Sell a Hoarder House in California

You can sell a hoarder house in California in as-is condition, without sorting, cleaning or hauling anything first. Maybe you inherited it, or maybe life just got in the way, and none of that says anything about who you are. We’ve seen it many times, and Quick Home Offers® buys these houses just as they are.

Quick Answer: Can You Sell a Hoarder House in California?

Yes, you can sell a hoarder house in California without cleaning it out, but you must tell the buyer about problems you know of. Under California Civil Code Section 1102, most sellers must fill out a disclosure form for the buyer. Selling as-is does not change that, but a cash buyer can take the house with everything still inside.

Tell us about the house. You will get a cash offer within 1 business day, and you do not need to clean, sort or explain anything first.

Call or text (805) 870-5749, or enter your number below and Adam will reach out.

California Hoarder House Cheat Sheet

Who Buys Hoarder Houses in California?

Cash home buyers, investors and house flippers buy most hoarder houses in California. They can buy a home with everything still inside, so you do not have to clean it out first. Some regular buyers will too, but usually only after the house is cleared and repaired. Quick Home Offers® is a California cash buyer that buys hoarder houses as they are.

What Kinds of Buyers Will Take a Hoarder House?

Local cash buyers buy the house as it is, with no cleanout and no repairs. Many can close in a few weeks, or later if you need more time.

House flippers and investors buy homes to fix up and resell. Some want to walk through first, and some may ask you to clear part of the house.

Regular buyers working with an agent usually want the house cleaned out first. Most of them need a loan, and a house full of belongings is harder to show, inspect and appraise. This can cause issues with financing for the buyer, which is why many sellers in this situation turn to companies like Quick Home Offers® to buy the property.

How Is a Cash Offer on a Hoarder House Priced?

A cash offer starts with what the house would sell for once it is fully fixed up, move-in ready and every major system works. That number is called the after-repair value. From there, Quick Home Offers® subtracts the repair costs, the cleanout, holding and other costs, and our margin. What is left is your offer.

We are a business, and we are upfront that our offer includes a profit. That is what pays for the risk and the work of taking a house as it is. On a hoarder house, the repair estimate also has to allow for damage no one can see yet under the belongings.

The after-repair value is not what the house is worth today in its current condition. Those are two separate numbers. Ask us how we got to your number, and we will walk you through it.

How Can You Tell if a Cash Buyer Is Legitimate?

A legitimate cash buyer will tell you how they work before you sign anything, and they will never ask you to pay them. Here is what to check:

• Read their reviews and see how long they have been in business.
• Get the offer in writing.
• Close through a licensed title or escrow company, and never wire money to the buyer.
• Ask who pays escrow, title and closing costs.
• Ask what could change the price after you sign.

A good buyer will not judge you or the house. If someone makes you feel ashamed, find a different buyer.

Quick Home Offers® has closed 300+ transactions since 2013. You will get a cash offer within 1 business day. We pay both sides of escrow and title fees, and we cover the seller’s closing costs.
Most of our sales close in 7 to 30 days, but you can take longer if you need it. Our price changes only if our in-person visit finds something material that was not disclosed in our earlier conversations about the property.

What Is a Hoarder House?

A hoarder house is a home so full of belongings that rooms can no longer be used the way they were meant to be. Most people know one when they see it, and none of it stops you from selling.

Can You Sell a Hoarder House Without Cleaning It Out?

Yes. You can sell a hoarder house in California without cleaning it out, as long as the buyer agrees to take it in its current condition. Cash buyers like Quick Home Offers® buy hoarder houses with everything still inside. Leave behind whatever you don’t want to take. We take care of what is left.

What Happens to Belongings Left Behind?

When you sell to Quick Home Offers®, you can leave behind any personal items you don’t want. We take care of what is left.

You do not have to decide everything at once. If you need time to go through a loved one’s things, or your own, we will work out a timeline and terms that fit. In a regular sale with an agent, it usually works the other way. Buyers expect the house to be empty, so the cleanout happens before you list, and the cost comes out of your pocket.

