As-Is & Major Repairs
The house needs work? We buy it exactly as it sits.
Some houses can’t face the open market: the roof is done, the foundation moved, a kitchen fire left its mark, or the place simply holds thirty years of living. Retail buyers walk, their lenders say no, and every showing feels like an inspection of your life. We’re the other path — a local family that buys Inland Empire houses in any condition, for cash, with no repairs, no cleanout, and no judgment.
Why fixer-uppers get crushed on the open market.
It isn’t just that buyers are picky. Most retail buyers borrow to purchase, and government-backed loans come with minimum property standards — active leaks, bad roofs, exposed wiring, and structural issues can sink the loan itself, no matter how much the buyer loves the house. So damaged homes attract the only crowd that can close: bargain hunters writing low offers, then re-negotiating after inspection.
That’s the trap: you either spend money you may not have fixing a house you’re leaving, or you sit on the market while choosier buyers pick over move-in-ready listings — and right now Inland Empire listings are already sitting nearly two months on average. A cash buyer skips the lender, skips the condition standards, and skips the re-trade.
What “as-is” really means — the honest version.
As-is means exactly one thing: you fix nothing and we accept the property in its present condition. It does not mean hiding problems — California law is clear that sellers still complete standard disclosures in an as-is sale, and any buyer who suggests otherwise is setting you up for trouble.
We prefer it that way. Tell us everything — the leak, the crack, the addition Uncle Ray built without a permit — because our offer already assumes the house needs work. Honest condition, honest number. And the paperwork keeps evolving: as of 2026, California sellers deliver new notices about things like aging electrical systems. When you sell to us directly, we walk you through every required form with a reputable escrow, so compliance is handled without an agent.
- Foundation, roof, plumbing, electrical — all fine
- Fire, water, and mold damage — we’ve bought worse
- Unpermitted additions and garage conversions
- Hoarder houses — take what matters, leave the rest
- Tenant-occupied or vacant, boarded or lived-in
- Full cleanout handled after closing, at no cost
How we price a house that needs work — line by line.
No mystery math: we start from what the house would be worth fixed up, subtract what the repairs will actually cost, and account for the time and risk of doing them. Then we show you every line. If you think a number is wrong, challenge it — we’d rather lose a deal than fudge a figure.
And on qualifying deals, our profit-share option stays on the table: if we resell for more than expected after the work, you can receive a second check after closing. It’s the opposite of the lowball game, and it exists precisely for houses like this, where the repair estimate is the whole negotiation.
Leave the stuff. Seriously.
The furniture, the boxes, the garage that hasn’t closed since 2009 — leave all of it. Families tell us the cleanout was the part they dreaded most, and it’s the part we most enjoy taking off their plate. Walk through, take the photo albums and whatever else matters, hand us the keys. We handle everything left behind after closing, and nobody ever has to know what shape the house was in.
Local Knowledge
We know these houses, because we know these neighborhoods.
From mid-century stock in Riverside and San Bernardino to High Desert homes in Victorville and Hesperia that have sat vacant through two summers — we buy as-is across both counties: Fontana, Moreno Valley, Rialto, Perris, Hemet, Ontario, and everywhere between. Older housing stock is the rule here, not the exception, and it doesn’t scare us.
Common Questions
Answers before you even ask.
Do I have to fix or clean anything at all?
No — nothing. No repairs, no patching, no painting, no cleaning, no junk removal. Our offer is built on the house exactly as it stands today, and we handle the cleanout after closing.
Is it legal to sell a house without fixing problems?
Completely. Selling as-is is legal and common in California — what the law requires is honesty, not repairs: sellers still complete standard disclosure forms about known issues even in an as-is sale. We help you through those forms with a reputable escrow, and full honesty never lowers our offer — the offer already assumes the work.
What about unpermitted additions or converted garages?
We buy them regularly. Unpermitted work scares lenders and retail buyers; it doesn’t scare a cash buyer who plans to renovate anyway. Just tell us what you know about what was done, and we price accordingly.
How do I know your offer isn’t a lowball?
Because we show the math: fixed-up value, minus real repair costs, minus the time and risk of the project — every line explained. We’ll tell you honestly if listing would net you more, and qualifying deals include our profit-share option: if we resell for more than expected, you can receive a second check after closing.
How fast can this be done?
A written offer within 24 hours of your info, and closing in as little as 7 days through a local title company — or months from now, if that fits your life better. Condition never slows us down; that’s the point of cash.
Have a different question? Ask us directly — a real person answers.
Stop pricing repairs. Start pricing your next chapter.
Tell us about the house — the real condition, no dressing it up. You’ll have a fair written offer within 24 hours, and the work becomes our problem.
Free and no-obligation. See how it works or explore all your selling options.
This page is general information for Inland Empire homeowners, not legal, tax, or financial advice. Laws and figures change; always confirm how they apply to your situation with a qualified professional. California disclosure requirements referenced here (including as-is sales and 2026 notice requirements) reflect state law as of mid-2026; escrow will provide the current required forms for your transaction.