What does selling a house as-is mean?
As-is means no repairs and no repair credits. It doesn't mean no paperwork. Here's what still applies.
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The short answer
Selling as-is means you sell the house in its current condition and won't make repairs or give repair credits. It doesn't remove your disclosure duties: you still owe the buyer whatever disclosures your state requires, and for homes built before 1978, the federal lead-based paint disclosure. Buyers can still inspect; they just can't expect you to fix what they find.
Step by step
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1
What as-is covers
The price reflects the home's condition, and the contract says you won't make repairs. That usually means less back-and-forth after the inspection.
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2
State disclosures still apply
Virginia, Maryland and DC each have their own seller disclosure rules, and as-is doesn't switch them off. Our state disclosure guides cover what each one requires.
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3
Homes built before 1978
The EPA says sellers must disclose any known lead-based paint and hazards, hand over available reports, give the buyer the "Protect Your Family From Lead in Your Home" pamphlet and a Lead Warning Statement, offer a 10-day period for a lead inspection, and keep the signed disclosures for three years.
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Inspections still happen
An as-is buyer may still inspect, and if the contract has an inspection period they may be able to cancel during it. What they can't do is require you to make repairs.
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Who buys as-is
Cash buyers and investors buy as-is routinely, and you can also list a house as-is with an agent. Listing as-is can bring a higher price but takes longer and costs more to sell.
Sources: EPA: Real estate disclosures about potential lead hazards
This guide explains the general rules. It isn't legal advice. Disclosure duties depend on your state and your home, so check with a real estate attorney about your sale.
Cash offer vs listing
Example: a $250,000 home
| Offer | $205,000 |
|---|---|
| Repairs | $0 |
| Commissions | $0 |
| Closing costs | $0 |
| You walk away with | $205,000 |
| In 7 to 14 days | |
| Sale price | $250,000 |
|---|---|
| Repairs | about $8,000 |
| Commissions | about $13,800 |
| Closing and holding | about $6,000 |
| You walk away with | about $222,200 |
| In 60 to 90 days | |
Example only. Your numbers depend on your home and market.
We show the as-is cash offer next to what listing could net, with or without repairs, so you can see whether fixing things first is worth it.
Frequently asked questions
Does as-is mean I don't have to disclose anything?
No. You still owe the disclosures your state requires and, for pre-1978 homes, the federal lead-based paint disclosure.
Can a buyer back out of an as-is contract?
Yes, if the contract gives them a way, such as an inspection period. As-is limits repair requests; it doesn't remove every contingency.
Can I list a house as-is instead of selling for cash?
Yes. You can list it and state that you won't make repairs. It may bring a higher price than a cash sale, with more time and costs; seeing both numbers helps you decide.
Who are you?
We are real estate investors based in Baltimore, helping homeowners since 2016. We buy houses directly for cash. We are not a licensed real estate brokerage and do not list homes ourselves; if listing could get you more, we show you the math so you can choose.