Which Valuable Items Should You Take Out First?

Before anyone hauls anything away, look for the things that cannot be replaced. Family members sometimes want to look first, and that is okay. Give them the time they need.

• Papers like deeds, wills, trust papers, car titles, tax records and insurance policies.
• IDs, bank statements and anything with account numbers on it.
• Photos, letters and keepsakes.
• Jewelry, coins and cash. In hoarded homes, money and valuable items are sometimes tucked inside boxes, books or clothing.
• Medications, which should go to a drug take-back site, not the trash.

If you are not sure about something, take a photo and share it with family before anything is donated.

How Much Does a Hoarder Cleanout Cost?

In our experience from the projects we have completed, a hoarder cleanout on a three-bedroom house in California costs $1,800 on the low end to $15,000 and more, depending on the job. Most small and medium jobs run $1,800 to $6,000. Larger jobs start around $6,000 and can easily pass $15,000 depending on what the items are, access, and your area.

These numbers do not include deep cleaning, mold remediation, pest treatment or repairs. Costs can run higher if the house has pet odors, animal waste, spoiled food or mold. A cleanout company will usually charge more, since it adds its own overhead and profit. These totals are only for clearing out the belongings: labor, dumpster rental, pickups and dump fees, with a crew you pay directly.

The honest answer is that it varies a lot. What moves the price most is how much is in the house, what the items are, local dump fees and location. Access to the house and any special cleanup matter too. For example, paper is heavy. A room of stacked newspapers or magazines weighs about twice as much as the same space filled with clothing, so it costs more to dump. What moves the price most is how much is in the house, what the items are, local dump fees and location. Access to the house and any special cleanup matter too.

Large lots are a different case. When a big lot is full or the job needs special cleanup, costs can range from $10,000 to $100,000, depending on the situation. These are rare edge cases.

Some cities offer free options. In Oxnard, for example, the Del Norte station charges by the ton but takes mattresses and carpet for free and holds free bulky-item drop-off days.

Dump fees change every July, so check your city or county’s current rates before you plan a cleanout.

How Can You Lower the Cost of a Hoarder Cleanout?

None of these steps are required when selling a property to Quick Home Offers®. These steps can, however lower the bill if you decide to take the project on yourself.

• Save what matters first. Before anyone hauls anything, look for papers, photos, keepsakes, IDs and anything with account numbers on it.
• Start with the yard. Bag yard waste and fill the home’s trash and green carts each week. That pickup is usually part of your regular trash service.
• Hold a yard or garage sale for things in good shape. Only do this if it is safe for people to be on the property, and keep shoppers out of the house.
• Schedule a donation pickup for furniture and goods in decent condition that haven’t been sold in the yard sale. Charities often turn down stained, damaged or pest-affected items, so expect some things to stay behind.
• Use free drop-offs. Many areas take mattresses, electronics, paint and household chemicals for free. Some cities hold free bulky-item drop-off days.
• Then bring in the crew and dumpster for what is left. Less volume means fewer dumpster pickups.

Get a Free Cash Offer for Your Hoarder House

Tell us about the house, and you will get a cash offer within 1 business day. You do not need to clean, sort or explain anything first. Leave behind whatever you don’t want to take. We take care of what is left. Call Quick Home Offers® at (805) 870-5749 or fill out the form on this page.

What Do You Have to Disclose When Selling a Hoarder House in California?

You have to tell the buyer about problems you know of, even when you sell as-is. California Civil Code Section 1102 requires most home sellers to give the buyer a disclosure form called a Transfer Disclosure Statement (TDS). The law says this duty cannot be waived, and an as-is sale does not change that.

Quick Home Offers® can give you a blank copy of the TDS, but you fill it out yourself, based on what you know. On a hoarder house, that usually means problems like leaks, pests, mold, damaged floors, plumbing or electrical trouble, and any notices from the city or county. If parts of the house were too full to get into, say so on the form.

Do Heirs and Executors Have to Fill Out the Disclosure?

