Terms and Conditions

Effective Date: October 3, 2026
Last Updated: October 3, 2026

These Terms and Conditions (“Terms”) govern your access to and use of illinoisfirehousebuyer.com (the “Website”) and services offered through the Website by Illinois Fire House Buyer (“Illinois Fire House Buyer,” “we,” “us,” or “our”).

By using the Website, submitting property information, or requesting a cash offer, you agree to these Terms and acknowledge our Privacy Policy.

1. Purpose of the Website

The Website allows property owners and authorized representatives to submit information concerning real estate they may wish to sell, including:

Fire-damaged property;
Smoke-damaged property;
Water-damaged property;
Distressed property;
Vacant property;
Inherited property;
Probate property;
Property facing foreclosure;
Tax-delinquent property;
Property subject to liens; and
Property requiring substantial repairs.

Depending on the transaction, we may:

Evaluate the property ourselves;
Purchase or seek to purchase it;
Facilitate a potential offer;
Connect the seller with a prospective cash buyer;
Refer the opportunity to another investor or licensed real estate professional;
Enter into a purchase contract;
Assign contractual rights where legally permitted; or
Determine that no purchaser is interested.

Nothing displayed on the Website constitutes a binding offer to purchase real estate.

2. Our Role

Illinois Fire House Buyer operates within the real estate investment, property-acquisition, lead-generation, marketing, referral, and cash-buyer marketplace.

Depending on the transaction, we may act as:

A prospective principal purchaser;
A real estate investor;
A property-acquisition business;
A marketing or lead-generation business;
A service connecting homeowners with buyers;
A contract purchaser;
A licensed real estate brokerage or licensee where legally applicable;
A wholesaler acting in accordance with applicable licensing requirements; or
An affiliate or partner of another purchaser.

Our precise role depends on the actual transaction and written agreements.

Unless separately established in writing, we do not act as your:

Attorney;
Accountant;
Financial adviser;
Tax adviser;
Insurance adviser;
Public adjuster;
Contractor;
Engineer;
Appraiser;
Fiduciary;
Housing counselor;
Mortgage adviser; or
Foreclosure consultant.

We also do not act as your real estate broker or agent unless an applicable brokerage relationship is separately and lawfully established.

3. Illinois Real Estate Licensing

Illinois regulates real estate activities through the Real Estate License Act of 2000.

A real estate license may be required where a person or entity performs regulated activities for another person for compensation.

Illinois law also treats specified repeated investment-contract activity as brokerage even when performed for one’s own account.

Accordingly, regulated activity will be structured consistently with applicable Illinois licensing requirements.

Nothing on the Website authorizes unlicensed real estate brokerage.

4. Illinois Wholesaling and the Two-Transaction Rule

Illinois expressly includes wholesaling-type activity within its definition of licensed brokerage.

A person or entity engages in a regulated “pattern of business” when, whether for another person or for itself, it engages on two or more occasions within any 12-month period in activities involving:

Buying;
Selling;
Offering to buy or sell;
Marketing for sale;
Exchanging; or
Otherwise dealing in contracts,

including:

Assignable real estate purchase contracts; and
Options on real estate.

Where our activities satisfy that statutory definition, applicable broker-licensing requirements must be followed.

5. Lead Referrals May Also Be Regulated

Illinois’s broker definition separately includes specified activities involving procuring or referring real estate leads or prospects when performed in regulated circumstances.

Accordingly, compensation arrangements involving:

Seller leads;
Buyer leads;
Referrals;
Introductions; or
Lead transfers

must be structured consistently with Illinois licensing and compensation law.

Nothing in these Terms represents that an unlicensed person may receive compensation for licensed brokerage activity.

6. Licensed Status and Interests

Where an Illinois real estate licensee is personally purchasing, selling, or otherwise acquiring an interest in property that is the subject of a transaction, applicable written license-status and interest disclosures must be provided.

Where a brokerage relationship exists, applicable written brokerage and agency disclosures control.

7. No Obligation to Sell

Submitting information or requesting an offer does not obligate you to sell your property.

A Website inquiry is not a purchase contract.

You may decline a proposed offer unless and until you enter into an enforceable written agreement providing otherwise.

