Sell Your House Fast in Oshawa, Ontario — Durham East Cash Offer in 24 Hours, As-Is
Tired Ontario Tech and Durham College student rentals, foundation-issue O'Neill and McLaughlin heritage homes, Eastdale and Donevan family properties, and Lake Ontario waterfront Lakeview properties — Canadian Home Buyers makes a cash offer on Oshawa-area properties in 24 hours, no commissions. We buy as-is, on your timeline, and close in as little as 7 days through a licensed Ontario real estate lawyer.
Common Situations
Why Oshawa Homeowners Sell Direct
Oshawa's seller mix is genuinely different from Whitby or Pickering. Because the city blends an aging O'Neill and McLaughlin heritage-home owner segment with adult children long since moved to central Toronto, a long-tenure GM Oshawa workforce navigating the post-2019-shutdown / 2022-reopening cycle, a substantial Ontario Tech University and Durham College student-rental landlord pool, a tired-landlord segment that bought across Eastdale, Donevan, and Northglen during the 2018-2022 boom, and a wide Lake Ontario waterfront and rural-edge Durham East ring, the seller scenarios concentrate in patterns the rest of Durham doesn't share. Six recurring reasons Oshawa homeowners reach out:
Out-of-province executors selling a parent's home. Long-held family homes and heritage properties in O'Neill, McLaughlin, downtown Oshawa, and the older Centennial and Vanier corridors inherited by adult children based in central Toronto, BC, or Alberta who can't manage a Durham East property remotely while working through Ontario probate. More on inherited property sales →
Tired landlords / Ontario Tech and Durham College student-rental exits. Single-family rentals, basement-suite conversions, and student-rental properties across the Ontario Tech University / Durham College campus corridor where tenant turnover, rent arrears, N4 / N12 / N13 disputes, and Landlord and Tenant Board hearings now routinely months out have stretched the landlord economics thin. More on selling a tenanted rental →
Divorce or separation requiring a clean sale. Matrimonial homes in Eastdale, Donevan, and newer Northglen and Pinecrest family corridors where both spouses need a fast, certainty-led close so net proceeds can be split through the family lawyer rather than waiting on 90+ days of MLS showings. More on divorce sales →
Tried MLS, didn't work. Listing pulled or expired after months of showings — particularly common on O'Neill and McLaughlin heritage homes with deferred maintenance, executive Northglen and Pinecrest properties in a thin local upper-tier market, student-rental conversions with non-conforming basement-suite layouts outside the residential lender pool, and condos in older downtown Oshawa buildings with assessment or reserve-fund issues. More on selling after MLS →
Power of sale (Ontario). Notice of Sale under Mortgage already served, the 35-day redemption window running, lender ready to take the home to court-ordered sale — particularly common after the 2024-2026 wave of fixed-rate renewals jumped from 2.5% to 5%+ on Oshawa's higher-priced 2020-era purchases. More on power-of-sale exits →
Major repairs the seller can't fund. Older O'Neill, McLaughlin, and downtown Oshawa pre-1940 heritage homes with foundation movement, knob-and-tube, original 60-amp service, asbestos vermiculite, oil tanks, polybutylene plumbing, or roofs at end of life — repair scopes that residential lenders flag and that retail buyers walk away from. More on selling homes needing major repairs →
Senior downsizing — too much house to maintain. Longtime Oshawa homeowners ready to step out of stairs, snow removal, yard work, and the deferred-repair scope on a home that's outlived their physical capacity — often coordinating the sale with a move to a retirement community, assisted living, long-term care, or a smaller condo. Adult children frequently handle the sale on a parent's behalf with a power of attorney. More on selling under health, medical, or downsizing circumstances →
Out-of-town owner with a vacant Oshawa property. Properties where the owner has moved provinces or out of country, leaving a Oshawa home empty across Downtown or the surrounding area — no one local to coordinate repairs, snow removal, lawn maintenance, or tenant placement. A cash sale handled remotely closes through a licensed Ontario real estate lawyer with documents signed by notary or video commissioning. More on selling a vacant home →
If your situation isn't on this list, it doesn't mean help isn't available. Most Oshawa homeowners think their situation is unusual. It almost never is.
Sound like your situation? Submit your Oshawa property today.
