Many Southern California houses were built in the 1950s–1970s. Over decades, families added rooms or converted spaces, sometimes without permits. At sale time you learn that the buyer's bank will not lend and agents hesitate. We buy these houses as-is.
Problems that make a house hard to sell with an agent
| Problem | Why it is hard to sell |
|---|---|
| Garage converted without a permit | Unpermitted space is often not counted in value; lenders may require fixes before lending |
| Room additions, enclosed patios, back houses | Same, and the city may require permits or removal |
| Leaking roof, cracked foundation, termites | Buyers with loans often walk away after inspection |
| Old galvanized plumbing, burst pipes | Re-piping the whole house is expensive |
| Old 60–100 amp panels, Federal Pacific or Zinsco | Insurers may refuse coverage |
| Fire, flood, or mold damage | Uninhabitable; lenders will not finance |
| City fines or a red tag | Fines accumulate and can become a lien on the property |
| Hoarding or heavy clutter | Expensive to clear and hard to show to strangers |
Selling as-is still means disclosing what you know
In California, sellers of 1–4 unit homes generally must complete a Transfer Disclosure Statement and other disclosures. "As-is" does not remove your duty to disclose what you know. Do not worry: we buy to repair, so the more clearly you tell us, the better. We help you fill it out correctly.
Converted garage: legalize it or sell it?
Since 2020, California law has expanded garage-to-ADU conversions. Many converted garages can be permitted after the fact, but this means city inspection and sometimes redoing electrical, plumbing, and egress windows. It takes months and tens of thousands of dollars. If you do not want to do that, you can sell as-is to us. Read more: Unpermitted additions.
Fire damage
You can sell before your insurance claim is finished. The insurance payout and the sale proceeds are separate matters. Every policy is different, so ask your insurer or attorney before signing. We buy fire-damaged houses as-is, even when the city requires cleanup or fencing.
How we help
- One walkthrough, with repair costs estimated at real contractor prices
- A written offer showing which repairs were deducted
- Help completing the disclosure forms
- We take on city fines and liens through escrow where applicable
- No clean-out, no repairs beforehand
Questions
The city put a red tag on my house. Can I sell?
Yes. A red tag means part or all of the house cannot be occupied or used until repaired. We buy it and work with the city after purchase.
Do I have to disclose the unpermitted garage conversion?
Yes, if you know about it. Full disclosure helps avoid disputes later. For us, disclosure does not kill the deal.
The house burned and I am still waiting on insurance. Will selling now cost me my claim?
It depends on your policy. Ask your insurer before signing. We can wait while you check.