8. No Obligation to Purchase

Submitting information does not require us or another:

Investor;
Cash buyer;
Broker;
Contract purchaser;
Wholesaler;
Affiliate;
Acquisition partner; or
Other prospective purchaser

to:

Make an offer;
Maintain a previous offer;
Continue negotiations;
Purchase the property; or
Complete a transaction.

9. Eligibility and Authority

By submitting a property, you represent that:

You are at least 18 years old;
You have legal capacity;
The information you provide is materially accurate to the best of your knowledge;
You own or are authorized to communicate concerning the property; and
Your use of the Website complies with law.

Submission by one co-owner does not necessarily establish authority to bind all owners.

10. Property Research

When you submit a property, you authorize us and prospective purchasers evaluating the opportunity to research it through lawful sources including:

Assessor records;
Recorder records;
Property-tax records;
Deeds;
Mortgages;
Liens;
Court records;
Probate records;
Foreclosure records;
Tax-sale records;
Building permits;
Zoning records;
Sales history;
Comparable sales;
Commercial property databases; and
Other public or commercial sources.

11. Buyer Matching

We may connect a seller with an affiliated or independent:

Cash buyer;
Real estate investor;
Licensed broker;
Contract purchaser;
Wholesaler;
Acquisition company;
Redevelopment company; or
Other prospective purchaser.

Independent purchasers are responsible for their own:

Offers;
Representations;
Valuations;
Contracts;
Due diligence;
Financing;
Licensing;
Performance; and
Legal compliance.

12. Preliminary Offers

Any preliminary:

Cash offer;
Price estimate;
Property valuation;
Repair estimate; or
Price range

is non-binding unless incorporated into an enforceable written agreement.

A preliminary offer may change following due diligence.

13. Illustrative Offer Formula

The Website may describe an offer formula similar to:

Potential Offer = After-Repair Value – Repair Costs – Selling Costs – Investor Return

This is illustrative only.

Actual purchasers may use different assumptions regarding:

Value;
Repairs;
Holding costs;
Insurance;
Taxes;
Utilities;
Closing costs;
Resale costs;
Financing;
Risk; and
Investment return.

No particular offer is guaranteed.

14. Binding Transactions

A binding transaction exists only after execution of legally enforceable transaction documents.

A closing may depend on:

Ownership verification;
Authority to sell;
Title review;
Property access;
Due diligence;
Liens;
Mortgages;
Taxes;
Disclosure requirements;
Foreclosure-law requirements;
Escrow;
Closing requirements; and
Other contractual conditions.

15. Illinois Residential Real Property Disclosure Act

Illinois’s Residential Real Property Disclosure Act generally applies to covered transfers of residential real property improved with one to four dwelling units, condominium units, specified cooperative units, and certain manufactured homes treated as real property.

The Act applies to covered sales and certain other transfers, subject to statutory exemptions.

Where applicable, the seller must complete the statutory Residential Real Property Disclosure Report.

16. Disclosure Before Contract

Where the Act applies, the seller generally must deliver the written Residential Real Property Disclosure Report to the prospective buyer before the parties sign the contract.

Delivery may occur through methods permitted by Illinois law, including appropriate electronic delivery.

Nothing on the Website replaces the statutory form.

17. Actual Knowledge Standard

Illinois generally requires the seller to disclose material defects of which the seller has actual knowledge.

The seller is not required by the Act to conduct a special investigation or inquiry merely to complete the disclosure.

A “material defect” generally means a condition that:

Substantially adversely affects property value; or
Significantly impairs the health or safety of future occupants,

unless the seller reasonably believes the condition has been corrected.

18. Fire Damage and the Illinois Disclosure Form

The current Illinois statutory disclosure form does not simply require every seller to provide a complete historical narrative of every fire that has ever affected a property.

Instead, fire damage may create material defects involving categories specifically addressed by the form, such as:

Foundation;
Roof;
Ceilings;
Chimney;
Walls;
Windows;
Doors;
Floors;
Electrical system;
Plumbing;
HVAC;
Fireplace;
Water or moisture problems;
Hazardous conditions; or
Other covered property defects.

Where the seller has actual knowledge of a covered material defect resulting from fire, smoke, water, repairs, or related events, the applicable disclosure should be completed accurately.