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Oshawa Neighbourhoods We Buy In
Houses, condos, townhouses, duplexes, and rental properties — across the entire City of Oshawa and surrounding communities. Top neighbourhoods linked below for quick access; the full list is comprehensive.
Downtown / O'Neill / McLaughlin (heritage corridors)
Downtown Oshawa · O'Neill · McLaughlin · Simcoe Street North corridor · properties along King Street East and West · Bond Street area · early-1900s brick semis near the Oshawa Centre · Athol Street corridor · Victorian and Edwardian heritage homes near McLaughlin Library
Eastdale / Donevan / Vanier (residential corridors)
Eastdale · Donevan · Vanier · Centennial · properties along Wilson Road North and South · Bloor Street East corridor · 1960s and 1970s ranch bungalows off Townline Road · Eastdale family corridor · older Centennial homes near Oshawa Centre
Northglen / Pinecrest / Stevenson (newer family corridors)
Northglen · Pinecrest · Stevenson · Windfields · properties along Conlin Road · Harmony Road North corridor · 1990s and 2000s family homes off Taunton Road East · newer Pinecrest infill builds · executive Windfields family corridor
Ontario Tech / Durham College campus corridor
Ontario Tech University area · Durham College area · Niagara Drive corridor · Founders area · properties along Simcoe Street North toward the campuses · Conlin Road East area · student-rental conversions near the Ontario Tech / Durham College campuses · newer campus-corridor townhomes
Lakeview / Southside / surrounding Durham communities
Lakeview · Southside · Lake Ontario waterfront · Whitby · Ajax · Pickering · Bowmanville · Newcastle · Toronto · Lake Ontario waterfront homes south of Bloor Street · older lakeside cottages converted to year-round homes · Lakeview Park-adjacent properties · Cedar Park and Camp Samac-area homes
If your property is anywhere in the Oshawa Metropolitan Region, request a cash offer and a offer comes back within 24 business hours.
The Math
Why Selling to a Cash Buyer Makes Sense in Oshawa
The dollar-cost math on an Oshawa sale plays out differently than in Whitby or Pickering because price segmentation is wider and entry-level is more accessible — entry-level under $700,000 in older Donevan and Centennial, family homes in the $850,000-$950,000 range across Eastdale, newer Northglen, and Stevenson corridors, executive Northglen and Pinecrest properties pushing past $1.1M-$1.4M+, and Lake Ontario waterfront properties in Lakeview with their own segmentation — and the Oshawa-specific buyer pool means properties outside the move-up sweet spot sit longer than equivalent homes in Whitby or central Toronto.
Take a typical Oshawa detached home sale at $895,000, roughly the current detached average. Ontario commissions of 4-6% plus HST produce roughly $40,500-$60,700 in commission cost — split between listing and buyer-side agents. On an executive Northglen or Pinecrest sale at $1.3M, commissions run $58,800-$88,200 with HST. Add staging, which on an Oshawa family home typically runs $5,000-$20,000 — heritage-property staging routinely runs higher because of square-footage and presentation requirements — depending on whether you're refreshing paint and decluttering or doing furniture rental for empty units. Add pre-listing inspections, minor repair scope flagged on inspection — pre-1940 O'Neill and McLaughlin heritage homes routinely surface deferred-maintenance flags that scope into five-figure repair conversations — and professional photography that captures the property at its best for the regional buyer pool.
Then carrying costs. Average days-on-market in Oshawa is currently stretching well past 30-60 days for anything not in the entry-level sweet spot, with executive homes above $1.1M, O'Neill and McLaughlin heritage properties needing repair, Ontario Tech / Durham College-area student-rental conversions outside the residential lender pool, and rural-edge properties along the Oshawa-Clarington border often sitting 90-180 days or longer. Mortgage interest, City of Oshawa property tax, utilities (Oshawa Power / Enbridge Gas), insurance, snow removal, and lawn maintenance over an average sale window typically add another $5,000-$10,000. Deals that fall through on financing or post-inspection negotiation push that timeline well past 6 months.
