Sell a House After a Failed Occupancy Inspection
Local cash home buyers since 2016. 1,000+ houses bought in St. Louis MO & IL. We buy 50+ homes a year. 4.7 on Google from 65+ reviews. Read Google reviews.
As-is cash offer. No repairs. We typically cover closing costs. About 2 weeks. You pick the date.
How it works: 3 steps
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Call or send the address
A few questions, then a preliminary cash range on the phone. No obligation.
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30-minute walkthrough
No cleaning. David or Mike walks the house and sends a written offer. We can show proof of funds before you sign.
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You pick the closing date
Typically about 2 weeks, or on your timeline. Title company closing. The title company releases payment after closing.
Cash offer vs listing vs FSBO
Categories, not a quote. Agent commission is negotiable. See cash offer vs listing for the full write-up.
| Factor | House Sold Easy cash | Listing with an agent | For sale by owner |
|---|---|---|---|
| Time to close | About 2 weeks, you pick the date | Often 60 to 120+ days including prep | You find the buyer |
| Repairs | None. We buy as-is | Often needed to list and appraise | Buyers still inspect |
| Showings | One walkthrough | Many showings | You host them |
| Commission | None | Negotiable; often mid-single digits | None |
| Closing costs | We typically cover ours | Seller often pays a share | Seller usually still pays |
| Financing risk | Cash | Buyer loan can fail | You carry that risk |
A failed occupancy inspection is a municipal punch list, not a House Sold Easy rule. We still buy as-is for cash. Typical close about two weeks, or on the seller's timeline. We typically cover closing costs. Call 636-525-1566.
Official sources: start here
- St. Louis City: Residential occupancy / Housing Conservation. The City states that 100% of property is in a Housing Conservation District.
- St. Louis County: Occupancy permit applications.
- Building Division (City): stlouis-mo.gov Building.
- Plain English by town: occupancy permits by municipality.
- Code notices that are not occupancy: selling with City code violations.
Fees, re-inspection rules, and who must apply change. Use the official page for your municipality. Use the official municipal page for the current fee. ## What “failed” usually means
The inspector listed items, smoke alarms, handrails, peeling paint, an open permit, a sewer question. Some lists are a day’s work. Some are a remodel. A cash buyer can often close while items remain open. Who clears the list is a contract question. Tell us what is on the paper.
Unpermitted work on the same file: unpermitted work. Sewer laterals: sewer laterals.
Common questions
Do I have to finish the punch list before you buy?
Not always. We buy as-is. Say what is open.
Is a failed occupancy the same as condemned?
No. Condemned / vacant-building notices are a different paper. Condemned.