PHB - Full FAQ
THE PROCESS
How does the “We Buy Houses” process work?
Our process is fast and simple: Tell us about the property → Get a fair, no‑obligation cash offer → Choose your closing date (often 7–14 days). No repairs, no showings.
How fast can I sell my house for cash?
Most sellers in the Rochester area close in 7–14 days.
Do I need to clean or repair anything?
No. We buy houses as‑is.
What types of homes do you buy?
Single‑family, multi‑family, rentals (occupied or vacant), inherited/probate, distressed homes across Rochester, Buffalo, Syracuse.
Do you need to see the property before making an offer?
Usually a quick walkthrough; phone estimates possible.
What happens after I accept your offer?
We coordinate all paperwork, title, and closing.
Can I choose my closing date?
Yes, you choose.
OUR CASH OFFER
How do you determine your offer price?
Based on condition, comps, repairs, and timeline.
Is the offer really no‑obligation?
Yes, completely free and no pressure.
Will you buy my home if it needs major repairs?
Yes—fire, water, mold, structural, hoarder conditions.
Can you buy my home if I owe more than it's worth?
Sometimes—short‑sale options possible.
Do you buy houses with tenants?
Yes, even problem tenants.
FEES, COSTS & PAYMENTS
Are there any fees or commissions?
No commissions or hidden fees.
Who pays closing costs?
Providence Home Buyers typically covers all standard closing costs.
Do I need to pay anything upfront?
No.
When do I get paid?
On closing day via wire or certified check.
SITUATIONAL QUESTIONS
Can you help if I’m facing foreclosure?
Yes—fast offers to avoid foreclosure.
Can I sell if I’m behind on payments or taxes?
Yes.
Do you buy inherited/probate homes?
Yes—no cleaning or repairs required.
Can you buy my house during a divorce?
Yes—fast, neutral sale.
What if the home has fire, water, or structural damage?
We buy any condition.
Can I sell a house with code violations?
Yes.
Can I sell a vacant or abandoned property?
Yes.
Can I sell if I’m relocating quickly?
Absolutely.
LOGISTICS & LEGAL
Is the sale private?
Yes—fully confidential.
Do I need a real estate agent?
No.
Do you provide the purchase contract?
Yes—simple and attorney‑friendly.
Can I stay after closing?
Often yes—flexible occupancy options.
How do you handle liens or title issues?
We work with title companies to resolve issues.
SERVICE AREA
Where do you buy houses?
Rochester and Monroe County (primary), plus Upstate NY between Buffalo → Rochester → Syracuse.
Do you only buy single‑family homes?
No—also multi‑family, rentals, investment properties.
Are you a local company?
Yes—based in Rochester, NY.
SELLER CONFIDENCE
How do I know this isn’t a scam?
We are a trusted local buyer using reputable title companies.
Will I be pressured to accept?
No pressure.
Can I change my mind after requesting an offer?
Yes, requesting an offer is just a conversation.
Do you require inspections or appraisals?
No lender appraisals or formal inspections—buy as‑is.
Will my neighbors find out?
No—sale is private.