Sell a house that needs repairs in Hamburg & Orchard Park, NY — no contractors, no punch list

How we help with repair-heavy houses.

1. The cost of the work is reflected in the written offer — and the reasoning is in writing too.
2. No contractor bids to collect, no estimates to chase, no project to manage.
3. No listing photos pretending the house is something it is not.
4. Our construction division renovates the house after closing — that is the business model, and it is why the offer can be fair.

Selling a house in Hamburg or Orchard Park: what's different locally

Hamburg and Orchard Park are Southtowns properties — bigger lots, garages and outbuildings, sometimes a well or septic system — and the values and mortgage balances tend to run higher than in the city. That combination makes condition and payoff math matter more than ever. We buy as-is, account for the well, septic and outbuildings in the offer, and never ask you to repair anything before a sale can go through.

The real cost of fixing a Buffalo home before selling

Older Buffalo housing stock, a lot of it 70-100+ years old, often carries issues that don’t show up until an inspection: knob-and-tube wiring, aging roofs, foundation settling from freeze-thaw cycles, or outdated plumbing. A traditional buyer’s lender will usually require these fixed before closing, which means the seller fronts the repair cost with no guarantee the sale even closes afterward. We buy homes in any condition, including ones that wouldn’t pass a conventional inspection, so there’s no repair list to work through and no risk of a buyer backing out after an inspection turns something up.

What older Buffalo houses tend to need

Much of Buffalo's housing was built before 1950. Age brings repairs that stop a traditional sale in its tracks:

Fix it first, or sell as-is?

Quick test: get two contractor quotes, add the months of carrying costs while work is done, then compare that total with our written offer. If the city has cited the house, see selling with code violations.

Repairs needed: your options

How we look at a house that needs work

1. 01

   You tell us what is wrong

   Send the address and what needs work, and you can include a few photos.

2. 02

   We review it

   We look at the condition and recent nearby sales.

3. 03

   We send a written offer

   A cash offer based on the house as it is.

4. 04

   You choose the closing date

   If you accept, the date is yours to pick.

You do not need to repair, stage or deep-clean. In many cases you can leave behind items you do not want to move, and we confirm that up front.

Disclosure in New York, in plain English

• Property Condition Disclosure Act: New York sellers generally either give the buyer a disclosure statement or credit the buyer $500 at closing. See the NY Department of State.
• Lead paint: for homes built before 1978, federal law requires you to disclose known lead paint hazards. See the EPA lead program.
• Some sales are exempt, such as sales by an executor of an estate.

Ask your attorney how this applies to your sale. We will explain exactly what paperwork we need from you. If the house came to you through an estate, see selling an inherited house. If it is also sitting empty, see selling a vacant house.

Why sell to Irish Jones Home Buyers.

We buy as-is

Condition is our starting point, not your problem to fix first — repairs, belongings and all.

No fees or commissions

No listing agreement and no agent commission. The written offer is the number.

Close on your timeline

Cash means no bank approvals in the way — you pick the closing date that fits.

Local & licensed

A Buffalo office, a 716 phone number and NY real estate license #10491209386 you can look up.

Meet the team handling your sale

Matt Irish-Jones

Co-founder & CEO, Irish Jones

NY real estate license #10491209386 · 716-768-4915

The person on this page is the person who answers the phone.

Earl Altheide

Partner, Irish Jones · Division lead, Irish Jones Home Buyers

NY real estate license #10491209386 · 716-768-4915

The person on this page is the person who answers the phone.

Quick answers.

Do you buy Hamburg and Orchard Park homes with wells, septics or outbuildings?

Yes. We buy these Southtowns properties as-is and account for the well, septic and outbuilding condition in the offer instead of asking you to repair them first.

Do you buy anywhere in the Southtowns?

Yes — Hamburg and Orchard Park are inside our service area, along with the rest of Erie County and Western New York.

Can I sell my house as-is in New York?

Yes. Selling as-is means you do not make repairs before closing, and the buyer accepts the condition. You still have disclosure duties in New York, and the price will reflect the work needed. Cash buyers regularly purchase as-is, which avoids inspections turning into repair negotiations. Ask us for a written offer and compare it with what listing would net after repairs and fees.

Do I have to disclose problems?

Generally yes. New York's Property Condition Disclosure Act has sellers either complete a disclosure statement or give the buyer a $500 credit at closing. Homes built before 1978 also require lead paint disclosure. Some sales, such as those by an estate's executor, may be exempt. Check with your attorney about your specific sale, and we will explain the paperwork we need from you.

What repairs do buyers' lenders usually require?

Lenders usually want a safe, livable home with a sound roof, working systems and no major structural or safety hazards. Government-backed loans are stricter. When an inspection or appraisal flags issues, the buyer can ask for repairs, a price cut or walk away. Selling to a cash buyer removes the lender's repair conditions from the deal.

How much does it cost to fix a house before selling?

It varies widely. A roof replacement, electrical upgrade, foundation repair or boiler replacement can each reach five figures, and older Buffalo homes often need more than one. Add months of carrying costs while work is done. Get two contractor quotes, then compare the total with an as-is offer to see which leaves more money in your pocket.

Will the offer change if the house needs a roof or foundation work?

Yes, because the offer reflects the home's condition and the work needed. A house needing major repairs will draw a lower offer than a move-in-ready one, but you also skip repair costs, commissions and months on the market. We explain how we reached the number so you can judge whether it beats listing.

Do I need to clean it out first?

No. In many cases you can leave unwanted belongings in the house, and we will talk through what to take and what stays. Cleaning out a whole house is one of the biggest hurdles for owners, especially with inherited or long-owned homes. Tell us the condition and we will confirm how we handle contents before you commit to anything.

How is the offer calculated?

We look at the home's condition, recent comparable sales nearby, the cost of needed repairs, and the time and costs involved in resale. We then make a written offer, with no listing agreement, commissions or agent fees on your side. You can ask us to walk through the numbers, and you are free to compare the offer with other options.

What if the house fails a buyer's inspection?

In a traditional sale, a failed inspection can lead to a renegotiated price, repair demands or a canceled contract, and you may have to relist. With a cash purchase there are no lender-driven repair conditions standing in the way. Sellers often choose this route when repairs are expensive or they cannot risk a deal falling through.

This page is general information, not legal or tax advice. Talk to a New York attorney or CPA about your situation.