Maryland situation guide · Updated November 2026

Wholesaling Fire-Damaged Houses in Maryland

Wholesaling fire-damaged houses in Maryland means putting a burned home under contract at a steep discount and assigning that contract to a buyer who can rebuild. Baltimore has thousands of older rowhomes, and a fire can leave a family with a shell they cannot afford to fix. Done right, you solve a real problem for the owner. Start with our fire-damaged house guide before you make your first call.

Disclosure law (10-715)Baltimore vacant notices100% online mentorship

Get the free starter kit Book a free call

Call/Text818-532-0481

Let’s find your starting point

Explore the mentorship.

Request a free fit call to discuss your goals and whether the program is right for you.

The short answer

Can you wholesale a fire-damaged house in Maryland?

Yes. You can assign a contract on a burned home, but Maryland now requires written disclosures when the home is owner-occupied. Run every deal past a Maryland attorney, because the rules are new and still being tested.

Many fire-damaged homes are vacant by the time you see them. The owner may have moved in with family or into a rental. Others are still the owner’s home, and then the 2025 law matters. Learn the basics in our guide to wholesaling legality and see how an assignment of contract works.

A fire changes the numbers fast. Smoke, water from the hoses and a damaged roof can ruin more than the burned rooms. Walk the house with a contractor if you can, and use our repair cost guide. Never promise the owner a price before you know what the structure needs.

Fire-Damaged Houses in Maryland at a glance

Key law	Real Property Art. 10-715, effective Oct 1, 2025
Coverage	Owner-occupied homes, up to four units
Owner disclosure	Written notice before the contract that you may assign
Buyer disclosure	Written notice that you hold an equitable interest
Remedy	Rescission before closing if a notice is missing
Fees and licensing	No wholesaler fee cap or license found; broker rules may still apply

The opportunity

Why fire-damaged homes sell in Baltimore

Baltimore has a deep supply of rowhomes, and rehab buyers know the blocks well. In Belair-Edison, Waverly, Brooklyn and parts of the west side, a gutted house can still be worth a rebuild when the shell is sound. Owners often carry little cash after a fire. A quick, fair offer from you can end months of stress, and your buyer takes on the repairs.

Stressed owners

Families who lost their home often want a clean exit. See negotiating with motivated sellers.

Rehab demand

Contractors and flippers look for shells with good bones. Build your list with our cash buyer guide.

Low price points

Burned rowhomes often trade far below finished comps, which leaves room for a fee.

Get the free starter kit See the mentorship

Lead sources

Where to find fire-damaged leads in Baltimore

Driving the blocks. Look for boarded windows and scorched brick. Our driving for dollars guide shows how to log them.
City vacant notices. Vacant dwelling notices and code records can point to burned buildings. See code violation leads.
Owner records. Look up the owner on SDAT, then skip trace if mail comes back.
Tax delinquent owners. Fire victims often fall behind. See tax delinquent lists.
Insurance contractors. Restoration crews and public adjusters meet owners who need to sell.

Your exit

Who buys burned houses in Maryland

Rehab investors and builders are the usual buyers. They want a clear price and a short close. Some are happy to tear down and rebuild, so tell them what you know about the structure and any city notices. Our buy box guide helps you match deals to buyers.

Before you assign, tell the buyer what you hold. If the home was owner-occupied, the written equitable interest notice is required by state law. Use an investor-friendly title company to close.

Book a free call

Step by step

How to start wholesaling fire-damaged houses in Maryland

Verify the facts. Confirm ownership on SDAT and ask whether insurance has paid or is pending.
Inspect safely. Do not enter a damaged structure without permission and a contractor who judges it safe.
Price the repairs. Use the ARV calculator and get a repair bid.
Set your maximum. Run the MAO calculator with real repair numbers.
Give the written notice. If the home is owner-occupied, give the owner the assignment disclosure before the contract.
Check title and liens. Order a search and look for mechanic’s liens or tax debts.
Assign and close. Give your buyer the equitable interest notice, then close through title.

Your checklist for wholesaling Fire-Damaged Houses in Maryland

Give the owner the written notice that you may assign before you sign.
Give the buyer the written equitable interest notice before assignment.
Check for open mortgage, tax and city liens before you set your fee.
Ask whether insurance proceeds are owed to a lender.
Ask a Maryland attorney to read your contract form.

A Maryland example: a burned rowhome in Baltimore

Property	Two-story rowhome, Belair-Edison
Finished value (ARV)	$150,000
Repair estimate	$70,000
Contract price	$29,000
Your assignment fee	$6,000
Buyer pays	$35,000

A Baltimore owner called after a kitchen fire gutted the back of her late mother’s rowhome in Belair-Edison. Her insurer had paid little, and she lived with a cousin. She had no money to rebuild.

You walked it with a contractor, who said the front walls and roof were sound. Repairs would run near $70,000 against a $150,000 finished value. You offered $29,000 as-is, and since she lived in the house at the time of the fire you gave her the written notice that you might assign it.

A rehab investor took the contract. Before he signed you wrote him that you held only an equitable interest. He paid you $6,000, closed at $35,000 and started rebuilding.

Maryland rules to know

Maryland rules for burned homes

Maryland’s 2025 law covers owner-occupied homes with up to four units. The owner must get a written heads-up, before any contract, that you may assign it. Your buyer must get a written statement, before assignment, that you hold only an equitable interest and may be unable to convey title. If the owner’s notice is missing, the owner may rescind before closing. Check current text with a Maryland attorney. See our equitable interest guide.

Broker licensing sits in Business Occupations and Professions Title 17, run by the State Real Estate Commission. Selling your own contract is different from marketing someone else’s property for a fee, and the details are worth checking. Fire homes may also carry city notices or liens. Learn the license rules and talk to an attorney.

Learn it with a mentor

Get help with your first burned house

Fire deals have many moving parts. Our mentorship students bring us their repair numbers and contracts, and we help them test each deal before they sign.

See the course See the mentorship

FAQ

Fire-Damaged Houses in Maryland: common questions

Is wholesaling fire-damaged houses in Maryland legal?

Generally yes. A 2025 disclosure law applies to owner-occupied homes, and broker licensing rules can still matter. Confirm with a Maryland attorney, because the rules are new and still being tested, and run every fire-damaged deal past that attorney before you sign.

What disclosures does Maryland require?

For owner-occupied homes with four or fewer units, the owner must be told in writing before the contract that you may assign it, and your buyer must be told you hold an equitable interest. Skipping the written notices can put the deal at risk, so keep copies.

Does Maryland cap my assignment fee?

No fee cap was found in the enacted law. Check current rules before you rely on that. Be open with the owner about your fee, and have a Maryland attorney confirm that the notices and the contract match the current statute.

Do I need a license?

No wholesaler license was found, but broker licensing rules can still apply. Ask the State Real Estate Commission or an attorney. Do not present yourself as the owner’s agent, and say in writing that you are buying the house to resell or assign it.

Can the owner back out?

If a required notice is missing, the owner may be able to rescind before closing. That is why a written notice matters. Give it before the contract is signed, keep a signed copy, and ask a Maryland attorney about timing when the burned home is still occupied.