Sometimes not. Under Civil Code Section 1102.2, the form is not required when an executor, administrator or trustee sells the home while handling an estate or trust. It is also not required when a probate court orders the sale. About 1 in 3 of the properties we have taken on at Quick Home Offers® were inherited or in probate, so this question comes up often.

There is an exception. A trustee of a revocable living trust who used to own the home, or who lived in it during the past year, still has to fill it out. If you already took the house in your own name as an heir, you are selling as the owner, and the exemption may not apply. Even when the form is not required, California still expects sellers not to hide known problems that affect the home’s value.

Some heirs can also skip full probate. If the home was the person’s main residence and is worth $750,000 or less, an heir can ask the superior court to transfer it. The heir has to wait until 40 days after the death. This is set out in Probate Code Section 13151, and the limit applies to deaths on or after April 1, 2025. The amount is adjusted every three years. A probate attorney can tell you if this path fits your family.

Do You Have to Disclose a Death in the Home?

Not always. Under Civil Code Section 1710.2, a death in the home more than three years before the buyer’s offer does not have to be disclosed. A more recent death may need to be disclosed. And if a buyer asks you directly about a death in the home, you cannot lie.

What Hidden Damage Is Common in a Hoarded House?

Belongings can hide problems for years. Once a hoarded house is cleared, buyers can find water leaks, damaged floors, mold and pests. Plumbing or electrical problems are common too. Heavy piles can also stress floors and block exits.

If you know about any of these, put them on the disclosure form. If you do not know, that is okay too. Every property Quick Home Offers® has taken on needed work. A cash buyer expects hidden damage and prices the house with that risk in mind.

Is Hoarding Illegal or a Code Violation in California?

Having a lot of belongings is not, by itself, against the law in California. The law steps in when conditions put people at risk. Under Health and Safety Code Section 17920.3, a home can be declared substandard when debris or rodent nests create fire, health or safety hazards. Combustible materials, pests, visible mold and blocked exits count too. A city or county can then open a code enforcement case and order repairs. About 1 in 10 properties closed by Quick Home Offers® had a code violation, so this is something we handle often.

What Health and Safety Hazards Can Lead to a Code Case?

California’s housing law lists the conditions that can make a home substandard. In a hoarded house, these are the ones most likely to apply:

• Pests, meaning an infestation of insects, rodents or other vermin.
• Visible mold, or dampness in the rooms people live in.
• Piled-up debris, combustible materials or rodent nests that create a fire, health or safety hazard.
• Belongings the fire department sees as fuel that could start a fire or help it spread.
• Not enough clear ways out of the home.
• Plumbing, wiring or gas equipment that is no longer in safe working order.

These conditions count when they put the people living there, the neighbors or the public at risk. Under Health and Safety Code Section 17920.3, any one of them can be enough for a city or county to open a case.

How Does Hoarding Affect Your Homeowners Insurance?

Hoarding can make your homeowners insurance harder to use and harder to keep. Most policies are written for sudden accidents, like a burst pipe or a fire, not for damage that builds up over time. A hoarded house can also lead an insurer to raise your premium, decline to renew or, in some cases, cancel. Every policy is different, so read yours closely.

Will Insurance Pay for a Hoarder Cleanout?

Usually not. Clearing out belongings counts as upkeep. Home insurance is meant for sudden damage, not upkeep or normal wear, so the owner almost always pays for the cleanout.

Can an Insurance Claim Be Denied Because of Hoarding?

Yes. An insurance claim can be denied, or paid only in part, because of conditions the hoarding created. Insurance is meant for sudden accidents, and an insurer will look hard at whether the hoarding caused or worsened the damage. Here is how that can play out:

• Leaks that went unnoticed. Water damage that built up for weeks or months under the piles is often treated as neglect or long-term leaking. Most policies exclude both.
• A fire that spread because of the belongings. California’s standard fire insurance policy addresses this. It says the insurer is not liable for a loss while the hazard is increased by anything the owner controls or knows about. A policy can change that rule in writing. The rule is in Insurance Code Section 2071. A house packed with belongings is exactly what an insurer may point to.
• Someone gets hurt on the property. Liability coverage usually still applies to injuries. But an injury tied to hoarding conditions can bring a large claim and a close review of your policy. If coverage had already lapsed, been canceled, or been limited because the house sat empty, you could be paying the claim yourself.
• Be honest on insurance forms. The same standard policy says the whole policy is void if the owner willfully hides or lies about an important fact, before or after a loss. An insurer can also cancel a policy if you misstate something important, under Insurance Code Section 676.

