Selling your house as is tells potential buyers one thing: you won’t be fixing anything. While that sets a key ground rule (what you see is what you get), it certainly does not eliminate the home inspection. Smart buyers insist on a complete diagnosis of the as is property before closing.
Knowing exactly what the inspector is hunting for is your strongest defense against chaos and the quickest route to a smooth sale.
Why the Inspection Still Holds All the Cards
The home inspection remains the ultimate moment of truth. Sellers must grasp why it’s so critical to the buyer.
The term home as is means you’ve disclosed all known issues. Even with as is sales, the report determines the next steps.
- Risk Assessment: The buyer is evaluating the risk they are taking on. They are looking for huge, hidden problems (think structural concerns or foundation issues) that could make the entire investment unreasonable, no matter the price.
- Negotiation Power: You’re not doing major repairs, but the inspection report gives the buyer leverage. It either confirms their decision or introduces enough fear to change the entire conversation. Discovery of major defects almost always prompts a demand for a price reduction or a closing cost credit.
- Legal Protection: For you, the seller, a completed inspection report is documented proof of the home’s condition. This transparency is your shield, protecting you from future lawsuits where a buyer might claim you covered up a major defect.
What the Inspector is Required to Check
A standard home inspection is simply a visual review of the home’s main systems. It takes about two to four hours for most properties; larger homes or those with pools often take longer. The checklist is consistent for every sale:
| System | Key Areas of Focus | Seller Preparation Tips |
| Structure & Exterior | Foundation, crawl space, basement, drainage, walls, and decks. | Clear clutter from around the foundation; ensure easy access to the attic and crawl space opening. |
| Roofing | Shingles, flashing, gutters, downspouts, and the roof’s age/condition. | Clean your gutters; locate any warranty or recent repair paperwork for the roof. |
| HVAC | Furnace, AC unit, ventilation, and ductwork. | Confirm all units are running; make sure access panels aren’t blocked by furniture or storage. |
| Plumbing | Water heater, main shut-off valve, pressure, and visible pipes/fixtures. | Keep under-sink areas clear; know where the main water shut-off is located. |
| Electrical | Main service panel, visible wiring, outlets, switches, and grounding. | Install working bulbs in all light fixtures; provide clear access to the main breaker box. |
| Interior | Floors, ceilings, walls, windows, doors, and insulation. | Unlock all windows and interior doors; declutter spaces so the inspector can move freely. |
What Happens on Inspection Day: Seller Etiquette
This is not a showing; it is a serious assessment. Your behavior on this day can indirectly influence the buyer’s anxiety level.
- Leave the House: This is the most important rule. Plan to be completely out of the as is property for the full duration of the home inspection. Your presence makes everyone uncomfortable and suggests you may be trying to steer the home inspection process.
- Confirm Utilities: Before you leave, double-check that all utilities (gas, water, electricity) are turned on and functioning. The inspector cannot check systems that are off, which forces a delay or leads the buyer to assume the worst.
- Take Pets and Valuables: Secure or remove all pets. Also, remove valuable or sensitive items that you don’t want anyone touching or seeing.
- Don’t Engage the Inspector: If you happen to cross paths, a simple “Hello” is fine, but do not offer explanations, defend the condition of the home, or ask the inspector what they’ve found. All communication should go through your real estate agent.
Smart Preparation: Seller Strategies Before Inspection Day
You can eliminate most seller anxiety by preparing correctly, even if your plan is zero repairs. Here are a few tips to smooth the process.
1. Own the Narrative with a Pre-Listing Inspection
Getting your own home inspection before listing is incredibly smart.
- No Surprises: You get the full picture first. This allows you to set a realistic price reduction that already accounts for existing issues, eliminating the surprise factor later.
- Fix the Minor Stuff: Use the inspection report to quickly repair small, cheap fixes (a drippy faucet, a loose railing). Buyers often see these small “red flags” as a sign of general poor maintenance. Fixing them smooths the entire transaction.
- Build Trust: Presenting the buyer with your own clean, professional report demonstrates honesty. They are far more likely to trust your “as-is” pricing and stick with the deal.
2. Prioritize Access and Paperwork
The inspector needs zero roadblocks to do their job thoroughly.
- Unlock Everything: Make sure all utility rooms, exterior gates, closets, and doors are unlocked and accessible.
- Clear the Path: The electrical panel, furnace, water heater, and all access points (attic, crawl space) must be unobstructed. If the inspector can’t reach a system, they report it as “uninspectable,” a guaranteed red flag for the buyer.
- Organize Records: Put together a folder containing maintenance receipts, manuals, and warranties for major systems. This documentation backs up any claim of proper upkeep.
3. The Importance of Full Disclosure
Honesty is the most protective policy against post-sale legal issues. Use your seller disclosure form to be completely upfront about all known defects, past repairs, or history of major defects. Disclosing a historical basement leak, for instance, is far safer than having the inspector find hidden evidence of past water damage.
Dealing with Specialty Inspections (Beyond the Basics)
In addition to the standard home inspection, buyers often order specialized tests, especially if the report flags an area of concern. These inspection findings are often the source of the toughest negotiations.
- Pest and Termite Inspection (WDI): This specifically looks for wood-destroying insects (termites, carpenter ants, etc.) and related damage. If infestation is found, most lenders require remediation before closing, regardless of “as-is” status.
- Radon Testing: Radon is a colorless, odorless gas that can cause lung cancer. Testing is simple (usually a canister left for 48 hours). If high levels are found, the buyer may demand a mitigation system (a radon remediation fan) be installed, which can cost $800 to $2,500. This is a common point of contention even in as is property sales.
- Sewer Line Scope: This involves running a camera into the main sewer line. It detects blockages, cracks, or root infiltration. Since main sewer repair can cost tens of thousands, a bad scope report is often a deal-breaker or a major price reduction point.
- Hazardous Materials: Older house as is properties might require testing for environmental hazards like asbestos or lead paint.
Navigating the Buyer’s Inspection Contingency
Your stance on selling as is is non-negotiable, yet almost all buyers use an inspection contingency in their offer. Think of this as their escape mechanism within the purchase agreement.
The inspection contingency gives the buyer a set timeframe (usually 7 to 14 days) for the home inspection. Based on the inspection findings, they typically have three choices:
- Proceed: The buyer accepts the house as is and removes the contingency.
- Request a Concession: They won’t request repairs or negotiate repairs, but they may ask for a price reduction or a credit at closing to offset the estimated repair costs of a newly discovered major defect.
- Cancel: If the major defects are overwhelming, or if you refuse to offer any concession for repair costs, the buyer can legally back out of the deal and retrieve their earnest money, provided they meet the cancellation deadline.
The inspection report determines whether the buyer feels comfortable proceeding or decides to use their leverage to walk away or demand money.
Frequently Asked Questions for As-Is Sellers
Can a home “fail” an inspection?
No, there is no pass or fail grade. Inspectors produce a detailed inspection report listing problems and future concerns. Whether the inspection findings are acceptable or not is entirely the buyer’s decision.
How should I respond to a request for concessions?
Stick firmly to your “no repairs” rule. If the buyer asks for cash (a concession) to cover repair costs, you can agree, counter with a lower amount, or simply refuse any adjustment entirely. Just be aware that refusing to negotiate repairs on a significant safety or structural issue might prompt the buyer to cancel the contract. You cannot be forced to request repairs.
What is the main benefit of a pre-listing inspection for me?
It lets you control the narrative. You find the problems first, giving you time to research solutions, adjust your pricing honestly, and provide full transparency. Consulting with a real estate professional on these inspection findings always attracts more confident buyers and prevents panicked negotiations.