Not every home in Virginia is hooked up to public water, sewer, or electricity. From remote cabins to do-it-yourself homesteads, off-grid or unpermitted houses are part of the landscape especially in rural counties like Powhatan, Caroline, New Kent, and beyond.

But what happens when it’s time to sell one of these properties?

Whether your house has no utilities, unpermitted additions, or was built without inspections, this guide explains how to sell your off-grid or unpermitted home in Virginia and how The Cash Offer Company helps you do it fast, as-is, and without agent fees.

What Counts as “Off the Grid” in Virginia?

In real estate, “off-grid” usually means one or more of the following:

• No connection to public electric service (relying on solar, battery, or generator)
• No connection to municipal water or sewer (using well and septic or neither)
• Remote access via gravel, easement-only, or unpaved road
• No internet, cell service, or landline communication

While many Virginians enjoy self-sufficiency, most buyers using conventional loans must meet local building and zoning standards — making off-grid properties harder to sell on the MLS.

What Is an Unpermitted Property or Structure?

An unpermitted property or structure is one that was built, added onto, or modified without pulling the proper building permits or passing required inspections.

Common unpermitted features include:

• Finished basements or garage conversions done without permits
• Sheds, tiny homes, or mobile homes placed without zoning approval
• Well and septic systems installed or modified without records
• DIY wiring or plumbing work that was never inspected

These may be safe or they may present fire, health, or structural risks. Either way, they present risk to a future buyer and many banks will not lend on properties with unresolved code or permit issues.

Can You Sell an Off-Grid or Unpermitted House in Virginia?

Yes — but your pool of buyers will be smaller. Most traditional real estate sales involve bank financing, and lenders typically require:

• Working utilities (electric, plumbing, heating)
• Safe, insurable structures
• Evidence of proper permits and final inspections

This is especially true for FHA, VA, and USDA loans which have even stricter safety and habitability standards. If you try to list the property on the MLS, expect:

• Financing delays
• Inspection fallout
• Negotiations over unpermitted space
• Repair or demolition requests

If you want a smooth, quick sale, you’ll likely need a cash buyer who’s comfortable with off-market and non-code-compliant homes.

What Are Your Legal Disclosure Requirements?

Virginia is a “buyer beware” (caveat emptor) state, but that doesn’t mean you can conceal major facts. You are still required to disclose known defects, including:

• Building without permits
• Electrical, structural, or plumbing work not inspected
• Lack of well, septic, or sanitation infrastructure
• Zoning violations, easement disputes, or access issues

For county-specific rules, refer to:

• Chesterfield County Building Inspection
• Henrico County Building Inspections
• Powhatan County Building Department
• Virginia DHCD Building Code Info

How Do Unpermitted Homes Affect Financing and Appraisals?

Most buyers rely on financing  and banks don’t like risk. Here’s how an unpermitted or off-grid property affects the process:

• Appraiser may not include unpermitted square footage in value
• Lender may require permits, inspections, or repairs
• Insurers may refuse coverage — blocking closing
• Loan may fall through late in the process

Even if the buyer wants the property, their lender may say no leading to canceled contracts and wasted time.

Options for Selling an Off-Grid or Unpermitted Home

Option 1: Bring it into compliance

• Pull retroactive permits
• Hire licensed contractors to correct any violations
• Schedule inspections and provide documents to buyers

This can take weeks (or months), cost thousands, and isn’t guaranteed to work  especially if zoning has changed since the structure was built.

Option 2: Sell As-Is to a Cash Buyer

• No need to fix or remove unpermitted work
• No agents or showings
• No financing contingencies
• Fast, certain closings  even on remote land or non-standard homes

This is where The Cash Offer Company comes in we buy off-grid and unpermitted properties across Virginia exactly as they are.

Types of Properties We Buy in Virginia

• Cabins with no electric or plumbing
• Mobile homes without title conversion or permits
• Homesteads with solar-only power
• Properties with failed septic or no water source
• DIY homes built without inspections
• Converted sheds, barns, or outbuildings

We don’t require surveys, septic tests, or engineer letters. You don’t need to clean up, stage, or “hide” anything.

Where We Buy These Properties in Virginia

• Powhatan — large rural parcels, cabins, and off-grid homes
• Caroline County — hunting land, mobile homes, and family lots with sheds or additions
• Henrico & Chester — outskirts of suburban zones with DIY additions
• Richmond — backyard ADUs, studio conversions, and work done without permits in areas like Church Hill or Jackson Ward

FAQs: Selling an Off-Grid or Unpermitted House

Do I have to tell buyers there are no permits?

Yes. In Virginia, you must disclose known material facts. Transparency protects you legally and most retail buyers will find out during inspection anyway.

Will the county make me tear something down?

Possibly if they’re notified and the structure violates zoning or building codes. Selling to a buyer willing to assume that risk (like us) avoids the issue entirely.

Can I sell a home with no septic or well?

Yes. You can sell it as-is, especially to cash buyers who understand the development costs and plan to build or renovate.

Will I get full price for an unpermitted home?

Probably not  but you’ll avoid repair costs, holding expenses, and realtor commissions. Many sellers find that an as-is cash offer gives them the best net outcome.

Why Work With The Cash Offer Company?

We’re a local, family-run buyer based in Richmond that understands Virginia’s zoning, permitting, and building inspection realities. We buy houses in all conditions especially the ones agents struggle to sell.

• Sell as-is — no repairs, no permits, no cleanup
• We close fast — in 7–14 days
• No agent commissions or closing costs
• Local title partners and closing attorneys

Whether you’re off the grid by choice or dealing with legacy issues from years ago, we’re here to help you move forward no pressure, no judgment.

Take the Next Step

Trying to sell an off-grid or unpermitted property in Virginia? Contact The Cash Offer Company today. We’ll make you a fair cash offer, handle the title work, and help you close fast  no matter the condition or code status.

Contact Information

The Cash Offer Company
Phone: 804-215-4004
Email: info@thecashoffercompany.com
Website: https://www.thecashoffercompany.com/

Disclaimer: This blog is for informational purposes only. It does not constitute legal, zoning, or code compliance advice. Contact your local county office or a qualified attorney for guidance on permitting issues.