If a claim is denied, ask the insurer to put the reason in writing and point to the policy language it relied on.

Can Your Insurer Cancel or Refuse to Renew Your Policy?

California limits when an insurer can cancel a homeowners policy. Once a policy has been in place for 60 days, the insurer can cancel only for certain reasons. On a renewal, those limits apply right away. Two of the reasons can apply to a hoarded house. One is very careless conduct that greatly raises a covered risk. The other is physical changes that make the home uninsurable. These rules are in Insurance Code Section 676.

Refusing to renew is different. The insurer must give you written notice at least 75 days before the policy ends, with the specific reason. That rule is in Insurance Code Section 678. If you are dropped, the California FAIR Plan offers basic coverage as the insurer of last resort. It may not cover liability, theft or water damage, though.

What If No One Is Living in the House?

Coverage can stop when no one is living in the house. California’s standard fire insurance policy sets a 60-day limit. The insurer is not liable once a home has been vacant or unoccupied for more than 60 days in a row. Unoccupied means no one is living there, even if the house is still full of belongings. A policy can change that rule in writing, and many homeowners policies set similar limits. The rule is in Insurance Code Section 2071.

This matters for an inherited hoarder house that sits while the family decides what to do. Call your insurance agent as soon as no one is living there. You may need a vacant-home policy or an endorsement to stay covered.

Can a Buyer Get Insurance on a Hoarded House?

Sometimes it is hard. Most buyers using a loan need homeowners insurance before closing. An insurer may not write a policy on a home with serious hazards. That is one reason regular buyers usually want a hoarder house cleared before they buy. Cash buyers like Quick Home Offers® do not need a lender’s approval, so the house can sell as it is.

Every policy is different. Read yours, and if you have questions, call your agent or the California Department of Insurance at (800) 927-4357.

Selling a Rental With a Hoarder Tenant in California

You can sell a rental with a hoarder tenant in California without waiting for the tenant to move out. Cash buyers like Quick Home Offers® buy tenant-occupied homes as they are. About 35% of properties closed by Quick Home Offers® had tenant or occupancy complications. A tenant who hoards is often dealing with something hard, so it helps to treat this as a health issue as well as a lease issue.

What Does California Law Expect From a Tenant?

California expects tenants to keep the part of the home they use clean and sanitary, as far as its condition allows. Tenants must also throw out garbage in a clean way and use plumbing, gas and electrical fixtures properly. This is set out in Civil Code Section 1941.2. If a tenant’s hoarding is a big part of what caused a problem, the landlord may not have to repair that problem.

Can You End a Tenancy Because of Hoarding?

Yes, you can end a tenancy because of hoarding in California, as long as you follow the right steps. Hoarding is a valid reason when it breaks the lease, creates a nuisance or damages the property. Here is how it works:

1. Check your signed lease. Look for terms about keeping the home clean and sanitary, fire safety, or how rooms may be used.
2. Give the tenant written notice and a chance to clean up. California requires this for any problem a tenant can fix.
3. If the problem is not fixed in time, serve a three-day notice to quit. The notice must state the reason for ending the tenancy.
4. Keep records. Save photos, copies of every notice and the dates you served them.

Because hoarding is an at-fault reason, the relocation payment required for no-fault move-outs does not apply. These rules come from Civil Code Section 1946.2 and apply once tenants have lived in the home for 12 months. Some homes are exempt, and some cities have stricter local rules. Check your city’s rules or talk with a landlord-tenant attorney before you serve any notice.

What Happens to Belongings a Tenant Leaves Behind?

