Selling a Flood-Damaged House in DuPage County, IL: Your Options

Who's writing this guide?

I’m Brad Esposito with Family Property Buyers in St. Charles. If water keeps coming into your basement, or a storm left damage you don’t want to repair, you deserve straight facts before you decide anything. I buy houses directly from owners, in any condition, including 2 to 4 unit buildings. You get a written cash offer within 24 hours of our first visit or meeting. If repairing or listing is the better path, I’ll tell you.

Which question brought you here?

• What does the Illinois disclosure form ask about flooding?
• How do I find out if my DuPage County house is in a floodplain?
• Will DuPage County buy my flooded house?
• Do you buy flood-damaged houses?
• How fast can I get an offer?

What does the Illinois disclosure form ask about flooding?

The Residential Real Property Disclosure Act describes a report that a seller delivers to the buyer before a contract is signed (765 ILCS 77/20). The report form asks, among other things, whether:

• you currently have flood hazard insurance on the property,
• you’re aware of flooding or recurring leakage in the crawl space or basement, and
• you’re aware the property is in a floodplain.

The form itself says it doesn’t limit the parties’ right to contract for a sale in as-is condition. Whether the Act applies to your sale, and how to answer the form, are questions for an Illinois attorney.

How do I check if my house is in a floodplain?

DuPage County Stormwater Management has an interactive FIRM map. Search your address, open the legend, and you can download the effective 2019 FEMA flood map panel for your location. The county also warns, on its floodplain identification page, that the maps don’t show every area that floods; small local drainage problems aren’t always mapped. So a house outside the mapped floodplain can still have a history of flooding.

What is the DuPage County flood buyout program?

DuPage County Stormwater Management runs a Voluntary Buyout Program for homes with severe flood damage. The county buys an eligible home at fair market value, set by a qualified appraiser, then demolishes it and keeps the land as open space. A home may qualify if it has flooded one foot above the lowest entry point in one historic event, half a foot in two events, or is a FEMA repetitive loss structure. Funding is largely federal grants, and the county says the whole process typically lasts 1.5 to 2 years. If you think you qualify, call Stormwater Management first.

Can I sell a flooded house as-is?

Yes. You can sell without fixing the basement, drying out the drywall, or replacing the furnace. Ask an Illinois attorney whether the disclosure report applies to your sale. Selling directly to us means you don’t list with an agent or schedule showings, and we buy the house in its current condition. Tell me what happened and what’s been repaired, and I’ll walk you through what we’d offer and why.

What should I do right after a flood?

Take photos of the damage before you clean, keep receipts, and call your insurance company if you have a flood policy. Save copies of any claim paperwork; the county’s buyout program considers documented flood losses such as photos and insurance claims. Don’t sign a repair contract or a sale contract under pressure. You can take time to compare options.

Should I sell to you or list with an agent?

Here’s an honest comparison:

• Listing usually wins when the house is in good shape, you have time, and you want the highest possible price.
• Selling to us may fit when the house needs work you don’t want to do, you’re behind on payments, or you need a set closing date.
• Costs. Selling directly to us means you don’t list with an agent, and we can often cover closing costs. We explain every cost up front, before you sign anything.

If listing is the better choice for your house, I’ll tell you.

What if selling is the cleaner path?

You don’t have to fix anything 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. We explain every cost 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 DuPage County
• DuPage County houses that need major repairs
• Selling a house as-is in Illinois: disclosures
• Selling a fire-damaged house in Kane County