Major Repairs and Damage
We Buy Houses That Need Major Repairs in Washington
No repairs. No agent commissions. No showings. We buy Washington houses in whatever condition they are in, price the work into a written offer within 24 hours, and close without a lender, an inspection or a single thing fixed first.
- Cash offer in 24 hours
- Close in 7 days
- Sell as-is, any condition
- $0 fees or commissions
- You pick the closing date
- Up to $20,000 cash advance
- 24 hrsto a fair cash offer
- 7 daysto close, if you want
- $0fees or commissions
- 4.8Google rating, 21 reviews
The Short Version
Can I sell my house as-is in Washington if it needs major repairs?
Yes, whatever the repair is. The way to do it is to sell to a local cash home buyer who prices the work in rather than asking you to do it. We Buy PNW Homes has bought Washington houses direct from their owners since 2020, and the ones we are known for are the ones an agent would not list: a roof that lost, a crawlspace that never dried out, a kitchen fire, a foundation on the move. We look at the house once, hand you a written offer inside 24 hours, and can close in as little as 7 days at a title office in your county. Nothing to fix, nothing to clean out, and no buyer's lender to fail the house at the end. Call (253) 254-6366, or send us the address and we will start today.
What keeps a house like yours from selling is usually not the buyer. It is the buyer's loan. FHA and conventional lenders require a house to be safe, sound and secure before the mortgage will fund, so an unsafe roof, exposed wiring, active mold or a failed septic generally has to be fixed before anyone financed can close. Washington still asks you to fill in its seller disclosure form on an as-is sale, and that is fine: it asks what you know, not what you have fixed, and "don't know" is an honest answer.
We have no lender, so none of that applies to us. We walk the house, cost the work ourselves, and show you the number line by line so you can see what the repairs took off and what is left. If the city has fined the house or billed you for boarding it up, those come off the top at closing like any other lien. You never write a check to make the house presentable first.
Where You Are Right Now
What Is Usually Wrong With the House
Every one of these makes a house nearly impossible to sell on the open market, because the buyer's loan cannot close on it. None of them makes it impossible to sell to us.
Water, Mold and Rot
A roof that lost, a crawlspace that stayed damp for twenty years, or mold behind the drywall. West of the Cascades it's rarely a surprise. We buy it wet, and the drying and remediation happen on our side after closing.
Fire Damage
A kitchen fire, a garage that went up, or a total loss the insurer has already paid on. We price on what we're taking on, not on what it would cost you to put right, and we've bought houses nobody else would walk into.
Foundation and Structure
Settlement, a failing post-and-beam crawlspace, or a wall that has moved. This is the repair every lender walks away from and every agent quietly declines, which is exactly why a cash buyer exists.
A Failed Septic or Well
A drainfield that failed or a well that won't pass is the fastest way to lose a financed buyer, because the loan can't fund without a passing system. We don't need one. The new system goes in after we own it.
A Hoarder House, or One Left Full
Rooms you can't get into and a garage nobody has opened in years. You don't need to clean, sort or remove a thing. Take what matters to you and leave the rest where it stands.
Code Violations, Red Tags and Unpermitted Work
A daily fine that's still running, a basement finished without a permit, or a notice on the door saying nobody can live there. We buy it as-is, take the compliance on ourselves, and any fines get paid out of the sale.
How It Works
Sell Your House in 3 Simple Steps
Nothing here commits you to anything. You can get a number, hold it up against what the repairs would cost, and decide whether selling as-is makes sense. We would rather you made the right call than a fast one.
Step 1: Tell Us About the House
Call (253) 254-6366 or fill in the offer form. Tell us what is wrong with it as plainly as you can. Nothing you say will put us off, and the more we know before the visit, the faster the number comes.
Step 2: Get a Fair Cash Offer in 24 Hours
We walk the house, cost the work ourselves, and put the number in writing with the repairs shown line by line. No inspection contingency, no appraisal, and no coming back after a report to take another twenty thousand off.
Step 3: Close, and Leave the House Exactly As It Is
You pick the closing date. Take what you want, leave the rest, and hand over the keys. A neutral title company in your county records the deed, pays off anything owed against the house, and hands you the balance.
Straight Answers
Repair Questions We Hear Every Week
Do I have to fix anything before you will make an offer?
No. Not the roof, not the wiring, not the smell in the basement. We price the house in the condition it is in on the day we walk it, and the offer is for the house exactly like that. Fixing something first would usually cost you more than it adds to the number.
How do you price a house that needs this much work?
We start from what the house would be worth repaired, take off what the repairs will actually cost us, and take off our margin, and we show you all three numbers rather than just the last one. Our How It Works page walks through that math with an example. If the repairs are so large that the number does not work for you, we will say so plainly.
Do I still have to fill in a seller disclosure form on an as-is sale?
Yes. Washington asks for its seller disclosure statement, known as Form 17, on almost every residential sale, as-is included. It is a list of what you know about the house, not a promise about its condition, and "don't know" is an honest answer where it is true. Selling as-is does not mean hiding anything. It means the buyer takes the house with the problems disclosed, which is what we do.
The city has fined the house, or there is a notice on the door. Can you still buy?
Yes. Code enforcement fines and the cost of a city boarding up or cleaning a property often become a lien on the house, and a lien gets paid from the sale at closing the same way a mortgage does. A red tag saying nobody can live there closes off a normal sale entirely, and that is squarely the kind of house we buy. Our page on selling a house with liens covers how each kind gets settled.
There is an addition or a finished basement that never had a permit. Does that matter?
Not to us. Permits are issued and enforced by your city or county, and the disclosure form asks whether the work was permitted and finaled. Answer what you know. We take the house with the unpermitted work in it and sort out the compliance ourselves after closing.
The house is full. Do I have to clear it out?
No, and this is the answer people most need to hear. Take the photographs, the documents and whatever matters to you. Furniture, appliances, the garage, the shed, the piles in the back bedroom all stay, and we handle the clear-out after closing. There is no cleaning fee and no deduction for it.
The house was used to make or smoke drugs. Will you buy it?
Yes. A contaminated house has to be professionally decontaminated and cleared by the health department before anyone can live in it again, which puts it beyond any retail buyer and most investors. We have taken these on. Tell us what you know, and we will price the remediation into the offer.
The house is also a rental, or the tenant caused the damage. Does that change anything?
Only the timing. We buy rentals with the tenant still in place, and the damage gets priced in the same way. Our page on selling a rental covers what happens to the lease and the deposit.
What does this cost me?
Nothing. No commissions, no fees, no closing costs out of your pocket, and no repair credits negotiated after an inspection. The number we offer is the number you work from.
Where We Buy
We Buy Houses in Any Condition Across Washington
The closing happens at a title office in the county where the house sits, and nobody from the county needs to sign off on the condition first. These are the areas we work in most.
Do not see your town on the list? We buy houses across all of Washington, and the list below is where we work most often rather than where we stop. Call (253) 254-6366 and ask.
Puget SoundKing County
South SoundKing · Pierce · Thurston Counties
North SoundSnohomish · Whatcom Counties
Southwest WashingtonClark · Cowlitz Counties
Don't see your city? We buy right along the I-5 corridor, well beyond the cities listed here. Send us the address and we'll tell you the same day.
Whatever is wrong with it, we have bought worse
Get a Fair Cash Offer on Your House in 24 Hours
No obligation and no fees. Even if you decide to fix it and list it, you will know what the house is worth in cash exactly as it stands.