Terms & Conditions

Effective Date: August 20, 2026

Welcome to guardianhomebuyers1.com. These Terms & Conditions (“Terms”) are a binding agreement between you and Guardian Home Buyers (“we,” “us,” “our”), a real estate solutions and investment company that buys residential property in Youngstown, Ohio and the surrounding areas.

By using this website, submitting a form, requesting a cash offer, joining our Cash Buyers List, downloading a guide, or communicating with us by phone, text, or email, you agree to these Terms and to our Privacy Policy. If you do not agree, please do not use this site.

1. Who We Are — and What We Are Not

We buy houses with our own funds. After we buy, we typically repair the property and either resell it or keep it as a rental.

We are not real estate agents or brokers. We do not list houses, we do not market property on your behalf, and we do not charge you a commission. We do not represent you. We are a buyer acting in our own interest, which means we buy at a discount to market value and intend to profit on resale. We say so openly on our FAQ page.

We are also not a lender, title company, escrow agent, appraiser, home inspector, attorney, accountant, financial adviser, credit repair service, or foreclosure rescue service.

Because we do not represent you, you should not rely on us to tell you whether selling to us is your best financial option. We encourage you to speak with a licensed real estate agent, an attorney, a tax professional, or a HUD-approved housing counselor before you sell — especially if you are facing foreclosure, going through probate or divorce, carrying liens or code violations, or have limited equity in the home.

2. Who Can Use This Site

To submit a property or request an offer, you confirm that you are at least 18 years old and that you are either the owner of record or a person with documented legal authority to sell — an executor or administrator appointed by a probate court, a court-appointed guardian, a trustee, or an agent under a valid power of attorney. If more than one person is on the deed, every owner must agree to a sale.

We may ask for documentation of your authority before moving forward, and we may decline any transaction where the right to convey is unclear or disputed. You also confirm that the phone number and email address you give us are yours and that you are authorized to be contacted there.

3. Offers Are Estimates, Not Contracts

Any price, price range, cash offer, or valuation we give you — by phone, text, email, or in person — is a preliminary, non-binding indication of interest. It is not a contract, an appraisal, a broker price opinion, or a commitment to buy.

Every offer is based on the information you give us and is subject to our walkthrough of the property, verification of ownership and title, liens and payoff amounts, occupancy and tenancy, actual condition and repair needs, and any municipal point-of-sale or code requirements. We may revise or withdraw an offer at any time before a purchase agreement is signed, including after an inspection turns up something we did not know about.

We do require access to the property. Selling to us means one walkthrough instead of weeks of showings — not zero showings. Before closing, we or our representative, contractor, inspector, or insurer must be able to walk the property, and you agree to provide reasonable access.

You are never obligated to accept an offer, and we are never obligated to make one or to buy any property.

Only a written purchase agreement signed by both of us creates binding obligations. If anything in these Terms conflicts with your signed purchase agreement, the purchase agreement controls for that transaction.

4. Fees, Costs, and Timelines

We do not charge commissions or fees, and we customarily pay closing costs. The exact allocation of closing costs, transfer taxes, prorations, title and escrow charges, and clean-out costs will be set out in your purchase agreement and can vary. Amounts owed on the property — mortgage balances, liens, judgments, delinquent taxes, HOA dues — remain your obligation and are normally paid out of the sale proceeds at closing.

Statements on this site such as “cash offer in 24 hours,” “close in 7–10 days,” and comparisons to a 90-day traditional sale describe typical results, not guarantees. Actual timing depends on title search results, probate or court approval, lien payoffs, municipal inspections, tenant occupancy, document execution, and title company scheduling. We do not guarantee any closing date or offer amount except as written into a signed purchase agreement.

5. Information You Give Us

You confirm that the information you submit — address, ownership status, occupancy, condition, known defects, liens, mortgage balances, tenancies, contact details — is true and complete to the best of your knowledge. Our offers rely on it.

Selling “as-is” does not remove your legal disclosure obligations. Where they apply, the Ohio Residential Property Disclosure Form and federal lead-based paint disclosure rules for homes built before 1978 still apply to your sale.

Sending us information does not create an attorney-client or other confidential relationship. Please do not send Social Security numbers or bank account numbers through website forms; if that information is ever needed, we or the title company will request it through a secure channel.

If you send us photos, suggestions, or other materials, you give us permission to use them in connection with our business, including in marketing, without payment or attribution. Do not send us anything you do not have the right to share.

6. Assignment and Ohio Wholesaler Disclosure

We purchase properties in our own name or in the name of an affiliated company and take title at closing.

If we ever enter into a purchase agreement with the intention of assigning our contract to another buyer rather than taking title ourselves, Ohio law requires us to give you a separate written notice of that fact — clear and conspicuous, in bold type of at least 12-point font, signed before you sign the purchase agreement, and stating that we do not represent you. If we fail to provide that notice, you may cancel the purchase agreement at any time before the close of escrow without penalty, and any earnest money or deposit will be returned to you within 30 days. This requirement took effect March 2, 2026 under Ohio Revised Code § 5301.95. Nothing on this website replaces that separate signed notice.

