If you’re stuck with a house that has foundation problems or water damage, you’re probably wondering, “Can I even sell this thing?” The short answer? Yes, you can. The longer answer? It depends on how much time, money, and patience you’ve got.
Houses with structural or moisture issues are a tough sell in Ontario’s real estate market, no doubt about it. But tough doesn’t mean impossible. In fact, at Bloom Homes, we work with sellers all the time who are dealing with serious property problems—cracks in the foundation, leaky basements, flooding, or mold—and we help them get out from under those homes quickly and fairly.
So if you’re staring at a house that needs more help than you’re willing (or able) to give, don’t panic. Let’s walk through what it takes to sell a home with foundation issues or water damage—and how you can do it without draining your wallet or losing your mind.
What’s Really Going On With Your House?
First things first—let’s talk about the problems you’re dealing with. Buyers might lump foundation issues and water damage into the same category, but they’re not always one and the same.
Foundation issues usually look like:
- Cracks in the basement walls or floors
- Uneven floors or doorways that don’t close properly
- Gaps around windows
- A sinking or sloping structure
Water damage might show up as:
- Damp or musty smells in the basement
- Visible mold or mildew
- Peeling paint or bubbling drywall
- Standing water after a heavy rain
Sometimes, the two are related. Other times, they’re separate headaches. Either way, if you’re thinking about selling, buyers are going to notice. And if you try to pretend the problem isn’t there? It’ll bite you later during inspection.
So the question becomes—what are your options?
Option 1: Fix the Issues Before Selling
This is the traditional route, and while it’s not for everyone, it might make sense in some situations.
The Upside:
- You’ll likely get more money for the home.
- You can market it as move-in ready.
- You may attract more conventional buyers.
The Downside:
- Foundation and water repairs aren’t cheap.
- You’ll have to find and manage contractors.
- The repair process could take weeks—or months.
- You’re still on the hook for mortgage, taxes, and utilities while the work is being done.
Let’s be real. Foundation repairs in Ontario can run anywhere from $10,000 to $50,000, depending on the severity. And that’s not even touching mold remediation or sump pump installation. If you’ve got the funds and the time, go for it. But if you’re feeling like that money would be better used somewhere else—maybe it’s time to consider another route.
Option 2: Sell As-Is to a Cash Buyer
This is where a lot of Ontario homeowners find their peace of mind. Selling your house as-is means you don’t fix a thing—not the cracks, not the leaks, not the mold. You sell it in the exact condition it’s in, and the buyer takes on the responsibility.
Cash home buyers like Bloom Homes specialize in these kinds of sales. We know what to look for, we know what it’ll cost to fix, and we make our offers accordingly—no drama, no surprises.
Why This Works:
- No repairs needed – Seriously. Zero.
- Fast closings – We’re talking days, not months.
- No showings or inspections – We take a look, make an offer, and handle the rest.
- No commissions or hidden fees – You keep more of your sale.
This is the route most sellers take when the house is too far gone—or they’re just not up for the hassle.
Option 3: Offer Seller Financing
If your house is rough but still livable, and you own it outright (or close to it), seller financing could be an option. This is where you act as the bank and the buyer makes monthly payments to you.
You avoid agent commissions, keep some control over the process, and may even sell for a higher price than a cash offer. But you’ll need a buyer who’s willing to take on a fixer-upper and a good real estate lawyer to draw up the contract.
Keep in mind, though: with seller financing, you’re not free and clear right away. You’re still tied to the property, at least financially, until the buyer pays off the loan or refinances.
Option 4: Lease-to-Own Agreements
This is another creative path, especially if you don’t need all the money from the sale right away. You rent the house to a tenant with the agreement that they’ll purchase it after a set period. They may even be responsible for some maintenance and repairs during the lease term.
It’s not a quick exit, but it’s one way to move forward with a tough property that’s struggling on the open market.
Option 5: List It “As-Is” on the MLS
Yes, you can still list a house with foundation issues or water damage using a real estate agent. Just know that:
- You’ll have to disclose everything (legally required in Ontario).
- Buyers will likely lowball or ask for repair credits.
- It could sit on the market longer than average.
- Many buyers will have trouble getting financing on homes with major defects.
This option might be worth trying if the damage isn’t too extensive and the market is hot. But for most homeowners, a cash sale ends up being faster, easier, and far less stressful.
What Should You Disclose to Buyers?
If you’re selling a house with structural or moisture damage, you need to be honest. Ontario law requires sellers to disclose any known material defects—especially if they affect the safety or livability of the home.
This includes things like:
- Past or current foundation shifts
- Water leaks or flooding
- Known mold issues
- Any repairs already completed (with receipts, if possible)
Trying to hide issues can backfire big time. It’s not just unethical—it can land you in court. So be upfront, and work with a buyer who knows what they’re getting into.
How to Get a Fair Offer (Even If the House Is Damaged)
Some sellers worry they’ll get ripped off if they sell as-is. That’s a valid concern—but there are ways to make sure you’re getting a reasonable deal:
- Do a little research – Look at what similar homes are selling for in your area.
- Get repair estimates – Even if you don’t plan to fix anything, knowing what it’ll cost gives you leverage.
- Compare offers – If you can, talk to more than one buyer. Legit cash buyers won’t pressure you.
- Ask about closing costs – Some buyers will cover them entirely (like we do at Bloom Homes).
- Don’t let your emotions take over – It’s easy to get attached to a number, but focus on your net profit and timeline instead.
If you want to skip the guesswork, get in touch with Bloom Homes. We’ll take a look at your property and give you a no-pressure, no-obligation offer you can count on.
So, What’s the Best Way to Sell?
Ask yourself these questions:
- Do I want to fix the house or sell it as-is?
- Do I need to sell quickly?
- Is my priority getting top dollar—or just getting it sold?
- Am I okay with showings, listings, and waiting?
- Do I have the funds for repairs?
If you want to sell your house fast, skip the repairs, and still walk away with a fair deal—selling to a local cash buyer might be the perfect fit.
If you’ve got time, resources, and the desire to renovate, listing might make more sense.
But either way, you don’t have to stay stuck. You’ve got options.
And if you want someone to walk you through them honestly, without games or sales pressure, Bloom Homes is here to help. We buy houses in any condition throughout Ontario—and we’ll work with you to figure out the best solution, even if that means pointing you somewhere else.