Guide · November 8, 2026
Selling a house as is: what it means and what to tell the buyer
Selling as is means you make no repairs. Some written notices still apply, such as Florida's radon notice and the federal lead paint rule for homes built before 1978.
Key points
- As is means the buyer takes the house in its current condition, and you make no repairs.
- Tell the buyer about the problems you know. A number based on the full story holds at closing.
- Florida requires a radon gas notice on a document signed at or before a contract to sell any building.
- For most homes built before 1978, federal rules require a lead paint disclosure, the EPA pamphlet and a warning in the contract.
- Florida and Arizona law each list facts, such as a death on the property, that a seller does not have to disclose.
What does selling as is mean?
Selling as is means you sell the house in the condition it is in today. You do not fix, paint, clean or replace anything before the sale, and the buyer agrees to take the house that way.
In a listing, an as is sale often still has an inspection period, and some buyers use it to ask for repairs or a lower price. Read what your contract says. In a sale to BIMINIO there is one building inspection of under 30 minutes after you accept, and the price in the written offer is the price at closing.
Tell the buyer what you know
As is is about repairs. Still tell the buyer about the problems you know: leaks, roof damage, foundation cracks, old electrical work, mold, open permits, past insurance claims, flooding.
There are two good reasons. A problem found after closing can lead to a dispute, and your duties as a seller depend on your state and your case, so ask a lawyer if you are unsure. And with BIMINIO, the offer is built on what we know, so a number based on the full story is one that does not change.
- Roof: age, leaks, past repairs
- Water: leaks, flooding, mold
- Structure: cracks, settling, termites
- Systems: air conditioning, water heater, plumbing, electrical
- Paperwork: open permits, work done without permits, code violations
- Insurance: claims made, paid or open
Florida: the radon gas notice
Florida Statutes section 404.056(5) requires a notice on at least one document, form or application signed at the time of, or before, a contract for the sale and purchase of any building.
The notice says that radon is a naturally occurring radioactive gas that, when it has built up in a building in large enough amounts, may present health risks to people exposed to it over time. It says levels above federal and state guidelines have been found in buildings in Florida, and that more information is available from the county health department. The title company or the contract usually carries this notice.
Read the guide: every notice a Florida seller gives when selling without a realtor →
Homes built before 1978: lead paint
Federal rules cover most private housing built before 1978. The EPA's page on real estate disclosures says sellers must disclose any known information about lead-based paint and lead-based paint hazards in the home, share the records and reports they have, give buyers the EPA lead pamphlet, and include a lead warning statement in the contract.
Buyers get a 10-day period to do a paint inspection or risk assessment, and they may waive it. If your house was built before 1978, expect to sign the lead disclosure form at the start of the sale.
What Florida and Arizona say you need not disclose
Both states have laws that list facts that are not grounds for a claim against a seller who does not disclose them.
| State and law | What it covers |
|---|---|
| Florida, section 689.25 | That the property was the site of a homicide, suicide or death, and that an occupant had HIV or AIDS, are not material facts that must be disclosed. |
| Arizona, section 32-2156 | No action for not disclosing that the property was the site of a natural death, suicide, homicide or other felony, that an owner or occupant had HIV or AIDS, or that it is near a sex offender. |
What BIMINIO asks on the first call
We ask about the house so that the written offer is right the first time. Expect questions like these, and answer what you know. It is fine to say you do not know.
- How old are the roof and the air conditioning?
- Any leaks, flooding or mold, now or before?
- Any open permits, code violations or liens?
- Is anyone living there? Any leases?
- When was the house built?
- Anything you want to leave behind?
Selling as is in a listing versus to a cash buyer
You can list a house as is with an agent. Buyers using a loan may still need the lender to accept the condition, and an appraisal or a lender's rules may require repairs. A cash buyer with proof of funds has no lender, so the condition does not block the sale.
With BIMINIO you leave the house as it is, including anything you do not want to take with you, and we pay the closing costs.
How condition shows up in a cash offer
In a cash offer, the condition of the house is part of the price from the start. The cost of the repairs a future owner would need is taken off the value that recent nearby sales point to.
That is why telling the buyer about known problems helps you. A problem we know about is already in the number. A problem found later is the kind of surprise that makes some buyers lower their price. With BIMINIO, the price in the written offer is the price at closing.
Papers that help in an as is sale
You do not need any of these to sell. If you have them, they help the buyer understand the house, and they can make the offer more accurate.
- Past inspection reports.
- Repair quotes you already have.
- Permits for past work, such as a new roof or air conditioning.
- Insurance claim papers, open or closed.
- Any notices from the city or county.
- For homes built before 1978, any lead paint test reports.
Selling as is with tenants in the house
A rented house can be sold as is with the tenants in place. Tell the buyer about each lease: the rent, the end date, the security deposit, and any problems with the tenant or the unit. Leases and deposits usually move to the new owner at closing, and the title company handles the deposit transfer.
BIMINIO buys houses and small multifamily buildings with tenants in place. Send us the leases and we make the offer on that basis.
Want a number for your house? BIMINIO buys in Florida and Arizona, as is. A written offer comes within 24 hours.