Can You Sell Your Home Fast for Cash If You Have an HOA, Solar Lease, Septic/Well, or an Underground Oil Tank in WNY?

If you own a home in Western New York, you already know properties here can come with “extras” attached—homeowners associations, solar panel leases, septic systems, wells, or even old underground oil tanks.

A lot of Buffalo-area sellers worry those features will make it impossible to sell fast for cash.

They ask us things like:

“Can you still buy my house if there’s an HOA?” “What about the solar panels on the roof?” “My house has a septic tank and a well—is that a problem?” “There’s an old underground oil tank… am I stuck?”

The short answer: Yes, you can still sell.

At Easy Exit Homes, we deal with these situations all the time in Buffalo and across Western New York. The key is understanding what buyers need to see, how it affects your timeline, and what you can do now to prepare.

Important: This article is for general information only, based on our day-to-day experience buying homes in WNY. It’s not legal, tax, or environmental advice. Always talk to your own attorney, tax professional, or inspector before making decisions about your property.

The Quick Answer: Yes, You Can Still Sell Your Home Fast For Cash

Even if your property has:

• An HOA (homeowners association)

• A solar lease or power purchase agreement (PPA)

• A septic system and/or well

• An underground oil tank

…you can still sell your house quickly for cash in WNY.

These features don’t disqualify your home. They just mean we need a bit more information and sometimes a little extra coordination with your HOA, solar company, or other vendors.

Real estate pros regularly emphasize that buyers should review HOA governing documents and financials before purchasing, precisely because those details affect both the experience of living there and long-term costs. NAR

Similarly, government agencies like the U.S. Environmental Protection Agency (EPA) and New York State Department of Environmental Conservation (DEC) stress that private wells and underground tanks are manageable—as long as owners understand the risks, test regularly, and handle any leaks promptly. Department of Environmental Conservation

Our job at Easy Exit Homes is to pull these pieces together so you can move on with your life.

How Easy Exit Homes Handles “Complex” Properties in WNY

We’re local to Western New York, which means we’re familiar with:

• HOA communities in and around Buffalo, Amherst, Clarence, Hamburg, Orchard Park, Tonawanda, West Seneca, and Niagara Falls

• Rural and semi-rural properties with septic and wells in Erie and Niagara Counties

• Older homes that may still have underground oil tanks or past fuel-to-gas conversions

Here’s how we make it easier:

Local Expertise

We’re not a faceless national call center. We work with Buffalo-area title companies, attorneys, and inspectors and see these exact issues all the time. That local experience helps us anticipate:

• Which documents your HOA will need to provide

• How long solar companies typically take to process transfer or payoff paperwork

• What septic, well, and tank questions local buyers, lenders, and insurers actually care about

Clear Checklist Upfront

Instead of dragging things out, we tell you right away what documents are helpful:

• HOA contacts and dues statements

• Solar lease or PPA agreement

• Any septic/well or oil tank paperwork you have

If you don’t have everything, that’s okay. We’ll work with what you do have and help you figure out the rest.

Flexible Timelines

We can close very quickly on simple deals, but when there’s an HOA, solar lease, or specialty system involved, the timeline is often driven by how fast we can get paperwork from third parties.

Our approach is:

Make a fair offer. Gather documents in parallel. Close as soon as everyone’s ready.

As-Is Purchases

You don’t have to:

• Replace a septic system

• Remove a well

• Tear out solar panels

• Dig up an oil tank before we even talk

We’ll buy as-is, and we’ll price the home accordingly based on the information available.

Selling a House with an HOA in WNY

If your property is in an HOA—a townhome community, condo, or certain subdivisions—there’s some extra information a buyer will need.

What Buyers Need from the HOA

Real estate and HOA experts note that buyers should receive a resale package that typically includes: Associa

• Governing documents: CC&Rs, bylaws, rules and regulations

• Resale certificate / estoppel / dues statement: shows current assessments, any delinquencies, and special assessments

• Any violation letters or fines

• Recent financials or reserve information (in some states)

• Contact info for the HOA or management company

In some communities, the HOA must approve the buyer or at least be notified of the sale.

