Sell Your Indiana House with Unpermitted Work — Cash Buyer, No Repairs

Why Unpermitted Work Kills Traditional Sales

When a buyer uses conventional financing, their lender orders an appraisal. Appraisers are required to note unpermitted improvements — and lenders often refuse to lend on homes with significant unpermitted work until it's either permitted or removed. FHA and VA loans are especially strict. This means a large portion of the buyer pool is simply unavailable to you.

Even cash buyers in the traditional market often walk away from unpermitted work because they worry about future resale. Disclosure requirements in Indiana mean you must tell buyers about known unpermitted improvements — which further narrows your options.

Bartolini Cash Buyers factors unpermitted work into the offer and handles the situation after closing. You don't need to retroactively permit anything, tear out improvements, or navigate a chain of buyers. Vince B. makes the offer — you deal with one person, start to finish.

Common Unpermitted Work We See in Indiana Homes

Finished basements are the most common unpermitted improvement we encounter. Many Marion County and Indianapolis homeowners finished their basements without pulling permits — adding bedrooms, bathrooms, or living space that doesn't appear in county records. This creates a discrepancy between listed square footage and actual square footage that complicates traditional appraisals.

Garage conversions, room additions, deck and patio structures, electrical panel upgrades, HVAC replacements, and plumbing modifications are all frequently done without permits. In older Marion County homes, it's common to find multiple generations of unpermitted work layered on top of each other.

We've purchased homes with all of these issues. Our offer reflects the as-is condition and the cost of any remediation needed after closing — you receive a clean, certain exit without having to navigate the permit process.

What Happens to Unpermitted Work After We Buy

After closing, we handle the unpermitted work ourselves — whether that means retroactively permitting improvements that meet code, modifying work that doesn't, or removing it entirely. That's our problem, not yours.

You receive your cash at closing and walk away. No permit applications, no contractor negotiations, no city back-and-forth. The unpermitted work becomes our responsibility the moment the deed transfers. The unpermitted work becomes our responsibility the moment the deed transfers.