What is Ohio Revised Code 5301.95?

Ohio Revised Code 5301.95 requires real estate investors purchasing residential property to provide sellers with a specific written disclosure about the nature of the transaction before the seller signs a purchase agreement. The disclosure must explain who the buyer is, that the buyer is a real estate investor (not a licensed agent acting for the seller), that the price offered may be below market value, and that the seller has the right to seek independent advice.

Am I required to sell to ANV Capital if I receive a cash offer?

No. Every offer from ANV Capital Solutions is completely no-obligation. You are never required to accept our offer or proceed with the sale. You can decline, ask for more time to think, consult an attorney, or simply say no — at any point before the purchase agreement is signed.

Should I get an independent appraisal before selling my house for cash?

You have every right to get an independent appraisal or consult a real estate agent for a comparative market analysis before accepting any cash offer. We encourage it. Our offer will reflect our costs and investment criteria, which means it may be below retail market value — and you should understand what that means for your specific situation.

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Your Rights When Selling Your Home in Ohio | ORC 5301.95 | ANV Capital Solutions

Ohio Seller Rights — ORC 5301.95

Your Rights When Selling Your
Columbus Home to a Real Estate Investor

Q: Does ANV Capital provide the ORC 5301.95 disclosure?

Yes. ANV Capital Solutions provides the Ohio Revised Code 5301.95 disclosure document to every seller as a standard part of our process, before any purchase agreement is signed. We believe informed sellers make better decisions, and transparency is the foundation of how we operate.

Before you sign anything, you are entitled to know exactly what you are agreeing to. Ohio law requires it — and ANV Capital Solutions honors it, every time.

Read Your Rights →

About Ohio Law

What Ohio Revised Code 5301.95 Requires

Ohio Revised Code 5301.95 is a seller-protection law that applies when a homeowner sells their residential property to a real estate investor (rather than a licensed real estate brokerage). It requires the investor to provide the seller with a written disclosure before the purchase agreement is signed.

This law exists to make sure sellers understand what they are getting into. It is not a complicated legal document — it is a plain-language statement of the facts of the transaction. Here is what Ohio law says the disclosure must cover:

What the ORC 5301.95 Disclosure Must Include

The identity of the buyer — who ANV Capital Solutions is and that we are a real estate investor purchasing the property for investment purposes
That the buyer is not a licensed real estate agent acting in the seller's best interest — we are the buyer, not your representative
That the price offered may be below the property's current market value — we are transparent that our offers reflect investor economics, not retail market value
That the seller has the right to seek independent advice — from an attorney, a real estate agent, or anyone else — before signing anything
That the seller is under no obligation to accept the offer or proceed with the sale

ANV Capital Solutions provides this disclosure document to every seller, every time, as a standard part of our process — before the purchase agreement is presented. We believe you deserve to understand what you are signing.

Know Before You Sign

Your Rights as an Ohio Home Seller

The Right to Know Who You Are Selling To

You are entitled to know that ANV Capital Solutions is a real estate investment company purchasing your property as an investor — not a brokerage representing your interests as a seller.

The Right to Know the Offer May Be Below Market Value

We are required to disclose — and we willingly do — that our cash offer may be below what you could receive through a traditional listing. We explain our offer math so you can make an informed comparison.

The Right to Independent Advice

You have every right to consult an attorney, a real estate agent, a financial advisor, or a trusted family member before signing anything. We never rush you or pressure you to forgo independent review.

The Right to Say No

You are under absolutely no obligation to accept any offer from ANV Capital Solutions. You can decline, ask for more time, or simply not respond — at any point before a purchase agreement is signed.

The Right to a Clear, Written Agreement

Any purchase agreement must be in writing and signed by both parties. Verbal commitments are not binding contracts. You should never feel pressured to sign without reading and understanding the agreement.

The Right to Know Your Net Proceeds

Before closing, you should receive a settlement statement that shows all credits and charges. There should be no surprise deductions at closing. ANV Capital covers our own closing costs — what we offer is what you receive.

Our Commitment

Why ANV Capital Takes These Disclosures Seriously

We could treat the ORC 5301.95 disclosure as a legal checkbox — something to hand you and move past. We do not.

ANV Capital's Transparency Commitment to Every Seller

Before you sign anything, we will provide the Ohio Seller Disclosure document and walk through it with you. We will explain our offer in plain language, including how we calculated it and what we plan to do with the property after purchase.

We will tell you, honestly, whether we believe a cash sale makes sense for your specific situation — even if that means telling you that listing with a realtor might net you more money. We would rather you make the right decision than the wrong one in our favor.

We do not use pressure tactics, artificial deadlines, or misleading "limited time" offers. The right transaction should feel right to both parties.

This transparency is not altruism — it is how we build the trust that leads to referrals, reviews, and a sustainable business in the Columbus community. Every homeowner who has a positive, informed experience with ANV Capital becomes an advocate for other sellers who need a trustworthy option.

Questions & Answers

Common Questions About Seller Rights in Ohio

What exactly is ORC 5301.95 and does it apply to me?

Ohio Revised Code 5301.95 applies when you sell a residential property directly to a real estate investor — a buyer who is purchasing for investment purposes rather than as your agent. If you are selling to ANV Capital Solutions, this law applies to our transaction and we are required to provide you with the specific disclosure it mandates. We do this for every seller.

Does ANV Capital provide the ORC 5301.95 disclosure?

Yes, every time. We provide the Ohio Seller Disclosure document as standard practice before any purchase agreement is presented. We consider it your right — not an optional formality.

Should I get an appraisal before accepting a cash offer?

You absolutely have the right to get an independent appraisal or comparative market analysis before deciding. A licensed appraiser can give you an objective market value opinion. A real estate agent can run a comparative market analysis (CMA) for free. We encourage you to understand what your property is worth on the open market before accepting any offer — including ours. Our offer will reflect investor economics (after-repair value minus repair costs minus our profit margin), which is typically below retail market value. Understanding that difference is part of making an informed decision.

Can I consult a lawyer before signing the purchase agreement?

Yes — and we encourage it. You have the right to have any purchase agreement reviewed by an Ohio real estate attorney before signing. We will never pressure you to skip legal review. A real estate attorney can verify that the contract terms are standard and that your interests are protected.

What if I feel pressured by a cash buyer?

You are never required to proceed. A reputable cash buyer will not use artificial deadlines, "take it or leave it" pressure, or misleading information to rush your decision. If you ever feel pressured by any buyer — including us — you have the right to slow down, ask questions, seek advice, or walk away. We want every seller to feel confident and informed, not rushed.

Have Questions About Your Rights?

We are happy to answer questions about how our process works, what the Ohio Seller Disclosure covers, or anything else before you decide whether to request an offer. No pressure, no sales pitch.

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