How It Impacts Your Timeline

Most HOAs and management companies can provide documents within a few days to a couple of weeks, depending on their process and your state’s rules. We build that into the closing date so you’re not surprised by delays.

How Easy Exit Homes Handles It

• We contact the HOA or management company

• We request the necessary resale documents

• When possible, we cover standard HOA doc fees as part of the closing costs in a cash, as-is purchase

Your job:

• Share your HOA account number

• Provide any letters/notices you already have

• Tell us about any violations you’re aware of

We’ll take it from there.

Selling a House with a Solar Lease or PPA

Solar is becoming more common in Western New York, and with it comes one big question:

“Can I still sell fast if the panels are leased?”

Usually, yes.

Key Things We Look At

When there’s a solar lease or power purchase agreement (PPA), we’ll want to see:

• The original contract

• Remaining term (years left)

• Monthly payment amount and any annual increases (escalators)

• Whether the lease can be transferred to a new owner

• Any UCC filings (financing statements) recorded against the property

Consumer and real estate guidance around solar leases consistently emphasizes reading the contract carefully, understanding transfer rules, and checking for any liens or UCC filings that could impact closing. disposal.gsa.gov

Transfer vs. Payoff

There are often two options:

1. Buyer assumes the lease (we take over the payments after closing)

2. Seller pays off the system (if the contract allows and it makes financial sense)

We’ll walk through what makes sense based on your numbers and how fast you need to close.

How Easy Exit Homes Coordinates Solar

• We contact the solar company

• We request payoff or transfer details

• We coordinate with the title company to address any UCC filings

Your job:

• Provide the solar contract and a recent bill

• Share the solar company’s name and contact info

We’ll handle the rest behind the scenes while we move your cash offer forward.

Selling a House with Septic and/or Well in WNY

Once you get outside city centers, septic systems and private wells are common throughout Western New York.

What Buyers Want to Know

Agencies like the U.S. EPA, the New York State Department of Health, and local health departments (such as those in Monroe and Tompkins Counties) all stress that private well owners are responsible for the quality of their drinking water and recommend regular testing for bacteria and other contaminants. Private Wells: Protect Your Family's Water

As buyers, we’ll usually ask about:

• Age of the septic system

• Last pump/inspection date

• Any water quality tests you’ve done for the well

• Approximate location of the tank, leach field, and well

• Any paperwork or diagrams you’ve received over the years

Inspections: What’s Realistic?

Depending on the situation, we may request:

• A simple pump and visual inspection for the septic

• A basic water test for the well

Cooperative extension programs (like Cornell Cooperative Extension in New York) also recommend periodic testing and clear documentation so homeowners and buyers understand water quality over time. Cornell Cooperative Extension

In many cases, these checks can be scheduled quickly and don’t have to hold up the entire process. If timing is tight, we may price the home as-is and factor the unknowns into our offer instead of making you jump through endless hoops.

How Easy Exit Homes Keeps the Process Moving

• We’re familiar with local septic and well conditions in Erie & Niagara Counties

• We can connect with third-party professionals if an inspection makes sense

• We don’t insist on long, drawn-out contingencies like some retail buyers might

You’re not expected to “modernize” your septic or hook up to public water/sewer just to talk to us. We buy properties in the condition they’re in today.

Selling a House with an Underground Oil Tank

Underground oil tanks are less common than they used to be, but we still see them in parts of WNY, especially around older homes.

What Matters to a Buyer

The U.S. EPA defines underground storage tanks (USTs) as tanks and connected piping with at least 10% of their volume underground. EPA While many small residential heating oil tanks are exempt from federal UST regulations, state and local agencies (like NYSDEC) still issue guidance for homeowners because old or failing tanks can leak and impact soil and groundwater. Underground Heating Oil Tanks: A Homeowner's Guide

We want to know:

• Is the tank active, abandoned, or removed?

• Has it ever been tested for leaks?

• Do you have any closure documents, permits, or soil/groundwater test results?

• Where is it located (under the driveway, yard, close to the foundation, etc.)?

