A lot of Maryland homeowners are stuck in the same spot. The house would sell for noticeably more with new flooring, paint, a kitchen refresh, or a roof, but they don’t have the cash to pay for the work, the energy to manage contractors, or both. A cash sale is simpler, but it means leaving that potential value on the table. Renovate and Sell Together is the option I offer for that middle ground.
I’m Evan Weissman. I buy houses for cash, I’m a licensed Maryland agent (MD License #664574, eXp Realty, LLC), and I also run this third option. Here’s exactly how it works, where it fits, and the risks you should weigh before agreeing to anything.
The basic structure
Under a written agreement:
- We agree on a scope of updates for your house and a budget.
- I handle the work and pay for it up front, so you don’t write checks to contractors.
- You keep ownership the whole time.
- When the work is done, the house is listed and sold on the open market.
- At settlement, the cost of the agreed work is repaid from the sale proceeds, as the written agreement spells out.
There’s no promise of a particular sale price or profit. The outcome depends on the market and on the terms you agree to. I always suggest having your own attorney review the agreement before you sign.
Where it tends to fit
This approach can make sense when:
- The house is structurally sound but dated, and updates would appeal to retail buyers.
- You have some equity, and the market in your area rewards updated homes.
- You don’t want to fund the work yourself or deal with contractors.
- Your timeline allows for the work plus a normal listing period.
Where it doesn’t
It’s usually not a good fit when:
- You need to sell quickly. The work and the listing both take time.
- The house needs so much that the cost of updates would eat most of the gain.
- You’re behind on the mortgage and facing a short deadline. In that case, talk with your servicer, a HUD-approved counselor, Maryland HOPE at 1-877-462-7555, and an attorney about all your options first. My article on options when you’re behind on your mortgage covers them.
- Title, estate, or ownership questions haven’t been resolved.
How the scope gets decided
Scope matters more than anything. The goal isn’t to make the house perfect; it’s to do the work that buyers in your neighborhood will pay for. Typical items include:
- Paint, flooring, and lighting.
- Kitchen and bath refreshes rather than full remodels, unless the market supports it.
- Repairs that would trip up a buyer’s inspection or lender, like a failing roof or furnace.
- Curb appeal: landscaping, exterior paint, front door.
We’d look at recent sales of updated and unupdated homes nearby to decide which items are worth it. Permits are pulled where required. If an item doesn’t clearly add value for buyers in your area, it usually stays off the list, even if it would be nice to have.
What you’re still responsible for
Because you own the house until it sells, you’re still the owner on paper and in practice. That generally means:
- Mortgage payments, property taxes, insurance, and utilities continue during the work and listing.
- You make the final decisions on accepting an offer.
- Disclosures to buyers come from you as the seller. Maryland’s disclosure and disclaimer rules apply; see my article on the disclosure versus disclaimer statement.
Ask your insurer whether renovation work affects your policy, especially if the house is vacant.
Risks to weigh honestly
- Market risk. Prices can soften while work is underway.
- Timeline risk. Work can take longer than planned, and a listing may take longer to sell than expected.
- Carrying costs. Every month adds mortgage interest, taxes, insurance, and utilities.
- Agreement terms. Read what happens if the house doesn’t sell, if you want to cancel, or if costs change.
These aren’t reasons to avoid it, but they’re reasons to understand the agreement fully and compare it with your other options.
Comparing it to the other two paths
| As-is cash sale | Traditional listing | Renovate and Sell Together | |
|---|---|---|---|
| Who pays for updates | No updates needed | You, if you do them | Paid up front under the agreement, repaid at settlement |
| Ownership until sale | Until cash closing | Until listing sale | Until listing sale |
| Timeline | Usually shortest | Moderate | Longest |
| Price exposure | Known offer | Market-dependent | Market-dependent |
My page comparing cash, listing, and Renovate and Sell Together lays out the tradeoffs, and my article on three ways to sell a Maryland house walks through which situations point to each one.
Points to settle in the written agreement
- Exactly what work will be done, and what’s the budget?
- What’s repaid at settlement, and is anything else owed?
- What happens if the house doesn’t sell within a certain time?
- Can I cancel, and on what terms?
- Who chooses the list price and accepts offers?
- Can my attorney review the agreement?
Do I have to pay for the renovations up front?
No. Under the written agreement, the updates are paid up front, and the cost of the agreed work is repaid from the sale proceeds at settlement.
Do I keep ownership of my house during the renovation?
Yes. You remain the owner until the house sells on the open market.
Is a higher sale price assured with Renovate and Sell Together?
No. The result depends on the market and the agreement’s terms. Updates often help, but there’s no promised price or profit.
How long does Renovate and Sell Together take?
Longer than a cash sale, because it includes the work plus a listing period. The exact timeline depends on the scope and the market.
Talk through your situation
If you think your house could sell for more with updates you can’t fund yourself, call or text me at (410) 498-7473. I’ll tell you honestly whether this option makes sense or whether a simpler path fits better.