Ohio situation guide · Updated November 2026

Wholesaling Fire-Damaged Houses in Ohio

Wholesaling fire-damaged houses in Ohio means putting a burned or smoke-hit home under contract at a discount and assigning that contract to a buyer who will rebuild it. Owners of these homes are often tired, underinsured or far away. They want a clean exit. This guide covers the Ohio rules that matter, how to price the damage, and one worked deal from Columbus. Read the legal overview and the fire-damaged house guide alongside it.

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The short answer

Can you wholesale a fire-damaged house in Ohio?

Yes. You can contract to buy a burned home and assign that contract, but a new Ohio law requires a written disclosure to the owner first. Have an Ohio attorney review your contract and disclosure before you use them.

A fire changes the math. Lenders often will not finance a house with no working systems, so the end buyer is usually a cash investor or a rehabber. Your contract sets the price and your buyer steps into it. Our assignment guide shows how the paperwork fits together, and the wholesale offer guide covers the offer itself.

Ohio enacted a wholesaler law in 2026, Senate Bill 155, which is codified at O.R.C. 5301.95. As the statute reads, a wholesaler who contracts to buy residential property as the buyer and plans to assign it must hand the record owner a signed, boldface disclosure before a binding contract exists. If you skip it, the owner can generally cancel before closing. Check the current text before every deal, and read our license guide.

Fire-Damaged Houses in Ohio at a glance

New law	Ohio wholesaler disclosure, O.R.C. 5301.95
Disclosure	Signed by the owner before a binding contract
Skipped disclosure	Owner can generally cancel before closing
Licensing	Brokering for others still needs a license
Property form	Residential disclosure form may apply, with exemptions
Typical buyer	Cash rehabbers and builders

The opportunity

Why fire-damaged homes work in Ohio

Ohio has a lot of older wood-frame housing, and older wiring and heating are a common reason a kitchen fire becomes a total loss. Franklin County sees steady rental turnover, and a burned rental is a headache most landlords would rather sell than fix. Insurance checks do not always cover the full rebuild, so an owner may be stuck with a gutted house, a mortgage and a city notice. A calm buyer with a clear price solves all three problems. Keep your tone plain and your offer simple. Our negotiation guide can help with the first call.

Insurance gaps

Payouts may fall short of the rebuild cost, which leaves owners open to a quick sale.

Landlord fatigue

Rental owners often prefer a clean exit over months of contractors. See our tenant-occupied guide.

Less competition

Many retail buyers will not touch a burned home, so serious sellers hear fewer offers.

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Lead sources

Where to find fire-damaged leads in Ohio

Fire reports. Local fire departments and news outlets publish incident reports. Note the address and wait a respectful few weeks before you reach out.
Code enforcement. City notices on burned or open structures can point to owners who need help. See our code violation leads page.
Vacant lists. Boarded-up houses on a drive-by often have a story. Our driving for dollars guide explains the routine.
Owner lookup. Use county auditor records to find the owner of record. Our owner lookup guide shows how.
Mail. A short, kind letter works better than a pitch. See yellow letters.

Your exit

Who buys fire-damaged houses in Ohio

Rehabbers who already have a crew and a draw schedule are the best buyers. They know what a gut job costs and they close with cash. Build your list with our cash buyer guide and learn what each person wants through their buy box.

Send buyers photos, the fire report if available, and a clear repair range. Be honest about structural and smoke damage. For vacant burned homes, mention vacant property insurance, since a standard policy may not respond.

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Step by step

How to start wholesaling fire-damaged houses in Ohio

Find the owner. Confirm who holds title and whether any lender or insurer is involved.
Walk it safely. Never enter a damaged structure without permission and safe conditions. Photograph what you can see from outside.
Estimate the repairs. Use our repair cost guide and get a contractor opinion.
Run the numbers. Use the ARV calculator and the MAO calculator to set your ceiling.
Give the disclosure. Give the owner the Ohio wholesaler disclosure and get it signed before the contract is binding.
Sign the contract. Use an assignable contract with an inspection period, and tell the owner you may assign.
Close. Close with an investor-friendly title company after checking liens and the insurance claim status.

Your checklist for wholesaling Fire-Damaged Houses in Ohio

Give and keep a signed copy of the Ohio wholesaler disclosure before the contract is binding.
Ask the owner about the insurance claim, the mortgage and any city orders.
Get a contractor range before you commit to a price.
Check for liens with a title search.
Do not enter an unsafe structure.

An Ohio example: a landlord with a burned duplex

Price after repairs (ARV)	$210,000
Repair estimate	$85,000
Buyer profit target	$30,000
Contract price	$68,000
Assignment fee	$12,000
Buyer total price	$80,000

A landlord near the Linden area of Columbus had a kitchen fire in a two-unit house. The insurer paid for part of it, but the owner had no time or cash for the rest.

You pulled comps, checked the repair range with a contractor, and offered $68,000. Before the contract was binding, you gave the owner the signed Ohio disclosure that explained your role and that you might assign. The owner took the offer and signed.

A local rehabber paid you a $12,000 assignment fee and closed with cash through title.

Ohio rules to know

Ohio rules for fire-damaged wholesale deals

The 2026 wholesaler law applies to residential property. Per the statute as written, you must give the owner a conspicuous, signed disclosure that you are not their representative, may assign without their consent and may charge the end buyer a fee, and that the price may be below market value. If you skip it, the owner may generally cancel and your earnest money can go to the owner. Check the exact current text.

Ohio licensing law bars unlicensed people from acting as brokers, and a single compensated act can be enough, though people dealing in property they own or buy on their own account are generally exempt. Do not market a house you have not contracted. A seller residential disclosure form can apply on a later sale, with exemptions. Talk to an Ohio attorney. See our attorney guide.

Learn it with a mentor

Price the damage with a mentor

Burned houses punish bad estimates.

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FAQ

Fire-Damaged Houses in Ohio: common questions

Is wholesaling fire-damaged houses in Ohio legal?

Yes, as long as you follow the 2026 wholesaler disclosure rules and Ohio licensing law. Check the current text. Give the owner the signed disclosure before a binding contract and describe the fire damage as you actually found it. Keep photos of the damage.

Do I need a license to wholesale in Ohio?

We found no separate wholesaler license in the Ohio wholesaling law, but acting as a broker for others can require one. Ask an attorney. Buying for your own account is generally exempt, so keep your role as a buyer clear.

Who pays for a fire-damaged house?

Usually a cash rehabber or builder who knows the rebuild cost. These buyers price structural work, smoke damage and permits themselves, so send them photos, any reports you have and the open claim details before you ask for a deposit.

What if the insurance claim is still open?

Ask the owner and title company how the claim is handled before you close. Find out whether the insurer has paid, what it approved and whether a lender is involved, and write the answer into your contract so proceeds are clear.

How do I price the repairs?

Get a contractor range and use the MAO calculator to set your ceiling. Ask the contractor to list structure, roof, smoke cleanup and utilities separately, so your buyer can see where the money goes and trust your number. Keep each quote on file.