19. Correction of Current Website Fire-Disclosure Language

Website educational content may recommend collecting:

Fire-department reports;
Insurance records;
Engineering reports;
Contractor estimates;
Repair invoices;
Permit records;
Inspection reports; or
Photographs.

Those records may be useful for insurance claims, valuation, disclosure preparation, or due diligence.

They are not automatically a universal statutory document package required from every Illinois seller.

The actual disclosure obligation depends on:

Known material defects;
The statutory disclosure form;
Applicable exemptions;
Contract requirements;
Common law;
Federal law; and
The facts of the transaction.

20. Continuing Disclosure Obligations

If a seller becomes aware before closing of an error, inaccuracy, or omission in a previously delivered disclosure report or supplement, Illinois law may require a written supplemental disclosure.

An as-is transaction does not automatically eliminate such obligations.

21. Late Disclosure and Five-Business-Day Termination

Where a required disclosure report is delivered only after the parties have signed a contract and the seller discloses a material defect, Illinois law may give the purchaser five business days after receipt to terminate the contract and recover applicable earnest money or down payments without liability to the seller.

Additional rules apply to supplemental disclosures and other circumstances.

22. Failure to Provide a Required Disclosure

Where a seller fails or refuses to provide a required Residential Real Property Disclosure Report before conveyance, the prospective buyer may have statutory termination rights.

The Act also preserves other contractual and common-law remedies.

23. Disclosure Act Exemptions

Statutory exemptions may apply to specified transfers, including certain:

Court-ordered transfers;
Foreclosure-related transfers;
Bankruptcy transfers;
Fiduciary transfers;
Transfers between co-owners;
Transfers to specified family members;
Government transfers;
Certain relocation-company transactions; and
Never-occupied new construction.

An exemption should not be assumed without reviewing the transaction.

24. As-Is Transactions

The statutory disclosure form expressly recognizes that parties may negotiate an as-is transaction involving disclosed material defects.

However, “as-is” does not automatically eliminate obligations involving:

Statutory disclosure;
Fraud;
Misrepresentation;
Concealment;
Supplemental disclosure;
Federal law;
Contract representations; or
Title.

25. Inspections and Due Diligence

The Website may advertise:

No formal inspection;
No repairs;
As-is purchases;
No financing contingency;
No appraisal contingency; or
Similar streamlined terms.

These are possible transaction structures, not universal guarantees.

A buyer may conduct due diligence permitted by the applicable agreement.

26. Fast Closing and Advertising Statements

The Website may advertise:

Offers within approximately 24 hours;
Closing in approximately 7 to 14 days;
Flexible closing;
No repairs;
No commissions;
No seller fees;
Buyer-paid closing costs; or
Similar benefits.

Actual terms may depend on:

Title;
Property condition;
Liens;
Buyer availability;
Disclosure compliance;
Licensing requirements;
Foreclosure status;
Tax-sale status;
Closing requirements; and
Other circumstances.

27. Illinois Mortgage Rescue Fraud Act

Illinois maintains special protections for owners of “distressed property.”

Under current Illinois law, distressed property generally includes residential real property consisting of one to six dwelling units when the property:

Is in foreclosure;
Is at risk of loss because of unpaid property taxes; or
Secures a loan on which the owner is more than 30 days delinquent.

The Website markets to homeowners facing foreclosure and similar distress.

Accordingly, a proposed purchase involving such a homeowner must be evaluated for compliance with the Illinois Mortgage Rescue Fraud Act.

28. 2026 Expansion of Distressed Property Purchaser Rules

Effective July 10, 2026, Illinois broadened provisions governing distressed-property purchases.

Under current law, a “distressed property purchaser” can include a person who:

Solicits an owner of distressed property; and
Acquires an interest in fee in that distressed property or a beneficial interest in a trust holding title to the property,

subject to statutory exclusions.

Because the current definition is broader than older versions of the statute, an ordinary-looking investor purchase of a solicited distressed property may require specific legal review even when the homeowner will not remain in possession.

29. Written Distressed-Property Conveyance Contract

Where the Mortgage Rescue Fraud Act applies to a distressed-property conveyance, the transaction must use the written contract required by Illinois law.

