Sell a House That Needs Major Repairs
Roof, foundation, HVAC, plumbing, electrical -- once two or three of those are past due at the same time, a traditional listing turns into an inspection negotiation you are guaranteed to lose.
Roof, foundation, HVAC, plumbing -- once the list crosses a certain line, financed buyers disappear, because their lender will not fund a house that fails an appraisal or an inspection. That is precisely the range where we do our best work.
What you are dealing with
Sound familiar?
- Repair estimates in the tens of thousands with no cash to fund them
- Buyers whose lenders require repairs before closing
- Contractors who will not return the call for a job that size
- Price reductions that never quite catch up to the condition
Questions sellers ask us first
- “Should I fix it first?”
- “Will you lower the price after an inspection?”
- “How do you decide what to offer?”
What you will need
- • Any inspection reports or contractor bids you have
- • Mortgage statement
- • Deed
How it works in Tennessee
The timeline, the law, and your options
- Step 1
Financeability
Conventional and FHA lenders require the property to meet minimum condition standards. Bad roofs, active leaks, and non-functioning systems commonly kill an appraisal.
- Step 2
Inspection leverage
On a listed sale, the inspection report becomes the buyer's negotiating tool, usually costing the seller more than the repair would have.
- Step 3
As-is disposition
A cash buyer who does the work themselves removes both the lender and the inspection from the equation.
Legal notes
- • Known material defects should be disclosed even in an as-is sale; honesty protects you after closing.
- • Unpermitted past repairs can complicate a later retail resale -- tell us what you know.
Your options
- • Finance the repairs and list at full retail
- • List as-is and absorb inspection-driven reductions
- • Sell to a contractor-buyer who prices the work correctly
How we handle it
What selling to us looks like
Almost never fix it first. We are a licensed contractor and we walk the house with the repair budget in hand, so our number is based on real costs rather than a padded guess. We do not renegotiate after an inspection -- the offer we make is the offer we close on.
- Our own crews do the roofing, framing, mechanical, and finish work, so we buy at real repair cost rather than a padded outside bid.
- No inspection contingency, no repair addendum, no re-trading the price after a report comes back.
- Failed systems, active leaks, and structural movement do not disqualify a house with us.
- We tell you honestly what we see, so you know whether repairing and listing would actually net you more.
Our process
Three steps, no surprises
- 1
Tell us about the house
Call or send the address. We ask about condition, timing, and what is going on -- not for photographs or a clean house.
- 2
We walk the property
We look at it ourselves as a licensed contractor and price the repairs from real numbers instead of a padded guess.
- 3
Written offer, your date
You get a written, no-obligation offer, usually within 24 hours. You pick the closing date; we can close in as little as seven days.
Cash offer vs. listing
Compare the net, not the headline price
| Selling to Unique Construct | Traditional listing | |
|---|---|---|
| Repairs | None — we buy as-is | Seller pays before listing |
| Commissions | None | Typically 5–6% |
| Closing costs | We cover the standard costs | Often seller-paid |
| Showings | One visit from us | Open houses and lockbox |
| Contingencies | No financing, appraisal, or inspection outs | All three |
| Timeline | As little as 7 days | 45–60 days after a contract |
FAQ
Questions sellers ask
- Will you re-trade the price after you see it?
- No. We inspect before we commit, and our written offer stands.
- Is it worth putting on a new roof first?
- Rarely. You would spend retail on the roof and recover a fraction of it in the price.
- The foundation is cracked. Is that a deal breaker?
- No. We buy foundation cases regularly and we know what the fix actually costs.
- Should I fix the roof before selling?
- Rarely. You almost never recover the full cost from a cash buyer, and a partial repair can complicate the sale more than it helps.
- Do you require an appraisal?
- No. We are not borrowing, so no appraiser's opinion stands between you and closing.
No obligation
Get a written offer
Tell us what is going on. We will be straight with you about whether selling is actually your best move.
Major Repairs? Get your offer
No obligation, no fees, no repairs. Tell us about the property and you get a written cash offer within 24 hours of the walkthrough.
Related
Other situations we buy in
Major repairs needed by city
Major Repairs? Call (865) 277-6808 and we will tell you where you stand.
Call (865) 277-6808This page is general information, not legal or financial advice. Every situation is different — call us and we'll walk through yours.