Do You Still Have to Disclose Selling As-Is in CA?

Yes. Selling a house “as-is” in California means you won’t make repairs — it does not mean you’re excused from disclosing what’s wrong with the property. The Transfer Disclosure Statement is a separate legal requirement from your decision not to fix anything, and confusing the two catches sellers off guard more often than almost any other part of the process. Cities add their own wrinkles on top of state law, too — see how that plays out for an as-is sale in Westlake Village, CA. Inside the City of Los Angeles, sellers in neighborhoods like Valley Glen face a separate municipal report requirement on top of the standard disclosure rules. Covina’s housing stock, some of it dating to the early 1900s, raises a related question for sellers there — here’s what an as-is sale actually covers, and doesn’t, for an older Covina home. Gardena raises a related wrinkle of its own — decades of card-club-era zoning plus a boundary that runs straight through Los Angeles — covered in what California’s as-is disclosure law still requires in Gardena. Pasadena’s older Craftsman housing raises a related question about historic-home disclosure — here’s what sellers there actually need to disclose.

The TDS and “As-Is” Are Two Different Things

California Civil Code Section 1102 and following require most sellers of residential property with one to four units to complete a Real Estate Transfer Disclosure Statement, disclosing known material facts about the property’s condition — things like roof leaks, foundation issues, unpermitted additions, easements, or past pest damage. “As-is” is a statement about repair obligations in the purchase contract. The TDS is a statutory disclosure obligation that exists independently of what the contract says about repairs. Selling as-is doesn’t waive it, reduce it, or change the seller’s duty to disclose in good faith. The Natural Hazard Disclosure Statement works the same way — it’s a separate statutory form covering flood, fire and earthquake zones that as-is language doesn’t touch either. Older housing stock raises its own disclosure question around unpermitted work — here’s what that looks like for an as-is sale near Tropico, in Glendale.

Which Sales Are Actually Exempt

The exemptions matter more to this site’s readers than to most people searching this question, because several of them describe exactly the situations we cover. Under Civil Code Section 1102.2, the TDS is generally not required for:

• Transfers by a court-supervised probate administrator, or under a will or intestate succession during probate
• Transfers by a trustee in bankruptcy
• Sales resulting from a foreclosure, including transfers to the beneficiary or by a trustee under a trustee’s sale
• Transfers between co-owners, or between spouses as part of a divorce or dissolution
• Transfers to or from certain government entities

In other words, if you’re selling through a probate proceeding or as part of a completed foreclosure, the standard TDS may not apply to you at all — but that exemption is specific to those court- or lender-driven transfers. An heir selling an inherited house they already hold outright, an owner selling before foreclosure completes, or a trustee selling on behalf of a living trust generally still has to disclose. Don’t assume an exemption applies just because your situation is difficult; confirm it with your escrow officer or attorney before skipping the form.

The Natural Hazard Disclosure Is a Separate Requirement

Even where the TDS doesn’t apply, the Natural Hazard Disclosure under Civil Code Section 1103 is a different statute with its own requirements — it covers whether the property sits in a flood zone, a fire hazard severity zone, an earthquake fault zone, or similar designations. Don’t assume that because one disclosure is exempt, the other is too. Ask your title or escrow company to confirm which disclosures apply to your specific transfer rather than assuming either way.

What Happens If You Skip It

A buyer who discovers a material defect you knew about and didn’t disclose can sue for damages, and in some cases rescind the sale, even after closing. “As-is” language in the contract does not protect a seller who concealed a known problem — it only shifts the obligation to fix what’s disclosed, not the obligation to disclose it. Good faith is the standard: you have to disclose what you actually know, using reasonable effort to find out, not guarantee a perfect house.

What Most Guides on This Topic Don’t Tell You

Most disclosure guides are written generically for any seller and don’t address which of the situations that bring people to a cash-buyer site — probate, pre-foreclosure, inherited property, tenant-occupied sales — actually change the disclosure requirement and which don’t. The honest answer is that most of them don’t change it at all; only a completed foreclosure sale or a true court-administered probate transfer typically does.

When “As-Is” Genuinely Is the Right Call

As-is selling still makes sense when a house needs work you can’t afford or don’t want to manage — it just means completing an honest TDS alongside it, not instead of it. A buyer who already expects to do the work is far less likely to walk away over a disclosed issue than one who finds out about it later.

If you’d rather sell as-is to a buyer who won’t ask you to fix anything, Cash Home Buyers CA can provide a no-obligation cash offer and walk through what disclosure your specific sale requires.