Selling a House As Is for Cash in NY and NJ?
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If you want to sell your house as is for cash, the thing to understand first is that “as is” is not a magic phrase. It sets an expectation with a buyer. It does not remove your legal duty to disclose what you know, and it does not stop a financed buyer’s lender from walking away. We buy homes as is, in any condition, with cash, which is a different thing entirely.

Most people who call us about an as-is sale are in one of two positions. Either the repairs cost more than they have, or the repairs are not the point and they simply do not want to spend three months managing contractors for a house they are trying to leave. Both are good reasons. Neither should cost you the sale.

What “as is” actually means, and what it does not

Selling as is means you are telling the buyer you will not make repairs and will not give credits for condition. That is it. It is a statement about who pays for the roof, not a shield against everything else.

What it does not do is let you hide a known problem. In both New York and New Jersey, a seller who knows about a serious defect that a buyer could not see on a normal walkthrough, and says nothing, is exposed long after closing. An “as is” clause in the contract does not change that. Courts in both states have been clear about it for decades.

So the honest version of an as-is sale is this: you disclose what you know, you decline to fix it, and you price accordingly. That is exactly how we buy.

New York: the disclosure rules changed in 2024

New York sellers used to have an easy way out. Under the Property Condition Disclosure Act you could skip the disclosure form entirely by giving the buyer a $500 credit at closing, and a great many sellers did precisely that. That option is gone. As of March 20, 2024, the amendment to the Act removed the $500 credit and the Property Condition Disclosure Statement is now mandatory for most residential sales, to be delivered before the contract is signed.

The amended form also added seven new questions about flooding: whether the property sits in a FEMA 100-year or 500-year flood zone, whether flood insurance is federally required, whether you have ever received FEMA assistance, whether you carry flood insurance now, whether there is an elevation certificate, and whether a flood claim has ever been filed. If your house took water in Ida or Sandy, that now goes on a form with your signature on it.

None of that stops you selling as is. It does mean you should fill the form out honestly and keep a copy. For the official text, see the New York Real Property Law disclosure provisions.

New Jersey: “as is” does not cover a hidden defect

New Jersey has no equivalent mandatory state form, but it has something with more teeth. Since Weintraub v. Krobatsch in 1974, New Jersey sellers have had an affirmative duty to disclose latent defects, meaning problems a buyer would not find on a reasonable inspection. The courts have held repeatedly that an “as is” clause does not release a seller who deliberately conceals one.

The exposure is real. A buyer who discovers a concealed defect after closing can sue to unwind the sale or for damages, and claims brought under the New Jersey Consumer Fraud Act can carry tripled damages plus the buyer’s legal fees. Silence about something you knew is treated as the misrepresentation.

Again, this is not an argument against selling as is. It is an argument for telling the buyer about the cracked heat exchanger and letting the price reflect it, which is what a cash buyer expects anyway.

Why as-is listings stall with financed buyers

Here is the practical problem. You list as is, a buyer offers, and the buyer needs a mortgage. Their lender sends an appraiser. The appraiser is not there to respect your as-is clause. They are protecting the bank’s collateral, and on an FHA or VA loan they will flag peeling paint, a roof at the end of its life, missing handrails, an inoperable furnace, or an unpermitted basement unit. The lender then requires those items repaired before closing. Not credited. Repaired.

So the seller who chose “as is” specifically to avoid repairs ends up being told to make repairs anyway, by a third party who was never at the negotiating table. Many of those deals die at that point, sixty days in, and the house goes back on the market with days-on-market history working against it.

There is no appraisal in a cash sale and no lender with conditions. That is the entire difference, and it is why as-is and cash go together.

What we buy as is

Houses that need a roof, a furnace, a panel, or all three. Houses with knob and tube wiring, a fuse box, or aluminum branch wiring. Kitchens and baths from the 1960s. Houses with an underground oil tank still in the ground and no idea what the soil looks like. Houses with a basement apartment nobody permitted, open code violations, or a certificate of occupancy that stopped matching the building decades ago. Houses with water damage or mold, fire damage, or a wet cellar from Ida. Houses full of forty years of belongings, including hoarder houses we take without a single box being moved. Houses with tenants who stopped paying, tax liens, or a foreclosure date on the calendar.

We have not yet been shown a condition that ended a conversation. We have walked houses with no floor in one room and bought them.

“Ugly house” is somebody’s trademark, not a category

People search for ugly house buyers because a franchise spent thirty years advertising the phrase. It is worth knowing that the company behind it is a franchise network, so the person who shows up at your door is a local franchisee working to a national script and a national spread, and the offer reflects that.

Your house is probably not ugly. It is probably dated, or tired, or full, or carrying a problem somebody else created. We price on what it will take to make it marketable, not on how it photographs.

How an as-is cash sale actually runs

You call or send the address. Nick York walks the property, usually within a day or two, and looks at the roof, the systems, the foundation, and whatever is actually wrong. You get a written offer within 24 hours with the reasoning shown, including what we think the work costs. The offer stays open for seven days, so you can take it to your attorney, your family, or a competing buyer. If you accept, we close in seven to fourteen days or whenever you want. You take what you want and leave the rest, and we cover every closing cost on our side. Our how it works page shows the offer math with a worked example.

Frequently asked questions about selling a house as is

Can I really sell my house as is for cash without making any repairs?
Yes. We buy houses in any condition and we do not ask for repairs, cleaning, or credits. What we do is price the work into the offer and show you that math. You never hire a contractor and you never wait on one.

Does selling as is mean I do not have to disclose problems?
No, and this is the part people get wrong. In New York the Property Condition Disclosure Statement became mandatory on March 20, 2024 and the old $500 credit workaround was removed. In New Jersey, sellers have had a duty to disclose latent defects since Weintraub v. Krobatsch in 1974, and an as-is clause does not release you from it. Disclose what you know. We are buying on condition anyway, so it costs you nothing with us.

Why do as-is listings keep falling through with regular buyers?
Because the buyer needs a mortgage, and the lender sends an appraiser who does not care about your as-is clause. On FHA and VA loans especially, the appraiser flags things like a failing roof, peeling paint or an inoperable furnace, and the lender requires them repaired before closing. The seller who listed as is to avoid repairs gets told to make repairs anyway, usually two months in. Cash sales have no appraisal and no lender conditions.

What is the worst condition house you will buy?
We have bought houses with fire damage, three feet of flood water, no working heat, missing floors, and forty years of belongings still inside. We have bought houses with open violations, unpermitted apartments and tenants who had not paid in two years. Condition has never ended a conversation for us. Call and describe it.

Will I get less money selling as is?
Less than a fully renovated house on the open market, yes. Compared to what you would actually net after paying for the repairs, carrying the house for four to six months, paying agent commissions and then giving credits at inspection anyway, the gap is much smaller than people expect and sometimes runs the other way. We show you both numbers and let you decide.

Do you charge anything to buy my house as is?
No commissions, no listing fees, no cleaning fees, and we cover standard closing costs on our side. The number in the offer is what you walk away with, minus any mortgage or liens paid off at closing.

How fast can you close on an as-is house?
Seven to fourteen days is typical once you accept. We have closed faster when a foreclosure auction or a tax deadline required it. If you need longer to find your next place or to finish probate, you pick the date.

Do you buy as is in both New York and New Jersey?
Yes. We buy across all five boroughs, Nassau and Suffolk, Westchester, and all of New Jersey including the Shore and South Jersey. We have been doing it from Great Neck since 2000.

Sellers in similar spots also ask us how to sell an inherited home or sell a house during divorce.

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