California has a set process for belongings a tenant leaves behind. After the tenant moves out, the landlord must give written notice describing the items, where to claim them and by when. That deadline must be at least 15 days after the notice is handed over, or 18 days if it is mailed.

If the landlord reasonably believes everything left is worth less than $700, the landlord can keep it or get rid of it after the deadline. If it is worth more, it must be sold at a public sale, and any leftover money goes to the county. These rules are in Civil Code Sections 1983, 1984 and 1988.

Your Options Selling A Hoarder House: Clean and List, List As-Is, or Sell for Cash

You have three main options when selling a hoarder house in California. You can clean it out and list it, list it as-is with an agent, or sell it as-is for cash. The right one depends on how much is in the house, what repairs it needs, and your time and budget. The best way to compare them is what you keep after every cost, not the headline price.

Should You Clean It Out and List It With a Real Estate Agent?

If the hoarding is light, the house is in good shape underneath, and you have the time and money to clear it first then listing conventionally is probably your best option. A cleared, repaired house can sell to regular buyers who use loans, and that often brings the highest price. The trade-off is cost and time. You pay for the cleanout and repairs up front, then commission and closing costs. The house also has to be ready for showings and inspections. Most agents will want it cleared before photos go online.

Can You List the House As Is With an Agent?

Yes, you can list a hoarder house as is, but as is does not always mean you skip the cleanup. Buyers often still ask for repair or cleanout credits after their inspection. An as-is listing also does not make the house qualify for a loan. If the buyer is financing, you may still need to clear part of the house so it can be inspected and appraised. And you will still pay commission and closing costs.

When Does a Cash Sale Make Most Sense?

A cash sale makes more sense when the cleanout and repairs would cost more than they add to the price. If you don’t have the time or money to accomplish the clean out, cash buyers can be a good fit. Cash buyers are also a good option when you live far away or when you simply cannot face going through everything.

Selling straight to a cash buyer like Quick Home Offers® means no listing, no showings and no commission. Leave behind whatever you don’t want to take. We take care of what is left.

How Do the Three Options Compare?

Do not compare offers by the headline number. A higher list price can leave you with less once commission, closing costs, cleanout, repairs and months of holding costs come out. Compare what you keep.

The $650,000 in this example is the home’s as-is value, meaning what it is worth today with everything still inside and no repairs done. It is not the after-repair value, which is what the same house would be worth once it is cleared, repaired and updated. Those are two separate numbers, and buyers price an as-is house from the first one.

Every property is different, and these ranges shift depending on condition, location, and how much is in the house and how much work it needs. The point is not that one path is always better. The point is that the sale price, or “fair market value”, and net proceeds are two different numbers, and the only one that matters is the one you take to the bank.

Sources: Commission based on Clever Real Estate’s February 2026 California agent commission survey (5.47% average). Closing costs based on Real Estate Witch’s 2026 California seller closing cost data, California Revenue and Taxation Code Section 11911, and title insurance rates filed with the California Department of Insurance. Buyer concessions, cleanout and holding costs are Quick Home Offers® estimates. This is an illustration, not an offer.

Is Hoarding in California a Health Condition?

Quick Home Offers® has seen hoarding situations many times. A hoarded house is not a reflection of your character or who you are as a person. Sometimes people go through a hard time, like a loss, an illness or money trouble. The house gets too far ahead of them to handle. Our job is to help you move forward, not to judge how you got here.

Hoarding disorder is a real mental health condition, according to the American Psychiatric Association. People who have it find it very hard to let go of things, even things worth little, because parting with them is painful. Many also deal with depression or anxiety. A loss, like the death of a loved one, can set it off or make it worse.

Where Can a Family Get Help in California for Hoarding?

Help is available, and much of it is free.

