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  • Writer's picturePeter Lamont, Esq.

The Legal Ins and Outs of Buying a Home "As Is"

Buying a Home As Is

Introduction: Buying a Home As Is

When you're in the market for a new home, you may come across listings that state the property is being sold "as is." But what does this term really mean, and what are the legal implications for buyers? In this post, we'll delve into the world of "as is" home sales, exploring the risks, responsibilities, and considerations that every buyer should understand before making an offer.

Defining "As Is"

At its core, an "as is" sale means that the seller is offering the property in its current condition without making any repairs, updates, or improvements prior to closing. When you see "as is" in a real estate listing, it's essentially the seller's way of saying, "What you see is what you get." This type of sale shifts the burden of any necessary repairs or upgrades onto the buyer, and it's crucial to understand the legal ramifications of this arrangement.

In an "as is" sale, the seller is typically not obligated to disclose any defects or issues with the property beyond what is legally required in their state. While most states have mandatory disclosure laws that require sellers to reveal known problems, such as structural issues or environmental hazards, an "as is" sale can limit the seller's liability for any additional defects discovered after the sale is complete.

For buyers, this means inheriting any and all problems that come with the property, both visible and hidden. For example, if you purchase an "as is" home and later discover that the foundation is cracked or the roof needs replacing, you'll be solely responsible for the cost of those repairs. This can be a significant financial burden, especially if you're not prepared for it.

Buyer Protection?

So, what can buyers do to protect themselves in an "as is" sale? The most important step is to conduct thorough due diligence before making an offer. This means going beyond a standard home inspection and really investigating the property's condition and history.

Start by reviewing any disclosures provided by the seller, and ask questions about the home's past repairs, renovations, and known issues. If possible, try to obtain documentation, such as permits or invoices, related to any work that's been done on the property.

Next, hire a qualified home inspector to conduct a comprehensive evaluation of the property. Be sure to attend the inspection in person, and don't hesitate to ask questions or request additional testing if something seems amiss. If the inspection reveals significant problems, you may want to bring in specialized experts, such as structural engineers or mold remediation specialists, to provide a more detailed assessment.

It's also wise to consult with a real estate attorney who can review the contract and help you understand the legal implications of an "as is" sale. They can advise you on any additional contingencies or provisions to include in the offer to protect your interests.

Can I Perform a Home Inspection?

While it's true that an "as is" sale typically means the seller won't be making any repairs or concessions, it's a common misconception that buyers can't or shouldn't perform a home inspection on an "as is" property. In fact, conducting a thorough home inspection is even more crucial when buying a home "as is," as it can uncover hidden defects or potential deal-breakers that you might not have noticed during a casual walkthrough.

When you make an offer on an "as is" home, you can still include a home inspection contingency in the contract. This contingency gives you a specified period of time (usually 7-10 days) to have the property professionally inspected and to decide whether to proceed with the purchase based on the inspection results.

During the inspection, a licensed home inspector will thoroughly examine the property from top to bottom, looking for any signs of damage, defects, or potential safety hazards. They'll check everything from the foundation and roof to the electrical, plumbing, and HVAC systems, documenting their findings in a detailed report.

If the inspection reveals significant problems, such as a failing roof, extensive water damage, or outdated wiring, you'll have the information you need to make an informed decision about whether to move forward with the purchase. In some cases, you may decide that the necessary repairs are too costly or time-consuming, and you can choose to back out of the deal, typically without losing your earnest money deposit.

On the other hand, if the inspection uncovers only minor issues or repairs that you feel comfortable tackling, you can proceed with the purchase knowing exactly what you're getting into. While you likely won't be able to negotiate for the seller to make repairs in an "as is" sale, you can use the inspection results to plan for any necessary upgrades or renovations down the line.

It's important to note that even if you include a home inspection contingency in your offer, the seller may still choose to accept a competing offer without that contingency. In hot housing markets, some sellers may prioritize offers that are truly "as is," without any contingencies or opportunities for the buyer to back out based on the inspection results.

However, even if your offer is rejected, it's better to lose out on a potentially problematic property than to skip the inspection altogether and end up with a money pit that drains your finances and causes endless headaches.

While an "as is" sale may limit your ability to negotiate repairs or concessions with the seller, it should never prevent you from performing a comprehensive home inspection. By arming yourself with knowledge about the property's true condition, you can make a more informed, confident decision about whether an "as is" home is the right investment for you.

A Good Deal?

In some cases, buying an "as is" home can be a smart investment opportunity, particularly if you're looking for a fixer-upper or a property to flip. If you have the skills, resources, and budget to handle potential repairs and renovations, you may be able to score a great deal on a home that needs some TLC.

However, it's important to approach an "as is" purchase with realistic expectations and a clear understanding of the risks involved. Don't let a competitive market or a low listing price pressure you into making an offer on a property that could become a financial nightmare down the road.

As Is Strategies

If you do decide to make an offer on an "as is" home, there are some strategies you can use to negotiate with the seller and potentially mitigate some of the risks. For example, you might request a price reduction to offset the cost of any necessary repairs or request that the seller make certain repairs before closing.

You should also include contingencies in your offer that allow you to back out of the deal if the home inspection reveals major problems or if you're unable to obtain financing due to the property's condition. However, keep in mind that in competitive markets, sellers may be less likely to accept offers with numerous contingencies or repair requests.

Ultimately, the decision to buy a home "as is" is a personal one that depends on your unique circumstances, risk tolerance, and financial resources. While it can be a great opportunity to snag a deal on a property with potential, it's not a decision to be made lightly.

Before you sign on the dotted line, make sure you fully understand the legal implications of an "as is" sale and the responsibilities you'll be taking on as the buyer. Do your due diligence, consult with professionals, and trust your instincts. If a deal seems too good to be true or if you're not comfortable with the level of risk involved, it may be best to walk away and keep searching for a home that better fits your needs and budget.


Buying a home "as is" can be a complex and potentially risky endeavor, but with the right knowledge, preparation, and professional guidance, it can also be a rewarding investment opportunity. The key is to approach the process with eyes wide open, armed with a clear understanding of the legal landscape and a realistic assessment of the property's condition.

By investigating the home thoroughly, consulting with experts, and negotiating strategically with the seller, you can navigate the legal ins and outs of an "as is" sale and make an informed decision that aligns with your goals and financial future. Remember, when it comes to "as is" homes, knowledge is power—and the more you know, the better equipped you'll be to make a smart, successful purchase.

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For detailed insights and legal assistance on topics discussed in this post, including litigation, contact the Law Offices of Peter J. Lamont at our Bergen County Office. We're here to answer your questions and provide legal advice. Contact us at (201) 904-2211 or email us at

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Peter J. Lamont is a Top-Rated New Jersey Business Attorney

About Peter J. Lamont, Esq.

Peter J. Lamont is a nationally recognized attorney with significant experience in business, contract, litigation, and real estate law. With over two decades of legal practice, he has represented a wide array of businesses, including large international corporations. Peter is known for his practical legal and business advice, prioritizing efficient and cost-effective solutions for his clients.

Peter has an Avvo 10.0 Rating and has been acknowledged as one of America's Most Honored Lawyers since 2011. 201 Magainze and Lawyers of Distinction have also recognized him for being one of the top business and litigation attorneys in New Jersey. His commitment to his clients and the legal community is further evidenced by his active role as a speaker, lecturer, and published author in various legal and business publications.

As the founder of the Law Offices of Peter J. Lamont, Peter brings his Wall Street experience and client-focused approach to New Jersey, offering personalized legal services that align with each client's unique needs and goals​.


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