LOS ANGELES · BUYER GUIDE
Buying ‘As Is’ in Los Angeles? Here’s What Sellers Can’t Hide
You’ve probably seen the words “sold as-is” on a Los Angeles listing and felt one of two things: either great, this might be my opening — or no thanks, I’m not buying someone else’s headache.
Both reactions miss what’s actually going on.
Here’s what almost nobody tells you: “as-is” does not mean the seller gets to hide what’s wrong with the house. In California, sellers have some of the strongest legal disclosure obligations in the country — and those obligations do not disappear just because the listing says as-is.
As-is means the seller won’t fix it. It does not mean the seller doesn’t have to tell you about it.
That distinction has cost buyers tens of thousands of dollars. Let’s make sure it doesn’t cost you.
What California Sellers Are Still Required to Disclose
1. The Transfer Disclosure Statement (TDS)
This is a multi-page document where the seller has to put in writing every known material defect about the property — roof issues, plumbing problems, electrical concerns, water intrusion, foundation cracks, neighborhood noise, anything that could affect the value. The key word is known. Sellers have to disclose what they know or what they should have known. If the basement has flooded every winter for ten years, “I didn’t know” isn’t going to hold up.
2. The Seller Property Questionnaire (SPQ)
This one goes deeper. It asks about litigation involving the property, disputes with neighbors, permit issues, insurance claims, and yes — any death on the property within the last three years. California requires that disclosure.
3. Natural Hazard Disclosures (NHD)
This is a big one in Los Angeles right now. Sellers must provide an NHD report telling you whether the property sits in a fire hazard severity zone, an earthquake fault zone, a flood zone, a liquefaction zone, and more. After the wildfires we went through about a year and a half ago, this single disclosure can make or break a decision — and your insurance cost will reflect it.
4. Lead, Asbestos, and Mold
If the home was built before 1978, federal law requires disclosure of any known lead-based paint. California layers on top of that with disclosure of asbestos and mold when the seller has knowledge of it.
5. Permits and Unpermitted Work
If the seller added a room, converted the garage, or built an ADU — and we’re seeing a lot of ADUs these days — and it wasn’t permitted, they’re supposed to disclose that. Unpermitted work creates real problems for buyers down the road with insurance, refinancing, and resale.
So You Found a Home You Love and It Says As-Is. Now What?
Step 1: Read every single disclosure document.
All of it. Those documents are your road map. Anywhere the seller checked “yes,” that’s your starting point to dig deeper.
Step 2: Get an independent home inspection.
Always. Even in as-is sales, you have the right to inspect during your contingency period. Use it.
Step 3: Ask the hard questions.
If a disclosure feels vague, if the seller skipped a section, if the NHD shows a fire or flood zone — don’t just accept it. Have your agent follow up in writing.
Step 4: Factor everything into your offer.
The seller doesn’t want to negotiate repairs — fine. But if the inspection turns up $30,000 in deferred maintenance, your offer should reflect that.
Step 5: Trust your gut.
If a seller is being evasive, if the disclosures feel incomplete — pay attention. You don’t have to accept it.
The Bottom Line
California law is on your side as a buyer. You are entitled to full written disclosure of every known material defect before you close. If a seller violates that, there are real legal consequences.
Whether you’re buying or selling here in Los Angeles, understanding these disclosures isn’t just paperwork. It’s how you protect yourself, your investment, and your next chapter.
If you’re in a transaction right now and something in your disclosures isn’t adding up, reach out. I’d rather answer your question before you sign than after.