How It Works
Submit, Sign, Close — Cash in Your Account in as Little as 7 Days
We buy houses directly across Alberta and Ontario. Submit your property in two minutes, get a cash offer within 24 hours, and close on your timeline through a licensed real estate lawyer. No commissions. No staging. No financing or inspection conditions. No surprises.
The Process
Three Steps — Submission to Closing
Tell us about your property
Submit the address and a few details — situation, timeline, mortgage status, condition. Two minutes, no obligation. We don't need showings or inspections to issue an offer.
Get a cash offer in 24 hours
We pull comparable sales, factor in condition, and send a clear offer within one business day. No financing condition, no inspection condition, no insurance condition.
Close on your timeline
Pick the closing date that works — as little as 7 days, or out to several months. Closing happens through a licensed Canadian real estate lawyer. Your mortgage gets paid out, net proceeds wired to your account.
The Detailed Walkthrough
What Each Step Actually Looks Like
Most sellers reaching out are in a tight spot — financial, logistical, or both. Below is the honest play-by-play of how a direct cash sale runs from the day you submit your property to the day net proceeds land in your account.
- 1
Day 0 · 2 minutes
Submit your property
Fill out the form on any page or call us. We ask about the address, your situation, your timeline, the mortgage status, and the condition of the property. We don't need access, photos, or inspections to issue an offer — most sellers never let us inside until after the offer is accepted.
What you provide
- Property address
- Brief situation context (inherited, behind on mortgage, tired landlord, relocating, divorce, etc.)
- Your ideal closing timeline
- Mortgage balance, if known
What happens next
The submission lands with our acquisitions team, who pull comparable sales, condition signals, and any title-side flags. You'll hear from us within 24 hours with a offer.
- 2
Day 1 · within 24 hours
Receive a cash offer
Our offer is anchored to the property's after-repair value (ARV) less the cost to bring the home back to retail-ready, holding costs while we hold it, and a reasonable margin. The number is what we can pay — transparent, no bait-and-switch. No financing condition, no inspection condition, no insurance condition. Take your time reviewing it; talk to your lawyer or accountant; come back with questions.
What you provide
- Time to review — no pressure to sign on the spot
What happens next
Once you accept, the deal goes to a licensed Alberta or Ontario real estate lawyer. The Agreement of Purchase and Sale documents the price, closing date, and any specific terms (Vendor Take-Back structure, contents-and-all, vacancy date, tenancy assumption — whatever the file requires).
- 3
Days 7 to 60 · your choice
Close through a real estate lawyer
Closing happens through a licensed Canadian real estate lawyer of your choice (or we'll recommend one). The lawyer pulls title, confirms encumbrances, prepares the discharge of the existing mortgage, and walks you through the closing documents. On closing day, the lawyer pays out your mortgage and any registered charges; net proceeds are wired directly to the account you specify. Closing can run as fast as 7 days where the file requires it, or out to several months if you need more runway.
What you provide
- Government photo ID for closing
- Most recent property tax statement
- Current mortgage statement
- Status certificate and reserve-fund study (condos)
- Certificate of Appointment of Estate Trustee (Ontario) or Grant of Probate (Alberta), where applicable
What happens next
Net proceeds land in your account on closing day. Title transfers through Land Registry (Ontario) or Alberta Land Titles (Alberta). The file is closed.
Cash Sale vs MLS
Direct Cash Sale vs Listing on MLS
The two paths look different the day you submit, the day you close, and every day in between. The honest comparison.
| Direct Cash Sale | Listing on MLS | |
|---|---|---|
| Time to offer | Written offer in 24 hours | Listing prep + photography + listing agreement (1-2 weeks before going live) |
| Time to closing | As little as 7 days from accepted offer | 60 to 120 days from listing — listing window + conditional period + closing |
| Showings | None | Open houses and private showings throughout listing period |
| Repairs and staging | None — sold as-is, contents-and-all if needed | Buyer-side inspection often demands repairs; staging typically required |
| Financing and inspection conditions | None | Buyer's financing, inspection, and insurance conditions are common deal-breakers |
| Commission | $0 — no listing commission, no buyer-side commission | Typically 4 to 5% of sale price plus HST/GST |
| Closing process | Through a licensed real estate lawyer; net proceeds wired to your account | Through a licensed real estate lawyer; commissions and conveyance costs deducted at closing |
| Best for | Sellers who want speed, certainty, and as-is — distressed files, estates, tenanted units, condition issues | Turnkey homes with cooperative timelines, traditional buyers, no time pressure |
Common Questions
How It Works — FAQ
How long does it take to get a cash offer?
We send a cash offer within 24 hours of receiving your property submission. Most sellers hear from us the same business day.
How fast can you close?
Closing can happen in as little as 7 days from accepted offer, or out to several months if you need more runway. We close on your timeline through a licensed Alberta or Ontario real estate lawyer.
Do I have to clean or repair the property before selling?
No. We buy houses as-is. That includes deferred maintenance, hoarder situations, fire and water damage, knob-and-tube wiring, oil tanks, mould, and any other condition issues. We also purchase contents-and-all where the family doesn't want to move belongings.
Are there fees, commissions, or closing costs I'll owe?
No commission. No listing fees. No staging or marketing costs. The closing lawyer charges a standard legal fee on every real estate transaction in Canada (typical residential range is $1,000 to $2,500 plus disbursements). Mortgage discharge fees from your existing lender apply on any sale and are deducted at closing.
How is the offer calculated?
We anchor the offer to the property's after-repair value (ARV) — what the home would sell for fully renovated and listed traditionally — less the cost of bringing it back to retail-ready (repairs, permits, contractor margins), holding costs while we hold the property, and a reasonable margin to make the work worthwhile. The number we send is transparent. We can walk you through the math if you want it broken down.
What happens after I accept the offer?
The Agreement of Purchase and Sale goes to a licensed Alberta or Ontario real estate lawyer of your choice (or we'll recommend one). The lawyer handles title work, the discharge of your existing mortgage, the closing documents, and the wire of net proceeds to your account on closing day. You sign the documents at your lawyer's office or remotely if you're out of province or country.
Can I sell if I'm behind on my mortgage or facing power of sale / foreclosure?
Yes. Many of the files we close are in some stage of mortgage distress — Notice of Sale issued in Ontario, Statement of Claim filed in Alberta, or arrears mounting before formal enforcement. A direct cash sale can pay out the mortgage and end the proceeding before the final order, provided enough equity exists. The earlier the outreach, the more options on the table.
Do I need to live in the property, or can I sell from out of province or country?
You can sell from anywhere. Out-of-province and out-of-country owners — especially executors handling estates and landlords managing distant rentals — close remotely all the time. Documents are signed via notary, video commissioning, or DocuSign as appropriate. For non-resident sellers, section 116 of the Income Tax Act requires the buyer's lawyer to handle CRA withholding; our closing lawyer manages it.
Ready When You Are
Submit Your Property — Written Offer in 24 Hours
No commissions, no showings, no surprises. Two minutes to submit; one business day to a offer; close in as little as 7 days through a licensed real estate lawyer.