Sell your house as-is in Richmond, VA

What "as-is" actually means in Virginia

Virginia's Residential Property Disclosure Act makes Virginia a buyer-beware state. When you sell a house, you give the buyer the standard Virginia disclosure statement — which is essentially a list of things the buyer is advised to investigate on their own, not a checklist of the house's condition. You are not required to volunteer that the roof leaks. You are required not to actively conceal it, and a short list of specific items must be disclosed (a known pending building code violation, defective "Chinese" drywall, whether the house was ever used as a meth lab, and the federal lead-paint disclosure for pre-1978 houses).

So legally, almost every Virginia house is already sold "as-is" in the sense that the seller makes no warranties. What "as-is" means in practice is a different question, and it depends on who the buyer is:

• A retail buyer with a mortgage can offer on a house "as-is" and still get an inspection contingency, walk away if they don't like the report, and have their lender's appraiser flag conditions the loan won't allow. FHA and VA appraisers look for peeling paint, missing handrails, roof life, and working systems.
• A cash buyer like us doesn't need an appraisal, doesn't use an inspection contingency, and isn't going to come back after a walkthrough asking for a credit. We take the condition into account once, up front, and that's the number.

Condition problems we buy

None of these are deal-breakers for us:

• Roofs — active leaks, multiple layers, missing shingles, tarps
• Foundations — cracks, bowing basement walls, settling piers, wet crawlspaces (common in Richmond's river-adjacent neighborhoods and Chesterfield's clay soils)
• Fire and smoke damage, including houses the insurer has already paid out on
• Water damage and mold from burst pipes in vacant houses, failed water heaters, and roof leaks
• Hoarding conditions and biohazards
• Termite and wood-destroying-insect damage
• Old systems — knob-and-tube wiring, fuse boxes, galvanized or polybutylene plumbing, oil furnaces, original HVAC
• Lead paint and asbestos siding, floor tile, and pipe wrap in pre-1980 houses
• Code violations, placards, and condemnations from Richmond's Property Maintenance division or the county building departments; fines and liens are paid from proceeds at closing
• Unfinished renovations — the flip that ran out of money halfway through
• Failed septic systems and wells in Hanover, eastern Henrico, and southern Chesterfield
• Occupied houses with tenants, family members, or squatters in place
• Houses with title problems — old unreleased mortgages, missing heirs, liens, judgments

If your situation isn't on this list, call anyway. It's a long list on purpose.

How the as-is offer is thought through

We don't guess and we don't lowball. Every offer starts from the same questions: what the house would be worth in good condition based on what similar homes on your block have actually sold for, what it would realistically take to get it there, and what it costs us to hold and eventually resell it. The offer sits below the renovated value because we're taking all of that on — and in exchange you pay no commission, no closing costs, and not a dollar for repairs, and you don't carry the house for months.

Whether that beats a listing depends on how much work the house needs and how much time you have, and we'll give you an honest read on both routes. Sometimes the listing wins. Often it's closer than you'd think.

Our blog has a fuller comparison: selling as-is in Richmond — what to expect.

What you don't have to do

• No repairs. Not even the small ones.
• No cleaning or cleanout. Leave the furniture, the boxes, the garage.
• No showings, open houses, or staging. One walkthrough with us, or a video call.
• No inspection report to negotiate.
• No appraisal.
• No waiting on a lender.
• No commission or closing costs.

You show up at closing with a photo ID, sign, and get paid.

Common Richmond-area as-is situations

The as-is houses we buy usually come with a story: a parent's house that hasn't been touched in forty years, a rental a tenant destroyed on the way out, a house that needs more than the owner can afford to fix before foreclosure, a flip that stalled, a divorce where nobody wants to fund repairs. Whatever yours is, the process is the same and the judgment is zero.

Get an as-is cash offer

Tell us about the house — the address and an honest description of its condition are enough — or call or text (804) 331-8443. We'll see it within a day or two and call you with a written offer and the math behind it. No obligation, no pressure, no need to apologize for the condition. We buy houses like yours across Richmond, Henrico, Hanover, and Chesterfield.