A few years back our house was struck with lightening and caught on fire. Fire dept was quick and we lost about half of the 2nd floor. We obviously did remediation and repairs. The house is completely fine now and no damage remains. But do we need to disclose this when selling our house? Will the fact that it caught on fire affect our home value?
Asked by Tony| 03-23-2026| 45 views|Selling|Updated 1 month ago
Yes, you do need to disclose it.
A past fire is considered a material event, even if everything was fully repaired. It’s better to be upfront than have it come up later and create issues.
On value, it depends on the quality of the repairs.
If everything was properly permitted, inspected, and rebuilt well, most buyers won’t discount it much. Some may even see it as “newer” construction in parts of the home.
Where it hurts is if buyers feel uncertain. Missing permits, poor workmanship, or incomplete info can lead to lower offers.
Best way to handle it is simple.
Have documentation ready. Permits, repairs, before and after if you have them. Show that it was done right.
Disclose it, back it up, and most of the concern goes away.
A past fire only hurts your value if the repairs were poor or unpermitted. If you have a Certificate of Completion from a licensed restoration firm and all the 2026 city permits, it can actually increase value because the affected area is now "brand new" compared to the rest of the house. However, any lingering "smoke odor" is a total deal-killer—if a buyer smells it, they will assume there is hidden structural damage and slash their offer by 20%.
A past fire can affect buyer confidence, but it does not have to hurt value if the repairs were done properly and documented well.
Most buyers will want to know what happened, how extensive the damage was, who did the repairs, whether permits were pulled, and whether the home has been fully inspected since then. If you have insurance paperwork, contractor invoices, permits, final inspections, engineering reports, or photos showing the repair process, keep all of that organized.
Disclosure rules vary by state, but I would be upfront with your agent about it. A fire that damaged part of the home is the kind of thing you do not want a buyer discovering later through insurance history, neighbors, old records, or an inspection question.
The best way to protect value is to show that the issue was handled correctly and that no damage remains. Buyers are usually less scared by a past problem when the paperwork is clean and the repairs make sense.
Austin Moore
Austin Moore & Company Real Estate
Realtor in Longview, Texas
Yes. In California, sellers are required to disclose material facts that could affect a buyer’s decision.
A prior house fire—even if fully repaired—falls under that!
Hi Tony,
Great question—and one that comes up more often than you might think.
Real estate disclosure requirements can vary by state, so it’s always a good idea to confirm with a local real estate professional or real estate attorney in your area. In many states (including here in Arizona), sellers are required to disclose any known material facts about the property that could affect a buyer’s decision.
Even if the damage has been fully repaired and there are no remaining issues, a past fire is typically something that would be disclosed, along with the repairs/remediation that were completed. Providing documentation of the work done can also help reassure buyers.
As for value, it really depends on the situation. If repairs were done properly and the home is in good condition, the impact is often minimal—but buyer perception can vary. Transparency tends to go a long way in maintaining trust and keeping a transaction on track.
Best of luck with your sale!
