PricingMethod
Unified PropTechUSA.ai Net Offer Sheet
How our indices come together into a single, seller-facing offer with transparent line-items and guardrails.
Why carriers non-renew (and what it means for buyers)
Insurers can decline to continue a policy when aggregate risk exceeds their underwriting appetite—often due to location hazards (coastal surge, wildfire interface, flood), loss history, or major system age (roof, electrical, plumbing). Non-renewal is typically a forward-looking risk decision, not a cancellation for cause.
Key takeaway: A non-renewal shrinks the traditional buyer pool (mortgage-backed buyers
usually need active coverage), but cash buyers and non-traditional financing remain viable paths and can
close without waiting on lengthy underwriting.
Four viable paths to sell a hard-to-insure home
- Sell as-is to a cash buyer. No repairs, no underwriting delays. Close on your timeline with verified funds.
- Bridge/DP3/Landlord-type policy, then sell. Some sellers obtain an interim policy (often at higher premiums) to widen the buyer pool.
- Repair-to-insure & list retail. If a single defect (e.g., roof) is the blocker, a targeted fix may restore insurability and retail value.
- Creative exit (novation or seller finance). Where insurability is uncertain, structure attracts buyers who improve the asset post-close.
Tip: If time and liquidity are your constraints, option #1 often nets best time-adjusted value (certainty premium).
When a cash sale makes the most sense
- Policy non-renewed or quoted premiums are prohibitive
- Roof, electrical, plumbing, or foundation issues
- Located in surge/wildfire/flood-adjacent zones
- Need to avoid double mortgage/tax/insurance carry
Close as fast as 7–21 days
No repairs or showings
Licensed title & insured escrow
Nationwide service
Pricing & net-proceeds math: cash vs. retail with make-ready
Pricing a hard-to-insure property is a risk-adjusted exercise. Buyers discount for repair capital, time, and uncertainty. Use this quick framework to compare paths:
| Scenario | List/Sale Price | Carrying/Repairs | Concessions/Fees | Time | Estimated Net |
|---|---|---|---|---|---|
| As-Is Cash (7–21 days) | $300,000 | $0 | $3,000 closing | 2–3 weeks | $297,000 |
| Repair & Retail (60–120 days) | $345,000 | $25,000 repairs + $6,500 carry | $23,000 (agent, credits) | 2–4 months | $290,500 |
Illustrative example. Your numbers will vary by market, scope, and time. We’ll run a custom net sheet with local comps and repair line-items before you decide.
Interactive: Non-Renewal Exit Planner (Bloomberg-Style Scenario View)
Use this mini-console to see how region, trigger, roof age, and timing pressure change your likely exit path. It’s not legal or insurance advice—but it mirrors how capital actually behaves when policy non-renewal shows up in a file.
1. Describe the Non-Renewal Situation
Choose the closest fit to how carriers describe your area.
This may be listed in your non-renewal letter or agent notes.
Older roofs (15–25+ years) often face tighter guidelines and surcharges.
1 = flexible / no rush • 5 = must exit within 30–45 days.
Gap
$
/mo
Example: If you budgeted $150/mo and quotes are $400/mo, your gap is $250.
Scenario Summary
Path: Mixed Strategy
Non-Renewal Severity
Elevated
Roof + regional carrier pressure
Recommended Exit Lane
As-Is Cash Priority
Cash first, retail only as a backup
Time-to-Close Band
7–21 days
Title & HOA dependent
Coastal non-renewal • Roof 18 yrs • Gap $250/mo • Exit lane: As-Is Cash Priority
Severity: Elevated • Time band: 7–21 days • Retail buyers face DTI & carrier friction
Local Home Buyers USA can price risk up front • Same-day cash number + title-backed close
This console is directional, not an underwriting decision. It’s here to show why non-renewal pushes some homes toward as-is cash exits and where a short, clean timeline can preserve more of your sanity (and often, your net).
⚡ Turn This Scenario into a Written Cash Offer
Disclosures, inspections & title: do this right
- Disclose the non-renewal and the triggering factors (if known). Transparency prevents retrade later.
- Provide any inspection reports (roof, 4-point, wind mitigation) if you have them. Buyers price risk; data reduces the discount.
- Collect payoff & lien statements early. HOA, utility, permit, code, and judgment checks save days at closing.
- Request buyer proof of funds and use a licensed title/escrow company with wire-fraud protocols.
Local Home Buyers USA closes through licensed, audited title partners following ALTA best practices and identity verification.
Fast-track timeline: closing in 7–21 days
- Day 0–1 — Address & photos: Send your address; we pull comps and risk factors.
- Day 1–2 — Cash number: You receive a same-day or next-day cash offer with a clear net sheet.
- Day 2–5 — Walkthrough & title open: Quick visit (or virtual). Title orders payoff, HOA, lien search.
- Day 7–14 — Clear to close: Schedule your date; sign remote or in office.
- Day 7–21 — Funding: Proceeds wired. You choose move-out timeline.
Mini-datasets (open license)
We publish small, illustrative datasets to help sellers understand risk & timeline planning. You may reuse these under the CC BY 4.0 license (attribution: “Local Home Buyers USA”).
Dataset A — Risk indicators & likely exit path (illustrative)
| Region | Primary Risk | Common Trigger | Typical Path | Median Days to Close |
|---|---|---|---|---|
| Coastal (FL/LA/NC) | Wind/Surge | Roof age & claim history | As-Is Cash | 10–18 |
| Wildland-Urban Interface (CA/AZ) | Wildfire | Brush clearance, roof type | As-Is or Repair-to-Insure | 12–21 |
| Riverine/Pluvial | Flood | Elevation & prior loss | As-Is Cash | 7–14 |
These are aggregated patterns from internal deal history and market observation; not predictive for any specific property.
Dataset B — Example net sheet scenarios (illustrative)
| Scenario | Gross | Repairs/Carry | Fees/Concessions | Estimated Net |
|---|---|---|---|---|
| As-Is Cash | $300,000 | $0 | $3,000 | $297,000 |
| Repair & Retail | $345,000 | $31,500 | $23,000 | $290,500 |
License: CC BY 4.0 — Attribute to “Local Home Buyers USA”.
FAQs: Insurance non-renewal & selling fast
Can I sell a house if my insurance was non-renewed?
Yes. Cash buyers and certain policy types allow closing without waiting for traditional underwriting. Disclose the non-renewal and any known causes.
Will buyers still need insurance?
Mortgage-backed buyers do, but cash buyers can close without a lender’s insurance requirement. Some buyers obtain coverage post-close.
Should I replace my roof first?
If a single repair restores insurability and boosts retail price more than its cost (plus time/carry), it can pencil. Otherwise, an as-is cash sale may net more, sooner.
How fast can I close?
We commonly close in 7–21 days depending on title, HOA payoffs, and access.
Do I have to disclose the non-renewal?
Yes—transparency avoids retrade and protects you legally. Provide any inspection/insurance letters you have.
Related guides
About Local Home Buyers USA
Local Home Buyers USA purchases homes nationwide in as-is condition, including properties that are hard to insure. We provide same-day cash numbers, flexible close dates, and insured, compliant closings through licensed title companies.
Author: Justin Erickson, CEO • sales@localhomebuyersusa.com • 1-800-858-0588
Editorial standards: Every guide is reviewed by our editorial board for clarity and accuracy. We update pages as market conditions evolve.