Why WA Sellers Think “As-Is” Protects Them (When It Doesn’t — 2025 Guide)
“As-is.”
It’s one of the most misunderstood phrases in Washington real estate.
Sellers often assume:
“If I list my home as-is, I don’t have to deal with repairs.”
“The buyer can’t negotiate anything.”
“This protects me from surprises during the inspection.”
“I’m off the hook legally.”
Unfortunately… none of this is true.
Selling “as-is” feels empowering, but Washington’s laws, inspection rules, and buyer protections don’t disappear just because those two words appear in the listing.
After helping sellers across Pierce County, Thurston County, King County, and the JBLM corridor — including estate sales, downsizers, military relocations, and complicated situations — I’ve seen many sellers blindsided by what “as-is” actually means.
Let’s break it down clearly, simply, and realistically.
1. “As-Is” Doesn’t Remove Your Legal Obligation to Disclose
In Washington, sellers MUST complete the Form 17 Seller Disclosure Statement, unless:
it’s an estate sale
it’s a foreclosure
it’s a transfer between family members
Listing a home “as-is” doesn’t eliminate:
your duty to disclose known defects
your responsibility to answer Form 17 honestly
your legal exposure for withholding information
buyer’s right to request further evaluation
Many sellers incorrectly believe “as-is” means:
“I don’t have to say anything.”
Not true in WA.
2. “As-Is” Doesn’t Prevent Buyers From Doing an Inspection
Even if your listing says “as-is,” buyers still have the right to:
conduct an inspection
hire specialists (roof, sewer, mold, HVAC, etc.)
ask questions
request repair estimates
negotiate based on findings
You can decline repairs under “as-is,”
but buyers can still:
renegotiate
ask for credits
back out during the inspection window
This is why so many deals fall apart:
Why Washington Homes Fall Out of Contract (Real Reasons Deals Collapse)
3. “As-Is” Doesn’t Stop Buyers From Asking for Repairs (They Will)
Even on as-is listings, buyers often still ask for:
electrical fixes
plumbing repairs
roof repairs
safety issues
septic pumpings
HVAC repairs
structural evaluations
Because in Washington, buyers expect:
safety
functionality
structural soundness
What you intend and how buyers interpret the home are not the same.
Many sellers are surprised when a buyer submits repair requests on an as-is listing — but this is normal.
To see how buyers negotiate repairs, sellers benefit from this blog:
Why Washington Buyers Fail To Negotiate Repairs Successfully
4. “As-Is” Doesn’t Protect You From Inspection Surprises
This is the biggest shock for sellers.
Sellers believe:
“If I list as-is, the buyer accepts the home’s condition.”
But buyers still perform inspections — and their findings can derail the deal, even if you aren’t repairing anything.
This happens because buyers can still:
walk away
renegotiate
request price reductions
ask for credits
demand safety-related fixes
get nervous about condition
If the inspection reveals big issues — crawlspace moisture, roof aging, electrical hazards, furnace concerns — many buyers simply walk.
This blog shows exactly what inspectors find locally:
Common Inspection Problems in Pierce County
5. “As-Is” Doesn’t Mean You Avoid Appraisal Problems
Even if you don’t want to make repairs, the lender might require them.
Appraisers can flag:
missing handrails
peeling paint (FHA/VA)
roof damage
broken windows
electrical hazards
unsafe deck stairs
non-functioning heat sources
If the buyer is using:
VA
FHA
USDA
…the lender will require repairs to close.
In Pierce County, this is very common for VA buyers near JBLM.
Even “as-is” sellers end up:
fixing safety issues
repairing roofs
adding smoke detectors
scraping paint
addressing electrical hazards
Because the lender requires it — not the buyer.
To understand why appraisals cause sellers stress, this blog helps:
Why Low Appraisals Happen in Pierce County
6. “As-Is” Doesn’t Prevent Buyers From Walking Away
Many sellers think listing as-is means:
“The buyer has no choice but to stay in the deal.”
But in Washington, buyers almost always have an inspection contingency.
They can back out for:
condition
safety concerns
repairs they don’t want
unexpected findings
emotional discomfort
fear of long-term costs
“As-is” doesn’t bind them to your home — it just means you are not agreeing to fix anything.
7. “As-Is” Often Attracts the Most Demanding Buyers
Ironically, as-is listings often attract:
investors
cash buyers
bargain hunters
buyers expecting discounts
buyers looking for leverage
buyers searching for “deals”
These buyers may:
be more aggressive
ask for price cuts
request post-inspection discounts
be hyper-critical of condition
This is why many as-is sellers feel overwhelmed and frustrated — the comments and feedback are much harsher on as-is listings.
8. Sellers Think “As-Is” Removes Responsibility — It Actually Shifts It
“As-is” doesn’t eliminate responsibility.
It shifts it from repairs to pricing.
If you want to sell as-is, you must:
price for condition
expect inspection findings
account for buyer risk
attract the right buyer pool
anticipate lender-required repairs
prepare emotionally for feedback
As-is homes succeed when:
sellers price realistically
sellers understand buyer psychology
sellers prep their home enough to avoid major red flags
This relates to another common seller struggle:
Why Homes Sit on the Market in Washington — Real Reasons Sellers Don’t Expect
9. “As-Is” Doesn’t Hide Anything — The Inspection Report Reveals Everything
Even if you choose not to repair anything, buyers will still learn:
the roof age
the furnace condition
moisture levels in the crawlspace
electrical panel issues
drainage concerns
plumbing leaks
structural findings
The buyer will see everything.
And once they see it, they decide whether to:
continue
renegotiate
request concessions
walk
or switch to another home
Sellers often say:
“They knew it was as-is. Why are they asking for repairs?”
Because the inspection revealed the real condition — not the seller’s perception of it.
10. Sellers Don’t Realize They Still Need a Strategy
As-is homes still require:
correct pricing
strategic marketing
expectation-setting
understanding buyer loan types
knowing how buyers think
inspection preparation
strong negotiation guidance
Without this, even as-is homes sit — or fall out of contract.
If you want to understand why deals collapse after inspection week, here’s your internal link:
Why Washington Buyers Fail To Negotiate Repairs Successfully
Final Thoughts: “As-Is” Isn’t a Shield — It’s a Strategy
The truth is simple:
As-is is not protection. It’s positioning.
Done correctly, as-is can work beautifully — especially for:
estate sales
inherited homes
outdated homes
homes needing major repairs
sellers with limited time
sellers who cannot invest in updates
But it must be handled with:
clarity
realistic pricing
full disclosure
strategic marketing
an understanding of buyer psychology
proper expectation-setting
When done wrong?
As-is creates disappointment, renegotiation, and deals falling through.
If you’re thinking about selling your Washington home as-is, I’d love to walk through the property with you and create a strategy that protects your timeline, your equity, and your peace of mind.
Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence