5 things to check before you buy a flipped house
Before buying a flipped house, run five public-record checks: seller hold time, permits, county square footage vs. the listing, whether past "sold" prices were real sales, and the seller disclosure. Each takes minutes, and we flip houses ourselves.
- 1Seller hold time and markupCounty deed records · 2 min
- 2Permits for the workPermit portal · 3 min
- 3Square footage vs. countyCounty vs. MLS · 1 min
- 4Verify every "sold"Deed chain · 3 min
- 5Seller disclosureAsk the seller · 0 min
1. How long has the seller held it, and for how much?County deed records
Illustrative. Price gap minus seller markup = what was really spent on the house.
Open the county assessor or recorder page (Pierce County, WA: ATIP parcel search). The last deed shows the date and, in most states, the price paid.
A few months' hold and a big markup leave little room for real work. Inspect as if nothing behind the walls was touched.
2. Was the work permitted?County or city permit portal
Illustrative. Electrical, plumbing, roofing, and structural work normally require permits.
Search the address on the permit portal (Tacoma: Accela permit portal) and compare against the listing's claims.
Zero permits under a listing that promises new systems. It resurfaces in insurance claims, appraisals, and your resale.
3. Does the square footage match the county?County record vs. MLS
From our public sample report: the 884 sqft gap was an unfinished basement counted as living area.
Compare the listing total against the county's finished above-grade area. Flipped listings lean on "big and new."
A gap of hundreds of square feet. Every per-sqft number, including your comps, is off by the same ratio.
4. Is every "sold" price a real sale?Deed chain
Portals label most recorded transfers "Sold." Only an arm's-length sale shows what the market paid.
Open the recorded deed behind each portal "sale." Document type and parties tell you if it was real.
A "bargain" measured against a foreclosure or partial-interest transfer. That reference was never a market price.
5. Ask for the seller disclosureWashington: Form 17
- Roof leaks and repairs
- Plumbing and sewer problems
- Water intrusion, mold
- Foundation and structural issues
- Foreclosures and deeds in lieu
- Sales by an estate or bankruptcy trustee
- Gifts and transfers within a family
Most states require a written seller disclosure; names and exemptions vary. Washington's is Form 17 (RCW 64.06.010).
Request it before you write an offer. Read the "yes" answers and the blanks.
No disclosure because the seller is exempt. The inspection now carries twice the weight.
Where flippers save money
Floors and paint are easy to make pretty. Point your inspector at what is hidden.
Why a flipper would publish this. A well-done flip survives every check above; a seller who resists them is your answer. Our methodology runs the same checks on every deal we underwrite.
Please read. This article is for informational purposes only. It is not an inspection, appraisal, brokerage service, or investment, legal, or tax advice. Verify independently and consult licensed professionals before any real estate decision.
Related reading
Sources
- Pierce County Assessor-Treasurer parcel search (ATIP): parcel sales history, deed type, excise number, finished area, tax, checked 2026-08-27.
- City of Tacoma permit portal (Accela): search an address for permits on file, checked 2026-08-27.
- Northwest Multiple Listing Service (NWMLS): the MLS whose listing history is cited, checked 2026-08-27.
- RCW 64.06.010: who must give a seller disclosure and who is exempt, checked 2026-08-27.
- RCW 64.06.020: the Form 17 disclosure statement text for improved residential property, checked 2026-08-27.
FAQ
Where do I find county records for a house?
Search for your county name plus assessor or property search. Most US counties publish a free parcel lookup with ownership history, recorded deeds, assessed value, and building details. Permit history is usually on a separate county or city permit portal.
Is unpermitted work always a deal-breaker?
No, but it changes the price. Unpermitted electrical, plumbing, or structural work can complicate insurance claims, appraisals, and your own resale. Treat it as a reason to inspect harder and to budget for correction, not as a reason to skip the inspection.
Why does the county square footage differ from the listing?
Listings often add unfinished basements, garages, or converted spaces to the total. County records typically separate finished above-grade area from unfinished space. Price per square foot only means something when both sides use the same definition.
Does PropDossier inspect the property?
No. A PropDossier report organizes public records and listing data and links every figure to its source. It is not an inspection, an appraisal, or investment advice. Hire a licensed inspector before you buy.
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Get a free sample analysisPublished 2026-08-26 · Updated 2026-08-26 · PropDossier Research