Fix and Sell Service
Fix and Sell for Inherited Property in Maryland
How Operations Group Renovates Your Inherited House at No Upfront Cost, and Gets Paid at Closing
Restrictions apply. All figures on this page are illustrative only and are not a quote, bid, or price commitment.
Some inherited houses are too dated for a strong retail offer but too valuable to sell at a steep as-is discount. If yours fits that gap, and the property qualifies, Operations Group can renovate the property, cover the cost upfront, and get repaid from the sale proceeds when it closes. You do not write a check. You do not manage contractors. You get the house sold for what it is actually worth once it is fixed.
This is not a referral to some outside firm. Operations Group is Marc Cormier's own licensed general contracting company, MHIC #05-160028. The same person who lists the house also runs the renovation, and design work is handled in-house as part of the service, not billed separately. That is the difference between this page and every other "fix and sell" service you will find.
Not every property qualifies, and this is not a blank check. Restrictions and eligibility details are below. Nothing on this page is a price quote. Every number is illustrative until you get a written proposal after a walkthrough.
The Process
How It Works
| Phase | What Happens | Timeline |
|---|---|---|
| Initial walkthrough | We assess the property and propose a renovation scope with a written budget | Within 72 hours of contact |
| Design | Our in-house designer selects finishes, materials, and layout, included in the service at no separate fee. Selections are run by the owner for approval. | Folded into renovation phase |
| Cleanout | Personal property removed, estate sale coordinated if needed, debris hauled | 3-4 days |
| Renovation | Operations Group manages all contractors, permits, and inspections in-house | 1-2 weeks (cosmetic) or 3-6 weeks (fuller renovation with kitchen/bath) |
| Staging and listing | Property staged, photographed, and listed for retail buyers | 1 week after renovation |
| Marketing and offer | Marketed and negotiated by Marc's team | 1-3 weeks typical (not a guarantee) |
| Closing | Renovation costs and commission deducted from proceeds. Remaining net proceeds go to the estate. | 21-30 days after offer accepted |
Phase 1
Initial walkthrough
We assess the property and propose a renovation scope with a written budget
Timeline: Within 72 hours of contact
Phase 2
Design
Our in-house designer selects finishes, materials, and layout, included in the service at no separate fee. Selections are run by the owner for approval.
Timeline: Folded into renovation phase
Phase 3
Cleanout
Personal property removed, estate sale coordinated if needed, debris hauled
Timeline: 3-4 days
Phase 4
Renovation
Operations Group manages all contractors, permits, and inspections in-house
Timeline: 1-2 weeks (cosmetic) or 3-6 weeks (fuller renovation with kitchen/bath)
Phase 5
Staging and listing
Property staged, photographed, and listed for retail buyers
Timeline: 1 week after renovation
Phase 6
Marketing and offer
Marketed and negotiated by Marc's team
Timeline: 1-3 weeks typical (not a guarantee)
Phase 7
Closing
Renovation costs and commission deducted from proceeds. Remaining net proceeds go to the estate.
Timeline: 21-30 days after offer accepted
Total time from walkthrough to closing typically runs 5-6 weeks for a cosmetic refresh, or 12-14 weeks for a fuller renovation. This assumes legal authority to sell is already in place. Probate delays extend this regardless of renovation timeline.
Legal Authority
Who Can Authorize the Renovation
We cannot start work because someone tells us they are the heir. Maryland requires proof of legal authority before we sign anything.
- Executor or administrator: needs Letters of Administration or Letters Testamentary from the Register of Wills before signing a renovation or listing agreement
- Trustee: needs a death certificate plus a trust certification
- Heirs who already hold title as co-owners: all owners generally need to sign
If you are not sure which category applies, see our guide to documents needed to sell inherited property in Maryland or our Montgomery County guide to selling an inherited house.
Before committing the estate to a renovation, talk to your estate attorney about whether beneficiaries should be notified of the planned scope and cost. Keeping everyone informed up front is the single best way to avoid a dispute after closing.
Pricing
What It Actually Costs
The ranges below are for illustration only. They reflect typical DC-metro renovation costs at the cosmetic-to-moderate level appropriate for a pre-sale renovation, not a personal luxury remodel. They are not a quote, bid, or estimate for your property. Actual costs are determined after a walkthrough and set out in a written agreement before any work begins.
Fix and sell is "no upfront cost," not "no cost." Here is exactly where the money goes.
Renovation costs
Deducted from proceeds at closing. Cosmetic refreshes (paint, flooring, fixtures) typically run $5,000 to $15,000. Fuller renovations involving kitchen or bathroom updates typically run $25,000 or more, depending on scope.
