An Agent's Guide to Working with Truehold
You've received an offer from Truehold. This page covers everything you need to take it from offer to close: who we are, what's in your packet, how our timeline and title process work, and the questions that come up on almost every deal.
If something isn't covered, your acquisitions rep is your point of contact and happy to talk it through.
Who We Are
Truehold is a residential real estate company. We buy homes and hold them as long-term rentals. We're the end buyer on every contract we sign.
We are not a wholesaler. We don't market homes, shop offers, or assign contracts to a third-party buyer. When you work with us, you're working with the company that's actually closing on the home and keeping it.
About the assignment language in our contract
Our contracting entity is ASL Holdings. After the contract is signed, we may assign it internally to one of two purchasing entities, both wholly owned and operated by Truehold, depending on the market. That's the only reason the assignment clause is there. The contract is never assigned to anyone outside Truehold.
If you'd like documentation confirming our entity is active and in good standing, ask your point of contact and we'll send it over.
Your Offer at a Glance
Every Truehold offer is a true cash purchase. There's no financing contingency, no lender, and no appraisal gate. Proof of funds is included with your offer so you can verify it upfront.
True Cash Purchase
No financing contingency, no lender, no appraisal gate. Proof of funds is included with every offer.
21-Day Standard Close
Often faster. If your seller needs more room, we can typically accommodate 30–40 days.
We're the End Buyer
Not a wholesaler. We never market, shop, or assign your contract outside Truehold.
Your Commission Is Protected
Our transaction fee works like a buyer's agent commission — it's not stacked on top of yours.
What's In Your Packet
Your DocuSign packet contains:
Purchase & Sale Agreement
Already signed by Truehold.
Additional Terms Addendum
Standard on every offer (details below).
Required Disclosures
Lead-based paint, agency, and seller's disclosure.
Proof of Funds
Included so you can verify the offer upfront.
If anything appears missing, reply to your offer email and we'll resend it right away.
The Additional Terms Addendum
This addendum is part of every Truehold offer. It doesn't change the core economics of the deal but rather spells out a few operational details specific to how we purchase. Sellers need to sign it for us to move forward.
Two clauses tend to raise questions:
Trash / personal property removal
This only comes into play if personal property is left in the home at the final walkthrough. On a vacant, broom-swept close, it never triggers. Think of it as a contingency for abandoned property, not a fee on the transaction. (More on the move-out standard near the bottom of this page. Worth previewing with your seller early.)
Assignment language
Internal to Truehold only. See Who We Are above for the full explanation.
Timeline & Key Dates
21 Days
Standard Close
We often close sooner, but 21 days is what appears on the contract.
14 Days
Inspection / Due Diligence
We inspect to confirm condition, not to renegotiate.
20 Days
Cleveland Due Diligence
Driven by the city's point-of-sale (POS) inspection requirement.
We know 21 days is faster than a lot of sellers expect. If your seller needs more room, tell us. We can typically accommodate up to 30–40 days. We'd rather work with the seller's timeline than lose a good deal over the calendar.
Our contract is structured as an as-is purchase. We underwrite every home for a long-term hold, which means we've already accounted for normal wear and tear before we write the offer. The inspection window exists so our team can complete its work across multiple markets and close cleanly, not to come back with a reduction. If you need a shorter window, raise it with your rep and we'll see what's possible.
Closing Process
Title Company
We Move Fast
We close a high volume of transactions, so we work with preferred title partners who know our process and move quickly.
Using Your Own Title Company
If the seller wants to use their own title company, send your rep the title company's contact information and fee schedule before you go under contract. We review and confirm quickly, usually the same day. Getting this information to us early keeps it from turning into a counter condition later.
One detail that holds across markets: our title partner holds the earnest money deposit, even when the seller's company handles their side of the closing. In a few markets, both sides must close with the same company, and your rep will flag it if that applies.
The Transaction Fee
Our offer includes a transaction fee that functions the same way as a buyer's agent commission, i.e. it's not an additional cost on top of it. It's simply how our business is structured, so we aren't able to remove it.
If the fee becomes a sticking point, there's usually a path forward. In many cases, a small purchase-price adjustment can offset it, and most agents are comfortable with that approach. Talk to your rep and we'll find the version that works.
Submitting & Signing the Contract
Our contract arrives pre-signed by Truehold via DocuSign.
Using dotloop?
Download the DocuSign PDF and print to PDF before uploading it to dotloop for the seller's signature. If you upload the original without doing this, dotloop strips Truehold's embedded signatures and the contract will look unsigned.
The upload flow:
A few contract ground rules:
- We use the Truehold contract or the standard state contract and state documents.
- The earnest money deposit is always refundable. We don't do non-refundable EMD.
- Any change to the contract needs buyer initials. Flag changes clearly so nothing gets missed, and your rep will turn them around promptly.
- Offers are tied to the current list price. If pricing has changed since the offer was prepared, let us know and we'll issue an updated offer rather than work off a stale number.
Closing Day Logistics
Vacant homes (Purchase Direct): ask your seller to leave all keys and access devices in the property's mailbox on closing day: house keys, mailbox keys, garage remotes, gate fobs, and anything else needed to get in. Once we've closed, our Property Management team retrieves them directly from the mailbox.
To keep the handoff clean, remind sellers to:
Place all keys and access devices in the mailbox on closing day
Label keys clearly where possible
Tell us in advance if any key, remote, or access device isn't available
Having everything ready on closing day lets our team secure the home and begin post-closing work without delay.
What to Tell Your Seller:
Move-Out & the Final Walkthrough
This is the part of the process that surprises sellers most often, so it's worth previewing early. A quick conversation now prevents a fee at the closing table.
The Move-Out Standard
At closing, the home must be delivered broom-swept: all personal belongings, furniture, and trash removed, floors swept, property left clean. This applies to every home we buy.
The Final Walkthrough
Before closing, an independent inspector (Inspectify) completes a final walkthrough, photographing every room plus the exterior. Those photos become the official report we use to confirm the home is move-in ready.
If items are still in the home at the walkthrough, the seller has two options:
- Pay the trash-out fee at closing (tiers below), or
- Provide a video showing the property is clean and empty.
It must be a video. Photos won't be accepted. Start at the house numbers and walk all the way through to the backyard. The video needs to show every room (including closets), the basement, attic, or crawl space (whichever applies), the garage, all detached structures including sheds, and the curb where trash goes out.
Trash-Out Fee Tiers
Condition
Fee
Small amount of trash or personal items (smaller than furniture)
$250
One large item, such as a piece of furniture
$750
Multiple large items
$1,500
Enough to require a dumpster
$2,500
Property requires a major cleanout
$5,000
The simplest path is the one most sellers take: leave the home broom-swept, and the fee never enters the picture.
Frequently
asked questions
See all FAQs
Who You'll Work With
Up through contract
Your point of contact is your acquisitions rep (RES). They deliver and explain the offer, handle negotiation, and answer any terms or questions.
Once the contract is executed
A Transaction Manager becomes your primary contact and guides the deal through closing: title, inspection, scheduling, and final logistics.
Questions on This Deal?
Your acquisitions rep is your point of contact for this offer. You can also reach us directly below.
Email Us