Fire-Damaged Houses in Orlando? We buy Orlando houses for cash.

A fire took the kitchen, the wing, or the whole thing. The insurance company is dragging. Your house is sitting vacant — and the vandals know. We buy fire-damaged Florida houses at every stage of loss, with open insurance claims, with disputes, with code-enforcement tags. Cash offer in 24 hours. Close in 7 days. You don't clean up a single thing.

Why Sell to Byron After a Fire

• Smoke damage, partial loss, total loss — we buy all three. No matter how bad it looks.
• Open insurance claim? We close around it. Disputed claim? Same.
• Vacant and being vandalized? Stop the bleeding now. We can close in 7 days.
• No cleanout, no demo, no debris removal. We absorb $8K-$40K in cleanout costs.
• Code-enforcement liens, condemnation orders, unsafe-structure tags — handled at closing.
• 15+ years, 500+ Florida closings, BBB A+, 4.9★ — family-owned, not a lead site.

How a Fire-Damage Sale Works

1. Call 951-331-3844 or fill in the form. Tell us when the fire happened, what burned, where insurance stands, and current condition. Send photos — burned, boarded, vandalized, whatever it looks like today.
2. Cash offer in 24 hours. No inspection contingency. No appraisal contingency. No lender. The number you see is the number you net after standard seller costs we cover.
3. You pick the closing date. 7 days if vandalism is active and you need it gone. 30 days if you're waiting on a partial insurance payout. Close at any Florida title company or by remote online notarization.

Smoke Damage: When the Bones Are Fine but Everything Reeks

Smoke damage is the most deceptive type of fire loss. The structure stands. The walls aren't burned. The floors are intact. But soot has penetrated every porous surface — drywall, insulation, HVAC ductwork, cabinet interiors, carpet pad — and the smell will not leave with a coat of paint.

Florida fire-restoration companies typically charge $4-$10 per square foot to properly remediate smoke damage on a moderate loss. On a 2,000 SF home, that's $8K-$20K before any drywall replacement, content cleaning, or HVAC duct replacement. Insurance often pays a fraction of that, especially when the policy has a sub-limit for smoke or when depreciation hits hard.

Retail buyers won't tolerate the smell. Even after professional remediation, smoke odor can return when humidity rises — and Florida humidity rises six months a year. We buy smoke-damaged houses, run our own remediation crews, and price the work into the offer. You don't have to deodorize, repaint, or replace a single thing.

Partial Loss: One Room, One Wing, One Side

Partial fire losses are the most common Florida fire-damage sale we see. Causes range from kitchen grease fires to electrical faults in older Florida homes (knob-and-tube in pre-1960 stock, aluminum wiring in 1965-1972 builds, failed FPE/Zinsco panels in 1970s-80s builds), lightning strikes (Florida is the lightning capital of the U.S.), and vehicle impact fires.

A partial loss leaves you with: a burned section needing full demolition and rebuild, an unburned section that still has smoke and water damage from the fire department's response, an HVAC system that probably has to come out, plumbing and electrical that need full inspection, and a roof that's likely partially or fully compromised.

The rebuild path on a partial loss is brutal. Even with insurance, you're looking at 9-18 months of permitting, demolition, framing, MEP, drywall, finishes, and final inspections — usually while living somewhere else and coordinating contractors who may or may not show up. Florida's permit timelines have stretched post-Ian; in Lee, Charlotte, and Sarasota counties, structural rebuild permits can take 90-180 days alone.

We buy partial losses where you stand, today. No rebuild, no contractor coordination, no second mortgage to cover the underinsured gap.

Total Loss: Selling the Lot

When the structure is unsalvageable — full burn, slab and chimney standing, framing gone — you're selling the lot. The valuation question becomes simple: what is the land worth in this market, minus demolition cost, minus any code-required hazard mitigation (asbestos, lead paint in pre-1978 homes, contaminated soil if a tank or appliance burned).

Florida demolition costs run $8K-$25K for a typical SFR, more if the structure has hazardous materials or is in a tight urban lot. We absorb that. In hot teardown markets — Miami, St. Pete, Tampa Heights, parts of Jacksonville Riverside — lot values can exceed pre-fire structure values, and a fire-driven sale becomes a clean lot sale to a builder. In other markets, we underwrite as a hold or a value-add rebuild.

