Sell a House As-Is in Los Angeles

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“As-Is” Doesn’t Mean What Most Sellers Think

California still requires you to disclose known problems, even on an as-is sale. Here’s what actually changes, and what a direct sale sidesteps entirely.

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“As-is” is one of the most misunderstood phrases in real estate. Sellers in Los Angeles often assume it means they no longer have to say anything about the property’s condition. That’s not correct under California law, and getting it wrong can create real liability. Cash Home Buyers CA buys homes throughout Los Angeles County as-is, and this page explains what that term legally does and doesn’t cover.

“As-Is” Does Not Waive Your Disclosure Duties

California requires sellers of residential property to complete a Transfer Disclosure Statement (TDS) under Civil Code 1102 and a Natural Hazard Disclosure (NHD) statement, regardless of whether the sale is marketed as-is. The TDS asks about known material defects — roof leaks, foundation problems, unpermitted work, plumbing and electrical issues, and more. Selling as-is changes what you’re offering to fix. It does not excuse you from disclosing what you already know is wrong with the house. Sellers who skip or falsify these disclosures can face real legal exposure after closing, as-is sale or not.

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What “As-Is” Actually Changes

What an as-is sale genuinely removes is the repair-negotiation stage. In a standard listing, a buyer’s inspection typically opens a second round of negotiating — credits, repair requests, or a reduced price. In an as-is sale, the buyer agrees upfront to take the property in its current physical condition, with no expectation that the seller will fix anything found during inspection. The seller’s legal disclosure obligations stay exactly the same either way.

Why Older LA Homes Struggle With Traditional As-Is Listings

Much of Los Angeles County’s housing stock predates modern code, and certain conditions come up again and again: additions or converted garages built without permits, foundation cracking or settling in older slab-on-grade construction, aging knob-and-tube or ungrounded electrical systems, and galvanized or cast-iron plumbing nearing the end of its life. None of these necessarily stop a cash sale. They frequently do stop a financed one, because FHA and VA loans require the property to meet minimum property standards, and an appraiser flagging any of these issues can force repairs before the lender will fund — even when the buyer and seller agreed the sale would be as-is.

How a Direct Cash Sale Sidesteps the Appraisal Problem

Because we buy directly with our own funds, there’s no lender, no minimum-property-standard appraisal, and no financing contingency that can unravel the deal over a condition issue. We still expect an honest answer to what you know about the property, but nothing about unpermitted work, deferred maintenance, or code issues is a deal-breaker on our end the way it is for a bank.

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Frequently Asked Questions

Do I still need to fill out a disclosure form if I sell as-is?
Yes. California’s TDS and NHD requirements apply regardless of as-is terms.

What if I don’t know about a problem with the house?
Disclosure covers what you actually know. You aren’t required to investigate or guess at issues you have no knowledge of.

Can unpermitted work stop a sale?
It can stop a financed sale if an appraiser flags it. It doesn’t stop a direct cash sale.

Do I need to clean the house before you see it?
No. We evaluate the property as it stands.

This page is general information, not legal advice. Disclosure requirements can vary by situation, and a real estate attorney can advise on your specific circumstances.

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Selling a house in Los Angeles: what to know

A few local details that shape timing and net proceeds when you sell in Los Angeles.

County & probate court

Los Angeles is in Los Angeles County. Probate and trust matters for Los Angeles properties are heard by the Superior Court for Los Angeles County, and deeds are recorded with the Los Angeles County Recorder.

Transfer tax

Los Angeles County charges a documentary transfer tax of $1.10 per $1,000 of the sale price. The City of Los Angeles adds $4.50 per $1,000, and Measure ULA adds 4% on sales above roughly $5 million (5.5% above roughly $10 million). When you sell to us, we pay the standard closing costs.

Tenant & rent rules

Rental homes in Los Angeles can fall under the Los Angeles Rent Stabilization Ordinance (RSO), which limits rent increases and requires just cause for most evictions, in addition to the statewide Tenant Protection Act (AB 1482). We buy tenant-occupied homes and take over the leases at closing.

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Seller Guides

Helpful guides for homeowners in Los Angeles

Plain-English answers to the questions sellers ask us most.

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