Sell a fire-damaged house
without rebuilding it first.

Can I sell a house after a fire?

Yes. A fire-damaged house can be sold as it is, whether the damage is one room or the whole structure. A buyer with a mortgage usually cannot buy it, because lenders will not lend on a house that is not livable. A cash buyer can.

A fire turns a home into a project overnight: insurance adjusters, contractors, permits, a place to stay, and decisions you never planned to make. Some families want to rebuild. Many decide they would rather take the money and start fresh somewhere else. Either is a reasonable choice.

Should I settle the insurance claim first, or sell first?

Talk to your adjuster and your agent before you sign anything. Insurance pays the policyholder for the loss, and how a sale affects your claim depends on your policy. Often you can keep working the claim while you sell, but get that confirmed in writing for your policy.

Ask your insurer how they handle a claim when the house is sold, whether they pay for repairs you will not make, and what happens to any mortgage company's interest in the payment. If your mortgage lender is listed on the policy, they may be named on the check too.

I am not an insurance adviser. What I can give you is a firm, written price for the house as it is, so you can compare selling with rebuilding.

What happens with the city after a fire?

If the fire left the house open or unsafe, the city may require it to be secured or barricaded, and an unsafe structure can be condemned. If you cannot secure it quickly, tell me. I buy houses that the city has ordered boarded or condemned.

An open, fire-damaged house is also a target for break-ins and dumping, and the longer it sits, the more it costs. My page on selling a house with code violations explains how city orders work in Cincinnati.

What about smoke and water damage I can't see?

Smoke gets into walls, ductwork and insulation, and the water used to put out the fire can soak floors, drywall and the basement. That hidden damage is why repair estimates often grow. I price the house knowing those problems are likely, so you do not have to find them all first.

Mold can follow water damage within days. If the house is sitting wet, a sale sooner rather than later protects what value is left.

How does Greg price a fire-damaged house?

I walk the house with you, look at the structure, roof, systems and how far the smoke and water went, estimate the rebuild, and compare with what the house would be worth repaired. You get a written offer within 24 hours. It will be lower than an undamaged house, and I will show you why.

You can take things out of the house first, if it is safe to go in, or leave everything. Nothing is deducted for what you leave.

What if I had a mortgage on the house?

The mortgage is paid from the sale price at closing, the same as any sale. If insurance money has been paid to you and your lender together, talk to your lender about how they release it.

For other kinds of serious damage, see selling a house that needs repairs and selling a house with foundation problems.