Design
Our in-house designer handles finish and material selection as part of the service. No separate design fee.
Commission
Disclosed in your written agreement.
Carrying costs during renovation
Property taxes, insurance, utilities, HOA dues if applicable, continue to accrue during the renovation window.
Insurance during renovation
A vacant home under renovation often is not covered by the deceased's original policy. We help coordinate a vacancy or builder's risk policy so there is no coverage gap.
We do not hide these behind a single "you will net more" number. You see the full breakdown before you sign anything.
Is It Right for You?
When This Makes Sense
-
The gap between as-is value and renovated value is large enough to clearly cover renovation cost, carrying cost, and commission
-
The estate has no cash to fund repairs itself
-
Heirs are out of state or cannot manage a renovation
-
Multiple heirs disagree on what to fix and need someone to just handle it
When It Probably Is Not Worth It
-
The house only needs cosmetic cleanup. A standard listing may net the same with less time and risk.
-
You have the cash and want full control over contractors and pricing yourself.
-
Title is not clear yet. We want legal authority resolved before renovation starts, not during.
Real Results
Real Results: A Recent Project
This is a real example from a recent project. It illustrates what is possible but does not guarantee results for your property. Actual outcomes depend on property condition, market conditions, and other factors.
| As-Is Sale | Fix and Sell | |
|---|---|---|
| Sale price | $190,000 - $235,000 (cash offers) | $473,500 |
| Renovation + staging | $0 | ~$70,000 |
| Commission and closing costs | Included in cash offers | Deducted at closing |
| Net to estate | $190,000 - $235,000 | $371,788 |
| Difference | -- | +$136,788 more than cash offers |
Sale price
As-Is
$190,000 - $235,000
Fix & Sell
$473,500
Renovation + staging
As-Is
$0
Fix & Sell
~$70,000
Commission and closing costs
As-Is
Included in cash offers
Fix & Sell
Deducted at closing
Net to estate
As-Is
$190,000 - $235,000
Fix & Sell
$371,788
Difference
As-Is
--
Fix & Sell
+$136,788 more than cash offers
This Personal Representative was located over 3,000 miles away in California. Our team handled design ideas, verified costs, monitored contractor progress, and coordinated professional staging. The property received multiple offers above asking price.
Qualifications
Restrictions and Eligibility
This program is not available to every property or every seller. Here is what we look for:
- Legal authority to sell must already be established, or clearly on track to be established, before renovation begins. We will not start work on a disputed or unresolved estate.
- Property must have clear title. Outstanding liens, unresolved code violations, or title defects must be cleared before we begin.
- Property condition and projected after-renovation value must support the renovation cost. We evaluate this during the walkthrough.
- Approval is at Operations Group's discretion following the initial walkthrough. A walkthrough is not a guarantee of approval.
- Renovation costs, commission, and carrying costs are deducted from sale proceeds at closing. This is not a loan, a line of credit, or a cash advance to the estate or heirs directly.
- Terms, timelines, and figures on this page are estimates only and are not a commitment until a written agreement is signed.
Talk to your estate attorney and CPA before signing any renovation or listing agreement. This page is for general information and does not constitute legal, tax, or financial advice.
Common Questions
Frequently Asked Questions
Do I pay anything upfront for the renovation?
No. Operations Group covers approved renovation costs and gets reimbursed from sale proceeds at closing.
Who has to sign off before renovation starts?
The Personal Representative -- whoever holds legal authority to act for the estate: the executor, administrator, or trustee, or all co-owners if title has already transferred. We confirm this before any contractor sets foot in the house.
What if the house does not sell right away after the renovation?
The Personal Representative maintains pricing control throughout the listing period. After 30 days on market, we work together on an agreed-upon price adjustment.
Does every inherited property qualify?
No. Approval depends on legal authority being in place, the property's condition, and whether the projected after-renovation value supports the cost. See the Restrictions section above for details.
Get Started
Ready to See If Your Property Qualifies?
We assess the property and propose a renovation scope with a written budget within 72 hours of contact.
Schedule a Free ConsultationAll figures, ranges, and examples on this page are for general illustration only and do not constitute a price quote, bid, offer, or guarantee. Actual renovation costs, commission, timelines, and net proceeds vary by property and are determined only after an in-person walkthrough and a signed written agreement. Approval to participate in this program is at Operations Group's discretion. This article is for general informational purposes only and does not constitute legal, tax, financial, or real estate advice. Every estate situation is unique. We strongly encourage you to work with qualified professionals, including a probate attorney, CPA, and experienced real estate broker, before making any decisions related to inherited property. Marc Cormier is a licensed real estate professional, not an attorney, CPA, or financial advisor.