Either way, the offer reflects the lot. We pay competitive Florida land prices and we'll show you our comps.

Vacant Fire-Damaged Houses Are Florida Vandalism Magnets

Here's what nobody tells you after the fire: the longer your damaged house sits vacant, the worse it gets — and not because of weather or mold (though those happen too). It's because vacant fire-damaged houses are the single most-targeted vandalism profile in Florida.

What disappears, in roughly this order:

• Copper plumbing and AC line sets. Within weeks. Copper recycle prices make a tear-out worth a thief's risk.
• Working appliances (if any survived) and tools. Walk-in theft.
• Catalytic converters from any vehicle in the driveway. Same night, often.
• Wiring, especially the main service drop. Live or dead.
• Anything not nailed down inside, then anything that can be pried up.
• The HVAC condenser unit outside. Frequent target.

Then the squatters arrive. Florida's 2026 squatter-removal law (SB 1764, FL Stat 82.036) gave property owners faster sheriff-led removal — but the law still requires a process, and during that process the squatters can do additional damage. Houses that started as $40K of fire damage become $120K of fire-plus-vandalism-plus-squatter damage in 90 days.

Selling fast stops the bleeding. We close in 7 days on vacant fire-damaged houses precisely because every week the house sits is more value gone. If your house is currently being stripped, send us photos today and we'll have an offer back in 24 hours.

Insurance Disputes, AOB, and the Open Claim Problem

Florida fire claims drag. The reasons are familiar to anyone who's been through one:

• Cause-of-loss disputes. Carriers investigate origin. If they suspect arson, intentional act, or excluded cause, payment is held pending investigation outcome.
• Scope disputes. Carrier's adjuster says $80K to repair; your public adjuster or contractor says $240K. The fight goes to appraisal, mediation, or litigation.
• Contents inventory. You're asked to itemize every burned item with purchase date, cost, and proof. On a partial or total loss, this is a months-long project.
• ALE (Additional Living Expense). Carrier limits the duration or per-diem; you're paying out-of-pocket for a rental while the dispute drags.
• Code-upgrade coverage. Florida code requires substantial rebuild upgrades on older homes; carrier may push back on covered scope.
• AOB issues. If you signed an Assignment of Benefits to a remediation company or restoration contractor, that company and the carrier may now be in their own fight, with you in the middle.

Florida Statute 627.70152 governs pre-suit notice for property insurance disputes; Statute 627.7152 governs AOB requirements. Most fire claims that turn into disputes hit one or both of these sooner or later.

You don't have to wait it out. We've closed Florida fire-damage sales with open claims in 38+ counties. We work with our title company and your attorney (if you have one) to structure the closing around the dispute. In some cases you keep the claim and we close on the property; in others you assign the proceeds at closing. Depends on policy language and your situation.

What Sets Byron Apart on Fire-Damage Sales

• 15+ years buying Florida fire-damaged houses. We've seen everything.
• 500+ Florida closings, BBB A+ accredited, 4.9★ from 87+ Google reviews. Family-owned.
• Cash, no lender, no inspection contingency, no appraisal contingency. The offer is the offer.
• We pay every standard seller closing cost. No commission, no fees billed to you.
• We close around active insurance claims and AOB disputes. Routine for us.
• Vandalism, code liens, condemnation orders — all handled at closing.
• 7 day close possible. 30+ days if you need time. Your call.

(See FAQ section above — 12 in-depth answers covering smoke vs partial vs total loss, open insurance claims, disputes, vandalism, cleanout, lot value, disclosure, arson investigations, close speed, fire marshal reports, and condemnation.)

Ready to Sell Your Fire-Damaged Florida House?

The insurance company will keep dragging. The vandalism will keep happening. The cleanout cost will keep climbing. You don't have to wait. Call Byron at 951-331-3844 or fill out the offer form. Cash number in 24 hours. Close in 7 days at any Florida title company. Take what survived, lock the door, leave the rest. We've got it.