Sell Your House As-Is, No Repairs Needed

No. Selling as-is means the buyer accepts the property’s physical condition without asking for repairs, but it does not remove your disclosure duty. Under California Civil Code section 1102, a seller in a standard residential sale still has to complete a Transfer Disclosure Statement listing known material defects. A 1993 Court of Appeal decision, Loughrin v. Superior Court, confirmed an as-is clause doesn't change that. A handful of transfer types, like many probate and foreclosure sales, are separately exempt from the TDS rule under section 1102.2.

Yes. We buy houses with fire, wind, and water damage in whatever condition they are in, and you are not expected to complete repairs or a rebuild first. If the property sits in a very high fire hazard severity zone or a designated wildland fire area, California law separately requires a Natural Hazard Disclosure Statement under Civil Code section 1103. That requirement applies whether or not the sale is as-is.

That does not disqualify it from an as-is sale. We buy houses with an aging roof, outdated systems, or a hoarding situation attached, sometimes tied to a health issue or after losing the person who used to maintain the property. You are not expected to clean it out or make repairs before we make an offer.

Not to sell to us as-is. An open code-enforcement case or an unpermitted addition does not stop a cash sale the way it can complicate a financed one. We factor it into the offer and work through it as part of closing rather than requiring you to clear it first.

Not the kind a retail buyer’s lender would require. We may walk the property or send someone to look at it so we understand what we are buying. There is no lender-driven inspection contingency or repair list to satisfy, though, since we are not financing the purchase.

Nothing out of pocket. There is no commission, no closing cost charged to you, and no repair bill. The condition of the house, including fire, storm, or deferred-maintenance damage, is built into the offer itself rather than billed separately.

We can often close in as little as seven days once you accept an offer, since there is no lender or financing contingency involved, though that is a starting point rather than a promised date. If you need more time, whether to move out, settle an estate, or handle a violation or lien on the property, we build the closing date around your timeline instead.

This overview of California as-is home-sale law is general information, not legal advice, and it is not a substitute for guidance from a licensed California attorney about your specific situation.

When a listing or an offer says a house is being sold “as-is,” the buyer agrees to take the property in its current condition. The seller is not asked to make repairs or credit money toward them, but the seller’s disclosure duties do not disappear. Under California Civil Code section 1102, a seller in most standard residential sales must still complete and deliver a Transfer Disclosure Statement (TDS) listing known material defects, regardless of any as-is language in the contract. Civil Code section 1102(c) states that any waiver of these disclosure requirements is void as against public policy. In Loughrin v. Superior Court (1993) 15 Cal.App.4th 1188, a California Court of Appeal held that an as-is clause does not shield a seller from the section 1102 disclosure requirements. An as-is sale can still close without you fixing anything, but it never means staying silent about a problem you already know about. A handful of transfer types are statutorily exempt from the TDS requirement entirely, including many probate sales, foreclosure and trustee’s sales, and transfers between co-owners or spouses (Civil Code section 1102.2). If your sale falls into one of those categories, we can walk through how the disclosure rules apply to you.

A house that has been through a fire, a wind event, or serious water intrusion often carries damage a retail buyer’s lender will not finance around, even when the structure itself is salvageable. Selling as-is means you sell the property in the condition the damage left it in, without a rebuild or full repair first. If your property sits in a very high fire hazard severity zone or a designated state responsibility (wildland fire) area, California law separately requires a Natural Hazard Disclosure Statement. That requirement, under Civil Code section 1103, applies whenever the seller or the local jurisdiction has that information on record. That duty applies whether or not a fire has already happened, and it does not go away because the sale is as-is. We factor fire and storm damage into the offer itself, never as a reason to walk away from the property.

Not every as-is sale involves a single dramatic event. Some of the houses we buy have an aging roof, an outdated electrical panel, plumbing that has not been touched since the original build, or a failing foundation. Others carry years of deferred maintenance that piled up because a repair budget was never there. Others involve a hoarding situation, sometimes tied to a health issue or the loss of the person who used to keep up the property. None of that disqualifies a house from an as-is sale. It does mean that any material defect you know about, structural, mechanical, or otherwise, still belongs on the disclosure statement under Civil Code section 1102. That is true unless your sale is one of the exempt transfer types described above. We walk through it with you before anything is signed.

A traditional buyer using a mortgage generally needs the property to clear a lender’s appraisal and, in many cases, an inspection contingency period. A house with fire damage, major deferred maintenance, or a hoarding situation can complicate or stall that financing. Some lenders will decline to fund a purchase at all until specific repairs are made. That puts the seller in the position of paying for repairs before finding a buyer, or watching a retail deal fall apart mid-escrow. As-Is Home Buyer buys houses as-is in Los Angeles County for exactly this reason: there is no lender or financing contingency standing between an offer and a closing. The same applies to a house still going through probate, where the estate does not have to front repairs either.

When we make a cash offer on your house, there is no financing contingency, because there is no lender. There is no appraisal contingency either, since no bank is underwriting the loan, and no repair negotiation, because the price already accounts for the property’s condition. We may still walk the property, though not to generate a repair list for you to complete. We can often close in as little as seven days once an offer is accepted, though that is a starting point, not a guarantee, and every file is different. We also build in a longer timeline if you need more time to move out, settle an estate, or handle other affairs. Either way, you are not paying commissions, closing costs, or repair costs out of pocket.

A house that has sat with deferred repairs or storm and fire damage sometimes also carries an open code-enforcement case or a lien on it. None of that is unusual, and none of it needs to be untangled before you can sell as-is. Either way, a title search or a buyer's due diligence will typically surface a recorded lien, so disclosing what you know is the honest move. If you need to sell a house with code violations in Los Angeles County at the same time you are dealing with fire, storm, or deferred-maintenance damage, that combination is common. We handle it as part of the same as-is purchase.

Selling as-is to As-Is Home Buyer costs you nothing out of pocket. We do not charge a commission, a fee, or a closing cost, and we do not ask you to complete any repairs before closing. The property’s condition is factored into the offer itself, rather than billed to you separately. Timelines vary by situation. A house with fire damage, an open violation, or a lien on title can take more coordination on our end. The timeline above is still a starting point, though, never a guarantee tied to every property.

These FAQs about California as-is home-sale law are general information, not legal advice; consult a licensed California attorney about your specific circumstances.