Short answers, grouped by topic
Questions sellers ask before sending an address
Sellers tend to wonder about the same dozen things before they write to us, so we answered them plainly. If your question is not here, the contact page gets you to us.
- No repairs, no cleaning, no staging
- No showings, no appraisal haggling
- Written offer before you commit
- Local title company closes it
Condition, repairs and cleaning
Start here if the house needs work. The how-it-works page and the situations page go into more detail.
Do I really not have to repair anything?
Correct. We price the house as it is today. If the roof leaks or the air conditioner is dead, that is a line in the offer, not a task on your list.
Do I need to clean the house or clear it out?
No. Belongings and clutter can stay. Tell us what is there so the offer accounts for it, and take anything you want to keep.
What if the house has real damage?
Water, fire, vandalism and tenant damage are all things we have seen described. Explain what happened and send photos if you have them.
Will you walk through the house?
Usually once, at a time that suits you. If a visit is not workable, we can often begin from photos and adjust after we see it.
Is there any condition that is too bad?
Rarely. Some houses are outside our area or simply do not pencil out, and we will say so plainly rather than let you wait.
Do you buy houses with an old roof or a broken air conditioner?
Yes, and those two are among the most common reasons owners write to us. The cost of replacement is part of the number, so you do not have to arrange anything first.
What if the yard or pool is neglected?
That is workable. Dead landscaping and a green pool are cosmetic and mechanical problems we price the same way as the rest of the house.
Question not answered above?
Send it with the address and you will get a straight reply.
Inspections, appraisals and a deal that fell apart
If a sale already failed once, you are not starting from scratch. Our cash offer page explains the difference a direct purchase makes.
My buyer backed out after the inspection. Can you still help?
Yes. A failed inspection is a common reason owners contact us. Send the report if you have it, and we will look at the items listed.
Do you order an appraisal?
A cash purchase does not rely on a lender's appraisal, so there is no appraisal contingency to wait on.
Will you ask for repair credits after the walkthrough?
No. The price already reflects the condition you described. We only revisit it if something material was hidden.
My listing expired. Is it too late?
No. Check what your listing agreement says about timing or protection periods, then send us the address.
HOA, code and other obligations
Notices and balances are common among the houses we are asked about. See the San Tan Valley page for local context.
Can you buy a house with an open HOA violation?
Often yes. Send the letter. The amount and the deadline affect the offer and how the closing is handled.
What about liens or back taxes?
These can usually be paid from the proceeds at closing. The title company checks what is owed and reports back.
Does the association have to approve the sale?
Usually it prepares resale paperwork, and whatever you owe is cleared through closing. Your own governing documents have the specifics.
Timing, visits and what happens next
Questions about pace and process come up constantly. The how-it-works page has the whole sequence, and the contact page reaches us directly.
How fast can this happen?
We will not promise a number of days. The pace depends on title work, the loan if there is one and how quickly paperwork returns. Tell us your deadline on the first message and we will say whether it is realistic.
Can I stay in the house for a while after closing?
Sometimes. Ask early, because it has to be written into the offer to count. It is a request we consider, not something we can guarantee.
What if not everyone on the title agrees to sell?
Everyone who owns the house has to sign. If there is a disagreement, an attorney can help sort out your options before we go any further.
Do I have to commit to anything by calling?
No. A call, an email or a form commits you to nothing. An offer binds you only when you sign a purchase agreement.
What if I am out of state?
That is common. We can usually begin from your description and photos, and a local title company handles the signing arrangements.
Offers, money and the loan
The cash offer page has the longer version of these answers, and the about page explains what we are and are not.
Is your offer as high as a retail sale?
Usually not. It reflects the condition of the house and the speed and certainty of a direct purchase. Compare it with what an agent tells you.
Do I pay a commission?
No commission is owed to us, because we are the buyer. The offer lists who pays each closing cost.
What does taking over loan payments mean?
Instead of paying off your mortgage, we make the payments going forward under written terms. It is not right for every loan, and your own attorney should review it.
Do you give legal or tax advice?
No. We are not a law firm, tax advisor or lender. An Arizona attorney and a CPA can speak to your situation.
Who handles the closing?
A local Arizona title company runs the settlement, and the figures are shown to you before any signature.