In New York, environmental practitioners also highlight that sellers generally have a duty to disclose known underground tanks and any contamination or leaks, because those issues can significantly affect both health and financial risk. Tri State Env

Risk, Disclosure, and Pricing

Underground tanks can raise question marks for buyers and for title insurance. That doesn’t mean you can’t sell—it just means we may:

• Ask more questions

• Possibly request a test or review of past test results

• Price the property with a bit more caution if there are big unknowns

We’ll be transparent about how those factors affect our offer so you understand the “why” behind the numbers.

How Easy Exit Homes Approaches Oil Tanks

• We can buy with active or abandoned tanks

• We work with the title company to address tank-related issues

• When needed, we may coordinate basic testing or recommend environmental professionals

New York’s DEC strongly encourages homeowners to inspect heating oil tanks regularly and address maintenance issues to prevent leaks and spills—advice we fully support as buyers, too. Department of Environmental Conservation

Important note: We’re not your attorney or environmental consultant. We’ll explain what we see from a buyer’s perspective and recommend when it might be smart to talk to your own professional. You’re always in control of the decisions.

What to Gather Before We Visit (Simple WNY Seller Checklist)

You don’t need a perfect file folder to get started. But if you can gather a few items before or during our first visit, it can help speed things up.

HOA:

• Recent dues statement

• Any violation letters

• Contact info for the management company

Solar:

• Solar lease or PPA contract

• Recent bill

• Name and phone number of the solar provider

Septic/Well:

• Last pump/inspection receipt

• Any water test results

• Any diagrams from installers

Underground Oil Tank:

• Any closure docs, permits, or test results

• Old invoices from installers or oil companies

General:

• Latest mortgage statement

• Property tax bill

• IDs for all owners on title

If you’re missing some of this, don’t stress. We buy from people in all kinds of situations, including inherited properties where the paperwork is scattered or long gone.

FAQs from Buffalo & WNY Sellers

Can I still sell my home fast for cash if my HOA has violations or unpaid dues? In most cases, yes. The violations and unpaid dues will need to be dealt with, but that can often be handled at or before closing from your proceeds. HOA and legal guides point out that resale certificates typically show any outstanding amounts so everyone knows what must be paid at closing. Clark Simson Miller

Do I have to remove an old oil tank before you’ll buy? Not necessarily. It depends on the condition of the tank, whether it’s active or abandoned, and what documentation exists. We’ll look at the situation and let you know your options, and we’ll encourage you to consult an environmental professional if there are signs of leaking or contamination. Department of Environmental Conservation

Will a solar lease scare off cash buyers? It might scare off some buyers, but it doesn’t scare us. We buy homes with solar leases regularly. We just need to see the contract so we can understand the payments and transfer rules and coordinate with the solar company and title.

What if I don’t have septic/well paperwork? That’s common with older WNY homes. We’ll ask questions and, if needed, plan a simple inspection or test. Public health agencies in New York recommend well testing and documentation, but lack of paperwork by itself isn’t an automatic dealbreaker. New York State Department of Health

Can you close if I’m out of state or need a specific date? Yes. Many sellers we work with no longer live in Western New York. We can coordinate a remote closing and work with you to choose a date that fits your schedule.

Why Sellers in Buffalo Choose Easy Exit Homes

Homeowners across Western New York choose us because we:

• Make fair cash offers on homes that aren’t “perfect”

• Buy as-is—you don’t need to fix, clean, or update

• Work with local title companies you can verify and trust

• Keep the process simple, transparent, and pressure-free

We deal with HOA rules, solar leases, septic and wells, and even underground oil tanks so you don’t have to juggle it all alone.

Ready to Talk About Your Property?

If you’re in Buffalo or anywhere in Western New York and you’re wondering, “Can I really sell this place with all these complications?”—the answer is almost always yes.

Share a few details about your property, let us know if you have an HOA, solar panels, septic/well, or an underground oil tank, and we’ll walk you through your options and make a cash offer.

👉 Next step: Reach out to Easy Exit Homes today to schedule a quick conversation and see what your house could sell for—even with all the “extras” attached.