A direct cash sale trades the higher MLS gross for certainty and zero out-of-pocket exposure. No commissions because no agents are involved. No staging because the property sells in current condition. No carrying costs through a drawn-out marketing period. No reliance on conventional residential financing approval, which matters more for older O'Neill and McLaughlin heritage homes with non-conforming systems, Ontario Tech / Durham College student-rental conversions with non-standard basement-suite layouts, executive properties above $1.1M in a thin upper-tier market, and condos with assessment issues than retail Realtors usually mention. Closing happens through a licensed Ontario real estate lawyer in a typical 7 to 15 days. For sellers in the right situation, MLS through a brokerage with Durham-area experience will still produce a stronger final number — that's just true. For sellers facing a power-of-sale deadline, an out-of-province executor timeline, a tired-landlord exit, or a property condition residential lenders won't underwrite, the trade-off is certainty, speed, and zero hassle. A cash buyer is not the right answer for everyone. It's the right answer for some.
The Math, Side by Side
MLS Listing vs Oshawa Cash Sale
| MLS Listing | Cash Sale | |
|---|---|---|
| Commissions | 4-6% + HST of sales price | $0 |
| Staging | $5,000–$20,000 | $0 |
| Major repairs | $100,000+ on homes needing work | $0 — sold as-is |
| Carrying costs | $5,000–$10,000 over 90+ days | $0 |
| Time to close | 60–180 days | 7–15 days |
| As-is sale | Conditional on repairs and financing | 100% as-is |
Commission, staging, and carrying figures are pulled from Oshawa comparable sales and the market data discussed above.
Pricing
How Much Is My Oshawa House Worth in a Cash Sale?
Cash offers in Oshawa are anchored to ARV — the After Repair Value. ARV is what the home would sell for on MLS, in renovated condition, in today's market. Pulled from comparable sales in your specific Oshawa neighbourhood, adjusted for square footage, lot size, finish level, and the property's positioning relative to schools, Lakeridge Health Oshawa, Ontario Tech University and Durham College, the GM Oshawa Assembly Plant, the Oshawa Centre, and the Highway 401 / 407 corridor. From that number, an experienced cash buyer subtracts:
Cost of repairs and renovations — what it actually takes to bring the property to retail-ready condition for the Oshawa buyer pool, accounting for O'Neill and McLaughlin heritage-property considerations, the older 1960s and 1970s housing supply across Donevan and Vanier, and the deferred-maintenance patterns common across pre-1980 builds.
Holding costs during ownership — mortgage carrying, City of Oshawa property tax, utilities, insurance, snow removal, and security through the renovation window.
Selling costs — Realtor commissions on the resale, closing costs, marketing, and staging when the renovated home eventually returns to MLS.
Target margin — the return required to make the project worth doing.
Two things push offers higher: solid condition (recent furnace, no foundation movement, roof has remaining life, kitchen and baths recently updated, modern electrical panel and copper plumbing) and a strong-demand neighbourhood like Northglen, Pinecrest, Stevenson, Windfields, or newer Eastdale family corridors where ARV comparables anchor at higher price points. Two things push offers lower: significant repair scope (foundation underpinning on heritage homes, electrical service upgrade from 60-amp to 100-amp or 200-amp, full kitchen and primary-bath renovation, asbestos abatement on pre-1990 vermiculite or floor tile, polybutylene plumbing replacement, oil-tank decommissioning common in older O'Neill and McLaughlin properties, heritage-conservation-compliant exterior repair on designated downtown properties) and title issues (Heritage Conservation considerations on designated O'Neill and McLaughlin properties, unregistered easements common on rural-edge properties, builder's liens, probate not yet granted, active LTB files on student-rental properties).
You get a written breakdown showing each of those four numbers — not just a final figure. If the math doesn't work for you, walk away. Zero pressure.
Process
How It Works in Oshawa
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We pull comparable sales, factor in condition and Oshawa-specific market dynamics, and send you a clear, cash offer within 24 hours.
Close on Your Timeline — As Fast as 7 Days
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Specialty Cases
Oshawa-Specific Situations We Handle
I inherited an Oshawa home but I live in central Toronto, BC, or Alberta — how does this work?
Inherited properties in O'Neill, McLaughlin, downtown Oshawa, and the older Centennial and Vanier corridors are some of the most common cash sales here. Many original Oshawa families — particularly the heritage-home owners across O'Neill and McLaughlin, and the long-tenure GM Oshawa workforce families who built the city through the post-war auto-manufacturing era — have adult children who left Durham Region for central Toronto, BC, or Alberta decades ago. Ontario probate runs through the Superior Court of Justice — a Certificate of Appointment of Estate Trustee typically issues in 6 to 16 weeks once the application is filed. A cash sale can be lined up to close shortly after the Certificate is issued. Documents get signed remotely through an Ontario real estate lawyer with video commissioning or a local notary. No need to drive to Oshawa for showings, repairs, or contents-clearout.
