Hoarder House or Major Repairs? Cash-Buyer Checklist — Orlando (2025) By People’s Industry Investments — Orlando cash buyers & licensed real estate pros

If a property is packed to the ceiling, has deferred maintenance, or needs big-ticket work (roof, AC, plumbing, foundation, electrical), you have two clean exits: (1) Cash Now, As-Is (fastest, no cleaning or repairs) or (2) Repair-Then-List (more work, often higher top-line). This guide gives you a copy-and-paste checklist, seller-safe contract clauses, and a simple underwriting framework so you can compare Cash Now vs List to Net in minutes.

Your two paths (pick speed vs net)

Path A — Cash Now (As-Is)

Best for: severe clutter/hoarding, biohazard risks, code/permit issues, non-cooperative occupants, or tight timelines.

• No cleaning. No showings. No repairs.

• Close in ~7–14 days with clear title (add time if HOA/condo docs or curative title work are needed).

• We handle junk removal after closing (you can take what you want and leave the rest).

Path B — Repair-Then-List (MLS)

Best for: when you can restore basic habitability to pull in the broader retail buyer pool.

• Finish health/safety items (roof leaks, electrical hazards, water intrusion), then cosmetic triage (paint, floors, fixtures).

• Launch a week-one price with pro media to compress days on market.

Not sure which nets more? Ask us for both numbers: Cash Now vs List to Net for your address/condition.

The Hoarder/Major-Repairs Seller Checklist (copy/paste)

Safety & access

• □ Do not move heavy piles alone; avoid sharp objects, mold, animal waste, needles, or unknown chemicals.

• □ If anyone must enter, use gloves/respirators and keep paths clear of tripping hazards.

• □ Turn power/water off in unsafe areas; photograph before disturbance.

Documentation

• □ Take wide, well-lit photos/videos before any cleanup.

• □ Gather: roof age, HVAC age, recent bills, any permits, prior inspection/insurance letters.

• □ Note water entry points (roof, windows, slab, plumbing).

Paper/Title readiness

• □ Mortgage payoff statement, HOA/condo info, code/permit letters (if any).

• □ If a personal representative/heir is selling, have the authority docs handy (probate/homestead orders, etc.).

Occupants & contents

• □ Decide what stays vs goes (we can buy with contents).

• □ If tenants/relatives are present, list names, lease status, and any notices served.

Exit path

• □ Request two numbers from us: Cash Now (date-certain) and List to Net (after essential fixes).

• □ If listing, schedule junk removal + deep clean and target only health/safety repairs first.

What to fix (and what to skip) for a retail listing

Do first (health/safety & insurance-gate items)

• Active roof leaks / saturated drywall

• Electrical hazards (exposed wiring, missing covers, GFCIs in wet areas)

• Plumbing leaks / non-functioning bathrooms

• Mold/moisture remediation and source control

• Pest infestations with visible structure impact

• Major trip hazards (broken steps/handrails)

Maybe skip (if budget/time is tight)

• Perfect paint throughout (do spot painting)

• Full kitchen/bath gut (replace the worst offenders only)

• Premium flooring (repair high-visibility areas and deep-clean)

For hoarder scenarios: often clean + health/safety + one or two visible cosmetic wins (entry, kitchen face, owner’s bath) is enough to widen the buyer pool dramatically.

How investors (including us) price as-is — a simple model

1. ARV (After-Repair Value): realistic comp price once fixed.

2. Total repair cost (licensed bids + 10–15% contingency for unknowns).

3. Transaction & carry (taxes/dues/insurance while held, selling costs).

4. Minimum margin (risk & capital).

Max Cash Offer ≈ ARV − Repairs − Carry/Costs − Margin.If your List-to-Net (after repairs + time) beats our cash by a lot, we’ll say list it. If the gap is ≲3–5% after stress, most sellers choose Cash Now.

Red-flag conditions (expect retail buyers to balk)

• Non-functional systems: no running water, dead HVAC in peak season, unsafe electrical.

• Widespread moisture/mold or active leaks.

• Foundation/structural movement beyond hairline.

• Extensive pet damage or strong odors throughout.

• Open permits / code violations.

• Biohazard (human/animal waste, needles).

For these, Cash Now (as-is) will usually net more than trying to retail without a significant rehab push.

Contract language you can ask your agent/attorney to add (seller-friendly)

• As-Is, No Repairs: “Property is conveyed AS-IS with no obligation on Seller to make repairs or credits beyond those expressly agreed.”

• Access & Removal: “Buyer acknowledges excess personal property; removal to occur after closing at Buyer expense unless otherwise agreed.”

• Inspection Window (short): “Buyer’s inspection period is __ calendar days from Effective Date.”

• Non-Refundable Deposit: “Upon expiration of inspection, Deposit becomes non-refundable except for failure of Seller to deliver marketable title.”

• No Surprise Re-trade: “Purchase Price shall not be reduced unless new, material conditions are discovered and documented during the Inspection Period.”(Not legal advice; have your attorney/agent review.)

Q&A (concise, direct answers)

Q: Do I need to empty the house to sell?A: Not for cash. We often buy with contents and handle removal after closing. For a retail listing, a basic clean-out + safety fixes is usually enough.

Q: Will a bank finance a hoarder house?A: Only if the home is safe and functional (utilities on, no major hazards). Severe clutter, leaks, or non-functional systems usually kill financing.

Q: What if there’s mold or biohazard?A: Use licensed remediation; document scope and clearance. Or sell as-is for cash and skip the work/time risk.

Q: Can I sell with tenants or family still inside?A: Yes to cash (we’ll close occupied). Retail buyers may demand vacancy—build time for notices or consider cash-for-keys.

Q: How fast can an as-is sale close?A: With clear title and no HOA/condo delays, ~7–14 days is common. Add time if curative title work or association documents are needed.

One-day clean-start plan (if you’re listing)

1. Roll-off dumpster + junk crew booked for a single all-in day.

2. Licensed handyman + electrician for health/safety fixes only.

3. Deep clean + ozone (if odor) the next morning.

4. Pro photos and go live with a week-one price & strong showing access.

5. If momentum lags, pivot to our pre-agreed cash number—no time lost.

What we handle for you

• Two written numbers fast: Cash Now (as-is, contents OK) vs List-to-Net (after minimal fixes).

• White-glove logistics: title, payoffs, HOA/condo estoppels, junk removal scheduling, and post-closing clean-outs.

• Zero-stress pivot: if the MLS path underperforms, switch to our cash offer without restarting the clock.

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