How To Sell A House With Fire Damage


|10 min read

What is a homeowner’s worst nightmare? A fire. Even the smallest of home fires can cause thousands of dollars in damage. It’s even more devastating if you are planning to sell soon or if you don’t have the funds to make the repairs. Usually, home insurance steps in and covers most of the cost. However, that’s not the case for every scenario.

Sometimes, the damage isn’t too extreme, just cosmetic, meaning that it doesn’t have to be repaired. But how do you sell a house with fire damage?

If your property has been scarred by fire, whether it’s extreme damage or just smoke damage, you have two options when selling: either make the necessary repairs or sell the property as-is.

When choosing to sell a fire-damaged house without repairs, it’s crucial to understand exactly how the damage affects the sale. You want to know how the sale impacts the property’s value, what you need to disclose, and how to market the home. For a successful sale, find an experienced real estate agent who knows how to sell a house with fire damage.

Does Fire Damage Affect Home Value?

If you’ve been a victim of a house fire, you usually have the option to receive your insurance payout and then sell the property-as is. But when choosing this option, it’s essential to understand just how much of an impact the damage has on property value.

Any sign of a fire-damaged house will impact the home’s value. When a buyer or their home inspector sees fire damage, it raises immediate red flags. How much the home’s value will be impacted depends on the severity of the damage.

If you’re considering selling a fire-damaged house, you need to understand how it impacts the home’s value.

Direct Physical Damage

Damage that has impacted the structural integrity, electrical systems, plumbing, HVAC, or any interior elements will have a considerable impact on a home’s value.

Buyers will be deterred by the project’s time requirements, costs, and the unknown factors related to renovation or hidden damages.

Restoration and Repair Costs

Getting an accurate cost of repairs on any home can be challenging, but it is especially difficult on a property with fire damage. For example, even if part of a home doesn’t appear to have damage, it could be impacted by smoke, requiring work and money to eradicate the smell.

Buyers don’t like dealing with unknowns. When making an offer on a fire-damaged home, they will account for potential hidden damage leading to unforeseen expenses. This could lead to a below-market sale price.

Property owners are legally required to disclose the history of a property and any damage it may have, including fire damage. Even if there’s no longer any visible damage, the incident still needs to be disclosed. Furthermore, when the property is sold again, the fire will have to be disclosed.

But the legal impacts of fire damage doesn’t stop at When undertaking large renovations, it’s common for counties to require compliance with updated building codes. Potential buyers may be deterred by a renovation project that could escalate into a larger project than anticipated.

Long-Term Effects

Damage from a fire can impact a home in the long term. For example, the property could have ongoing maintenance issues due to compromised structural elements. In addition, there is the potential for reduced lifespan of electrical and plumbing systems.

When selling fire-damaged properties, it’s important to remember that a decrease in value due to the physical damage is only part of the concern. Additionally, you’re facing decreased market value due to the stigma of fire damage. Buyers fear future negative repercussions from the fire and therefore, there’s a higher likelihood of lower offers due to perceived risks.

Can you sell a house with fire damage?

Yes, you can sell a house that has suffered fire damage. However, it requires strategic planning and proper execution for a successful sale.

There are important steps you must take in order to minimize the impact of the damage, maximize your sale price, and attract qualified buyers who understand the property’s history.

With the right approach, you can overcome the challenges posed by fire damage, even significant destruction, and sell your house for a competitive price. It starts with thoroughly evaluating the extent of the damage, making informed repair-or-sell choices, pricing accordingly, disclosing properly, and marketing effectively.

Assess the Extent of the Damage

After a home fire, a professional damage assessment is critical beyond just the local fire department report. This evaluation should be done by an experienced home inspector or restoration specialist.

They will thoroughly inspect room-by-room to catalog all fire, smoke, soot, and water damage. They will examine the structural integrity of the foundation, load-bearing walls, roof, and framing. Electrical, plumbing, HVAC, and other systems will also be evaluated. The goal is to document visible damage plus hidden issues that may cause future problems.

The inspector will look for charring, smoke residue, water stains, mold, melted wiring, broken appliances and plumbing, and structural instability.

This documentation will prove invaluable when deciding on repairs versus selling as-is. It also helps homeowners gauge the impact on property value accurately and helps alleviate buyer concerns if the property is sold as-is.

The assessment should be objective and comprehensive. With an accurate understanding of the necessary repairs and associated costs, you can make strategic decisions about how to proceed. Though the impact of a fire on your home can be emotional, try to let logic prevail. The inspection report provides a factual baseline to inform the next steps. Leverage it to set realistic pricing and determine the best approach to maximize your sales.

Contact a Professional Appraiser

After thoroughly documenting the physical fire damage, the next step is assessing the financial impacts. Hire a professional real estate appraiser to analyze how the fire damage affects your property’s market value.

First, the appraiser will establish what the pre-fire value was before the incident occurred. Next, they will calculate the current “as-is” value, taking into account visible damage, required repairs, potential hidden issues, and the stigma of fire damage. Finally, they will estimate a post-repair value as if all damage had been fixed.