I'm a tired Oshawa landlord with an Ontario Tech or Durham College student rental — can you buy with tenants in place?
Yes. Tenanted properties get purchased with the existing lease assumed on closing — no eviction notice, N4, N5, N12, or LTB application required. The Oshawa student-rental segment near Ontario Tech University and Durham College is substantial — more than 30,000 post-secondary students between Ontario Tech, Durham College, Trent University Durham GTA, and the Queen's Lakeridge medical program drive consistent rental demand. Many of those landlords are now exhausted by tenant arrears, N12 / N13 disputes that drag through the Landlord and Tenant Board for months, and the deferred-maintenance economics of older converted student rentals. Whether the tenant stays long-term after closing depends on the post-sale plan, which isn't your problem to solve before you sell.
The lender served Notice of Sale under Mortgage — am I out of time?
Probably not. Ontario power of sale requires the lender to serve a Notice of Sale under Mortgage, then observe a 35-day redemption window before they can move to court-ordered sale. A cash sale closing in 7 to 15 days can pay out the mortgage, discharge the registered lien, and stop the proceeding before the redemption period closes — provided enough equity exists in the property. The earlier you reach out, the more options stay on the table. After the redemption window closes, the home moves toward sale-by-court-order and the seller's leverage drops sharply. The 2024-2026 wave of fixed-rate renewals jumping from 2.5% to 5%+ has driven a meaningful uptick in Notice of Sale activity across Durham Region.
My O'Neill heritage home or downtown Oshawa condo has been on MLS for months — will you buy it?
Yes. The O'Neill and McLaughlin heritage corridors and the downtown Oshawa condo segment are some of the slowest-moving parts of the local market right now because residential lenders flag the conservation-compliance scope on heritage properties and the assessment / reserve-fund issues common in older condos. Special assessments, low reserve fund balances, pet or rental restrictions, and pending litigation against condo boards all push retail buyers and their lenders away. Heritage-conservation considerations on designated O'Neill and McLaughlin properties add renovation cost that retail buyers underestimate. Cash offers go through on these properties because the underwriting model doesn't depend on residential mortgage approval. Condo documents and Heritage Conservation correspondence still get reviewed before closing.
I've owned an Oshawa student rental for 20+ years — what about capital gains?
Long-held Oshawa rentals — particularly student-rental conversions near Ontario Tech and Durham College — often carry significant capital gains exposure. A property bought for $185,000 in the early 2000s might dispose at $895,000 today, and student rentals with multiple bedrooms can carry significant accumulated CCA recapture. A Vendor Take-Back (VTB) mortgage — where part of the purchase price gets paid out over multiple tax years rather than fully at closing — can sometimes spread the gain across several reporting periods. That structure works for some sellers and not for others, depending on overall income and CRA filings. Talk to your accountant first before assuming anything. Once you know what works, the deal structure can be adjusted to fit.
My Oshawa house won't sell on MLS — what's actually wrong?
The usual culprits in Oshawa: foundation movement on pre-1940 O'Neill, McLaughlin, and downtown homes built on Durham East clay-loam, original 60-amp electrical service or knob-and-tube wiring in 1920s and 1930s heritage properties, polybutylene grey-pipe plumbing in mid-1990s Eastdale and early Donevan builds, oil tanks and oil-fired furnaces in older O'Neill and McLaughlin properties, awkward layouts in early 1970s splits, executive Northglen and Pinecrest homes priced above what comparable Durham East sales can support, condos in buildings with unresolved condo-corporation issues, non-conforming student-rental basement-suite layouts that fail fire-separation requirements, and Lake Ontario waterfront properties with shoreline-allowance complications. Anything that makes a residential lender skittish makes the property hard to sell retail. Cash buyers don't depend on retail underwriting.
I need to move into a retirement community soon — can you close fast in Oshawa?
Yes. A 7- to 15-day cash close lines up cleanly with retirement-community move-in dates, assisted-living placements, and long-term care admissions. Closing happens through a licensed Ontario real estate lawyer. The home gets cleared in one transaction — mortgage paid out, property tax arrears cleared, and remaining equity wired to the seller's account — so the household can focus on the move rather than 90+ days of MLS showings.
