The HBD On-Time Guarantee

Our cash offer closes on time, or you keep $5,000.

Most "guarantees" in this industry live in fine print. Ours lives in an escrow account at a Wisconsin title company. This page explains exactly how it works, including the parts that protect us, because you deserve to see those too.

How it works, start to finish

You accept our written cash offer. The number on that paper is the number, and the only thing that can change it is something about the house we couldn't have known.
A short verification period. Usually about a week, while we confirm the property's condition matches what we discussed and that the title is clear. If something turns out materially different from what was described, we talk it through with you before anything else happens.
Your deal goes firm, and our money goes into escrow. We place $5,000 of earnest money with a Wisconsin title company. We tell you the exact day this happens.
We close on the date in your contract, or you keep the $5,000. No claims process, no arguing about whose fault it was. The money is already sitting at the title company, so if we miss your date, it's released to you.

The plain-English terms

Covered

Every firm cash offer, once the verification period ends and our deposit is in escrow
We miss the closing date in your contract, for any reason on our side
We ask to cancel after your deal goes firm, and the deposit is yours
We ask to move the closing date for a reason on our side. You choose: accept the new date, or cancel and keep the $5,000

Not covered, and why

The verification period itself. Those first days exist so we can confirm the property's condition and title match what's been described. If something turns out materially different, that's when we can step back or rework the number with you, and we'll always have that conversation with you directly, not through fine print.
Our other selling options. Besides the cash offer, we sometimes offer programs that market your home to retail buyers for a higher price. Those involve showings and a buyer's timeline we can't put a date guarantee on, so the guarantee stays with the cash offer. We'll walk you through the trade-offs of each option honestly.
Delays on the seller's side. If the title can't clear because of something attached to the property, or you ask to push the date, the clock pauses and we'll work it out with you rather than walk away.
Date changes you agree to in writing. If a new date works better for you, the guarantee simply moves to the new date.

One more thing: these terms aren't just a web page. They're written into the purchase agreement you sign, so the guarantee is part of your contract, enforceable by you and not just promised by us.

Want the offer that comes with this?

Tell us where the house is and get a written cash offer within 24 hours.

Get My Fair Cash Offer

or call (920) 259-4326

Why we put money behind a date at all

Because a date is the thing sellers actually plan their lives around, and in this industry it is also the thing most often promised loosely.

In almost every situation that brings people to us, the date is doing real work. An estate cannot be settled around a sale that might close in the spring. A relocation means a start date somebody else set. A foreclosure has a court calendar attached. Somebody moving into care has a place held for a specific week. A sale that slips by a month is not an inconvenience in those cases — it is the whole problem coming back.

A promise costs nothing to make. $5,000 sitting in escrow at a Wisconsin title company costs us something if we are wrong, which is exactly why it is a more useful signal to you than anything we could write on this page.

How to hold us to it

There is no claims process, which is the point — but here is what to keep, so the question never arises.

Your accepted written offer. It states the number and the terms.

The purchase agreement with the closing date on it. That date is the one the guarantee is measured against. If it moves by agreement for a reason on your side, the new date becomes the operative one.

Confirmation that the deposit is in escrow. We tell you the exact day this happens and the title company holding it. If you have not had that, ask — it is a reasonable thing to want in writing.

If we miss the date for a reason on our side, the money is already at the title company and is released to you. Nobody has to establish fault, because we placed the deposit precisely so that argument cannot happen.

And if we ask to move the date for a reason on our side, the choice is yours rather than ours: accept the new date, or cancel and keep the $5,000.

Questions about the guarantee

Is the $5,000 actually deposited, or is it a promise?

Deposited, with a Wisconsin title company, once your deal goes firm. We tell you the day it happens and which title company holds it. That is the entire difference between this and the guarantees that live in fine print.

What if the delay is on my side?

Then the guarantee does not pay out, and that is the fair version of it. Probate that has not concluded, a lienholder who has not produced a payoff figure, or a document waiting on a signature are all outside our control. What we commit to is our side of the date.

Does the guarantee apply before my deal goes firm?

No. It starts when the verification period ends and the deposit is placed. Before that we are still confirming the property matches what was described and that title is clear — which protects you as much as it protects us, because it is what lets the number be firm afterwards.

What counts as "something about the house we could not have known"?

Something material and undisclosed that could not be seen — a failed septic system, undisclosed fire or water damage, a lien nobody mentioned. Not a cluttered basement, not a dated kitchen, not a roof we already looked at. If you tell us everything at the start, this clause never comes up, which is how it is meant to work.