• Adult Protective Services. Every California county has one. It helps adults 60 and older, and adults with disabilities, who can no longer meet their own needs. Call 1-833-401-0832 and enter your ZIP code to reach your county, any time of day. Calling does not mean someone is in trouble. The goal is to help the person stay safe at home.
• International OCD Foundation. Its hoarding resource directory lists therapists, support groups, hoarding task forces and professional organizers.
• Anxiety & Depression Association of America. Its site explains hoarding disorder and can help you find a therapist.
• Local programs. Many cities and counties in California offer free bulky-item pickup and drop-off days. Call your city or county waste department to ask.

If someone is in danger right now, call 911.

What Selling a Hoarder House Looked Like for Our Sellers

Every property Quick Home Offers® has taken on needed work, including the hoarded houses we bought in Ventura County and on California’s Central Coast. We have also completed hoarded-house transactions in Kern County and other areas of California. Hoarding is personal, and the families we worked with trusted us with something private. To protect them, we have left out names, addresses, dates and some details. What follows is the general situation and how we handled it.

In our experience, the hardest part for a seller is rarely the house. It is the weight of what is inside it, and the worry about what other people will think. Sometimes the owner lived in the home. Sometimes a family member did.

Many people are deeply attached to their belongings, and we understand that. Those things can hold a lifetime of memories. That is why we let sellers close when they are ready. If you need two weeks, two months or even longer to go through your things, we will work out a timeline and terms that fit.

Family members sometimes want to go through the belongings too. They worry that photos, papers or keepsakes will be thrown out by mistake. One family member flew in from out of state to help. We told him he did not have to make the trip. He came anyway, and we gave him the time he needed.

Quick Home Offers® handled the cleanouts on the houses we bought. We donated what could still be used and hauled away the rest. Clearing one house and its yard took about a week.

Sellers told us they were relieved. For one owner, it felt like a fresh start. The overwhelm was finally lifted.

Where Quick Home Offers® Buys Hoarder Homes in California

Quick Home Offers® buys hoarder houses across California. Many cities also offer free programs that can help clear out belongings, whether you sell to us or not. Programs change, so call ahead to confirm the details.

Who Buys Hoarder Houses in Ventura County?

Quick Home Offers® is based in Ventura County, where our offices are, and we have bought houses in every condition here, including in Oxnard.

Ventura

• Free bulky pickup: residential customers can schedule four bulky items across two pickups a year at no charge through E.J. Harrison at (805) 647-1414 or online.
• Mattresses: Gold Coast Recycling & Transfer Station recycles one mattress set per year free for City of Ventura residents.

Oxnard

• Free bulky pickup and drop-off days: Oxnard offers one free curbside bulky item pickup a year, plus free drop-off days at the Del Norte Recycling and Transfer Station and in neighborhoods.

Thousand Oaks

• Free bulky pickup: residents can request up to two free bulky item collections, for a total of six items per calendar year, through Athens Services at (805) 852-5264.
• Free Landfill Day: Athens Services customers can bring up to two loads per event to the Calabasas Landfill, in a vehicle no larger than a passenger car or pickup truck.
• Household hazardous waste: schedule a drop-off at the city’s facility or a free home collection.

Simi Valley

• Free bulky pickup: residents can request up to two free pickups per calendar year, with up to four items per collection.
• Free Landfill Days: residents can drop off extra trash and bulky items at no charge at the Simi Valley Landfill and Recycling Center on designated days.
• Household hazardous waste: free collection events are held every other month.

See how we buy houses in Ventura, Oxnard, Thousand Oaks and Simi Valley.

Who Buys Hoarder Houses in Santa Barbara County?

Quick Home Offers® buys houses across Santa Barbara County, including Santa Barbara, Santa Maria and Lompoc.

Santa Barbara

• Free bulky pickup: City of Santa Barbara residents with trash service get four free bulky item pickups a year, of up to five items, boxes or bags each. Call MarBorg at (805) 963-1852. Counting boxes and bags makes this unusually useful for clearing a hoarded home.
• Household hazardous waste: the city’s listed disposal and recycling facilities are free to residents unless noted.

Santa Maria

• Free landfill pass: the city does not offer curbside bulky pickup. Residential trash customers may be eligible for a free landfill pass once a year. Call the Utilities Department at (805) 925-0951 ext. 7270.
• Mattresses: residents can bring up to five mattresses or box springs to the Santa Maria Regional Landfill for free.