Among other requirements, a covered contract must:

Be fully completed;
Be signed and dated;
Be in the language principally used to negotiate the transaction;
Use required type size;
Identify the purchaser;
Identify the property;
State consideration and payment terms;
Include legally required notices; and
Be acknowledged as required by law before conveyance.

30. Five-Business-Day Distressed-Seller Cancellation Right

Where Illinois’s distressed-property conveyance provisions apply, the owner generally has the right to cancel the covered contract until the earlier of:

Midnight of the fifth business day following the day the owner signs a compliant contract; or
The statutory redemption-period deadline specified by applicable foreclosure or property-tax law.

Nothing in these Website Terms shortens or waives a statutory cancellation right.

31. Required Illinois Distressed-Property Notices

A covered distressed-property conveyance contract includes special Illinois notices.

These include language advising the owner that, during the cancellation period:

The purchaser cannot ask the owner to sign a deed or other conveyance document; and
The owner is urged to have the contract reviewed by an attorney within five business days.

Where title will transfer, additional prominent notice concerning surrender of title is required.

Additional 2026 notice requirements may apply to properties at risk because of unpaid real estate taxes.

32. Distressed-Property Pricing and Conduct Requirements

Where the Mortgage Rescue Fraud Act applies, statutory rules can affect:

Consideration paid for the property;
Fair-market-value calculations;
Liens;
Timing of conveyance documents;
Recording;
Closing location;
Repurchase arrangements;
Continued occupancy;
Third-party compensation; and
Other transaction terms.

No Website statement overrides those requirements.

Any transaction involving a seller in foreclosure, serious mortgage delinquency, or tax-sale distress should be reviewed for statutory compliance before signing.

33. Foreclosure Consulting Is Different From Buying the Property

Illinois separately regulates distressed-property consultants.

A person may fall within that category when, for compensation from the homeowner, the person offers services represented as helping to:

Stop foreclosure;
Delay foreclosure;
Obtain forbearance;
Reinstate a mortgage;
Avoid a tax sale;
Obtain financing;
Cure default;
Protect credit; or
Save the residence.

A normal purchase transaction does not automatically make the purchaser a foreclosure consultant.

34. Foreclosure Consultant Contracts

Where Illinois foreclosure-consulting law applies:

The consulting contract must be in writing;
Services and compensation must be fully disclosed;
Required statutory notices must be included;
A cancellation form must be provided; and
Compensation generally cannot be collected until contracted services are fully performed.

35. Cancellation of Foreclosure Consultant Contracts

Where Illinois’s distressed-property consultant provisions apply, the owner may cancel the consulting contract at any time until after the consultant has fully performed each contracted or represented service.

That statutory right cannot be waived.

36. Consultant Restrictions on Acquiring the Property

Illinois law restricts a covered distressed-property consultant from acquiring an interest, directly or indirectly, in a distressed property from an owner with whom the consultant has contracted.

Accordingly, we do not characterize ourselves as a foreclosure consultant when acting as a prospective purchaser.

37. No Foreclosure-Rescue Guarantees

Unless separately authorized and legally qualified, we do not represent that:

We act for your lender;
We act for your mortgage servicer;
We act for a government agency;
We guarantee foreclosure will stop;
We guarantee a loan modification;
We will negotiate your loan for you;
You should stop communicating with your lender;
You should stop making legally required payments; or
Selling to us is your only option.

38. Probate and Inherited Property

Submission of inherited or probate property does not establish authority to sell.

A transaction may require:

Executor or administrator authority;
Trustee authority;
Court documents;
Participation of heirs;
Appropriate deeds;
Affidavits; or
Other evidence of authority.

39. Insurance Claims and Fire-Damage Proceeds

A fire-damaged property may involve an open or completed insurance claim.

We are not your:

Insurance company;
Insurance agent;
Public adjuster;
Insurance lawyer; or
Insurance adviser.

You are responsible for understanding:

Coverage;
Claim deadlines;
Insurance proceeds;
Mortgage-holder rights;
Repair obligations;
Assignment restrictions;
Recoverable depreciation; and
Tax consequences.

