Houses agents will not list. We buy them anyway.
Six kinds of property problems that put a house outside what most buyers can finance, and how each one gets handled. Nothing here needs to be fixed, cleaned, or hidden before we look at it.
The Puget Sound Distressed Property Guide
Twenty pages on selling as-is, from cosmetic disasters to structural failure. What actually blocks a financed buyer, what disclosure Washington requires, and what any of it does to your number.
Send me the guide
We will email the PDF within a minute. No obligation, and we do not sell leads.
Paste the GoHighLevel iframe into the
sps_ghl_guide_form option and it will appear here and everywhere else this shortcode is used.Major Repairs Needed
Every agent will tell you to fix these before listing. That advice quietly assumes you have the cash, the time, and the appetite for months of managing contractors. Most people in this situation have none of the three.
What we routinely buy through
- Roof replacement, $15,000 to $40,000
- Foundation repair, $10,000 to $60,000
- Full electrical or plumbing update, $20,000 to $60,000
- HVAC replacement, $8,000 to $20,000
- Major mold remediation, $5,000 to $25,000
Puget Sound specifics
Our climate produces its own list: dry rot behind siding, moisture intrusion in crawlspaces, moss-damaged roofs, and foundations shifting on hillside lots. We price these accurately because we see them constantly.
How we help. We buy as-is and do our own inspection so the number reflects real repair scope rather than a guess. You fix nothing, clean nothing, and stage nothing. If the numbers work for us, we buy it with the roof exactly as it is.
Get My Cash OfferFire, Water, or Storm Damage
Whether insurance is paying in full, paying partially, or fighting you, a damaged house drains money every month it sits. Often it is uninhabitable, which means you are paying for somewhere else to live at the same time.
What we handle
- Fire damage, from smoke staining to partial structural loss
- Flooding, burst pipes, and long-term water intrusion
- Storm damage to roof, siding, and trees through structures
- Properties with an active insurance claim, which can be assigned at closing
What shapes the offer
Claim status, whether the property is accessible, permit history on any repairs already started, and the real rebuild scope. Photos and any adjuster paperwork make the first number far more accurate.
How we help. We do our own damage assessment and price against actual repair cost, not against how urgent your situation looks. Where an insurance payout is worth more than the structure, we structure the deal accordingly and explain exactly how.
Get My Cash OfferCode Violations or Condemnation
Code enforcement escalates on a schedule: letters, then daily fines, then liens, then unsafe-structure orders. A condemned property cannot be occupied, cannot be insured normally, and cannot be sold to almost any financed buyer.
What we take on
- Active violations with fines accruing daily
- Properties already condemned by the city or county
- Unpermitted work that killed a previous sale
- Recorded code enforcement liens
Why the file matters
The city or county case file determines what a realistic offer looks like. Open permits, stop-work orders, and demolition notices all change the cost of clearing it. That research is our job, not yours.
How we help. We buy condemned and cited properties regularly and know what clearing violations actually takes in Snohomish, King, and Pierce counties. You walk away from the file. We deal with the city.
Get My Cash OfferEnvironmental Contamination
A meth-contaminated house is among the hardest properties to sell in Washington. Disclosure is mandatory, remediation runs high, and most buyers leave the moment it comes up. The same is true of several other contamination types common here.
What we buy
- Meth contamination, remediation commonly $15,000 to $50,000+
- Buried heating oil tanks, very common in older PNW homes
- Asbestos in siding, flooring, and insulation
- Lead paint in pre-1978 construction
- Contaminated soil
Disclosure is not optional
Washington requires disclosure of known contamination. Concealing it creates liability that follows you after closing. Tell us what you know, we do our own testing, and the price reflects real cleanup cost.
How we help. We buy contaminated properties as-is and handle remediation ourselves. The offer is not the highest number you could theoretically get, but it is cash in hand within weeks on a property most buyers will not touch at any price.
Get My Cash OfferHoarding
Hoarded houses carry a stigma the property itself rarely deserves. Underneath the clutter is usually an ordinary house with ordinary bones. But agents will not list it and buyers will not tour it, so it sits.
How we handle it
- Cleanout is ours. Not yours, not your family's.
- Take what matters and leave everything else.
- No photographs on Zillow, no open houses, no strangers walking through.
- Discreet closings when family circumstances call for it.
What we need to see
Photos of the main rooms, honest notes on anything blocked or inaccessible, and whether utilities are running. Access and hidden repair discovery are the two things that shift the number.
How we help. We buy as-is, contents included. When the homeowner has passed and family is handling the estate, we work directly with the executor. We do this often. You are not the first and you will not be the last.
Get My Cash OfferTitle Issues
A missing heir. An old lien nobody ever released. A quit-claim deed from 1987 that never got recorded. Title problems can freeze a sale indefinitely, sometimes for years, and most owners only discover them when they try to sell.
What we work through
- Missing or unlocated heirs, via probate or quiet title action
- Unreleased mortgages and satisfied judgments still on record
- Breaks in the chain of title
- Boundary and easement disputes
- Deeds that were signed but never recorded
Realistic timelines
Simple releases can clear in 30 days. A quiet title action or a missing-heir probate can run 12 months or longer. Anyone promising a fast close before seeing the title report is guessing.
How we help. Curative title work is something we specifically pursue, using local title attorneys who know the Washington statutes. We buy properties other investors will not touch, and we have the patience to see them through.
Get My Cash OfferWe are not a national franchise. We are neighbors.
Mukilteo office
Come see us, or we will come see you. We buy across Snohomish, King, and Pierce counties and nowhere else.
BBB accredited
Check us before you call. We would rather you verify us than take our word for it.
Real track record
Puget Sound homes since 2017. We can provide references from past sellers on request.
We will say no
If listing or a housing counselor serves you better, we will tell you and point you there at no cost.
Send photos. We have seen worse.
Tell us the condition honestly, including whatever you would rather not mention. Accurate information gets you an accurate number, and nothing you describe is going to surprise us.
Tell us about your property
We will come back to you the same day with next steps.
Paste the GoHighLevel iframe into the
sps_ghl_offer_form option and it will appear here and everywhere else this shortcode is used.Your information stays private. We never sell leads.