Any other cancellation rights that apply to your sale will be stated in your purchase agreement. Nothing in these Terms waives a cancellation right the law gives you.

7. Cash Buyers List (For Investors)

This section applies if you join our VIP Cash Buyers List.

Property opportunities we send you are offers to sell real property or to assign contract rights. They are not securities, not investment advice, and not a recommendation to buy. We are not registered investment advisers or broker-dealers, and nothing we send accounts for your financial situation or objectives.

Statements that properties are priced “30–50% below market value” are our own marketing estimate of value based on comparable sales and our opinion of after-repair value. They are not appraisals and they are not guarantees. Values, repair estimates, and rent projections may be wrong.

Real estate investing carries risk, including the risk of losing your entire investment. We make no promise of profit, cash flow, appreciation, occupancy, or resale timing. Past results shown on this site do not predict future results.

You are responsible for your own due diligence before you commit — title, liens, taxes, condition, structural and mechanical systems, environmental hazards, mold, lead paint, zoning, permits, code violations, occupancy and lease terms, insurability, comparable sales, and repair costs. All properties are offered AS-IS, WHERE-IS, WITH ALL FAULTS, with no warranty of any kind, including merchantability, habitability, or fitness for a particular purpose.

Deals go out on a first-come, first-served basis and are subject to prior sale, price change, or withdrawal without notice. Membership is free, creates no entitlement to any property, and either of us can end it at any time. Information we share about a property under contract — including seller contact details and contract terms — is given to you in confidence to evaluate that specific deal, and you agree not to contact the seller directly to acquire the property around us.

8. Calls, Text Messages, and Email

Your consent. By giving us your phone number through a form on this site, by replying to one of our messages, or by providing it any other way, you agree that Guardian Home Buyers and our agents may contact you at that number about your property or your inquiry, including by automated or prerecorded calls and text messages, even if your number is on a Do Not Call list.

Consent is not required to sell your house to us. You can decline marketing calls and texts and still get an offer and complete a sale.

Text program details. Message frequency varies. Message and data rates may apply. Carriers are not liable for delayed or undelivered messages. Reply HELP for help or call (330) 207-7509.

How to stop. You can withdraw consent at any time by any reasonable method — not just a keyword. Replying STOP, QUIT, END, CANCEL, UNSUBSCRIBE, OPT OUT, or REVOKE works, and so does plain language like “stop texting me” or “remove my number.” You can also call (330) 207-7509 or email mroach717@gmail.com. We will honor your request as quickly as possible and no later than ten business days after we receive it. We may send one confirmation message acknowledging your opt-out.

Hours. We do not send marketing texts or place marketing calls outside 8:00 a.m. to 9:00 p.m. in your local time zone.

Mobile opt-in data will not be shared with third parties.

Email. Providing your email address means you agree to receive email from us. Every marketing email has an unsubscribe link, which we honor promptly. Messages about an active transaction may continue after you unsubscribe from marketing.

Recording. We may record or monitor calls for quality and record-keeping.

Electronic records. You agree to receive notices from us electronically and that electronic signatures and records satisfy any requirement that an agreement be in writing.

9. Using This Website

You may use this site to evaluate selling a property to us or buying one from us. You may print or save a single copy of a page or guide for your own personal use.

You may not scrape, crawl, or data-mine the site; submit false, fraudulent, or someone else’s property or contact information; submit a phone number that is not yours; impersonate anyone; interfere with the site or attempt unauthorized access; introduce malware; republish or commercially exploit our content; or use our content to train a machine learning or generative AI model without our written permission.

All content on this site — text, blog posts, guides, property photographs, before-and-after images, comparison charts, video, page design, and the Guardian Home Buyers name and logo — is owned by us or our licensors and protected by copyright and trademark law. Portions of the site’s platform and design belong to our website provider, Carrot. All rights not expressly granted are reserved.

If you believe content on this site infringes your copyright, email mroach717@gmail.com with your contact information, identification of the work and the infringing material, a statement of good-faith belief that the use is unauthorized, a statement under penalty of perjury that your notice is accurate and that you are authorized to act, and your signature.

We may suspend or end your access to the site at any time for any lawful reason.

10. Testimonials and Results

Testimonials, reviews, star ratings, and before-and-after photos on this site reflect the individual experiences of specific customers and are not a guarantee that you will get the same or similar results. Outcomes depend on property condition, location, title, market conditions, and individual circumstances. We publish testimonials with permission and edit them only for length, spelling, or clarity. Third-party reviews shown on this site are the statements of their authors, not ours.