A purchase agreement involving a pending claim should address the parties’ respective rights to claim proceeds.

40. Building Codes and Unsafe Structures

Fire-damaged property may be subject to:

Building-code violations;
Unsafe-building orders;
Condemnation;
Repair permits;
Demolition requirements;
Utility restrictions;
Environmental requirements; or
Other governmental action.

An as-is sale does not waive those requirements.

41. Telephone Communications

By providing your telephone number and requesting an offer, you authorize us to respond regarding:

Your property;
Property research;
Scheduling;
Offers;
Buyer matching;
Follow-up; and
Potential transactions.

Additional consent will be obtained where applicable law requires it for regulated automated or marketing communications.

42. Recording of Communications

Illinois restricts surreptitious recording of private conversations.

If a private call is recorded where Illinois law applies:

Notice will be provided; and
Consent from all participants will be obtained where legally required.

Submitting a Website form is not blanket consent to secret recording of future private telephone calls.

43. Text Messages

If you provide a mobile number and applicable consent, we may communicate by text regarding:

Your inquiry;
Your property;
Scheduling;
Offers;
Buyer matching;
Follow-up; and
Potential transactions.

Where required, additional consent will be obtained for regulated marketing messages.

Message and data rates may apply.

Message frequency may vary.

Reply STOP to request termination of applicable texts.

44. Email Communications

By providing an email address, you authorize us to communicate concerning:

Your property;
Offers;
Buyers;
Scheduling;
Follow-up; and
Potential transactions.

Marketing emails will include an unsubscribe mechanism where required.

45. Electronic Communications

Where permitted by law, you consent to receiving transaction and Website communications electronically.

This may include:

Email;
Text;
Electronic documents; and
Website notices.

46. Privacy

Our processing of personal information is described in our Privacy Policy.

The Privacy Policy is incorporated into these Terms to the extent permitted by law.

47. Independent Decision-Making

Selling real estate can have significant legal and financial consequences.

You may wish to obtain independent advice from:

An Illinois attorney;
A licensed Illinois real estate professional;
An accountant;
A tax professional;
An insurance professional;
A contractor;
An engineer;
An appraiser; or
A HUD-approved housing counselor.

48. No Professional Advice

Website content does not constitute individualized:

Legal advice;
Tax advice;
Financial advice;
Insurance advice;
Engineering advice;
Appraisal advice;
Mortgage advice; or
Foreclosure advice.

49. No Automatic Agency or Fiduciary Relationship

Use of the Website does not itself create:

A brokerage relationship;
Seller agency;
Buyer agency;
A fiduciary relationship;
A partnership;
A joint venture; or
Employment.

Where a licensed broker or licensee participates in a regulated capacity, the applicable written brokerage and agency documents control.

50. Acceptable Use

You may not:

Use the Website unlawfully;
Submit fraudulent leads;
Knowingly submit false information;
Impersonate another person;
Submit property information without authority;
Attempt unauthorized system access;
Introduce malware;
Circumvent security;
Abuse Website forms; or
Violate another person’s rights.

51. Intellectual Property

The Website and its original content, branding, graphics, layout, photographs, videos, and software are owned by or licensed to Illinois Fire House Buyer unless otherwise stated.

You may not commercially reproduce or exploit protected Website materials without appropriate authorization.

52. Third-Party Websites

We may link to third-party websites or services.

We do not control third-party:

Content;
Privacy practices;
Security;
Services;
Representations; or
Conduct.

53. Website Availability

We may modify, restrict, suspend, or discontinue portions of the Website.

Continuous, uninterrupted, or error-free availability is not guaranteed.

54. No Guarantee of Transaction

We do not guarantee:

An offer;
Fair-market-value pricing;
Any specific price;
Any specific closing date;
Assignment of a contract;
Availability of a buyer;
Completion of a transaction; or
Any financial result.

55. Disclaimer of Warranties

TO THE MAXIMUM EXTENT PERMITTED BY LAW, THE WEBSITE AND WEBSITE CONTENT ARE PROVIDED “AS IS” AND “AS AVAILABLE.”

