What we buy
We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us. We can talk through the house and its notice with you.
What can affect closing
Pennsylvania's Municipal Code and Ordinance Compliance Act lets a sale close with unresolved code violations: the municipality must issue the required certificate, and the buyer has 12 months to correct them. A property under a court order or in a blight action is an exception. (68 P.S. §§ 1081–1083.)
If a municipality requires an inspection before sale, the certificate depends on the violations. A temporary access certificate lets a buyer enter to make repairs, but a new occupant cannot move in under it (Municipal Code and Ordinance Compliance Act, §§ 2, 2.1 and 3).
When you sell to us, we're the buyer, so the repairs become our job.
What happens next
We start by talking through the house and notice with you. 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 code office
For a property in York city, the Code Enforcement Division of the Bureau of Permits and Inspections handles code matters. Elsewhere in York County, we'll help you sort out the right local code office. Not sure? Call us — we'll sort it out with you.
Costs and questions
No fees. No agent commissions when you sell to us. When you sell to us, we pay the closing costs. When you sell to us, we pay the transfer tax. Your mortgage payoff, liens, back taxes and share of current property taxes remain separate.
Compare sale assumptions with the York Home Sale Net Proceeds Calculator. It is an estimate based on the assumptions entered, not a property-specific offer.
What our sellers say
“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.”
“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.”
Code violations — common questions
Can I sell a York house with open code violations?
Yes. We buy York houses with open code violations as-is. Pennsylvania law generally allows a sale to close with unresolved violations; a court order or blight action follows a different process. We can review the notice with you (68 P.S. §§ 1081–1083).
Do I have to repair or clean the house before selling to you?
No. We buy houses as-is, in any condition — no repairs, no cleaning, no cleanout required to sell to us.
What does a temporary access certificate allow?
It lets a buyer enter to make repairs; a new occupant cannot move in under that certificate (Municipal Code and Ordinance Compliance Act, §§ 2, 2.1 and 3).
Talk with us about a York property
Call 888-274-5006 or send the property address in the form. We can talk through the house and notice with you.
Call 888-274-5006We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.
We give written cash offers in 24 hours.
Takes 2 minutes. No obligation.