Need to Sell a Home
That Needs Work?
Facing costly foundation repairs, a failed roof, plumbing leaks, aging electrical, or municipal code violations? You do not need to spend tens of thousands of dollars or manage unpredictable contractors to sell.
Never pick up a paintbrush or pay a contractor.
No FHA/VA appraisal repair demands or deal cancellations.
0% brokerage commission on qualifying direct sales.
Non-Judgmental & Practical
We buy houses in any physical condition. You never need to apologize for clutter, damage, or deferred maintenance.
Three Realistic Options for Homes Needing Work
Compare a clean cash exit against targeted pre-listing fixes or partnering on a full renovation.
Sell As-Is
Sell the property 100% in its current condition. No repairs, no cleaning, no trash removal, and no bank appraisal contingencies. We purchase directly with private capital.
Repair Then List
Tackle only essential safety and financing dealbreakers (peeling paint, handrails, roof leaks) so the home qualifies for FHA and conventional buyers on the retail MLS.
Explore Renovation / Design-Build Strategy
For homes with high potential after-repair value (ARV), Terms Real Estate funds and manages the renovation before selling retail, allowing you to capture upside without upfront cost.
How to Evaluate a Repair-Heavy Property
Follow this logical 6-step framework to avoid costly renovation mistakes and make a calculated, high-conviction decision.
Identify Major Issues & Red Flags
Catalog critical building systems: roof integrity, foundation movement, galvanized or cast iron plumbing, aging electrical panels, and HVAC performance.
Estimate Realistic Repair Scope & Costs
Distinguish cosmetic defects from mandatory appraisal requirements (FHA/VA safety standards) and obtain licensed contractor estimates.
Compare As-Is Value vs. Repaired Resale Value
Benchmark current cash liquidation value against anticipated After-Repair Value (ARV) to confirm whether remodeling produces an actual net profit.
Review Holding Costs & Project Timeline
Factor in 3 to 6 months of mortgage payments, property taxes, vacant home insurance surcharges, and utility heating bills during construction.
Choose Investor, Listing, or Renovation Path
Weigh financial upside against execution risk: take a guaranteed clean as-is closing, execute targeted repairs, or partner on a full renovation.
Close or Begin Work Plan
Proceed immediately to closing with an insured Michigan title company or begin the mutually agreed design-build work plan with written milestones.
Compare Practical Repair Pathways
Review upfront capital requirements, holding timelines, and transaction certainty across each path.
Direct As-Is Sale
Best for: Major deferred maintenance, roof leaks, foundation cracks, code violations, or owners without cash for repairs.
Targeted Pre-List Repairs
Best for: Homes that need $5,000–$15,000 in specific functional repairs to meet FHA/VA minimum property requirements.
Full Renovation / Novation
Best for: Desirable neighborhoods where top-to-bottom renovation yields a substantial spread, but owner lacks capital.
Design-Build Coordination
Best for: Severely damaged homes, historic properties, or teardown lots with high residual land or framing value.
Why Fixing Up Isn’t Always the Right Answer
The Bank Appraisal Wall
Over 80% of retail buyers use FHA, VA, or conventional mortgages. If a home has an active leak, peeling paint, or missing handrails, the lender will halt the deal until repairs are finished.
Contractor Creep & Delays
A 6-week renovation frequently turns into 5 months. Between supply chain backorders, surprise subfloor rot, and permit inspections, carrying costs silently consume your projected profit.
Municipal Code Enforcement
In cities like Detroit and Flint, municipal red tags or missing Certificates of Occupancy carry escalating fines. Selling directly allows an experienced buyer to assume compliance obligations legally.
Frequently Asked Questions
Will conventional or FHA buyers purchase a home with a damaged roof or foundation?
Generally no. Traditional lenders follow strict Minimum Property Requirements (MPR). An active roof leak, peeling lead-based paint, missing heating equipment, or severe structural cracks will cause the bank appraiser to issue a "Subject To Repairs" condition. If the seller cannot afford to fix the issue prior to closing, the buyer's mortgage is denied.
What happens if the city has issued a red tag or building code violation?
In many Michigan cities (including Detroit, Flint, and inner-ring suburbs), code violations prevent issuance of a Certificate of Occupancy. Retail buyers cannot move in without an approved escrow. When you sell directly to Terms Real Estate, we buy with private funds and sign the necessary municipal assumption affidavits to resolve the code items ourselves.
Is it worth spending $30,000 to remodel before selling?
Frequently, no. Remodeling rarely yields a 100% dollar-for-dollar return on major systems like furnaces or roofs. Furthermore, contractor delays and holding costs (property taxes, vacant insurance, mortgage payments) eat away at profit margins. If spending $30,000 only increases market value by $35,000, you have taken on immense stress for virtually zero net gain.
Do I need to clean out trash, old appliances, or personal belongings?
Not with our direct as-is purchase. You take whatever personal items, keepsakes, and family treasures you want, and leave everything else behind. Our crew handles complete cleanout, donation, and disposal at our expense.
Michigan Fixer-Upper Seller Guide
A comprehensive evaluation handbook covering structural diagnostics, FHA/VA appraisal repair minimums, code violation clearance, and calculating true net proceeds.
Get an Honest Assessment of Your Property’s Value
No judgment, no high-pressure sales pitches. Just clear options to help you decide whether selling as-is or fixing up makes the most financial sense.
Speak with Josh
Request a confidential as-is cash offer or discuss whether targeted repairs could unlock retail buyers.
Ask Alfred (24/7)
Simulate repair budgets, check FHA appraisal standards, or ask about municipal code clearance anonymously.