Fire, Flood, or Hurricane Damage? Sell Without Repairs — Orlando Guide (2025) By People’s Industry Investments — Orlando cash buyers & licensed real estate pros

You can sell a storm-, water-, or fire-damaged Orlando home as-is. Your cleanest options are: (1) Cash Now with no repairs or showings; (2) Repair-then-List if you want the highest top-line price; (3) Sell With an Open Claim using credits/escrows or a claim transfer plan agreed by all parties (you, buyer, carrier, and any mortgagee). We routinely close in 7–14 days when title is clear—even with tarps, mitigation in progress, tenants, or code notes.

Step 0: Safety & documentation (do these first)

1. Protect people & the structure. Shut off main power/water if unsafe; hire licensed mitigation (board-up, water extraction, drying).

2. Document everything. Wide photos/video of every room, exterior elevations, roof, ceilings, baseboards, cabinets, mechanicals. Keep receipts.

3. Notify your insurer and get a claim number. Ask whether they need access before demolition or removal of materials.

4. Don’t sign “forever” contracts you don’t understand (e.g., open-ended assignments). Short, written scopes with caps are safer.

5. Pull permits for any structural, electrical, or roofing work. Unpermitted “quick fixes” can kill a retail sale later.

Your three viable sale paths (choose speed vs net)

1) Cash Now (As-Is)

Best for: significant damage, time pressure, insurance or appraisal headaches, or when you want date certainty.

• No repairs, no showings. We buy exactly as it sits (tarp on, mitigation running, contents inside).

• Timeline: commonly 7–14 days with clear title; add time for HOA/condo paperwork or curative items.

• Who pays what: we spell out buyer vs seller costs up front; you’ll still see normal seller items like doc stamps, prorated taxes/dues, and any liens/payoffs.

2) Repair-Then-List (MLS)

Best for: damage is moderate, you can finish to code, and you want to maximize net.

• Finish permitted work, pass finals, deliver closed permits and warranties.

• Launch a week-one price with pro media; target clean financing (conventional/cash).

• Expect 40–75 days end-to-end when priced correctly.

3) Sell With an Open Claim (hybrid)

Best for: you have an active claim or pending payment but don’t want to do the work.

• Structure options (pick one and put it in writing):

  • Seller keeps claim → gives buyer a credit at closing (you keep any remaining proceeds).

  • Claim proceeds assigned/endorsed to buyer by agreement with the carrier & mortgagee (not always permitted; must be coordinated).

  • Escrow holdback for known scope so the sale funds while repairs/claim wrap up.

• Title doesn’t insure “repairs,” it insures ownership—so the key is handling liens, payoffs, and paperwork cleanly.

Insurance basics (plain English)

• HO vs. Flood: Standard homeowners’ policies don’t cover flood (rising water); flood is a separate policy. Wind/hail/hurricane typically sit under homeowners’ with a percentage hurricane deductible.

• RCV vs. ACV: Replacement Cost (RCV) pays full replacement (often after work is completed); Actual Cash Value (ACV) is depreciation-adjusted. Many carriers release ACV first, then recoverable depreciation after proof of completion.

• Mortgagee on checks: Claim checks are often payable to you + your lender (and sometimes contractors). Plan time for endorsements or use an escrow.

• Mitigation invoices & liens: Unpaid mitigation/roofers can record mechanics’ liens. Get final statements/waiversbefore closing.

Title & permitting issues (what really slows deals)

• Open/expired permits → close them or craft a holdback with your buyer and title.

• Code enforcement → request an affidavit of compliance once issues are corrected; if fines accrued, pursue fine reduction post-compliance.

• HOA/condo → order estoppels early and deliver any architectural approvals or association incident reports you received.

How investors (and we) underwrite damaged homes

A simple framework you can sanity-check:

ARV (after-repair value)– Verified repair scope (licensed bids, plus 10–15% contingency)– Transaction costs & carry (taxes/dues/insurance while held)= Max allowable offer range

If your MLS List-to-Net beats our cash by a lot, we’ll say so and list it. If the gap is ≲3–5% after time/risk, most owners choose Cash Now.

Q&A (crisp, copy-ready)

Q: Can I sell a hurricane-damaged home in Orlando without fixing it?A: Yes. A verified cash buyer can close as-is. Retail buyers with loans usually require permitted repairs and insurance clearance.

Q: What if I already filed a claim—can I still sell?A: Yes. Either keep the claim and credit the buyer, assign/endorse proceeds with carrier/lender cooperation, or use an escrow holdback tied to the known scope.

Q: Do I have to replace the roof to sell?A: Not for cash. For financed buyers, insurers/lenders often require a roof within certain age/condition limits or documented repairs.

Q: Will mitigation or contractors lien my house?A: They can if unpaid. Collect final invoices and lien waivers; your title company will require clean payoffs or waivers to issue the policy.

Q: How fast can an as-is cash sale close?A: Commonly 7–14 days with clear title; add time for HOA/condo docs or curative items.

Seller checklist (paste into your notes)

• □ Claim number, adjuster contact, any estimates/letters

• □ Mitigation invoices, dry-out logs, roof tarp receipts

• □ Contractor bids with license/insurance info

• □ Permit status (open/closed), inspection reports

• □ HOA/condo estoppel + any incident letters

• □ Mortgage payoff & any other liens (taxes, utilities)

• □ Decide path: Cash Now | Repair-Then-List | Open-Claim Sale

• □ If open-claim sale: choose credit, proceeds endorsement, or holdback (and confirm with title + carrier)

Sample contract language to discuss with your agent/attorney (seller-friendly)

• Known Damage Disclosure: “Seller has disclosed storm/fire/water damage and provided claim documents and contractor bids dated //__.”

• Holdback: “Closing agent shall hold $____ from Seller’s proceeds to satisfy [roof/mitigation] invoices and secure lien waivers; surplus to Seller upon proof of completion.”

• Proceeds Handling (if applicable): “Insurance proceeds under Claim #________ will be credited to Buyer at closing (or) endorsed to Buyer subject to carrier and lender requirements.”(Not legal advice—have your attorney review.)

What we’ll do for you

• Two numbers fast: Cash Now (as-is) vs List-to-Net (post-repair) for your exact address/condition.

• White-glove title orchestration: payoffs, estoppels, lien waivers, claim-proceeds handling, and escrow holdbackswhen needed.

• Zero-pressure pivot: If MLS momentum lags, switch to our cash offer without restarting the clock.

People’s Industry Investments (Orlando, FL)Cash offers • Realtor services • Land & development