California · Cash Offer in 1 Hour
Sell a House As Is in California
California lets you sell as is, but the Transfer Disclosure Statement is not optional and the courts have said an as is clause cannot waive it. A cash sale removes the repair list, not the paperwork.
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California Rules
How California Law Shapes This Sale
The Transfer Disclosure Statement survives an as is sale
California Civil Code section 1102 requires most residential sellers to deliver a Transfer Disclosure Statement, and the statute treats any waiver of that duty as void against public policy. In Loughrin v. Superior Court (1993) 15 Cal.App.4th 1188 the court held the TDS cannot be waived even in an as is sale. The practical meaning is narrow but important: as is limits what you have to repair, not what you have to tell the buyer. Selling to a cash buyer does not remove the form either. It means the buyer prices the known condition up front instead of reopening the deal after an inspection.
Natural hazard disclosure is a second form you still owe
Alongside the TDS, California sellers deliver a Natural Hazard Disclosure statement covering flood, fire and seismic zones. It is driven by where the property sits, not by its condition, so a house needing work owes exactly the same disclosures as a renovated one. Cash buyers receive both forms. What changes is the reaction: an investor who already expects deferred maintenance does not treat the disclosures as a reason to renegotiate.
Transfer tax depends on the city, not just the county
California county and city transfer taxes vary. Los Angeles, San Francisco and Oakland all apply local rates above the state base, which can be a meaningful line on a lower priced sale. Ask for the number in writing before you agree to anything, and confirm which side of the table pays it. On a HomeWise purchase there are no agent commissions and no repair credits, so the closing statement is short enough to check line by line.
Why California sellers with work to do choose cash
Higher priced California markets see fewer cash sales by count but larger dollar volume. Sacramento and Fresno trade more frequently. The common thread on as is sales is financing risk: a lender orders an appraisal, the appraiser flags deferred maintenance or unpermitted work, and a deal that survived inspection dies at underwriting instead. A cash buyer has no lender and no appraisal contingency, so the condition stops being something a third party can veto.
Official California resources
Cash Offer
We Buy Houses That Need Repairs for Cash in California
HomeWise buys houses with foundation problems, roof and structural damage, fire or water damage, mold, outdated systems, and code violations. We factor the cost of the work into the offer instead of asking you to do it.
You do not pull permits, hire contractors, or front any money. We take the project on after we close.
Where We Buy Houses in California
We buy across California, whatever the situation. Start with your market:
Needs Repairs in Other States
The rules change at the state line. Pick the state the house is in:
Needs Repairs in California: Common Questions
Honest answers about selling in this situation, what to expect, and how fast you can close.
Can I sell a house as is in California without filling out the disclosure?
No. Civil Code section 1102 requires the Transfer Disclosure Statement on most residential sales, and California courts have held it cannot be waived in an as is sale. As is limits your repair obligations, not your duty to disclose what you know.
Do I have to fix code violations before selling as is in California?
Not for a cash sale. You do have to disclose what you know about them. A cash buyer takes the property in its current condition and handles the permits and the work after closing.
How fast can I close on an as is house in California?
A cash sale usually closes in 7 to 14 days once title is clear, because there is no lender, no appraisal and no repair negotiation in the way.
What California Homeowners Say About Selling for Cash
Every review is from a verified Google Business profile. Real homeowners, real closings, real results.
“This process was so easy, thanks for making what could have been so time consuming a piece of cake.”
Sara Cantu
“Josh was great to work with. He explained everything clearly, kept me updated, and made the whole process easy. If you're selling your house, I'd definitely recommend him.”
Giselle Rachels
“Josh has been a pleasure to work with. He made it super easy for me to get rid of my home ASAP and made the process as simple and stress-free as possible.”
Matt Ferrara
“Selling our parents' home felt overwhelming until we found HomeWise. They handled everything with care and gave us a fair offer.”
Dana Richards
“Closed in 9 days. No repairs, no showings, no agent fees. Exactly what they promised.”
Marcus Webb
“I was facing foreclosure and HomeWise helped me close before the bank could take the house. Lifesavers.”
Elena Brooks
“Inherited a property I couldn't keep up with. HomeWise made the sale simple and the cash hit my account in under two weeks.”
Ryan Mitchell
“Got three other quotes. HomeWise's offer was competitive AND they actually closed on schedule. Would use again.”
Priya Shah