Comparing the pre-fire, as-is, and post-repair valuations provides crucial data for deciding whether to sell as-is or make repairs first. It helps weigh your options. Also, factor in that some buyers may still avoid a repaired home if they’re aware of past fire damage.

Be sure to review the appraisal findings with your real estate agent as well. Their local market knowledge can assist in interpreting what the numbers mean for your situation. They can also research sales of other comparable fire-damaged homes for additional perspective on pricing and demand.

Getting an expert appraisal gives you an informed starting point for establishing a competitive asking price. The valuation analysis empowers homeowners to make strategic decisions on repairing or selling the fire-damaged property as-is.

For homeowners selling a fire-damaged house, insurance and legal issues can be confusing. It is recommended that you work with real estate experts to guide you.

First, review your home insurance policy and start the claims process. See what money you can get for repairs or cash payouts in comparison to how much it will cost to make the repairs. In some scenarios, it can be better to take the cash payment and sell the property as-in.

Next, it’s important to talk to your real estate lawyer about disclosure laws. In most states, you must tell buyers about any fire history. It’s important to make sure you resolve any lingering liabilities.

If you make extensive repairs, you must get the needed permits. Inspectors will check your work, and unpermitted work can make it even harder to sell a property. Remember, you’ll probably still need to disclose the fire and what repairs have been made. So, keep track of receipts, invoices, and warranties.  

It’s hard work, but tackling insurance and legal matters head-on avoids more significant headaches later.

Decide on Repairs vs. Selling As-Is

Homeowners with a house fire-damaged property have a big decision to make – should you repair the fire damage before selling or sell the fire-damaged home as-is? 

To decide, consider the pros and cons of each option.

Repairing Fire Damage 

For many homeowners, repairing fire damage prior to selling just makes sense. Though it requires an investment of time and money, repairs can help maximize the sale price by restoring the home’s pre-fire value and appeal. There’s also peace of mind in knowing all issues have been properly addressed. 


  • Repairs can increase value closer to the pre-fire damaged house estimate.
  • Restoring the home can appeal to buyers wary of a property’s fire history.
  • Repairs ensure the home meets building codes and is safe after fire damage.
  • Peace of mind knowing all fire-related issues have been properly addressed.


  • Added time and hassle of completing fire damage repairs.
  • Construction costs to repair fire damage may eat into profits.
  • Stigma may still remain for some buyers of a repaired fire damaged house.

Selling a Fire-Damaged House As-Is 

Selling the fire-damaged property in its current as-is condition may be preferable. While this route has trade-offs, it can allow homeowners to avoid the hassle of renovations and quickly monetize the home through a sale.


  • Avoid the time and expense of repairs – this allows you to sell faster.
  • Capitalize on insurance payouts received – payouts may cover the reduction in sale price.
  • Tap into hot real estate demand; as-is homes appeal to some investors.
  • If damage was minor, repairs may not be worth the cost.
  • The only option, if lacking repair funds – as-is sale pays the mortgage.


  • Likely greater reduction in the value of the fire-damaged property
  • A smaller pool of buyers willing to take on repairs of fire-damaged houses
  • May still need to make some minimum fixes to fire-damaged homes

How to Set a Realistic Price on a Fire-Damaged Property

Pricing a home that’s been damaged by fire requires careful consideration. You’ll need to find the optimal balance that attracts buyers without losing profits. Follow these tips:

  • Assess market conditions: Is it a hot seller’s market or a cooler buyer’s market in your area currently? This impacts pricing power.
  • Research recent sales of comparable fire-damaged homes nearby: What prices did they sell for? How did those compare to non-fire-affected homes?
  • Factor in the damage assessment: What is the projected value after repairs are completed? What about the current as-is value before repairs?

When marketing your home, consider offering fire-related disclosures and inspections upfront to ease buyer concerns over the condition. Make sure to highlight any repairs or remediation you’ve already completed to justify a higher price.

With the right pricing strategy tailored, you can optimize your property’s sales value even when selling a home damaged by fire. The extra effort pays dividends.

Preparing a Property Damaged by Fire for Sale

When selling a house that has been impacted by fire, take the time to properly prepare the property for sale. The right prep work can maximize the home’s appeal and marketability for buyers.

1. Thoroughly Clean and Deodorize

Conduct deep cleaning throughout the entire home to eliminate any lingering smoke odors, soot residue, ash deposits, or other signs of fire damage. Focus on areas where smells or stains may linger.

Here are some tips for eliminating the smoke smell.

