosed in writing, assign our purchase contract to another buyer. An investor offer is typically below full retail market value in exchange for speed, certainty, and buying as-is. Selling to us is one option among several; you are encouraged to seek independent legal, tax, and financial advice before signing anything. Read our full disclosures.