Lompoc

• Free bulky pickup: residential account holders can schedule three bulky item pickups per year at no additional charge. Call the Solid Waste Office at (805) 875-8024.
• Free drop-offs: the landfill accepts clean, separated loads of cardboard, mattresses, box springs and carpet at no charge.

See how we buy houses in Santa Barbara, Santa Maria and Lompoc.

Who Buys Hoarder Houses in Kern County?

Quick Home Offers® has closed 75+ transactions in Kern County, including hoarded-house transactions in Bakersfield.

Bakersfield

• Bulky item pickup: the City of Bakersfield offers curbside bulky item pickup for residents. Call the Solid Waste Division at (661) 326-3114 or see the city’s garbage and recycling page.

See how we buy houses in Bakersfield.

Who Buys Hoarder Houses in Fresno County?

Quick Home Offers® buys hoarder houses in Fresno and across Fresno County.

Fresno

• Operation Clean Up: a once-a-year bulky item pickup for residential solid waste customers. Check your neighborhood’s schedule at Fresno.gov/OCU.
• One-Time Bulky Item Pickup: available once a year per account at no additional cost. Call 3-1-1 or (559) 621-CITY, or use the FresGO app.
• Free paper shredding: residents who pay for city solid waste service can bring up to three boxes of personal documents to the city’s free shred events. That helps with the old papers often found in a hoarded home.

See how we buy houses in Fresno.

Who Buys Hoarder Houses in Sacramento County?

Quick Home Offers® buys hoarder houses in Sacramento and across Sacramento County.

Sacramento

• Free household junk pickup: residential customers can schedule two free appointments between February and October. Piles must fit within four by four by nine feet.
• Appliances, e-waste and a free dump coupon: appliances and e-waste get their own free appointments. Customers who self-haul can use the dump coupon mailed with the yearly service guide for one free carload, and city residents can drop off household hazardous waste for free.

Who Buys Hoarder Houses in Los Angeles County?

Quick Home Offers® buys hoarder houses in Los Angeles and across Los Angeles County.

Los Angeles

• Free unlimited bulky pickup: LA Sanitation offers LA City residents free unlimited curbside bulky item collection. Schedule at least one business day before your collection day online, through the MyLA311 app, or at 1-800-773-2489.
• Free monthly drop-off events are another option if you don’t want to wait for pickup day.
• Hoarding resources: Los Angeles County publishes hoarding resources, including code enforcement information and brochures.

See how we buy houses in Los Angeles.

Who Buys Hoarder Houses in Riverside County?

Quick Home Offers® buys hoarder houses in Riverside and across Riverside County.

Riverside

• Free bulky pickup: call the City of Riverside at (951) 826-5311 for a bulky item appointment, up to five items, twice a year.
• Free drop-off, up to a ton: on the third Saturday of every month, city residents who show a utility bill can drop off up to 1 ton of bulky trash and yard waste for free at the Agua Mansa Transfer Station.
• Household hazardous waste: drop-off is available every non-holiday Saturday at the county facility.

See how we buy houses in Riverside.

Who Buys Hoarder Houses in San Bernardino County?

Quick Home Offers® buys hoarder houses across San Bernardino County.

• Free community cleanups: for residents of unincorporated communities, County Code Enforcement and the Solid Waste Management Division host events with containers for household trash, bulky items, green waste, tires and electronics. City residents should ask their city’s trash hauler about free bulky pickups.
• Household hazardous waste: call the county program at 800-645-9228 or 909-382-5401.
• Support groups: the International OCD Foundation’s directory lists support groups and local mental health professionals for San Bernardino County.

See how we buy houses in San Bernardino County.

Who Buys Hoarder Houses in San Diego County?

Quick Home Offers® buys hoarder houses in San Diego and across San Diego County.

San Diego

• Bulky items and hazardous waste: contact the City of San Diego Environmental Services Department to ask about bulky item pickup and household hazardous waste drop-off.