WE DISCLAIM WARRANTIES THAT MAY LAWFULLY BE DISCLAIMED, INCLUDING IMPLIED WARRANTIES OF MERCHANTABILITY, FITNESS FOR A PARTICULAR PURPOSE, TITLE, AND NON-INFRINGEMENT.

Nothing in these Terms excludes protections that applicable law does not permit to be excluded.

56. Limitation of Liability

TO THE MAXIMUM EXTENT PERMITTED BY LAW, ILLINOIS FIRE HOUSE BUYER AND ITS AFFILIATES, OWNERS, OFFICERS, EMPLOYEES, CONTRACTORS, SERVICE PROVIDERS, AND BUSINESS PARTNERS WILL NOT BE LIABLE FOR INDIRECT, INCIDENTAL, CONSEQUENTIAL, SPECIAL, EXEMPLARY, OR PUNITIVE DAMAGES ARISING SOLELY FROM WEBSITE USE.

OUR AGGREGATE LIABILITY FOR CLAIMS ARISING SOLELY FROM WEBSITE USE WILL NOT EXCEED $500, TO THE MAXIMUM EXTENT PERMITTED BY LAW.

This Website-only limitation does not govern rights and liabilities under a separately executed property transaction agreement unless that agreement expressly provides otherwise.

57. Independent Third-Party Buyers

To the maximum extent permitted by law, we are not responsible for the independent:

Offers;
Representations;
Valuations;
Contracts;
Privacy practices;
Financing;
Performance; or
Conduct

of an unaffiliated third-party prospective purchaser.

58. Indemnification

To the extent permitted by law, you agree to indemnify Illinois Fire House Buyer and its affiliates from claims arising from:

Your unlawful use of the Website;
Your material breach of these Terms;
Fraudulent information you knowingly submit;
Information you knowingly submit without authority; or
Your violation of another person’s rights.

59. Governing Law

These Terms are governed by the laws of the State of Illinois, except where applicable law requires otherwise.

60. Venue and Disputes

Subject to mandatory jurisdiction, venue, consumer-protection, mortgage-rescue, and transaction-specific requirements, proceedings arising solely from Website use or these Terms may be brought in a court of competent jurisdiction in Cook County, Illinois.

These Website Terms do not impose mandatory arbitration.

A separately executed purchase, brokerage, assignment, wholesale, foreclosure-related, or other transaction agreement may contain different enforceable dispute provisions.

61. Non-Waivable Illinois Rights

Nothing in these Terms waives rights that cannot legally be waived under applicable:

Illinois Consumer Fraud and Deceptive Business Practices Act;
Residential Real Property Disclosure Act;
Real Estate License Act;
Mortgage Rescue Fraud Act;
Biometric Information Privacy Act;
Personal Information Protection Act;
Illinois eavesdropping law;
Federal law; or
Other applicable law.

62. Purchase and Brokerage Agreements Control

These Website Terms do not replace:

Purchase agreements;
Assignment agreements;
Brokerage agreements;
Agency disclosures;
Escrow instructions;
Title documents;
Closing documents;
Foreclosure-related agreements; or
Other transaction-specific documents.

A separately executed transaction agreement governs that transaction to the extent enforceable by law.

63. Changes to These Terms

We may update these Terms periodically.

Updated Terms become effective when posted or on another date identified in the revised Terms, subject to applicable law.

64. Severability

If a provision is invalid or unenforceable, it will be enforced to the maximum lawful extent or severed, and the remaining provisions will remain effective.

65. No Waiver

Failure to enforce a provision does not waive the right to enforce it later.

66. Assignment

You may not assign these Website Terms without our consent.

We may assign these Website Terms in connection with a:

Merger;
Acquisition;
Reorganization;
Financing;
Affiliate restructuring; or
Sale of assets,

subject to applicable law.

This Website provision does not determine whether a real estate purchase contract may be assigned. Contract assignments are governed by the contract and Illinois law.

67. Entire Agreement Regarding Website Use

These Terms and the Privacy Policy constitute the agreement governing Website use.

They do not supersede separately executed real estate transaction documents.

68. Contact Us

Questions concerning these Terms may be directed to:

Illinois Fire House Buyer
500 W Madison Street
Chicago, IL 60661
United States

Phone: 779-223-1446
Website: illinoisfirehousebuyer.com

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