As-is means you are not promising to fix the house before closing. It does not mean you can hide what you know.
Buyers and their inspectors still look. On a listing, a dated kitchen, a roof, or an unpermitted room shows up as a credit or a cancelled escrow. On a cash offer, the same items show up in the price. I flip houses, so I will tell you which work a buyer on that tract pays for and which work you can skip. I will not promise that a repair pays for itself.
If the house is not selling
Price is the first reason a house sits. After that, look at photos, access for showings, and a defect you hoped nobody would mention. An older house and a new one are not priced off the same comp. Condition is the adjustment. If you want the open market, we fix the price or the presentation. If you do not want the project, we look at cash.
Unpermitted work
Rooms, patio covers, and additions that were never permitted have to be disclosed. A buyer or a lender may want them permitted, removed, or priced as if they are not living area. Say what the city file shows. An as-is cash offer can take the work as it stands only if the offer says so. Title and the city can still slow the file down.
Disclosure
You report defects you know about, and anything else that affects what the buyer is getting. Keep records of the work. Keep a copy of the disclosure you signed. I will not put a dollar figure on a lawsuit, and I will not tell you a cash sale erases fraud. An as-is clause is not a license to stay quiet. If you are worried about what you must say, ask a California real estate attorney. Then contact me and we will price the house with that answer in the file.
The listing plan, when you do want showings, is on sell my house fast. Cash is on agent or cash buyer. Which work buyers notice is on home improvements and resale value.
