My New York house needs major repairs or has open permits or violations. Can I sell it as-is?
Yes — we buy houses with fire or flood damage, mold, open permits, violations, unpermitted work or an illegal apartment, as-is, for cash. You don't repair or clean anything, and since we buy with our own funds and with no appraisal, inspection or financing contingency, no buyer's lender can turn the house down over its condition.
How permits, violations and damage work in New York
A building permit stays open until the work passes final inspection and is signed off. New buildings and some alterations need a new or amended certificate of occupancy (CO), which states the legal use. Other permitted work closes with a letter of completion in New York City or a certificate of completion in the Town of Hempstead.
Unpermitted work generally has to be legalized or removed. Under the Town of Hempstead's code, keeping it without the permit and any required certificate is unlawful, even if a prior owner did the work.
Selling as-is doesn't skip disclosure. Unless an exemption applies, the seller of a one- to four-family house must give the buyer New York's property condition disclosure statement before the contract is signed. It asks about COs, fire and water damage, flooding and mold testing. Ask your own attorney whether it applies.
After the contract is signed, the buyer's title company usually orders municipal searches that show COs, open permits and open violations. A common New York contract form requires the seller to clear violations on record at signing and to deliver a CO, or proof none was needed, by closing.
Conventional mortgage rules add a hurdle: damage that affects a house's safety, soundness or structural integrity generally has to be repaired before the loan can go through.
In New York City, an apartment added in a basement, attic or garage without Department of Buildings approval is an illegal conversion. If it can be legalized, that takes an architect's or engineer's plans, permits, a final sign-off and a new CO.
On Long Island, the Towns of Babylon and Islip allow an accessory apartment only with a town permit and an owner living in the house.
If you have a mortgage, a fire or flood claim check is often payable to you and your lender, who may release it in stages as repairs are inspected. Ask your insurer, lender and attorney how a sale affects an open claim.
In a FEMA Special Flood Hazard Area, federal flood rules treat a house as substantially damaged when repairs would cost 50 percent or more of the building's pre-damage market value. Local codes then require it to meet current flood standards when it's repaired, which can mean elevating it.
Under New York's mold law, a contractor who assesses or removes more than 10 square feet of mold needs a state mold license, and the same person can't do both on one property.
What we do differently
- We buy as-is. Open permits, violations and unpermitted work are normal for us.
- After a walkthrough in person or by video, you get a written cash offer within 24 hours: after-repair value, minus the cost of repairs, minus our margin.
- No commission, no fees, and we pay the closing costs. We handle the clean-out and close in our own name through a local title company in as little as 7–14 days, or on your date. You're paid at closing with the net proceeds.
- If the house isn't a fit for us, we'll tell you and refer you to someone who can help.
Tell us about the house
Submit the form or call (516) 715-9020. We call you back within 24 hours.