We Will Tell You What We Think Is Happening
If you send us a notice you have not understood, we will read it and tell you what kind of document it is, whether it carries a date, and what that date appears to mean.
That is worth doing because owners routinely file these unopened and the compliance date is the thing the whole case turns on. Telling you what a letter is does not require a licence and it costs us nothing.
We Will Not Advise You on the Case
Where a criminal complaint exists, what to plead, whether to seek counsel, whether to accept a proposed resolution and what any of it means for you personally are questions for a lawyer.
Not because of caution. Because our interest and yours are not aligned. A seller under pressure from a court accepts a lower number, and we are the party offering the number. Advising you on the pressure would be advising you on our own leverage.
Is That Not Just Avoiding Responsibility?
We Will Not Contact the City or the Court for You
Not the building department about your violations, not the prosecutor, not the court. Those relationships are yours, they continue if a sale does not complete, and a record created by us on your file outlives our involvement.
Where we need to know something about a municipality's requirements, we ask about the requirement in general rather than about your property.
We Will Never Suggest You Miss a Hearing
A warrant may be issued where a defendant fails to appear. No sale is worth that, no timetable of ours justifies it, and any buyer implying otherwise has told you something important about themselves.
If a hearing and a closing collide, the hearing wins and we move the closing. The full position on the court is on our page covering housing court and the sale.
We Will Take On the Physical Work, and the Violations Where Permitted
What a buyer can genuinely absorb is the building and, in municipalities that allow it, the point of sale violations by escrow or affidavit. Both are real and both cost us money, which is why an offer including them is lower than one that does not.
What no buyer can absorb is your criminal exposure for the period before transfer. Anyone offering that is offering something that is not theirs to give.
How We Make Money
We buy below what the finished property is worth, do or arrange the work, and keep the difference less costs. Nothing is charged to you: no fee, no commission, no deduction, no cost for a figure and none for declining one.
Which means we want files where a real gap exists. Across a good deal of this county, on the west side and toward the outer suburbs, that gap belongs to a rehabber or to you rather than to us, and our written figure says so.
What We Are
A private buyer of fire-damaged residential property across Cleveland and Cuyahoga County, in any condition from smoke to cleared lot, in the city and in the suburbs. Claims open, settled, denied and uninsured. Owner-occupied, tenanted, vacant and inherited.
We buy as principal, in our own entity, with our own funds, and we take title. The contract is not assigned. We are not brokers, not public adjusters, not contractors and not lawyers, and in this market that last one matters more than usual.
Beyond this county the picture changes and we would be the wrong buyer.
To start, send an address through any form here. Before you do, read the stages on our page about how the process actually runs, and the questions on our page about how to tell local cash buyers apart.