See how we buy houses in San Diego.

Don’t see your city? Quick Home Offers® buys houses across California. Call or text (805) 870-5749.

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Frequently Asked Questions

Can I Sell My Hoarder House Fast?

Yes. Quick Home Offers® can close in as little as 7 days. But you never have to rush. If you need weeks or months to go through belongings, we will work out a timeline and terms that fit.

Can You Sell As Is With an Open Code Case?

Yes. In California, you can sell a house as is with an open code enforcement case, as long as you disclose it to the buyer. A cash buyer like Quick Home Offers® can take the house with the case still open, so you do not have to fix it first. About 1 in 10 properties closed by Quick Home Offers® had a code violation.

Will You Judge Me or My Family for the Condition of the House?

No. Quick Home Offers® talks with people in hard situations every day, including hoarded houses. Honestly, nothing about the condition of a house surprises us anymore. We are not thinking about how the house got this way. We are thinking about how to solve the problem for you.

Are Companies That Buy Houses for Cash Legitimate?

Many are, but check before you sign anything. Read their reviews and get the offer in writing. Ask for proof of funds, such as a recent bank statement or a letter of credit from their bank, so you know they can actually close. Then close through a licensed title or escrow company. A legitimate buyer will never ask you to pay them. Quick Home Offers® has closed 300+ transactions since 2013.

Who Has the Right to Clear Out an Inherited Hoarder House?

Usually the person legally in charge of the estate or trust, not whoever has the keys. If the house is going through probate, that is the executor or administrator the court appoints. Under Probate Code Section 9650, that person has the right to take possession of the estate’s property, including what is inside the house. If the house was held in a living trust, the successor trustee manages it under the trust’s terms. Until someone has that authority, family members should not throw out, donate or sell belongings. Smaller estates may have a simpler way for heirs to collect personal property without full probate. If family members disagree, talk with a probate attorney before clearing anything. Our guide to selling an inherited house in California explains how probate and trusts work.

What Happens If I Change My Mind?

Before you sign, nothing happens. You have no obligation to accept an offer from Quick Home Offers®. If you need more time to decide, or more time before closing, just ask. After you sign, a purchase agreement can still be canceled if both sides agree. Talk with us first, and we will walk through your options.

How Long Am I Responsible for the House After I Sell?

In most cases, your responsibility ends when the sale closes, as long as you told the buyer in writing what you knew about the house. Quick Home Offers® gives you the disclosure forms, and you fill them out based on what you know. There are two main exceptions. The first is fraud, meaning you knowingly hid a problem or lied to the buyer. Under California law, the buyer then has three years from when they discover it to bring a claim. The second is a dispute over the purchase agreement itself, which either side generally has four years to raise. Since 2013, Quick Home Offers® has never sued a seller or been sued over a purchase agreement.

Can I Sell While the Person Still Lives There?

Yes. You can sell a hoarder house while the owner or a family member still lives there. Everyone on the title has to agree to the sale. Quick Home Offers® can set the closing date around the move, so no one has to leave before they are ready. If the person is a tenant, California’s tenant rules still apply.

Will the Neighbors Know?

Selling directly to a cash buyer like Quick Home Offers® means the house is sold off market. There is no sign in the yard, no open house and no online photos.

About the Authors and Quick Home Offers®

Adam and Josh Justiniano founded Quick Home Offers in 2013 and have closed more than 300 California transactions, from single-family houses and condos to multifamily and land. Adam works directly with every seller and has walked hundreds of properties in every condition across the state. Josh runs the underwriting and the numbers behind every offer, so every written offer reflects real repair costs and real market data, not a formula.

Some of the homes they buy are full of a lifetime of belongings, and some families were embarrassed to make the first call. If you own a hoarder house in California, call or text (805) 870-5749 and tell us about the property. You will get a written offer within 1 business day, and you do not need to clean, sort or explain anything first.

This guide is general information, not legal, tax or insurance advice. For your situation, talk with a California real estate attorney, a probate attorney or your insurance agent.