An as-is listing means you are offering the home in its current condition and are not agreeing in advance to make repairs. Buyers may still inspect the property and negotiate repairs, credits or other terms. An as-is sale does not eliminate applicable seller disclosure obligations under California law (Civil Code sections 1102, 1102.2 and 1103). Ask your real estate agent or a California attorney which disclosures apply to your property and circumstances.
What are the steps for an as-is sale in Los Feliz?
- Decide how far "as-is" goes: truly untouched, or untouched except for hauling and any brush work the City requires.
- Pull the parcel profile from ZIMAS and write down each designation that may apply, such as Hillside Area, fire zone, fault zone or historic listing.
- Search the address on EQ Zapp, the State's map of fault, landslide and liquefaction zones.
- Get the building record from LADBS and compare it with what is actually built.
- Weigh a seller's inspection, which puts known issues on paper so they can be priced.
- Request the City's Residential Property Report, or confirm your sale is exempt.
- Price to the condition and judge each offer on its price, contingencies and inspection window as a package.
What do inspectors examine on an as-is Los Feliz home?
Much of it follows the land.
| Setting | Typical inspection focus |
|---|---|
| Canyon or hillside parcel | Retaining walls and the drainage behind them, downslope foundations and posts, decks, exterior stairs, the path up from the curb |
| Flat block | Bolting to the foundation, the sewer lateral, older wiring and pipes, garage conversions and add-ons |
| Any lot | Roofing, permits for past work, evidence of leaks |
The City's Hillside Grading Area layer covers nearly the whole Los Feliz Neighborhood Council area. Maps built on State data add landslide zones in parts of the hills and liquefaction zones across parts of the lower, flatter streets. Those layers describe areas; the ZIMAS profile and the EQ Zapp result describe your parcel. When a purchaser's inspector calls for a soils or structural engineer, an as-is contract leaves you free to negotiate, credit or say no.
Must I disclose a fault zone when selling as-is?
Yes, if one affects the property. City maps drawn from State data show the Hollywood fault's Alquist-Priolo Earthquake Fault Zone over part of Los Feliz, and the California Geological Survey states that the seller must disclose to prospective buyers when an earthquake fault zone affects the property. The usual form is the Natural Hazard Disclosure Statement in Civil Code section 1103.2. Purchasers who intend to rebuild should also know the zone carries its own investigation rules for new structures.
Why would a buyer care about hillside limits on an as-is house?
Many as-is purchasers plan to enlarge or rework the house, and in the Hillside Area City Planning's Baseline Hillside Ordinance (Ordinance No. 181,624) ties allowable floor area to slope bands on R1, RS, RE and RA lots. They will check that math before their contingencies expire. Including the zone and a note on the slope in your disclosure packet answers their first question early.
Does the brush clearance duty still apply when I sell as-is?
The duty belongs to the owner and does not depend on a sale. Parts of Los Feliz are mapped as a Very High Fire Hazard Severity Zone, but not every street is. Check the specific parcel on ZIMAS or the CAL FIRE map, and confirm with the natural hazard disclosure in escrow. In that zone, LAFD calls for clearance within 200 feet of structures and 10 feet of roadside surfaces or combustible fences, and treats vegetation management as year-round. A trimmed lot also lets inspectors reach the walls and slope.
Is my as-is Los Feliz house a historic monument?
Check before saying either way. The City lists Historic-Cultural Monuments individually; in Los Feliz they include the Ennis-Brown House on Glendower Avenue (HCM #149) and the Lovell House on Dundee Drive (HCM #123). Exterior work on a designated property may need historic review, which a renovating purchaser will want to know. ZIMAS shows any HPOZ or monument status for the parcel.
How do I price a Los Feliz house sold as-is?
Start with recent nearby sales of comparable houses on similar lots, then subtract honestly for what a purchaser will need to spend, the permit record, the approach and parking, and the view as it stands. My home review is an opinion of value, not an appraisal.
| Level of preparation | Seller's effort | Purchaser's picture |
|---|---|---|
| Untouched | Only what the City requires, plus a broom | Price reflects condition; purchaser investigates more |
| Light tidy | Hauling, trimming, a thorough clean | Clear rooms and a clear lot |
| Documented | Light tidy plus a seller's inspection and permit research | Known items, fewer open questions |
What closing costs come with an as-is sale?
