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

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: 

  • Budget for potential repairs. 

  • Understand inspection timeframes. 

  • Clarify any HOA or contractual responsibilities. 

  • Ask about any items specifically excluded from repair negotiations. 


Still have questions about buying an as-is home? Contact me today to make sure your next move is a smart one. 

 

Need expert guidance?  Watch the video above and call me if you want to chat!

Comments


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Hi, thanks for stopping by!

I’m Barbara Reagan, a full-time Realtor with Long & Foster Realtors, and I’m so glad you’re here! 🏡 I began my real estate journey back in 1996 when I moved to beautiful Richmond, Virginia, and I’ve been passionate about helping people find home ever since. 💖

Every client and every move is unique, and that’s why I take the time to really listen and understand your needs, goals, and dreams — to make your experience as smooth, seamless, and stress-free as possible. ✅

A big part of my business comes from referrals—and that means the world to me! 💛 Over the years, I’ve had the honor of helping past clients with their own real estate journeys, and even more special, they've trusted me enough to refer their friends and family. That trust means everything, and I work hard to earn it by always putting my clients' needs first and guiding them with care—whether they’re buying, selling, or relocating. 🏡✨

 

From negotiating the best deal and navigating inspections 📝 to working with attorneys or offering design tips to make your home shine ✨—I’ve got your back.

I know this city like the back of my hand 🌆 and love nothing more than sharing that insider knowledge to help you feel confident and right at home!

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Barbara Reagan

Long & Foster Realtors

1100 Jefferson Green Cir

Midlothian, VA  23113

Cell:  804-566-0781

Email:  Barbara.Reagan@LNF.com

Web:    YourRichmondHome.com

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