Local Quirks
Oshawa Housing Supply Realities
Oshawa's housing supply spans roughly 125 years — from the original early-1900s heritage homes in O'Neill and McLaughlin built during the rise of the McLaughlin Carriage Works era (later General Motors of Canada), through the post-war 1950s and 1960s Donevan and Vanier expansions driven by GM Oshawa's mid-century boom, the 1970s and 1980s Eastdale and Centennial corridors, the 1990s and 2000s Northglen and Pinecrest family subdivisions, the 2010s-onward Stevenson and Windfields executive corridors, and the substantial student-rental conversion segment that emerged around Ontario Tech University (opened 2002) and Durham College's expansion. Each era brings its own issues at sale time, and the Oshawa-specific buyer pool means thinner demand for non-conforming properties.
O'Neill and McLaughlin heritage homes and pre-1940 foundation issues. Pre-1940 heritage homes across O'Neill, McLaughlin, and downtown Oshawa sit on Durham East clay-loam typical of the north-Lake-Ontario shoreline, with stone-and-rubble foundation construction common on the oldest properties. Settlement cracks, sloping basement floors, water intrusion through original weeping tile, and stone-foundation deterioration are common in 80-plus-year-old heritage homes. Repair scope ranges from $7,000-$12,000 for crack injection and weeping-tile replacement to $40,000-$80,000+ for full underpinning on heritage stone foundations. Heritage-conservation considerations on designated O'Neill and McLaughlin properties also add stricter exterior-repair compliance requirements that drive renovation cost higher.
Electrical and plumbing systems. Original 1940s, 1950s, and 1960s Oshawa homes still occasionally show 60-amp service panels, knob-and-tube wiring, or aluminum branch circuits — all create insurance and financing complications. Pre-1940 O'Neill and McLaughlin heritage homes routinely have multiple electrical and plumbing eras layered together. Mid-1990s subdivisions in parts of Eastdale, early Donevan, and the older Centennial corridor were built with polybutylene grey-pipe plumbing, which fails at the fittings without warning. Buyers can't typically obtain a residential mortgage on properties with these systems until they're fully replaced.
Student-rental conversions near Ontario Tech and Durham College. Oshawa's substantial student-rental segment near the Ontario Tech University and Durham College campuses often features finished basement suites, additional bedrooms beyond the original layout, secondary kitchens, and tenant-density configurations that don't always match Ontario Fire Code separation requirements or current zoning. Many of these layouts were finished outside formal permit processes during the post-2002 Ontario Tech / Durham College expansion. Residential lenders flag these properties at sale because the configuration may not match zoning compliance, fire-marshal requirements, or the buyer's mortgage underwriting model. Asbestos in pre-1990 vermiculite attic insulation and lead paint in pre-1978 homes are recurring environmental flags.
Lake Ontario waterfront and rural-edge Durham East properties. Lake Ontario waterfront homes in Lakeview and Southside have shoreline-allowance, riparian-rights, or flood-mapping issues that surface on title or environmental review. Rural-edge properties along the Oshawa-Clarington border come with rural-specific underwriting challenges: septic fields with unknown service history, well-water potability testing, propane heating, gravel road access, outbuildings that don't appraise, and buyer pools that shrink dramatically above $1.5M. Heavy lake-effect snow loads and freeze-thaw cycles produce roof and ice-damming issues. Conventional residential financing rarely works on these properties. Cash offers don't depend on retail underwriting, which is why so many Durham East rural and waterfront dispositions never close on MLS.
If your home has any of these, that's not a reason to walk away from selling. It's a reason to talk to a buyer who handles them every week.
Honest Disclosure
What We Typically Don’t Buy in Oshawa
- Single-family homes priced above $1.8M. Above this range — including the rare top-tier executive Northglen / Pinecrest property or premium Lake Ontario waterfront estate — we're not the most efficient buyer pool in Oshawa's relatively thin upper-tier market. A high-end Realtor with strong Durham-area and heritage-property experience will get you a stronger result. Rental, recreational, and commercial properties at any price point are still a fit.
- Properties on First Nations reserve land. Different jurisdiction, different process — outside our scope.
