The short version
- You can sell a rental with tenants in place. In Missouri, the lease generally stays in effect and the new owner takes over as landlord.
- Month-to-month tenants can be given one month's written notice, but you don't need to empty the house to sell to us.
- We own and manage rentals ourselves. We buy with tenants in place, including Section 8 and non-paying tenants.
Sell with tenants, or empty it first?
| Sell with tenants in place | Empty it, then sell | |
|---|---|---|
| Rent while selling | Keeps coming in | Stops, but you still pay the mortgage, taxes and insurance |
| Turnover work | None | Paint, flooring, cleaning, repairs |
| Showings | One walkthrough with notice | As many as it takes |
| Eviction risk | None. The buyer takes over | Can take months and cost legal fees if a tenant won't leave |
| Buyers | Investors and cash buyers | Owner-occupants and investors |
What happens to the lease
A sale doesn't end a lease. The tenant keeps the same rent and terms until the lease runs out, and the new owner becomes the landlord. Here's what to have ready:
- A copy of every lease, plus any written changes.
- A rent roll: who pays what, when, and who's behind.
- Security deposits: how much each tenant paid. They're usually credited to the buyer at closing so the new owner can return them later.
- Section 8 paperwork, if any. The new owner signs a new HAP contract with the housing authority.
Month-to-month tenants
Under Missouri law, a month-to-month tenancy can be ended with one month's written notice, ending on a rent due date. You don't have to do that to sell to us. Leave the tenant in place and we'll take it from there.
How to talk to your tenants
- Tell them early and honestly. Tenants who feel surprised are less likely to cooperate with a walkthrough.
- Give written notice before any visit. Follow the entry terms in your lease.
- Let them know their lease and deposit are protected. That's usually their biggest worry.
- One walkthrough is all we need. No parade of buyers through their home.
Problem tenants and non-payers
You don't have to finish an eviction before you sell. If a tenant is behind, we can buy the property with them in place and handle it after closing. We also buy houses with deferred maintenance, code violations, or an expired rental license.
Taxes when selling a rental
Selling a rental can trigger capital gains tax and depreciation recapture. Some investors use a 1031 exchange to defer that by buying another property. Talk to your CPA before you sign so you know your net.
Why landlords sell to us
We've been buying and managing St. Louis rentals since 2014, so we know what tenant-occupied houses really look like inside. We buy single-family homes and 2–4 unit buildings as-is, with tenants in place. We pay all the closing costs, require no inspections, and make an offer within 24 hours.
Common questions
Do my tenants have to move out before I sell?
No. We buy rentals with tenants in place. The lease transfers to us at closing.
Do you buy houses with Section 8 tenants?
Yes. We work with Section 8 tenants and handle the new HAP contract with the housing authority after closing.
What happens to the security deposits?
They're usually credited to the buyer on the closing statement, and we take over the responsibility to return them under Missouri law.
Do you buy duplexes and 4-families?
Yes. We buy single-family homes and 2–4 unit buildings across St. Louis City and St. Louis, St. Charles, Jefferson and Lincoln counties.
This guide is general information for Missouri homeowners, not legal, tax or financial advice. Laws and local procedures change. Talk to a Missouri attorney, CPA or HUD-approved housing counselor about your situation. HJ House Buyers is a real estate investment company, not a law firm or real estate brokerage.