The traditional sale problem
When a homeowner needs to sell a property with unpermitted work, the traditional MLS route presents several hurdles. Buyers using FHA, VA, or conventional financing typically require the property to pass an inspection — and unpermitted work disqualifies the property in most cases. Even when financing is theoretically possible, buyers either walk after the inspection report or demand repair credits that wipe out the seller's equity.
The result: properties with unpermitted work sit on the MLS for 90-180 days, undergo multiple price cuts, and often sell only after the seller has invested $15,000-$50,000+ to remediate the issue. Many sellers don't have that capital and aren't willing to wait that long.
The cash sale alternative
Cash buyers — including BuyHousesInCash — purchase properties with unpermitted work routinely. The mechanics differ from a traditional sale in several important ways:
- No inspection contingency. The offer is firm; the buyer accepts the property's condition.
- No financing contingency. Cash buyers use their own funds, so no FHA, VA, or conventional appraisal is needed.
- No repair credits after offer. The written offer is the number you net at closing.
- 7-14 day close. Title company handles everything; you just sign at the end.
How the offer is calculated
Cash buyers use the standard 70% of After Repair Value (ARV) minus repair costs formula. For a property with unpermitted work, the math looks like this:
- Estimate the home's ARV — what it would sell for fully repaired.
- Multiply by 0.70.
- Subtract the estimated cost to address the unpermitted work plus any other repairs needed.
- The result is the typical cash offer.
Use our free Cash Offer Estimator to run the exact math for your property.
What you'll need to disclose
Most states require sellers to disclose known material defects, even on as-is sales. For unpermitted work, this typically includes:
- When you became aware of the issue
- The extent and history of the problem
- Any prior attempts at remediation
- Any documents from contractors, inspectors, or municipal authorities
A reputable cash buyer will not use disclosure against you to renegotiate price — they expect the issue and have already factored it into the offer.
Common questions
Will I get full market value?
No. Cash offers are typically 50-70% of fully-repaired ARV. But they come with zero out-of-pocket repair costs, zero showing risk, no inspection renegotiation, and 7-14 day close. For properties with unpermitted work, the cash net often exceeds what the seller would net after traditional listing costs + repairs + 60-90 day holding.
How fast can I close?
Typically 7-14 days. The title company handles title search, payoff letters, and document preparation. You sign at closing, and proceeds wire to your account the same day.
What if my issue is severe?
Cash buyers purchase properties in any condition — including condemned, fire-damaged, and properties with multiple major issues. The offer reflects the cumulative repair cost.
Free tools to estimate your situation
- Cash Offer Estimator — what a cash buyer will pay
- Net Proceeds Comparator — cash vs traditional, itemized
- Mortgage Payoff Calculator — your equity after the mortgage is paid