11. No Professional Advice

This website, our blog, our downloadable guides, our resources page, and our comparison charts are general information and marketing only. They are not legal, tax, accounting, financial, appraisal, investment, or housing counseling advice, and they are not a substitute for advice from a professional who knows your situation. Market averages, commission percentages, and days-on-market figures shown here are general industry figures, not verified for your property or the current date. Please do not act on anything you read here without independent professional advice.

12. Fair Housing, Accessibility, and Third-Party Services

Guardian Home Buyers complies with the federal Fair Housing Act, the Ohio Civil Rights Act, and all applicable fair housing laws. We do not buy, sell, rent, or advertise on the basis of race, color, religion, sex (including sexual orientation and gender identity), national origin, familial status, disability, ancestry, military status, or any other protected characteristic.

If you have trouble accessing anything on this site, call (330) 207-7509 or email mroach717@gmail.com and we will get you the information another way.

This site uses third-party services including Google Analytics, Google Tag Manager, Google Ads, Google Maps, Facebook, Instagram, YouTube, our text-messaging provider, and our website platform Carrot. We do not control these services and are not responsible for their content or practices; your use of them is governed by their own terms.

13. Disclaimers and Limitation of Liability

This site and our services are provided “as is” and “as available,” without warranties of any kind, express or implied, including implied warranties of merchantability, fitness for a particular purpose, title, and non-infringement. We do not warrant that the site will be uninterrupted, secure, or error-free, or that valuations, market data, timelines, or property descriptions on it are accurate, complete, or current.

To the fullest extent permitted by law, Guardian Home Buyers and its owners, officers, employees, agents, contractors, and affiliates are not liable for any indirect, incidental, special, consequential, exemplary, or punitive damages, or for lost profits, lost business opportunity, loss of equity, loss of data, or diminution in property value arising out of your use of this site or our services — whether the claim is based in contract, tort, negligence, strict liability, or anything else, and even if we were told such damages were possible.

Our total liability arising out of this site or these Terms will not exceed the greater of the amount you paid us in the twelve months before the claim or one hundred U.S. dollars ($100).

This section does not limit liability that cannot be limited by law, including for fraud or intentional misconduct. It limits liability arising from this website and these Terms; liability arising from a signed purchase agreement is governed by that agreement. Some states do not allow certain limitations, so parts of this section may not apply to you.

14. Indemnification

You agree to defend, indemnify, and hold harmless Guardian Home Buyers and its owners, officers, employees, agents, and affiliates from any claim, loss, liability, damage, cost, or expense (including reasonable attorneys’ fees) arising out of your breach of these Terms; information you submitted that was false, incomplete, or that you had no authority to provide, including a phone number that is not yours; your violation of any law or third-party right; an undisclosed defect, lien, encumbrance, tenancy, or title problem on a property you offered to sell; or a dispute between you and any co-owner, heir, lienholder, or tenant regarding a property.

15. Disputes

Talk to us first. Before filing any claim, email mroach717@gmail.com and give us 30 days to resolve the issue informally.

Arbitration and class action waiver. If we cannot resolve it informally, any dispute arising out of these Terms or this website will be resolved by final and binding arbitration administered by the American Arbitration Association under its Consumer Arbitration Rules, before a single arbitrator, in Mahoning County, Ohio. The Federal Arbitration Act governs this section. You and Guardian Home Buyers each give up the right to a jury trial and the right to participate in a class, collective, or representative action. Either of us may still bring an individual claim in small claims court.

You may opt out of arbitration by emailing mroach717@gmail.com within 30 days of first accepting these Terms. Opting out does not affect any other part of these Terms.

Time limit. Any claim must be brought within one year after it arises, or it is permanently barred.

Governing law. These Terms are governed by the laws of the State of Ohio, without regard to conflict-of-laws rules. Subject to the arbitration section above, you and we consent to the exclusive jurisdiction of the state and federal courts in Mahoning County, Ohio. Real estate transactions are governed by the law of the state where the property is located regardless of this section, and nothing here waives consumer protection rights available to you under the law of your home state, including the Ohio Consumer Sales Practices Act.

16. Changes and General Terms

We may update these Terms at any time. The new version takes effect when posted with a revised Effective Date, and continuing to use the site after that means you accept it. Changes do not retroactively alter a signed purchase agreement.

If any provision is unenforceable, it will be narrowed or removed and the rest stays in effect. Our failure to enforce a provision is not a waiver. You may not transfer these Terms without our written consent; we may transfer them in connection with a merger, acquisition, or sale of assets. These Terms and our Privacy Policy are the entire agreement between us regarding this website, but they do not replace a signed purchase agreement for the transaction it covers. We are not liable for delays caused by events beyond our reasonable control. Sections 1, 3, 5, 7, 9, 13, 14, and 15 survive termination.

17. Contact Us

Guardian Home Buyers 6375 Penn Ave., Suite B Pittsburgh, Pennsylvania 15206

Phone: (330) 207-7509 Email: mroach717@gmail.com Web: https://www.guardianhomebuyers1.com/