Some houses on the hill are ready for their next chapter but not for a renovation crew. An as-is sale fits when repairs are larger than your budget or timeline. The goal is a clear picture so offers reflect real costs, not worst-case fears.
What does "as-is" mean in a California home sale?
You offer the home in its current condition and aren't agreeing to make repairs because a buyer asks; the purchase agreement sets the obligations. Questions about disclosures, defects or terms go to a California real estate attorney. I organize records, prepare the listing and present the condition accurately.
How do you sell a house as-is, step by step?
- Walk the property with me, including the slope, stairs, walls and under the house if accessible.
- Gather what you have: permits, plans, inspection reports, repair invoices, insurance claims.
- Check the City report requirement (below).
- Consider a pre-listing inspection and, for hillside homes, whether a foundation or drainage look makes sense.
- Clear brush and debris; leave potentially protected trees alone.
- Get bids for the big items so buyers see real numbers.
- Price from condition, list with disclosures ready, and negotiate credits rather than repairs.
What should you leave alone before an as-is sale?
Potentially protected trees and the grade around them. The Specific Plan defines a Significant Tree as one 12 inches or more in diameter at 4½ feet above grade or more than 35 feet tall, and Native Trees by smaller trunk sizes. It treats "removal" broadly, including root damage and grading or drainage changes near the tree. Not every large tree is protected, but confirm before cutting.
| Usually ordinary cleanup | May need City approval first |
|---|---|
| Hauling debris and old furniture | Removing or relocating a Native or Significant Tree |
| Clearing brush and weeds | Regrading a yard or driveway |
| Cleaning gutters and drains | New retaining walls near the street |
| Patching obvious hazards on stairs | Trenching near a tree's dripline |
Brush versus trees. Brush clearance doesn't automatically authorize removing a protected tree. If the two seem to conflict, contact LAFD and City Planning before cutting.
Which hillside conditions do buyers consider most carefully?
Retaining walls, foundations, drainage, slope, decks, lower-level rooms and access. Requirements depend on the parcel, so check its current designations on ZIMAS, and collect permits, inspections, repair records and estimates:
- Retaining walls: age, permits, cracks or lean
- Foundation and any signs of settlement
- Drainage paths, downspouts and slope erosion
- Stairs and decks over a slope
- Lower-level rooms or conversions and their permit status
- Roof, electrical panel and sewer line
- Driveway grade, parking and street access
How does the Specific Plan affect what an as-is buyer will pay?
It can affect a buyer's renovation options, but the rules for a proposed project must be confirmed for the individual lot. These figures are planning references, not a property-specific determination of development rights.
| Topic | Plan text (single-dwelling homes) |
|---|---|
| Floor area | Depends on lot size: 0.5:1 under 5,000 sq ft, stepping down by formula to 0.27:1 at 20,000 sq ft or more |
| Height | 45 feet overall; within 6 feet of the front lot line no part, including retaining walls, over 15 feet, and 6–12 feet back no more than 24 feet above the curb |
| Grading | LADBS reviews grading over 1,000 cubic yards against the Landform Grading Manual; smaller grading still needs the usual City permits |
| Small additions | Some additions of 200 sq ft or less may qualify for an exception; it isn't automatic approval |
Should you fix anything before selling as-is?
Document the condition and get bids. Whether a repair is worthwhile depends on return, safety, cost and timeline; a broken stair or missing handrail is often worth fixing for showings.
Decision point: if one issue, such as a failing wall, dominates every conversation, get a written estimate. It can narrow the gap between your price and a buyer's guess.
Do you need a Residential Property Report for an as-is sale?
An as-is sale doesn't by itself decide that. LADBS requires City home sellers, with some exceptions, to give the buyer a Residential Property Report ($70.85 per report as of October 27, 2026); a report issued in the last six months can be reused, so check with LADBS before ordering. Review permit records alongside it.
What does an as-is sale cost to close?
As of October 27, 2026, a City of Los Angeles sale carries County transfer tax of $1.10 per $1,000 and City transfer tax of $2.25 per $500; for closings after June 30, 2026, Measure ULA adds 4% on the full price above $5,400,000 and under $10,900,000, or 5.5% at $10,900,000 or more. Escrow confirms the exact amount and any exemption. Escrow, title and commission are additional.
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 Mount Washington owners sell as-is?
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
Related guides: selling an inherited house in Mount Washington · downsizing from a Mount Washington home · selling a house in Mount Washington · as-is sales in Highland Park and Eagle Rock.
Last reviewed by Sidney Manzo · About Sidney
Questions
As-is sale questions
- Do I still have to disclose problems if I sell as-is?
- Yes. An as-is clause doesn't replace required disclosures. A California real estate attorney can answer questions about your specific duties.
- Can buyers still inspect an as-is house?
- Yes, under the inspection terms in the purchase agreement. Sharing your own reports up front can reduce surprises.
- Should I cut down trees before selling a hillside house?
- Not without checking. The Specific Plan regulates removal of Native and Significant Trees, including root damage or grading near the trunk. Clear brush, and ask before cutting any tree.
- What hillside issues matter most to buyers?
- Retaining walls, foundations, drainage, slope, decks, lower-level rooms and access. Documenting what you know about each helps buyers price them.
- Do I need a Residential Property Report for an as-is sale?
- Selling as-is doesn't decide it. LADBS requires most City home sellers to provide one, with listed exceptions and a six-month reuse window; check with LADBS.
- Will an as-is house sell for less?
- Often less than a renovated house nearby, but the gap depends on the repairs. Clear documentation and bids keep buyers from overestimating.
- Is selling as-is the fastest way to sell?
- Not always. A well-documented as-is listing can move quickly, but a house with unanswered questions may sit while buyers investigate.
- Is your home review an appraisal?
- No. It is a broker opinion of price that accounts for condition, lot and comparable sales.
Sources
Sources
- Mount Washington/Glassell Park Specific Plan, Ordinance No. 168,707 (accessed October 27, 2026)
- ZIMAS (parcel designations) (accessed October 27, 2026)
- LAFD, brush clearance requirements (accessed October 27, 2026)
- LADBS, Residential Property Report (accessed October 27, 2026)
- RPR application and instructions (exceptions, six-month reuse) (accessed October 27, 2026)
- LADBS, online building records (accessed October 27, 2026)
- LA County Registrar-Recorder, documentary transfer tax (accessed October 27, 2026)
- LA City Finance, Measure ULA FAQ (accessed October 27, 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.