Fire or water damage to your Chicago house? Sell it as-is.
We buy fire- and water-damaged houses in Chicago and the suburbs in their current condition. No repairs and no cleanup, and we work around your open insurance claim and your mortgage payoff.
Get a cash offer as-is
No obligation. We never sell your info. Prefer to talk? Call or text (773) 825-9855.
How selling a fire- or water-damaged house works in Chicago
A fire, a burst pipe or a roof leak can leave you with two problems at once: a house you can’t live in and an insurance claim you didn’t plan for. You don’t have to solve both before you decide what to do with the house. Here is how the pieces usually fit together.
- Secure the house.
Board up broken windows and doors, and shut off utilities as needed. In Chicago, a house that sits empty must be registered with the Department of Buildings within 30 days of becoming vacant, kept secured against entry and covered by liability insurance. Suburbs set their own rules, so call your village hall.
- Open the insurance claim.
Report the loss to your insurer right away, take photos and keep receipts. Most homeowners policies include some coverage for living expenses while you can’t stay in the home. Read the vacancy section of your policy too, since coverage on an empty house can be limited.
- Expect the lender on the check.
If you have a mortgage, the insurer usually makes the dwelling payment out to you and your mortgage company together. The lender typically holds the money and releases it in stages as repairs are inspected. Its interest is generally limited to what you still owe on the loan.
- Price the repairs.
Fire and water repairs beyond cosmetic work generally need a building permit, in Chicago and in most suburbs. Chicago also expects permitted work on an existing building to correct readily apparent code violations. Get at least one detailed contractor estimate so you can compare it with the insurance payout.
- Decide: repair, sell, or both.
Compare the repair cost, the insurance money and what the house would sell for once fixed. Then pick the path that leaves you with the most money and the least risk for your situation.
A damaged house that sits open and unrepaired tends to get worse, and so do the legal risks. Illinois law lets a city ask the circuit court to order a dangerous and unsafe building repaired, enclosed or demolished, and the city can record a lien for its costs. For some open, vacant buildings of three stories or less, there is a faster demolition process with posted and mailed notice. Acting early keeps those decisions in your hands.
Ways out, compared
This works well when the payout covers the work and you have time to manage contractors, permits and lender inspections. You keep the house, or sell it later at a full retail price.
A licensed public adjuster works for you on the claim, usually for a percentage of the payout, and can help on a large or disputed claim. Illinois lets you cancel the contract in writing within 5 business days.
An agent can market the house to rehabbers and investors. Expect a lower price than a repaired house, buyers who often can’t use regular financing, and showings in a damaged property.
We buy fire- and water-damaged houses as-is, pay the normal closing costs and all transfer taxes, and close in as little as 2–3 weeks or on your date. Your mortgage payoff runs through the title company.
Who keeps the insurance money if you sell?
This is the question we hear most. The honest answer is that it depends on your policy, your mortgage and what you agree to in the sale contract. These are the usual setups:
- You keep the claim. You sell the house as-is, and the dwelling payment stays with you and your lender. Our offer is based on the house in its damaged condition.
- The mortgage is paid off at closing. Your loan is paid from the sale proceeds through the title company. Once the lender is paid, its stake in the insurance money generally ends, though you may still need it to endorse a check or release funds it is holding.
- The claim is assigned. Some sales transfer the right to future insurance payments to the buyer. That has to be written into the contract, and your insurer and lender may need to agree.
Payments for your belongings and for living expenses are usually handled separately from the dwelling payment. Tell us early where your claim stands, and confirm the details with your insurer and a real estate attorney. We’ll make an offer that fits the path you choose.
How closing works on a damaged house
We close at a local title company, the same way any Chicago-area sale closes. Before closing, the title company searches the title and orders payoff letters. At the closing table:
- Your mortgage and any home equity loan are paid off from the sale price.
- Property taxes are prorated. Illinois taxes are billed a year behind, so the buyer gets a credit for this year’s taxes through the closing date.
- Recorded liens, including any city liens for board-up or demolition costs, are paid from proceeds so the title is clear.
- Open building violations are disclosed. We can buy with them open, and the title company and attorneys confirm how any pending case is handled.
- We pay the normal closing costs and all state, county and city transfer taxes.
You see a settlement statement with every line before you sign, and the balance goes to you by wire or check. Take what you want from the house first and leave the rest, including burned or water-soaked contents. We handle the cleanup.
Three steps. You pick the closing date.
- Tell us about the house
Fill out the form or call (773) 825-9855. A few quick questions, no pressure.
- Get a fair cash offer in 24 hours
We look at the house with you and show you how we got the number. No obligation.
- Close on your date
As soon as 2–3 weeks, or take more time. We close at a local title company and pay your closing costs.
Questions sellers ask
Can I sell my Chicago house right after a fire?
Yes. You can sell at any point, even while the insurance claim is still open. Tell your insurer and your lender that you are selling so payments are routed correctly.
Do I have to repair the fire damage before I sell?
No. We buy houses with fire, smoke and water damage as they are. You don’t need to pull permits or hire contractors first.
Why is my mortgage company’s name on my insurance check?
Your lender has a financial stake in the house, so insurers usually name it as a co-payee on the dwelling payment. The lender typically holds the money and releases it as repairs are inspected, or deals with it as part of a payoff.
Do I need to register my fire-damaged house as vacant in Chicago?
If no one is living there, generally yes. Chicago requires vacant buildings to be registered within 30 days, secured against entry and insured, and the registration fee runs $250–500.
Can the city tear down a fire-damaged house?
Illinois law lets a city seek a court order to repair, enclose or demolish a dangerous and unsafe building, and to record a lien for the cost. Keeping the house secured and making a decision quickly lowers that risk.
Do you buy houses with water damage or mold from a burst pipe?
Yes. Frozen and burst pipes are common in Chicago-area houses that sit empty in winter, and we buy those houses as-is, mold and all.
Should I hire a public adjuster?
One can help on a large or disputed claim. Illinois requires public adjusters to be licensed, and you can verify a license with the Department of Insurance at (866) 445-5364 before you sign.
How do you price a fire-damaged house?
We start with what the house would sell for after repairs, subtract a realistic repair budget and our costs, and walk you through the math. You see exactly how we got the number.