The One Thing We Will Not Advise You On
What to put on your disclosure statement.
North Carolina lets a seller answer No Representation to questions carrying that option, even where they have knowledge. A buyer who encourages you to use it is advising you on a matter with legal consequences while standing on the other side of the transaction, and that is a conflict however friendly the advice sounds.
We will tell you what the statute provides and that the expert report route exists, because those are facts. What we will not do is tell you which to choose. North Carolina closes through attorneys and this is squarely within what they handle.
Is That Not Just Covering Yourselves?
What We Do Say About It
That an engineer's report attached to the disclosure statement discharges the duty under the statute, and that on a fire file it usually raises what you get offered rather than lowering it.
That is not disclosure advice; it is a fact about how buyers price. A documented structure gets priced. An undocumented one gets discounted at the worst plausible case, and on a burned house that range is wide.
What We Buy
Fire-damaged houses anywhere in Mecklenburg County, at any point on the scale from light smoke through to a cleared foundation. Charlotte itself and every one of the six towns. Pre-war stock through recent subdivision construction. It makes no difference to us whether the claim is open, paid, refused or was never made, or whether the property was lived in, let, empty or is being sold by an estate.
Geography is the limit. Cross the county line into Gaston, Cabarrus, Union or Iredell and the consolidated department no longer applies, along with everything we know about working inside it, so we would be the wrong buyer and will say so straight away.
How the Number Is Built
Finished value of a house on that parcel, or the parcel's value where the municipal zoning supports more, less the cost of getting there, less carrying cost, less the excise stamps, less margin.
What makes Charlotte offers differ is almost entirely information. Because sellers here control what buyers learn, two buyers looking at the same house may genuinely be looking at different amounts of it, and their numbers reflect that rather than any disagreement about value.
Why Is the Spread Between Offers So Wide Here?
Where Our Interests Diverge From Yours
We are the buyer. Not an adviser, not neutral. We benefit if you accept less and decide quickly.
Which is exactly why we will not touch the disclosure question, and why we encourage you to hand identical information to everyone including us. Both positions cost us the advantage that comes from knowing more than our competitors, and we take them because a file that unravels over a disclosure problem costs more than the advantage was worth.
Everything else is checkable: Chapter 47E at the General Assembly's site, Mecklenburg Code Enforcement for the permitting position, the Register of Deeds for what we have actually bought.
We are also not brokers, not public adjusters, not contractors, not contract assigners and not lawyers.
When a Different Buyer Is the Right One
A lot buyer, where the municipal zoning supports more. They price the parcel rather than the house and they will beat us.
A rehabber, where the report shows sound framing. Restoring is their business and they can pay closer to finished value than a buyer pricing a rebuild.
Nobody — repair it. Where the repair sits below finished value, restoring nets more, and it produces a settled disclosure rather than one that keeps needing correction.
Why Point Me Away From a Sale?
Reaching Us
Send an address through any form on this site. Before you deal with us, read the approach on our page about how to tell local cash buyers apart, and check what the statute provides on our page covering disclosure choices and one building department.