Washington situation guide · Updated November 2026

Wholesaling Condemned Houses in Washington

Wholesaling condemned houses in Washington means contracting for a property that a city or county has declared unfit to occupy, then assigning that contract to a buyer who can repair or clear it. These deals carry more risk than ordinary distressed houses. Prices are low, and buyers are few, but a well-researched deal can still work.

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The short answer

Can you wholesale a condemned house in Washington?

Generally yes, because the owner can still sell, but the order stays with the property and your buyer must deal with it. Get the written order and the city contact before you set a price.

Condemnation usually means a building official has found the structure unsafe or unfit. The owner may have to repair it, vacate it or allow demolition. Washington has rules for vacant and dangerous buildings, including RCW 35.80A, but we have not confirmed the details, so check current text. See our condemned house guide.

Treat licensing seriously. RCW 18.85.011 covers optioning and holding yourself out, and RCW 18.85.411 can make unlicensed brokerage a gross misdemeanor. We found no wholesaling statute. Our legality guide and assignment guide explain how principals structure these deals.

Condemned Houses in Washington at a glance

Wholesaling statute	None found; check current text
Dangerous buildings	RCW 35.80A may apply; verify
Order status	Request the written order and case file
Financing	Banks often refuse; cash is common
Seller disclosure	Form 17 for many residential sales
Closing	Escrow reviews title, liens and taxes

The opportunity

Why condemned houses appear in Spokane

Spokane has older neighborhoods where a roof failure, a fire or years of neglect can push a house toward condemnation. Winters are cold, pipes burst and owners walk away. Some houses sit vacant for months and attract trespassers. Owners who cannot afford repairs may prefer a cash sale to a demolition bill. A buyer who knows the city process can often do better than the owner. Use the MAO calculator and add a large contingency. Spokane County sits in eastern Washington, where winter freeze damage and old wiring are common causes of closure. Investors who track the city’s building department can learn which houses are heading toward an order before the owner decides to sell.

Owners facing demolition

Some owners sell to avoid city costs. Our zombie properties guide covers abandoned cases.

Land value plays

A cleared lot may be worth more than the house, depending on zoning and size.

Few competitors

Most buyers will not touch a posted house. Learn highest and best use.

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Lead sources

Where to find condemned houses in Washington

Posted notices. Look for placards and boarded doors. See driving for dollars.
City records. Building and code departments may release case lists. See code leads.
Fire and flood losses. Damaged homes may be ordered closed. See fire-damaged houses.
Tax delinquency. Years of unpaid taxes often accompany neglect. Try tax delinquent lists.
Heirs. Families who inherit a ruined house may sell. See heirs’ property.

Your exit

Who buys condemned houses in Washington

Cash rehabbers, small builders and land investors are the usual buyers. A builder may value the lot and plan to demolish. A rehabber may restore the shell if the repairs are limited. Lenders rarely finance these, so expect cash or private money.

Give the buyer the order, photos and any engineer or contractor notes. State what you know and what you do not. A buyer who feels informed is more likely to close, and a buyer who later discovers a hidden problem may refuse to work with you again. Keep copies of everything you send, along with the date and the person who received it. See our cash buyer guide and the due diligence guide.

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Step by step

How to start wholesaling condemned houses in Washington

Get the order. Ask for the written notice, the date and the deadline for compliance.
Verify with the city. Call the building department and ask what must happen next.
Search title. Run a title search for liens and unpaid taxes.
Estimate options. Compare repair and demolition using repair estimates.
Write the contract. Add a long inspection contingency and assignment wording.
Disclose in writing. Tell the seller you may assign the contract.
Close through escrow. Use an investor-friendly title company.

Your checklist for wholesaling Condemned Houses in Washington

Obtain the written order and any deadlines.
Confirm with the city what compliance requires.
Search title for liens, taxes and judgments.
Build in extra time for city and escrow reviews.
Tell the buyer plainly what is known and unknown, and put it in writing.

A Washington example: a condemned bungalow in Spokane

Cleared lot value	$95,000
Repaired house value	$310,000
Repair budget	$120,000
Buyer profit target	$40,000
Your contract price	$78,000
Assignment fee	$8,000

An heir in Seattle inherited a 1920s bungalow on Spokane’s lower South Hill. A kitchen fire had left the roof open, and the city had posted it unfit. She wanted nothing more to do with it.

You confirmed the order with the building department, checked title and offered $78,000 with a 60-day inspection window. You told her in writing you might assign.

A small builder who valued the lot and a possible rebuild took the contract. He paid you $8,000, and escrow cleared a small unpaid-tax balance at closing.

Washington rules to know

Orders, disclosure and licensing

A condemnation order generally follows the property, so the buyer inherits the duty to comply. Local rules vary, and the state vacant-building provisions in RCW 35.80A should be checked at current text. Never tell an owner or buyer the order will disappear after closing.

Seller disclosure under RCW 64.06.020 applies to many residential sales, with exemptions, and the statute has more than one version. Excise tax under RCW 82.45.060 is due at closing. Licensing risk comes from RCW 18.85.011 and RCW 18.85.411, so read our attorney guide.

Learn it with a mentor

Check a risky deal before you sign

Condemned houses punish guesses. Students send us the order and photos, and we help them decide whether to pass or proceed. We also review the contract language that protects you if the city changes its position.

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FAQ

Condemned Houses in Washington: common questions

Is wholesaling condemned houses in Washington legal?

Generally yes when you act as a principal and disclose your plans. We found no wholesaling-specific statute, so check current text with an attorney. RCW 18.85.011 covers optioning and holding yourself out, and RCW 18.85.411 can make unlicensed brokerage a gross misdemeanor.

Can an owner sell a condemned house?

Generally yes, but the order and any liens stay with the property. Get the written order and the city contact before you set a price, because your buyer must deal with the order afterward, whether that means repairs, vacating or demolition.

Can a buyer get a loan?

Rarely through a bank. Cash or private money is more common. Lenders and appraisers tend to avoid structures found unsafe or unfit, so line up buyers who can fund the repairs themselves before you sign a contract with the owner.

Does the city demolish houses?

Some cities can, and may charge costs. Ask the local department. Washington has rules for vacant and dangerous buildings, including RCW 35.80A, but we have not confirmed the details, so check current text and request the city file for your address.

Is the risk worth it?

Only when you verify the order, price the work and keep your contract protected. Houses in Spokane can sit vacant for months after a fire or burst pipes, so confirm condition and build a clear inspection period into your contract.