How to Sell a House As-Is That Needs Major Repairs

Your house needs a new roof. The foundation has cracks. The electrical panel is from 1965. The HVAC hasn't worked properly in years. And you don't have $50,000 to fix it all — nor do you want to manage a months-long renovation project.

Here's the reality: you don't have to. Selling a house "as-is" with major repairs needed is not only possible — it's often the smartest financial decision. This guide explains how to sell a property that needs significant work, why cash buyers are typically your best option, and how to maximize what you receive.

What "Selling As-Is" Really Means

Selling as-is means you're selling the property in its current condition, without making any repairs or improvements before closing. The buyer accepts full responsibility for addressing any issues after purchase.

What As-Is Includes

• No repairs required before sale
• No warranty or guarantees about condition
• Buyer accepts the property exactly as it exists
• All known issues are disclosed but not fixed

What As-Is Does NOT Mean

• Not a license to hide problems — You still must disclose known defects in most states
• Not an automatic price drop — Your price reflects current condition, not future potential
• Not limited to cash buyers — Some traditional buyers accept as-is (though rare for major issues)

Why Major Repairs Make Traditional Sales Difficult

When your home has significant issues, the traditional selling process breaks down at several points:

Problem 1: Mortgage Lenders Won't Approve

Approximately 80% of home buyers use financing. Mortgage lenders require properties to meet minimum standards:

• FHA loans: Strict property condition requirements including functional roof, electrical, plumbing, and heating
• Conventional loans: Must meet appraiser safety and habitability standards
• VA loans: Among the strictest property requirements of all loan types

If your home has a damaged roof, foundation issues, or safety hazards, most lenders will refuse to finance the purchase — eliminating the vast majority of potential buyers.

Problem 2: Appraisals Kill Deals

Even if a buyer wants your home, the lender's appraiser may:

• Require repairs before closing
• Value the home significantly below the agreed price
• Refuse to complete the appraisal until issues are addressed

Problem 3: Inspections Lead to Renegotiation

Buyers who initially accept as-is terms often change their minds after inspection reveals the full scope of issues. You'll face:

• Requests for repair credits
• Price reduction demands
• Buyers walking away entirely

Problem 4: Insurance and Title Issues

Some major issues create additional complications:

• Buyers may be unable to obtain homeowners insurance
• Open permits or code violations can cloud title
• Environmental issues (mold, asbestos) require special handling

Common Major Issues Cash Buyers Purchase

Cash buyers specialize in properties with problems that scare away traditional buyers. Here are typical issues and their estimated repair costs:

Structural and Foundation

Roof and Exterior

Systems (HVAC, Electrical, Plumbing)

Environmental and Hazardous

The Fix-It-or-Sell-It Decision Framework

Should you invest in repairs before selling, or sell as-is? Here's how to decide:

When to Fix Before Selling

• Minor cosmetic issues: Paint, cleaning, and small fixes often pay off
• High-ROI repairs: Some updates return more than their cost
• You have time and money: 3-6 months and sufficient capital
• Hot seller's market: Fixed-up homes sell quickly at premium prices

When to Sell As-Is

• Major structural issues: Foundation, roof, or major systems
• Repair costs exceed $20,000+: ROI diminishes on large projects
• You lack capital: Can't afford repairs without selling
• Time pressure: Need to sell within 30-60 days
• Property is severely dated: Would need complete renovation to compete
• You live far away: Can't oversee renovation

The ROI Reality

Here's what most sellers don't realize: repairs rarely return 100% of their cost at sale.

If you spend $15,000 on a new roof, you might only add $9,000-$10,500 to your sale price. You've lost $4,500-$6,000 — plus weeks of time and hassle.

Cash buyers understand this math. They have contractor relationships, buy materials at wholesale, and do the work efficiently. What costs you $15,000 might cost them $8,000. That's why selling as-is often makes more financial sense than fixing first.

How Cash Buyers Calculate Offers

Understanding how investors price as-is properties helps you evaluate offers fairly.

The ARV Formula

Most cash buyers use this formula:

Example Calculation

• ARV: $400,000 (comparable renovated homes in your area)
• Estimated repairs: $50,000
• Investor target: 75% of ARV = $300,000
• Less repairs: $300,000 - $50,000 = $250,000
• Cash offer: ~$250,000

This offer is 62.5% of ARV — which sounds low until you consider:

• You're not spending $50,000 on repairs
• You're not waiting 6+ months to complete work and sell
• You're not paying agent commissions (~5-6%)
• You're not dealing with inspection negotiations
• You have certainty of closing

For a deeper dive on this topic, read our guide on how cash buyers calculate their offers.

