What We Will Ask You to Sign
A purchase contract. One document, naming our entity as buyer, with the price, the closing timeline and who keeps any insurance proceeds stated on its face. Nothing about it should require explanation from us to be understood.
Ordinary closing documents. Deed, affidavits and whatever the title company requires, at the closing table, prepared by the title company rather than by us.
That is the whole list. If a third document appears, ask why.
What We Will Never Ask You to Sign
An assignment of benefits. We are not a contractor and we have no business standing in your policy. On a policy issued or renewed from 1 January 2023 no new assignment is available anyway, and on an older policy we would still have no reason to want one. The full position is on our page covering liens and the assignment.
A direction to pay. It would put your insurer's cheque in our hands before we own anything. Who keeps the claim proceeds is a term of the purchase contract, negotiated in the open, not a payment instruction signed separately.
Any authority to act on your claim. Not to speak to your adjuster, not to negotiate scope, not to receive correspondence. Our interest in your settlement runs opposite to yours and we would rather not be near it.
A work authorisation of any kind. We do not carry out work on a property we do not own. Anyone asking you to authorise work before closing is asking you to become the owner or operator on a job for their benefit.
Why Publish a List of Things You Do Not Do?
What We Will Ask You For, But Not to Sign
Copies of what you have already signed. Work authorisations, anything from a restoration company, anything you were handed in the first hours.
Any envelopes you have received. Notices to Owner in particular, because each one names a party from whom a written release should be obtained.
We will tell you what kind of documents those appear to be. We will not tell you what they mean for you, because that is a Florida construction lawyer's job and we are the party trying to buy your house.
What We Will Do Without Asking You for Anything
Search the county clerk's official records for your address, in the correct county, to see what is already recorded. Pull the parcel record, the permit history and the deed.
All of that is public, none of it requires your signature, and we will tell you what we find whether or not you sell to us. If something is recorded against your property you should know, and you should not have to buy that information from anybody.
How We Make Money
We buy below what the finished property is worth, do or arrange the work, and keep the difference less costs. Nothing is charged to you: no fee, no commission, no deduction, no cost for a figure and none for declining one.
Which means we want files where a real gap exists. In Riverside, at the beaches and in the growth areas south of the city, that gap frequently belongs to a rehabber or to you rather than to us, and our written figure says so.
Where Our Interests Diverge From Yours
We are the buyer. We benefit if you accept less and decide sooner, and everything above is still true.
Which is why the checks run through public sources rather than through us. The county clerk for what is recorded. The property appraiser for the parcel and the county. A construction lawyer for what your documents mean. The state licence lookup for who is brokering and who is buying.
We buy as principal, in our own entity, with our own funds, and we take title. The contract is not assigned. We are not brokers, not public adjusters, not contractors and not lawyers.
What We Buy
Fire-damaged residential property across Jacksonville and the surrounding counties, in any condition from smoke to cleared lot, in the consolidated city, the beach municipalities and Clay, St. Johns, Nassau and Baker. Claims open, settled, denied and uninsured. Owner-occupied, tenanted, vacant and inherited.
Beyond this region the picture changes and we would be the wrong buyer.
To start, send an address through any form here. Before you do, read the sequence on our page about how the process actually runs, and the sorting question on our page about how to tell local cash buyers apart.