General information, not legal or tax advice. Talk with a CA attorney or CPA about your situation. Rules as of October 24, 2026; the source links hold the current text.
What does "as-is" mean in a California sale?
Sidney Manzo is a Highland Park real estate agent who handles as-is sales and helps owners decide which repairs pay for themselves and which to leave for the buyer, in real estate since 1990.
It means you won't make repairs as a condition of the sale. It doesn't mean the buyer gives up inspections, and it doesn't reduce your disclosure duties. California's seller disclosure rules start at Civil Code §1102. Your agent supplies the forms, and an attorney answers questions about what applies to you. Buyers of as-is homes usually still inspect. They just price the findings into the offer instead of asking you to fix them.
Which level of as-is fits your house?
| Level | What you do | Usually fits |
|---|---|---|
| Truly as-is | Remove belongings, clean, disclose | Estates, major systems work needed, owners who can't manage contractors |
| As-is with a light refresh | Clean, same-color touch-up paint, yard cleanup, small hazard repairs (loose railings, trip edges) | Most long-held Highland Park houses |
| Pre-inspected as-is | Order inspections up front and share them with buyers, no repairs promised | Houses with known foundation, sewer or electrical questions |
Decision point: if an item would show up on every buyer's inspection (an old electrical panel, a failing sewer line, foundation cracks), get a bid. Then decide whether to fix it or disclose it with the bid attached. Either way, buyers see a number instead of guessing.
Which repairs can you start this week inside the HPOZ?
First confirm the parcel is in the Highland Park–Garvanza HPOZ on ZIMAS. Then sort your repair list by the 2010 Preservation Plan's review path. City Planning staff decide what counts as visible from the street, so ask before relying on any row below. The full tier summary is on the Highland Park hub.
| Repair a buyer might flag | Review path under the Plan | As-is call |
|---|---|---|
| Cracked foundation, no exterior change | None (§3.5 exempt) | Get a bid; fix if it rescues financing |
| Interior paint, flooring, kitchen patch-ups | None (§3.5 exempt) | Light refresh only |
| Faded exterior paint, same colors | None (§3.5 exempt) | Often worth doing |
| Exterior paint in a new color | Staff sign-off (§3.6) | Usually skip; buyers choose their own |
| Leaking asphalt shingle roof, replaced in kind | Staff sign-off (§3.6) | Repair or credit; get the bid either way |
| Rotted porch boards or trim, replaced in kind | Staff sign-off (§3.6) | Small fixes help inspections |
| Non-original windows swapped to match surviving originals | Staff sign-off (§3.6) | Leave for the buyer |
| Non-historic stucco or siding removed | Staff sign-off (§3.6) | Leave for the buyer; note it in marketing |
| New front-yard hardscape, fence or turf | Not exempt; ask staff | Skip |
| An old addition or conversion built without approval | HPOZ Board (the Plan sends these requests to the Board) | Disclose and price it |
Board items add weeks, since the Board meets the 2nd and 4th Thursdays at the Arroyo Seco Library (6145 N. Figueroa St.), per City Planning. One stone-specific note: the Plan calls painting historic arroyo stone retaining walls inappropriate. Clean the stone instead of coating it.
What will the City's Residential Property Report show?
The Municipal Code requires sellers of residential property in the City of Los Angeles to deliver a Residential Property Report to the buyer before entering into an agreement of sale, or, where escrow has been opened, through escrow before close of escrow (LAMC §§ 96.302, 96.307). LADBS lists the fee as $70.85 per report. The report summarizes City records for the parcel, so it is where unpermitted additions, garage conversions or old open permits surface.
Before you order the RPR
- Search LADBS online building records for your address.
- List every addition, conversion or major repair done during your ownership.
- Match each one to a permit, or note that there isn't one.
- If something is unpermitted, disclose it. Don't rush a fix that would need HPOZ Board review anyway.
- Order the RPR when you sign the listing, not when you open escrow.
Do fire and hillside maps affect an as-is sale?
They can. Check your parcel on ZIMAS. If it is in a Very High Fire Hazard Severity Zone, LAFD states that owners must keep brush clearance year-round within 200 feet of structures (LAMC 57.4906.5.2). Clearing brush is cheap compared with a buyer's insurance question, and receipts belong in the disclosure file.
How do you price an as-is Highland Park house?
Start from finished comparable sales nearby, then subtract what a buyer will realistically spend and the risk they take on. Use real bids, not guesses. Original fabric counts in Highland Park: intact windows, built-ins and woodwork can carry value even in a house that needs systems work, so describe them in the listing. The home review uses your house's condition and HPOZ status, not the neighborhood median.
Listing commission is one of the sale costs.
The amount or rate of real estate commissions is not fixed by law. They are set by each broker individually and may be negotiable between the seller and broker.
Who helps sell as-is in Highland Park?
Sidney Manzo, CA DRE #01108914
In real estate since 1990 · RE/MAX Hall of Fame · Member, Pasadena Association of REALTORS® and California Association of REALTORS® (C.A.R.)
Brokerage: RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193
Last reviewed by Sidney Manzo · About Sidney
Questions
As-is questions
- Do I still have to make disclosures if I sell as-is?
- Yes. Selling as-is means you won't make repairs as a condition of the sale; it doesn't remove California's seller disclosure duties, which start at Civil Code §1102. Ask a real estate attorney what applies to your sale.
- Can I repaint my Highland Park house before selling without HPOZ approval?
- If you keep the existing colors, yes. The 2010 Highland Park–Garvanza Preservation Plan exempts exterior painting with no color change. New colors go to a staff-level review, and painting previously unpainted stone, masonry or stained wood is not on that list.
- What happens if my house has unpermitted work?
- It may show up in the City's Residential Property Report, which LADBS requires before selling or escrow. Inside the HPOZ, the Preservation Plan sends requests to approve past unapproved work to the HPOZ Board. Many sellers disclose the work and price for it rather than legalize it before listing.
- Should I get inspections before listing as-is?
- Often yes for older houses. A pre-listing inspection turns unknowns into numbers that buyers can price, and it doesn't commit you to repairs. Share reports with buyers as your agent and attorney advise.
- Does as-is mean the buyer can't inspect?
- No. Buyers usually still inspect an as-is house. They use what they find to set their offer instead of asking for repairs.
- Is your home review for an as-is house an appraisal?
- No. It is a broker opinion of price based on comparable sales and your house's condition and HPOZ status. Lenders and courts may require a licensed appraiser. Selling an older house nearby? The Eagle Rock guide uses the same City RPR. South Pasadena and Pasadena are separate cities with their own inspection and permit rules.
Sources
Sources
- Highland Park–Garvanza Preservation Plan (adopted Dec 9, 2010), §§3.4–3.6 and design guidelines (accessed October 24, 2026)
- Los Angeles City Planning, Highland Park–Garvanza HPOZ (Board schedule) (accessed October 24, 2026)
- LADBS, Residential Property Report (LAMC §§96.302, 96.307) (accessed October 24, 2026)
- LADBS, online building records (accessed October 24, 2026)
- Civil Code §1102 et seq. (accessed October 24, 2026)
- LAFD, brush clearance requirements (accessed October 24, 2026)
- ZIMAS (accessed October 24, 2026)
Your agent
Who reviews your home?
Sidney Manzo, Agent, CA DRE #01108914.
- In real estate since 1990
- 155+ closed sales
- RE/MAX Hall of Fame
- Member, Pasadena Association of REALTORS® and C.A.R.
RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193
Last reviewed by Sidney Manzo.