City of Janesville Housing Services — Property Maintenance
Housing Services handles property-maintenance and nuisance complaints. The city lists (608) 755-3065 for complaints and explains its process on the official page.
Janesville, WI · Tenant-occupied property
You're done — no turnover, no repairs, no more bad tenants.
Yes. USA Home Buyers buys tenant-occupied houses as-is for cash in Janesville and Rock County. You can talk with us while tenants are still there; you do not have to clear out or repair the house for our purchase.
After you sell to us, you are done managing the rental. A sale by itself does not end the lease or make a tenant move, so the actual tenancy and possession plan still matter.
Call 888-274-5006 to talk through the house and the tenancy.
We give written cash offers in 24 hours.
Share the address and what is happening with the tenancy.
What we do
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
You don't need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone. Tell us about the property and tenancy.
Cash-for-keys is a possible move-out arrangement to discuss when it could work better for everyone. It is not automatic: tell us whether you want to talk about a tenant staying or a voluntary move, and we can discuss the property and terms with you.
Bring us the problem
Lease timing, difficult access, a tenant who is behind on rent, or repairs you do not want to manage? Tell us what is happening. We can discuss the house as it stands, the people living there, access, repairs, and the outcome you have in mind.
You can call before making a move-out or notice decision. We do not need the house vacant for you to start the conversation.
Call 888-274-5006 and tell us about the tenancy.
What happens next
Start with what you know. You do not have to solve the tenancy before we talk.
1. We discuss the lease, occupancy, and house
We talk about who lives there, what the lease says, how rent and access work, what repairs are needed, and what you want to happen. Share whatever details you already have.
2. We put the offer in writing
We give written cash offers in 24 hours. You can review the proposed price and terms before deciding whether to accept.
3. You review the terms and close
You can review the offer and terms in writing before you commit. If you accept, a title company handles the closing. The sale terms address the occupancy and deposit; a change in ownership does not by itself make a tenant move.
Local help for a Janesville rental
Within the City of Janesville, Housing Services handles property-maintenance complaints and the Building Division handles building, inspection, and zoning questions.
City of Janesville Building Division
For construction, building, zoning, or general ordinance questions, the Building Division lists (608) 755-3060 and describes its building and inspection work.
Wisconsin leases, notice, possession, and security deposits
Wisconsin law generally leaves a lease in place when a rental property is sold. The buyer takes over the landlord's obligations under it; a sale alone does not require tenants to leave.
Wis. Stat. § 704.09 — what changes when ownership transfers
Wisconsin law allows a landlord's interest to be transferred unless the lease restricts it, and many lease promises remain enforceable by and against a later owner.
Wis. Stat. § 704.05(2) — tenant possession and showings
While a tenancy is active, tenants generally have the right to possess the home. A landlord may enter at reasonable times with advance notice to inspect, make repairs, or show it to prospective buyers.
For covered entries, Wis. Admin. Code ATCP § 134.09(2) generally requires at least 12 hours' advance notice unless the tenant agrees to less.
Wis. Stat. § 704.19 — notice for a periodic tenancy
For an ordinary periodic tenancy, Wisconsin generally requires written notice at least 28 days before the end of a rental period; the lease and reason for ending it can change what is required. A notice alone does not authorize a lockout.
Wis. Stat. ch. 799 — court process for possession
If a tenant does not leave after a tenancy is lawfully ended, the owner must use the court process to recover possession. A court can order the premises returned, and a sheriff executes the writ; a sale or notice alone does not make the house vacant.
See § 799.44 on the court's order and writ and § 799.45 on the sheriff's execution.
Wis. Stat. § 704.28 — security-deposit return
A sale alone does not start Wisconsin's 21-day deposit-return period. When a listed move-out or eviction event occurs, the landlord must return the deposit, less lawful deductions, within 21 days. Deductions cannot include normal wear and tear.
Wis. Admin. Code ATCP § 134.06 also covers deposit return and an itemized statement when part of a deposit is withheld. At closing, the sale terms should state how the deposit balance is transferred and who handles any later accounting.
More Janesville seller resources
What our sellers say
“LISTEN, PROPERTY TAXES GOT TOO HIGH FOR MY FIXED INCOME. SOLD IT TO THEM. WALKED AWAY WITH CASH. GLAD IT'S OVER.”
“Facing foreclosure ... Very stressful time... They handled it professionally and got me out of the debt...”
“no open houses. no realtors tracking dirt in. just a straight cash sale for our house so we could move. Glad it's over.”
Questions about selling with tenants in Janesville
Can I sell my Janesville house while tenants are still living there?
Yes. You don't need to evict to sell to us. We buy houses with tenants in place — we've done it many times, including cash-for-keys when that works better for everyone. Tell us about the property and tenancy.
Does selling the house cancel the lease or make tenants leave?
No. A sale by itself does not end a tenancy or decide who has the right to occupy the house. Wisconsin law makes many lease terms enforceable by and against a later owner, so the actual lease and any valid end-of-tenancy agreement matter.
What notice is needed for showings or to end a tenancy?
For a showing, Wisconsin law allows a landlord to enter at reasonable times with advance notice; the state administrative rule generally requires at least 12 hours unless the tenant agrees to less. Ending a month-to-month or other periodic tenancy is a separate issue: written notice is generally required, and the usual statutory period is at least 28 days, with exceptions. The lease and reason for ending the tenancy matter.
What happens to the security deposit when the property is sold?
A sale alone does not start Wisconsin's 21-day deposit-return period. When a listed move-out or eviction event occurs, the landlord must return the deposit, less lawful deductions, within 21 days. At closing, the sale terms should address how the deposit balance is transferred and who handles any later accounting.
Talk through the tenant situation
Call 888-274-5006 or use the form below. Start with the Janesville address and what you know; you do not have to decide on eviction before you talk.
We give written cash offers in 24 hours.
Share the address, lease details, access, occupancy, and timing.
Prices, timing and your selling options
Home prices in Janesville
Homes in Janesville, WI sold for a median of $304,855 for the three months ending September 2026 (Redfin). Repairs and condition affect what someone will pay for your house. Homes in Janesville, WI spent a median of 41 days on the market for the three months ending September 2026 (Redfin). You still have bills while waiting to sell, including utilities and any mortgage payments. Allow time for closing, too.