Selling a Fire-Damaged House in Kane County, IL

Who's writing this guide?

I’m Brad Esposito with Family Property Buyers in St. Charles. A fire turns everything upside down, and the insurance paperwork can feel like a second job. You don’t have to decide anything today. I buy damaged houses directly from owners, as they are. My job is to help you see your options, repair or sell, so you can choose what’s right for your family.

Which question brought you here?

• Can I sell a fire-damaged house in Kane County?
• Why does my insurance check have my mortgage company’s name on it?
• Does living-expense coverage pay my mortgage?
• Do I need a permit to repair fire damage in unincorporated Kane County?
• How fast can I get an offer?

Why is my mortgage lender on the insurance check?

The Illinois Department of Insurance’s Post-Disaster Claims Guide explains that if you have a mortgage, your lender has an interest in making sure the home is rebuilt or the loan is paid in full. Because the lender is named on your policy, the insurer includes it on the check for major repairs. You’ll need to work with your lender to get that money released. If you have trouble with your lender, the guide points to your state banking regulator, the Attorney General’s Office, and the federal lender complaint page.

What does additional living expense coverage pay?

Per the same guide, most homeowners policies pay additional living expense (ALE) when you can’t stay in your home after covered damage. It covers costs above your normal expenses, like a hotel or apartment and reasonable meals, but it won’t make your mortgage payment. ALE can have dollar and time limits, which are separate from your repair and belongings coverage. Keep every receipt, and ask your adjuster what your policy allows.

Questions about your claim go to your insurer first. If you’re not satisfied with its response, the guide says to contact your state insurance department; in Illinois that’s the Illinois Department of Insurance. The guide also explains that a public adjuster is someone you can hire to handle your claim, and that you pay their fee, so ask for a written contract that shows the fee. An attorney can also review your claim. We’re not insurance or legal advisors.

Do repairs need a permit in Kane County?

For houses in unincorporated Kane County, the Kane County Building & Zoning Division says building permits are required for all new construction, remodel, repair or demolition projects. You apply through the Kane County Web Portal. The office is at 719 S. Batavia Ave., Building A, 4th Floor, Geneva, (630) 232-3485. If your house is inside a city or village, ask that town’s building department.

Repair it or sell it as-is?

There’s no single right answer:

• Repairing may make sense if the insurance money covers the work, your lender will release it, and you plan to stay or can wait to list.
• Selling as-is may fit if the claim won’t cover the full repair, you can’t manage contractors and inspections, or you need to move on.

Talk with your insurer, your lender and an attorney about how a sale affects your claim before you sign anything. Our as-is disclosures guide explains what Illinois sellers still need to disclose.

What if selling is the cleaner path?

You don’t have to repair or clear out the house first.

We buy as-is: no showings, no repairs needed. Selling directly to us means you don’t list with an agent.

We can often cover closing costs. Every cost explained up front, before you sign anything.

What happens if you reach out to us?

1. Tell me about the house. Use the form, call or text (331) 422-3828, or email [email protected].
2. We look at the house together, in person or by phone.
3. You get a written cash offer within 24 hours of our first visit or meeting. There’s no obligation. Show it to your attorney or family before you decide.
4. If you say yes, we close on your timeline.

Who would you be working with?

Family Property Buyers is based in St. Charles. If you want the step-by-step version first, read how it works.

Call or text (331) 422-3828 · [email protected] · 200 W River Dr, St. Charles, IL 60174

What else might help?

• Family Property Buyers home
• How it works
• Seller FAQ
• Areas we serve
• How to check out a cash home buyer
• We buy houses across Kane County
• Selling a house as-is in Illinois: disclosures
• Selling a vacant house in Kane County
• Behind on the mortgage in Kane County