"Selling as is" is one of the most misused phrases in real estate. It does not mean you skip disclosures. It does not mean you skip a title search. It means one specific thing: the buyer accepts the property in its current physical condition and waives the right to demand repairs.
What As Is Covers
- No repair credits at closing
- No repunch list from the inspection
- No aesthetic requirements (paint, staging, curb appeal)
- No cleanup, the buyer takes trash, personal property, appliances as they sit
What As Is Does NOT Cover
- State required seller disclosures (still owed in most states)
- Title defects (must be resolved before closing)
- Fraud or intentional concealment (never protected)
- HOA violations recorded against the property
An honest as is buyer will still ask about known problems, not to renegotiate later, but to underwrite correctly upfront.
The Fire Damage / Hoarder / Flood Case
Some properties are legitimately unlistable through traditional channels. A house with active fire damage, extensive hoarder conditions, or unresolved water damage rarely sells to a retail buyer on financing. Insurance will not underwrite it, and lenders will not lend on it.
Cash investor buyers are usually the only realistic market for these homes. The offer will reflect the true cost of remediation and repair, but it will be a real, closable offer.
Contract Language That Actually Protects You
A good as is purchase agreement includes:
- Explicit as is clause with no repair contingencies
- Waiver of inspection objection (though inspection for information only is fine)
- Clear closing date and financing terms (usually all cash)
- Firm earnest money deposit
If a buyer wants an as is contract with a 21 day inspection contingency they can back out of, that is not an as is offer, that is a regular offer with a marketing pitch.
Ready to sell as is?
Liberty Property Solutions writes true as is contracts, closes at a licensed title company, and never renegotiates at the closing table. Request your free offer today.