Disclosure Requirements

Selling as-is doesn't mean hiding problems. In most states, you must disclose known material defects.

What You Must Disclose

• Known structural issues (foundation cracks, settling, etc.)
• Water damage or flooding history
• Mold or environmental hazards
• Roof age and known problems
• HVAC, electrical, and plumbing issues
• Pest infestations (current or past)
• Lead paint (required for homes built before 1978)
• Deaths on the property (in some states)
• Neighborhood nuisances or disputes

What "Known" Means

You must disclose what you actually know. You're not required to:

• Hire inspectors to find unknown problems
• Investigate issues you're unaware of
• Speculate about potential problems

Why Honesty Protects You

Full disclosure protects you from future lawsuits. If a buyer later discovers an issue you knew about but didn't disclose, they may have legal recourse. Cash buyers expect issues and price accordingly — hiding problems only creates liability.

The As-Is Selling Process

Step 1: Assess Your Property's Condition

Before seeking offers, understand what you're selling:

• Make a list of all known issues, major and minor
• Gather any inspection reports, repair estimates, or contractor quotes you have
• Note the age of major systems (roof, HVAC, water heater, etc.)
• Document any recent repairs or improvements

Step 2: Get Multiple Cash Offers

Never accept the first offer. Get 3-5 offers to understand fair market value for your property's condition:

• Local "we buy houses" companies
• National iBuyers (if your home qualifies)
• Marketplace platforms like Propcash that generate competing offers

Competition drives better prices. A single buyer has no incentive to offer more; multiple buyers competing for your property do. Learn why competing offers matter.

Step 3: Evaluate Offers Carefully

Compare offers on more than just price:

• Net proceeds: What you actually receive after any fees or costs
• Closing timeline: Does it match your needs?
• Contingencies: Can the buyer back out for any reason?
• Proof of funds: Can they actually close?
• Reputation: Reviews and references from past sellers

Step 4: Accept Offer and Close

Once you accept:

• Sign purchase agreement
• Title company handles paperwork
• Buyer may do a walkthrough (not a contingency-creating inspection)
• Close in 7-21 days typically
• Receive funds via wire transfer or cashier's check

How to Maximize Your As-Is Offer

While you're selling as-is, these steps can improve your offers:

1. Clean and Declutter

You're not renovating, but a clean, clutter-free home photographs better and allows buyers to assess the property more easily. This costs almost nothing but can improve perception.

2. Provide Documentation

Organized documentation reduces buyer uncertainty:

• Any existing inspection reports
• Repair estimates you've received
• Receipts for recent repairs
• Utility bills showing system usage

3. Be Transparent About Issues

Counterintuitively, disclosing problems upfront often leads to better offers. Buyers build in uncertainty buffers for unknowns; known issues can be priced precisely.

4. Get Multiple Competing Offers

This is the single most effective way to increase your price. Investors who know they're competing will stretch their offers. Single buyers lowball because they can.

5. Be Flexible on Timeline

If you can accommodate a buyer's preferred closing date, they may pay slightly more for the convenience.

Frequently Asked Questions

Can I sell a house with foundation problems?

Yes. Cash buyers regularly purchase homes with foundation issues. They'll factor repair costs into their offer but won't walk away like traditional buyers. Foundation problems are among the most common issues we see — they're not deal-breakers for investors.

Do I need to get a pre-sale inspection?

Not required, but it can help. A pre-inspection gives you documentation to share with buyers and helps you understand what you're selling. However, be aware that once you have an inspection, you're obligated to disclose what it finds.

Will I get less than market value selling as-is?

You'll get less than what a fully renovated home would sell for, but that's the appropriate comparison. You're selling the home in its current condition. The question is whether making repairs yourself would net you more after accounting for costs, time, and risk — often it doesn't.

What if the buyer backs out after seeing the condition?

Legitimate cash buyers expect issues and rarely back out over condition (that's the point of buying as-is). To protect yourself, verify proof of funds before accepting an offer, and choose buyers with strong track records. Watch for these red flags.

Can I sell a fire-damaged or flooded house?

Yes. Cash buyers purchase fire-damaged and flood-damaged properties regularly. These are typically the best candidates for as-is sales since traditional buyers and their lenders won't touch them.

What if my house has code violations or unpermitted work?

Disclose it, but it doesn't prevent sale. Cash buyers deal with code violations regularly. They'll either resolve them during renovation or factor the cost into their offer.

How long does an as-is sale take?

Most cash sales close in 7-21 days. This compares to 70-120+ days for traditional sales — and that timeline assumes everything goes smoothly, which it rarely does when major repairs are involved.