- Actively on-market properties. If your home is currently listed with a Realtor, we can revisit once the listing has been formally cancelled or expired.
If you're not sure whether your property fits, submit it anyway — a quick response will let you know within 24 hours either way.
Common Questions
Frequently Asked Questions — Oshawa
How fast can you actually close on a house in Oshawa?
Typical close runs 7 to 15 days from accepted offer, depending on title status and your timeline. Closing happens through a licensed Ontario real estate lawyer. If circumstances are urgent — a power-of-sale deadline, an estate timeline, a Toronto-relocation date, or coordinating with a downsizing purchase — a 7-day close is workable as long as title is clean and any required Certificate of Appointment of Estate Trustee is in hand.
Do you buy houses in power of sale in Oshawa?
Yes. Ontario runs the process as power of sale. If a Notice of Sale under Mortgage has been served but the 35-day redemption window has not yet closed, there's usually time to close a private sale that pays out the mortgage and discharges the registered lien before the lender moves to court-ordered sale. Equity position determines what's possible. Earlier outreach gives more options.
Do you buy Oshawa student rentals near Ontario Tech or Durham College?
Yes. Oshawa's student-rental segment near Ontario Tech University, Durham College, Trent University Durham GTA, and the Queen's Lakeridge medical program is one of the largest in Durham Region, and tired-landlord exits with non-conforming basement-suite layouts, fire-separation issues, or active LTB files are among the most common Oshawa calls we field. Tenanted properties get purchased with the existing lease assumed on closing — no eviction notice, N4, N12, or LTB application required. Properties that residential lenders flag for layout or zoning issues still close through cash offers because the underwriting model doesn't depend on retail residential mortgage approval.
Will you buy my Oshawa condo if the building has special assessments?
Yes, in most cases. Special assessments — common in older downtown Oshawa condos facing roof, balcony, or building-envelope work — pending lawsuits against the condo corporation, low reserve funds, and pet or rental restrictions are exactly the issues that scare retail buyers and their lenders away. Cash offers factor those costs into the price rather than rejecting the deal outright. Condo documents still get reviewed before closing.
Do you buy houses with tenants?
Yes. Tenanted properties get purchased with the existing lease assumed on closing — no N12 notice or LTB application required. Whether the tenant stays long-term after closing depends on the post-sale plan, which isn't your problem to solve before you sell.
What if I'm behind on mortgage payments or City of Oshawa property taxes?
Arrears get paid out of sale proceeds at closing through the lawyer's trust account. The mortgage gets discharged, City of Oshawa tax arrears get cleared, and remaining equity gets wired to you. As long as enough equity exists in the property, missed payments don't kill the deal.
Are you a licensed Realtor in Oshawa?
No. Properties get purchased directly from sellers — no listing, no agent representation. The transaction itself closes through a licensed Ontario real estate lawyer, which is the same way every Ontario real estate transaction closes.
What documents do I need to sell my Oshawa house?
The basics: government photo ID, the most recent property tax bill from the City of Oshawa, current mortgage statement, condo documents if applicable, oil-tank records for older O'Neill and McLaughlin properties, Heritage Conservation documentation for designated heritage properties, and any fire-marshal or basement-suite-registration documentation for student-rental and multi-unit properties. For estate sales, the Certificate of Appointment of Estate Trustee issued by the Ontario Superior Court of Justice. The lawyer pulls title, encumbrances, and the tax certificate as part of closing.
Can I sell if my spouse is on title and we're separated?
Both spouses on title need to sign the transfer documents. Under Ontario's Family Law Act, even if only one spouse is on title, the non-titled spouse may need to consent in writing if the property is the matrimonial home. If a separation agreement is being negotiated, the sale can usually be coordinated with your family lawyer so net proceeds are held in trust until the agreement closes.
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Whether you're an out-of-province executor settling an O'Neill or McLaughlin heritage home, a tired Oshawa landlord exiting an Ontario Tech or Durham College student rental, a separated couple needing a clean Eastdale or Northglen sale, a homeowner facing Notice of Sale under Mortgage after a fixed-rate renewal shock, a Lake Ontario waterfront owner with shoreline-allowance complications residential lenders won't underwrite, or sitting on a stalled MLS listing on a downtown Oshawa heritage property — submit your property and a cash offer comes back within 24 hours. Zero pressure, zero obligation.
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