Sell It As-Is,or Fix It First?
You do not have to renovate to sell. You do have to be honest about the house. Here is how to decide what, if anything, to fix.
Quick Answer
Can I sell my Los Angeles house as-is?
Yes. Selling as-is means you will not make repairs for the buyer. It does not mean you can skip disclosure. In most California home sales you still owe the buyer the required disclosures, and the law says those rules cannot be waived.
Whether to fix things first depends on what the work costs, how long it takes, and whether it opens the home to more buyers. I look at that for your home before you spend anything.
Should I sell as-is or fix it first?
Fix what removes doubt or clearly widens your buyer pool. Leave alone what a buyer would redo anyway. The right answer is different for each home.
Selling as-is saves time and cash up front. It makes sense when the work is large, when buyers in that price range plan to remodel anyway, or when you need to move soon.
Fixing first can make sense when a small, known problem is scaring buyers off, or when a home that looks tired online is getting passed over. The risk is spending money on work that buyers do not value, or running into delays and permit questions.
Do I still have to disclose problems when selling as-is?
Yes, in most sales. California's disclosure rules apply to as-is sales too, and any waiver of them is void under state law.
For most sales of single-family residential property, as California law defines it, the seller must give the buyer a Real Estate Transfer Disclosure Statement (the TDS). State law sets out that form, and it says any waiver of these requirements is void as against public policy. So an as-is clause does not replace the TDS.
Other disclosures can apply too. For example, California has a separate natural hazard disclosure rule. Some sales are exempt from the TDS form, such as certain court-ordered sales and certain sales by a trustee or executor. Being exempt from a form is not the same as being free to hide a known problem. Ask a real estate attorney what you must disclose in your sale. If you inherited the home, my inherited property guide covers that situation.
What is the 9A report, and does it apply to an as-is sale?
The 9A is the City of Los Angeles report of what the city has on file for a home. Sellers of residential property in the city generally need it, whether or not the home is sold as-is.
The report can show what the city has on file for the home, which can raise questions about additions or conversions. There are also safety items that often need to be handled before closing. My 9A report guide explains both, with links to the city.
Will fixing it get me a higher price?
Sometimes. There is no fixed return on any repair. The question is whether a specific fix, at a specific cost, changes who will buy and what they will pay.
I do not use rules of thumb like “a new kitchen pays for itself.” Instead, I look at your home next to recent sales and current listings, and ask three questions. What will this cost, including the time the home is not for sale? Does it remove a reason a buyer would say no? Would the buyers in this price range pay for it, or redo it?
Low-cost work like cleaning, clearing clutter, yard care, paint touch-ups and fixing known small defects often changes first impressions. Whether it changes the price is something the market decides. Before you spend, it also helps to know your likely net proceeds.
Should I get inspections before I list?
It can help. Knowing what a buyer will find lets you fix it, price for it or disclose it before anyone negotiates.
A general inspection, and sometimes a roof, sewer line or other specialist inspection, can take surprises out of escrow. Keep in mind that what you learn is something you now know, so plan to disclose it.
How do I help with an as-is decision?
I walk the home, tell you what I would fix and what I would leave, and explain why. Then we price the home for the choice you make.
That includes a price range for the home as it is, a short list of work worth considering, and a marketing plan that is honest about condition. See how I list a home, or request a home value review.
Closed, andCheckable.
Every figure below is taken from the transaction record. Nothing here is estimated or rounded.
Tarzana South Residence
Listing agent — listed and sold
- Sold for $1,060,000.
- Closed 9 September 2026.
- Aryan Rabizadeh was the listing agent, CA DRE #02077236.
- Tarzana, California. CRMLS listing SR26181762.
Verified 16 September 2026
Before You Call
What to have ready before a walkthrough
None of this is required. It just makes the first talk more useful.
- The property addressEnough on its own to start.
- Known issuesLeaks, roof, plumbing, anything a contractor told you.
- Past repairs and permitsReceipts or permit numbers if you have them.
- Any inspection reportsEven old ones.
- Who lives there nowYou, a tenant, or vacant.
- Your budget and timingIncluding zero, if that is the answer.
You do not need answers to all of these. Bring what you have — the rest is what the conversation is for.
Selling As-Isin Los Angeles.
What does selling as-is mean?
It means you are selling the home in its current condition and are not agreeing to make repairs. The buyer can still inspect, and can still ask for credits or walk away if the contract allows it. As-is is about repairs, not about what you have to tell the buyer.
Do I still have to disclose problems if I sell as-is?
Yes, in most home sales. California’s Transfer Disclosure Statement rules cover most sales of single-family residential property, and the law says any waiver of those rules is void. Some sales, such as certain court-ordered or trustee sales, are exempt from that form. Ask a real estate attorney what applies to yours.
Will I get less money if I sell as-is?
Maybe, and maybe not by much. It depends on the home, the buyers in that price range and what the work would cost. I will not promise a number either way. What I can do is compare the likely buyers for the home as it is with the likely buyers after specific work.
What repairs are worth doing before selling?
Usually the ones that remove doubt for buyers, like a known leak or a safety issue, and simple things that change first impressions, like cleaning and paint. Big remodels are riskier because they cost time and money and may not match what buyers want.
Do I need a 9A report to sell in Los Angeles?
Many sales of homes in the City of Los Angeles need the city’s Report of Residential Property Records, often called the 9A. My 9A report guide explains what it is and what sellers handle before closing.
Should I get my own inspection before listing?
It can help. A pre-listing inspection shows you what buyers will find, so you can fix it, price for it, or disclose it up front. Anything it finds is something you now know, so plan to disclose it.
Is a cash offer the same as an as-is sale?
No. A cash offer is about how the buyer pays. As-is is about repairs. You can list as-is on the open market and still get financed buyers. Compare any cash offer to what the open market would likely bring first.
What Should I Fix,if Anything?
Tell me about the home and what you are weighing. I will tell you what I would fix, what I would leave alone, and why.
Selling as-is is a real option. If that is the right call for your home, I will say so.
Sources & Scope
- California Civil Code section 1102: disclosure rules and waiver
- California Civil Code section 1102.2: exempt transfers
- California Civil Code section 1102.6: Real Estate Transfer Disclosure Statement
- California Civil Code section 1103: natural hazard disclosure
- LADBS: Report of Residential Property Records
Aryan Rabizadeh is a licensed California real estate salesperson, not an attorney, contractor or home inspector. Nothing on this page is legal advice about what you must disclose, and no repair is promised to raise your price. Ask a real estate attorney about disclosure duties in your sale, and get repair scopes and costs from licensed contractors.
Written and reviewed by Aryan Rabizadeh, Real Estate Agent · CA DRE #02077236 · Rise Real Estate Group | Real Brokerage Technologies, Inc.
Last reviewed September 21, 2026
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