  • Steam clean carpets and upholstery throughout.
    Professional carpet cleaning services using truck-mounted units can help lift odors from carpets and fabrics.
  • Wash all walls, vents, ceilings, and other hard surfaces with degreasing cleaners.
    Use oil-cutting agents and plenty of elbow grease to remove soot stains.
  • Clean blinds, curtains, and window treatments.
    Consider replacing it if the smoke smell persists after professional cleaning.
  • Scrub inside fireplaces and chimneys to remove ash.
    Chimney sweeps can provide deep cleaning services.
  • Clean inside all cabinets and drawers.
    Wipe down shelves, remove drawers and shelves to clean interior sides, and wipe down any stored items.

Unless you’re selling a considerably damaged property, it’s important to be exhaustive – lingering smoke smells will turn buyers off.

2. Make Cosmetic Repairs

Inspect all areas that show visible signs of fire damage. Make minor repairs strictly to improve appearance and marketability, but do not hide damage. Focus on fixes that provide visual appeal without significant cost, such as:

  • Repaint walls or ceilings with minor smoke damage, cracks, or charring. Use an odor-blocking primer before repainting.
  • Refinish wood floors, cabinets, or railings that have minimal scorching. Replace severely damaged sections as needed.
  • Replace cracked or foggy window panes.
  • Patch holes in drywall from firefighting efforts.
  • Replace damaged doors, especially the main entry door.

The goal is a well-cared-for appearance without over-improving just for sale.

3. Ensure Safety and Code Compliance

Hire home inspectors to thoroughly assess the safety of all systems before listing. Repair or replace any damaged components that pose a safety risk, especially electrical, plumbing, and gas systems.

  • Check the electrical system for damaged wiring, switches, or fixtures. Rewire areas affected by heat or water.
  • Inspect plumbing for leaks or cracks. Replace any compromised sink, toilet, or pipe fittings.
  • Check the HVAC system for smoke damage. Clean or replace air ducts or filters as needed.
  • Make sure gas lines are intact. Check appliances for leaks or malfunctions.

While you may be selling a property damaged by fire, it’s important to make sure it’s safe to inspect. If making the property safe is impossible, make sure you contact a lawyer and protect yourself from liability.

4. Improve Curb Appeal

Enhance exterior areas visible to potential buyers driving up. If the interior of the home is damaged, an appealing exterior can help encourage buyers to see the home’s potential.

  • Paint or power wash exterior surfaces like siding or decks.
  • Mowing, edging, and weeding the lawn.
  • Raking up leaves and debris.
  • Sweeping walkways, porches, and patios clear of dirt and leaves.

Great curb appeal helps buyers envision the home’s potential and leave a positive first impression. With strategic cleaning, repairs, and upgrades, sellers can successfully position a fire-damaged home to attract buyers despite its flaws. The effort pays dividends through potentially higher offers.

Disclose Fire Damage to Potential Buyers

When flames have ravaged a home, the damage left behind can create lasting impacts for buyers long after the embers cool. That’s why full transparency is perhaps the seller’s most critical responsibility when a property’s past is charred by fire.

Completely disclosing the history of fire damage and completed repairs set up success for all parties involved in the transaction.

Make sure to disclose:

  • The date, cause, and extent of the fire damage. Provide details on which areas of the home were impacted.
  • The repairs, renovations, or replacements (if any) that have been completed to address the fire damage. Provide permits and inspection records.
  • Any remaining flaws, hazards, or abnormalities resulting from the fire. Disclose if issues like smoke odor persist.
  • The scope of any outstanding repairs still needed to fully restore the home.
  • Documentation related to fire and home insurance claims on the property.

Not disclosing any material facts about a property can leave sellers open to future litigation and financial repercussions. Providing full transparency upfront builds trust with buyers and helps avoid any accusations of concealing defects later on. It also ensures buyers can accurately assess the home’s value and condition.

Full fire damage disclosure protects all parties involved and leads to a smooth sale process. Work closely with your real estate attorney to ensure you meet all legal requirements in your jurisdiction. Honesty is the best policy when selling a home after a fire.

Let Experts Guide Your Fire-Damaged Home Sale

Selling fire damaged property presents unique hurdles for homeowners. Going through the damage assessment, repair decisions, pricing, and disclosure requires expertise. The process can feel overwhelming to tackle alone.

Fortunately, experienced real estate agents can provide critical guidance. With an expert agent on your side – you can optimize the sale of your fire-damaged home. Your agent will know to help you accurately evaluate the scope of damage, weigh repair options, price competitively, market effectively, and fully disclose the home’s history.

If you’re unsure if selling as-is or repairing first is best, leverage the skills of a trusted real estate professional. With FastExpert, you can easily find, compare ratings for, and connect with top-rated local agents. With the proper guidance, you can rise from the ashes, smoothly handle your sale, and start fresh in your new home. 

Consult with one of your area’s top real estate agents through FastExpert today.

Kelsey Heath

Kelsey Heath is a real estate content specialist with an extensive background in residential, industrial, and commercial property. She has been involved in the industry for a decade as a professional and personal investor, gaining a deep understanding of the market and trends. With a passion for written communication, Kelsey loves helping people understand the sometimes-complicated concepts behind real estate and is now a sought-out guest and ghostwriter.

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