Sell a Fire- or Water-Damaged House As-Is
Compare the cash number with what an insurance-funded rebuild would actually net.
Houses are bought with the fire, smoke, water, mold, or foundation damage exactly as it sits, and with the contents still inside. No dumpster, no contractor bids, no cleanup before the walkthrough. The offer shows what the repairs were valued at, so you can compare it against what an insurance-funded rebuild and a later listing would actually net.
Who this is for
- Owners after a kitchen fire, a slab leak or a burst supply line
- Houses with mold, foundation movement or roof failure
- Owners holding an insurance settlement and deciding whether to rebuild
- Houses that need more repair than the owner wants to manage
Why damaged houses rarely finance
Lenders need the house to meet minimum habitability standards. Active water damage, fire damage, missing systems or structural movement usually stop a conventional or FHA loan until repairs are done, which leaves the owner to fund the work or sell to a buyer who does not need a loan.
Insurance can pay for a rebuild, but the owner still manages contractors, permits and the months in between, while paying the mortgage and somewhere else to live.
Sell now, or rebuild and list
The cash column prices the house damaged, with the repair valuation shown line by line. The open-market column shows the rebuild path: the likely post-repair sale price, minus the repair cost your insurance does not cover, the months of carrying costs, and the cost to sell.
What this looks like in practice: a Glendora foothill house with smoke damage and a claim still open, where the owner wants to compare the settlement path with selling now.
Another: a San Dimas house with a slab leak that soaked the flooring and left mold behind the baseboards.
Another: an older Upland house north of Foothill Boulevard with a failing roof and water stains across two bedroom ceilings.
What the offer sheet lists
Each repair category is valued separately: remediation, structure, systems, finishes, contents removal. You can put that list next to your adjuster's estimate.
There is no cost and no obligation to get the two numbers and the written report.
How each column is built: see how both numbers are built.
Offer sheet
- Property
- your address here
- Written after
- the in-person walkthrough
| Line item | As-is cash offer | Open-market read |
|---|---|---|
| Price | Purchase priceyour number here | Likely list priceyour number here |
| Repairs | Condition deductions, line by lineyour number here | Repairs before listingyour number here |
| Clean-out | Clean-outNot required. Contents stay. | Clean-out and stagingyour number here |
| Carrying costs | Carrying costsStop at closing | Carrying costs while listedyour number here |
| Commissions | Closing costsyour number here | Commissions and closing costsyour number here |
| Close date | Close dateThe date you pick | Close dateAfter listing and escrow |
| Net to you | Net to youyour number here | Net to youyour number here |
Figures depend on the in-person walkthrough and the comparable sales on your blocks. A cash offer is generally below what the open market would bring; the open-market read is an estimate, not an appraisal.
What we need from you
- The property address and city
- What happened and when, as far as you know
- Insurance claim status, if there is a claim
- Whether the house is safe to enter and whether utilities are on
How the timeline works
The walkthrough happens with the damage in place; nothing is cleaned up first. Closing follows your date once title is clear. If an insurance claim is open, how proceeds are handled is between you, your insurer and your mortgage lender, and should be settled before you sign.
Common questions
Should I use my insurance money to rebuild first?
Get both numbers before you decide. The open-market column shows what rebuilding and listing would net after the uncovered costs and the months of carrying, and the cash column shows selling now. Your insurance and mortgage terms decide what happens to claim proceeds, so confirm those with your insurer and lender.
Do I need to clean up before the walkthrough?
No. No dumpster, no contractor bids and no cleanup. The house is priced as it sits.
Can you buy a house with foundation problems?
Yes. Foundation movement is priced as a line item. The open-market column shows whether an engineered repair would pay for itself.
What if the house is not safe to enter?
Tell us first. The walkthrough is planned around what is safe, and any area that cannot be inspected is noted on the offer sheet.
If the house is also one of these
- Sell as-isContents stay, damage stays, and the offer shows what each one cost in writing.
- Full-contents houseTake what matters to you. Leave the rest where it sits.
- Vacant and code violationsEvery month vacant costs something. The offer shows how much.
- Unpermitted additionsThe square footage nobody permitted, priced as it actually exists.
Where this comes up
- Fire, water and repairs in Glendora
Foothill houses with smoke, fire or storm and debris damage, where the owner compares selling now with an insurance-funded rebuild.
- Fire, water and repairs in Upland
Older north Upland houses with roof failures and water damage in the ceilings.
- Fire, water and repairs in Chino Hills
Canyon and open-space-edge homes with fire or storm damage.
City pages: Claremont, Pomona, La Verne, San Dimas, Glendora, Upland, Rancho Cucamonga, Ontario, Chino, Chino Hills.
Insurance, mortgage and claim-proceeds questions are decided by your insurer and lender. Repair valuations on the offer sheet are estimates for comparison, not contractor bids or appraisals. Nothing on this page is legal, tax or financial advice. Any offer is subject to the in-person walkthrough, title and a written purchase agreement.
Send the address. Get both numbers.
Tell us about the house and the fire, water and repairs situation. A professional walks it in person, then both numbers arrive in writing with the comps, the deductions, and your net.
Rather talk it through? Call or text (909) 498-3977
Based in Claremont. Nothing to fix, clean, or empty first.