Seeing “as‑is” on an Alamo listing can feel like a red flag. Are you buying a problem house or just a seller who wants a clean deal? In California, “as‑is” has a specific meaning that shapes your rights, your risk, and how you negotiate price and repairs. In this guide, you’ll learn what “as‑is” really means here, how the inspection timeline works, what lenders may require, and which local issues matter most in Alamo. Let’s dive in.
What “as‑is” really means
“As‑is” tells you the seller does not plan to make repairs as a condition of the sale. It does not cancel your right to inspect or the seller’s duty to disclose known, material issues. In California, sellers must still complete required disclosures, including the Transfer Disclosure Statement and related forms.
Marketing language is not the contract. Your actual rights live in the signed purchase agreement and addenda. If a seller intends a true “as‑is” posture, that is usually documented with standard California forms that clarify the intent while preserving your inspection window unless you waive it in writing.
Two common versions of “as‑is” show up in practice:
- As‑is with inspection contingency: You inspect, then decide to proceed, negotiate a credit, or cancel before your deadline. The seller can still refuse repairs.
- As‑is with waived contingencies: You give up the inspection and other outs. This is the highest risk for you as a buyer, even though the seller’s disclosure duties still apply.
How the timeline works
Offer to disclosures
- Offer accepted and escrow opens. Your deposit is posted per the contract.
- Seller delivers disclosures. Expect the Transfer Disclosure Statement, Natural Hazard Disclosure, and any HOA documents early in escrow.
- Inspection period begins. You can order general and specialist inspections and review the disclosures.
- Before your inspection deadline, you either remove the contingency, request repairs or a credit in writing, or cancel per the contract.
- Negotiation. The seller can accept, counter with a credit, limit to health and safety items, or decline.
- Contingencies clear and you move to appraisal, loan approval, and closing.
Inspection period and deadlines
Your inspection window is negotiated in the contract. In the Bay Area, it commonly ranges from 7 to 17 days, but timelines vary. Confirm whether your deadlines are calendar days and track them closely. Order inspections early, review disclosures right away, and put any requests in writing before the deadline.
Repairs, credits, and pricing
Common outcomes after inspection
- Seller completes specific repairs before closing, often with licensed receipts.
- Seller gives a closing credit or price reduction so you handle the work later.
- Seller agrees to health and safety or lender‑required items only.
- Seller declines all repairs and holds firm. You then decide to proceed or cancel if your contingency is still in place.
Lender and appraisal impact
Lenders and appraisers focus on safety and habitability. Significant roof failure, structural damage, or active termite issues can trigger required repairs or delay financing. If a loan is denied due to condition, whether you can cancel and keep your deposit depends on your financing contingency and timing. Some buyers use escrow holdbacks or repair escrows, but these require lender approval.
Pricing an “as‑is” home in Alamo
“As‑is” listings often reflect condition in the list price. In Alamo’s higher‑value market, even modest repairs can carry large price tags. Smart buyers factor realistic repair costs into offers. If you keep your inspection contingency, you maintain leverage to renegotiate or exit if surprises appear.
Local Alamo considerations
Property traits that affect risk
- Older systems: plumbing, electrical, roofing, or siding may be at or past life.
- Hillside lots: drainage, retaining walls, and slope stability merit attention.
- Termite/WDO exposure: common in the Bay Area climate and costly if advanced.
- Unpermitted work: older remodels may lack permits; verify when in doubt.
Smart steps if you are buying
- Order a sewer scope for older homes or long driveways.
- Get a pest/WDO inspection; look for active infestation or structural damage.
- Ask for a foundation or structural review if cracking or settlement is noted.
- Have roof, chimney, and HVAC specialists assess flagged items.
- Check permit history with the county or relevant local office before removing contingencies.
Smart steps if you are selling “as‑is”
- Complete all required disclosures truthfully and provide them promptly.
- Consider prelisting inspections, such as termite, roof, sewer, and foundation, to reduce surprises and support pricing.
- Disclose known unpermitted work and share permit records if available.
- Price with condition in mind and be prepared to offer a targeted credit for health and safety items if needed to keep the deal on track.
Strategy: keep leverage and reduce risk
Buyer playbook
- Keep inspection and financing contingencies unless you fully understand the risk of waiving them.
- Prioritize specialist inspections early so you can act before deadlines.
- If issues arise, consider a credit rather than demanding full repairs to speed closing.
Seller playbook
- Use clear “as‑is” contract language and deliver full disclosures quickly.
- Consider addressing health and safety or lender‑required items to protect the closing timeline.
- Prelist inspections can reduce re‑trades and help justify price, even for an “as‑is” sale.
Red flags to watch
- Delayed or incomplete disclosures.
- Signs of structural movement, water intrusion, or extensive termite activity.
- Evidence of major unpermitted additions or systems work without permits.
- Lender or appraiser notes multiple required repairs that could jeopardize funding.
Your next step
Whether you plan to buy or sell “as‑is,” a clear plan, tight timelines, and local expertise make all the difference. If you want help interpreting disclosures, timing inspections, and structuring credits that keep your deal moving in Alamo, connect with Julie Whitmer for a complimentary home strategy call. You’ll get practical guidance shaped by deep neighborhood knowledge and hands‑on renovation experience.
FAQs
Does “as‑is” cancel my right to inspect in California?
- No. You typically keep inspection rights unless you waive them in writing; “as‑is” mainly means the seller is not obligated to make repairs.
Can I pursue the seller after closing if a major defect appears in an “as‑is” sale?
- Potentially yes if the seller knew about a material defect and failed to disclose it; “as‑is” does not protect against nondisclosure or fraud.
How long is the inspection period in Alamo transactions?
- It is negotiated in the contract; a common range in the Bay Area is 7 to 17 days, but you must follow your written deadline.
Will my lender require repairs on an “as‑is” property?
- Lenders may require fixes for safety and habitability; if the seller refuses and you cannot get financing, your options depend on your financing contingency.
What negotiation outcomes are most common after inspections?
- Targeted seller repairs, a closing credit or price reduction, limiting work to health and safety items, or buyer cancellation if contingencies remain in place.
What local Alamo issues should I check first on older homes?
- Sewer line condition, termite/WDO activity, drainage and retaining walls, roof and chimney status, and permit history for past remodels.