The usual ones; you simply skip the repair budget. LA County's documentary transfer tax is $1.10 per $1,000 of the sale price; some cities add their own tax, and your escrow estimate shows the exact figure. For qualifying transactions closing after June 30, 2026, Los Angeles Measure ULA imposes an additional 4% tax when the value conveyed exceeds $5,400,000 but is below $10,900,000, or 5.5% when the value conveyed is $10,900,000 or more. The applicable ULA rate is calculated on the full gross value conveyed, not just the amount above the threshold. The City's 0.45% base transfer tax and the County documentary transfer tax are separate charges. Confirm the calculation and any applicable exemptions with your escrow officer.
LADBS requires the seller of residential property in the City of Los Angeles to give the buyer a Residential Property Report before the sale or the close of escrow (LAMC Section 96.300; $70.85 per report as of October 31, 2026). The LADBS Form 9 application says no new report is needed for six months after one is issued, and it lists exceptions, including property exempt from the documentary transfer tax and the first sale of a home in a subdivision whose final map was recorded not more than two years earlier. Check your transfer with LADBS before ordering.
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.
Where can you read more?
- How to sell a house in Los Feliz
- Selling a probate or trust home in Los Feliz
- As-is sale services
- California seller disclosures
- Pre-listing preparation checklist
- Nearby: Silver Lake as-is sales
Sidney Manzo, CA DRE #01108914
In real estate since 1990 · RE/MAX Hall of Fame · Member, Pasadena Foothills 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
Los Feliz as-is sale questions
- What does "as-is" mean for a house sale in California?
- That you will not commit in advance to repairs. Purchasers may still inspect and negotiate, and your disclosure duties remain.
- Are disclosures required on an as-is sale in Los Feliz?
- Yes. Selling as-is does not remove applicable California disclosure obligations; an agent or a California attorney can tell you which apply.
- Will a buyer still inspect if I sell as-is?
- Usually. On hillside parcels expect attention to walls, drainage, foundations and stairs; on flat blocks, to the sewer lateral and older systems.
- Does an earthquake fault zone have to be disclosed?
- When an Alquist-Priolo zone affects the property, yes. The natural hazard disclosure report shows whether it does.
- Should I order my own inspection before an as-is listing?
- It can help you price for known items and read offers with fewer unknowns. It is optional.
- Do I need to clear brush on an as-is Los Feliz lot?
- If the parcel is in the City's Very High Fire Hazard Severity Zone, LAFD requires clearance regardless of a sale. ZIMAS shows the parcel's status.
- Is the City's Residential Property Report required if I sell as-is?
- Generally yes; condition does not change the requirement, though some transfers are exempt. LADBS can confirm.
- Do as-is homes in Los Feliz go for lower prices?
- Purchasers deduct for the work they expect, so condition shows up in offers. Good records and an honest price make offers easier to compare.
Sources
Sources
- ZIMAS (parcel designations) (accessed October 31, 2026)
- CAL FIRE Office of the State Fire Marshal, Fire Hazard Severity Zones (map viewer) (accessed October 31, 2026)
- City GeoHub map services (Hillside Ordinance, Hillside Grading, Alquist-Priolo Fault Zones, Landslide, Liquefaction, Very High Fire Hazard Severity Zones, Historic-Cultural Monuments; queried 2026-10-31) (accessed October 31, 2026)
- California Geological Survey, Alquist-Priolo Earthquake Fault Zones (accessed October 31, 2026)
- California Geological Survey, EQ Zapp (accessed October 31, 2026)
- City Planning, Baseline Hillside Ordinance No. 181,624 (PDF) (accessed October 31, 2026)
- LAFD, Brush Clearance Requirements (accessed October 31, 2026)
- City Planning, local historic districts (HPOZ list) (accessed October 31, 2026)
- California Civil Code section 1102 (accessed October 31, 2026)
- LADBS, online building records (accessed October 31, 2026)
- LADBS, Residential Property Report (accessed October 31, 2026)
- LADBS, Residential Property Report application (Form 9, PDF; as of 2026-10-31) (accessed October 31, 2026)
- LA County Registrar-Recorder, documentary transfer tax (accessed October 31, 2026)
- LA City Finance, Measure ULA FAQ (accessed October 31, 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 Foothills Association of REALTORS® (PFAR) and C.A.R.
RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193
Last reviewed by Sidney Manzo.