Journal · selling # Can you sell a house as-is in California? Yes, you can offer a California home as-is, meaning you are not agreeing to make repairs, but under the Civil Code that does not by itself end your disclosure duties. General information, not legal advice; compare as-is, light prep and remodel options before you list. Published October 13, 2026 · Reviewed October 22, 2026 · 3 min By Sidney Manzo, CA DRE #01108914 · RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193 [Journal](https://realestateworks.com/journal) · selling San Gabriel Valley · as-is sale · disclosures Sidney Manzo, CA DRE #01108914, can review this property. A request does not create a listing agreement. General information, not legal or tax advice. Talk with a California attorney or CPA about your situation. Rules as of October 21, 2026; they change, so check the official sources listed below. Yes. You can sell a California house as-is, which means you are not agreeing to make repairs. An as-is sale does not waive the disclosures the law requires, such as the Transfer Disclosure Statement and, for a home in a mapped hazard zone, the Natural Hazard Disclosure (Civil Code sections 1102.1 and 1103). Sidney can compare as-is, light-prep and remodel pricing for your home. ## What does as-is mean in California? As-is means you are not agreeing to make repairs. Civil Code section 1102.1 states that delivery of the Transfer Disclosure Statement may not be waived in an as-is sale, and Civil Code section 1102 makes any waiver of that article's requirements void. Buyers usually keep an inspection contingency. ## What disclosures do I still owe? Many residential sellers must provide the Transfer Disclosure Statement (Civil Code section 1102 and following) and, where the property is in a mapped hazard zone, a Natural Hazard Disclosure Statement (Civil Code section 1103 and following). Civil Code section 1102.2 exempts some transfers, such as certain court-ordered and fiduciary transfers, so which forms apply depends on the property and the type of sale. Civil Code section 1102.1 also says that article was not meant to change the parties' existing obligations to disclose facts materially affecting the value and desirability of the property. Ask a California attorney which forms and duties apply to your sale. ## As-is, light prep or remodel? **As-is:** least time and money, often a lower price and more investor buyers. **Light prep:** cleaning, paint, landscaping and fixing obvious defects; often improves photos and the buyer pool. **Remodel:** most cost and time; rarely returns its full cost before a sale. Price each scenario from comparable sales; see [comparing offers](https://realestateworks.com/sell). Sidney can review your home and prepare a pricing opinion from recent comparable sales. [Get my free home review](https://realestateworks.com/valuation) ## Questions homeowners ask next **Do I have to make repairs to sell in California?** Repairs are generally negotiable between you and the buyer, and you can offer the home as-is. A buyer's lender may require repairs before funding. State law requires the seller of a single-family home to give the buyer a written statement of smoke alarm compliance, with exemptions such as court-ordered transfers (Health and Safety Code section 13113.8), and the seller of property with a water heater to certify in writing that it is braced (Health and Safety Code section 19211). Civil Code section 1102.1 states that delivery of the Transfer Disclosure Statement may not be waived in an as-is sale. Ask a California attorney which requirements apply to your property. **What disclosures are required for an as-is sale?** Usually the same ones as for a sale that is not as-is: the Transfer Disclosure Statement under Civil Code section 1102 and, where a mapped hazard zone applies, the Natural Hazard Disclosure Statement under Civil Code section 1103, unless an exemption in Civil Code section 1102.2 applies to your transfer. An as-is clause does not by itself end disclosure duties (Civil Code section 1102.1). Ask a California attorney which forms apply to your sale. **Will buyers still inspect an as-is home?** Usually yes. As-is buyers commonly keep an inspection contingency so they can confirm the condition, and they may cancel or ask for a price adjustment or credit based on what they find. A pre-listing inspection can help you price the home realistically and prepare your paperwork before buyers inspect. Read the inspection deadlines in the purchase contract with care so you know when a buyer can still cancel. **Do investor buyers pay less for as-is homes?** Often, because they take on repairs, risk and holding costs, and they may plan to resell. Compare that kind of offer's net proceeds with a realistic open-market range after subtracting the repairs and costs you would otherwise pay. A written opinion of likely price from recent comparable sales gives you a baseline for that comparison. Read the contingencies and cancellation terms carefully before accepting any offer. **What repairs are worth doing before listing?** Safety items, active leaks and obvious defects that would show up in an inspection come first, followed by cosmetic work such as paint, cleaning and landscaping that improves listing photos. Major remodels rarely return their full cost before a sale. Get written bids so you know the real cost of each item, then price each option against comparable sales before spending. Not sure what to fix before selling? Sidney can review the house and what is worth doing. [See as-is sale options](https://realestateworks.com/services/as-is-sales) ## Sources - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=CIV§ionNum=1102](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1102) - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=CIV§ionNum=1102.1](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1102.1) - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=CIV§ionNum=1102.2](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1102.2) - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=CIV§ionNum=1103](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1103) - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=HSC§ionNum=13113.8](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=HSC§ionNum=13113.8) - [leginfo.legislature.ca.gov/faces/codes\_displaySection.xhtml?lawCode=HSC§ionNum=19211](https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=HSC§ionNum=19211) ## Who can help with this? Sidney Manzo is a local agent in the San Gabriel Valley who helps homeowners with as-is sale and can review your situation and the next step. Sidney Manzo, CA DRE #01108914, licensed in California; 155+ closed sales; RE/MAX Hall of Fame; member of the Pasadena Association of REALTORS® and C.A.R. [About Sidney Manzo](https://realestateworks.com/about) · [See as-is sale options](https://realestateworks.com/services/as-is-sales). RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193 Published October 13, 2026 · Last reviewed October 22, 2026 This note is not an appraisal and not legal, tax, or foreclosure advice. Nothing on this page creates a listing agreement. Equal Housing Opportunity. ## Also in the catalog - [What should I fix before selling my house in the San Gabriel Valley?](https://realestateworks.com/journal/what-should-i-fix-before-selling-my-house) Before selling a San Gabriel Valley home, fix the items that worry buyers most, such as leaks, roof problems and broken fixtures, and compare each repair's cost with what recent comparable sales suggest it adds. Many homes also sell as-is at a price that reflects their condition. - [How do I sell an inherited house in California?](https://realestateworks.com/journal/how-do-i-sell-an-inherited-house-in-california) Selling an inherited California house starts with who has authority to sign: a personal representative the probate court appoints (California Courts Self-Help Guide) or, for a home titled in a trust, the trustee, who administers it under the trust's terms (Probate Code sections 15200 and 16000). Then price the house from recent comparable sales, and ask your estate attorney and CPA about probate steps, taxes and Prop 19. - [How does Prop 19 affect selling or inheriting a home in California?](https://realestateworks.com/journal/how-does-prop-19-affect-selling-or-inheriting-a-home) Prop 19 lets owners 55 or older, severely disabled owners and victims of a wildfire or natural disaster move a home's taxable value to a replacement home, and limits the parent-child exclusion to a family home that was the parent's and becomes the child's principal residence, or a family farm (California State Board of Equalization). General information, not legal or tax advice. --- Sidney Manzo, CA DRE #01108914 · RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193 · (626) 296-2900 Source page: https://realestateworks.com/journal/can-you-sell-a-house-as-is-in-california