Buying a Home "As-Is": What You Need to Know Before Making an Offer

Barbara Reagan
5 days ago
3 min read

Buying A House As Is

If you're searching for a home, you may come across listings advertised as being sold "as-is." While these properties can offer great value, they also come with unique risks and responsibilities. Here's everything you need to know before making an offer on a home that’s being sold in its current condition.

What Does "As-Is" Mean in Real Estate?

When a home is listed for sale “as-is,” it means the seller will not make any repairs or improvements before settlement. They’re offering the property in its current condition, and it will be sold exactly as it is on the day the contract is ratified. Additionally:

The seller makes no warranties about the condition or functionality of the home.
The seller is required to deliver the home in the same condition as when the contract was signed—but not better.
The buyer cannot ask for repairs after inspections. It’s take it or leave it.

This doesn’t necessarily mean the home is in bad shape—it just means the seller won’t be addressing any issues that come up.

Pros and Cons of Buying a Home "As-Is"

Buying a home as-is can be appealing, but it’s not for everyone. Here’s a breakdown:

✅ Pros:

Potentially Lower Price: As-is homes are often priced more competitively.
Less Competition: Some buyers may be hesitant to take on a home without repairs, giving you an edge.

❌ Cons:

Possible Major Repairs: You may be on the hook for costly repairs after closing.
Financing Hurdles: Some loans (like FHA or VA) have property condition requirements.
No Negotiation on Issues: If you find problems after inspection, you can’t ask the seller to fix them.

What Inspections Should You Still Do?

Even though you can’t negotiate repairs, it’s still important to understand what you’re buying. That’s where inspections come in. Common inspections to consider include:

Whole House Inspection: A general overview of the home’s structure and systems.
Termite Inspection: Looks for wood-destroying insects that could cause major damage.
Well Inspection: Tests water quality and function of the well system.
Septic Inspection: Assesses the health of the septic tank and drainage system.

⏱ Timing Is Everything

Make sure to determine how much time you’ll need for each inspection. Septic inspections in particular may require extra time due to new, stricter guidelines implemented on July 1, 2025. Talk with your agent or inspector early in the process to avoid delays.

Who’s Responsible for HOA Violations?

If the property is in a community governed by a Homeowners Association (HOA), it’s important to know who will be responsible for any existing HOA violations. In many cases, unless otherwise negotiated, the buyer becomes responsible for correcting them after settlement.

This is something you’ll want to discuss and negotiate upfront, ideally before ratifying the contract.

Some Homes Are Only “Partially” As-Is

Not all homes listed as-is are entirely off-limits for repair requests. Sometimes, only specific items are being sold as-is. These might include:

Chimneys
Appliances
Sheds
Decks
Driveways

In this case, the seller is saying they will not repair or replace these specific components, even if issues are discovered during inspections. However, the rest of the house may still be subject to the normal inspection contingency and repair negotiations—so read the offer and disclosures carefully.

Final Thoughts: Is an As-Is Home Right for You?

Buying a home as-is can be a smart move if you're prepared. But it requires a clear understanding of what you're getting, a thorough inspection plan, and a willingness to accept any issues that come with the property.

Make sure to: