What we buy
Sell without fixing the house first
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
We talk with you about the house, its condition, and any code notice. You can start with what you know.
What can affect closing
Ohio's written-notice rule
If you've received a written notice of building or housing code violations, Ohio law requires you to tell the buyer about those violations in writing before you sign the sale agreement. That rule is in Ohio Rev. Code § 5301.253.
If the city has already taken you to court over the violations, selling doesn't automatically end that case. If that's your situation, call us and we'll walk through it with you.
When you sell to us, we're the buyer, so the repairs become our job.
What happens next
Talk through the house and notice
We talk through the Sidney house, its condition, and any notice with you. You can start with the details you have.
We give written cash offers in 24 hours. You get a written offer and written terms before you commit, and we close through a title company. Close as fast as 7 days when title and closing details allow.
Local help
Sidney building-inspection help
For residential permit or safety-inspection questions about a home inside Sidney, the City of Sidney Building Division handles permits and inspections for listed residential work and safety inspections of existing structures. See the City's Building Inspection page.
Costs and questions
Compare what you could keep
Your mortgage balance, liens, back taxes, and share of current property taxes are separate.
When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees.
Use the Sidney home-sale net proceeds calculator to compare possible proceeds with numbers that fit your house.
What our sellers say
“The house in Allentown was sitting empty for 2 years after my dad passed. getting code violations from the city. sold it to them for cash, no cleanup needed.”
“The house had some foundation issues and hadn't been updated since the 80s. I got quotes from contractors and the repair costs were going to eat everything I'd make listing it. USA Home Buyers bought it as-is. I'm glad I called.”
Questions about Sidney code violations
Can I sell a Sidney house with code violations?
Yes. USA Home Buyers buys houses with code violations as-is in Sidney and Shelby County, Ohio. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What if I received a written code-violation notice?
If you've received a written notice of building or housing code violations, Ohio law requires you to tell the buyer about those violations in writing before you sign the sale agreement (Ohio Rev. Code § 5301.253).
Does selling end a code case that is already in court?
If the city has already taken you to court over the violations, selling doesn't automatically end that case. If that's your situation, call us and we'll walk through it with you.
What closing costs do you pay?
Your mortgage balance, liens, back taxes, and share of current property taxes are separate. When you sell to us, we pay the closing costs. No agent commissions when you sell to us. No fees.
Talk with us about the house
We answer 24/7 at 888-274-5006. Use the cash-offer form above to tell us about the house and any notice.
We give written cash offers in 24 hours.
Tell us about the Sidney house and what you know about any code notice.