If you’re planning to sell your home this spring, you’ve probably heard it’s a strong market for sellers. And that’s true in many areas and price ranges, especially if you price your home well and get it in front of the right buyers. So there’s a good chance that you could find yourself in a multiple-offer situation, which often leads to not just higher prices, but also more aggressive terms.
One way buyers try to sweeten their offer is by adding an ‘as-is’ clause. On the surface, that sounds great—no haggling over repairs, no headaches, just a clean sale. But before you assume you’re entirely off the hook, let’s talk about what ‘as-is’ really means in practice. Because as many sellers have learned, saying ‘as-is’ and sticking to it aren’t always the same thing.
‘As-Is’ in the Heat of the Moment vs. ‘As-Is’ After the Inspection
When multiple buyers are competing for a home, many of them will do whatever it takes to get their offer accepted, which sometimes includes offering to buy the home ‘as-is’ to beat out the competition.
But if a buyer’s offer includes an inspection contingency—even with an ‘as-is’ clause—they still have the right to inspect the home, and probably even request repairs or credits depending upon how the contract is worded.
Some buyers go into an inspection fully intending to take the home as-is, but once they see the report, their mindset shifts. Suddenly, those small quirks they were willing to overlook during the bidding war feel like deal-breakers. But it can also be that they find some significant defects that would be difficult for any buyer to overlook.
No matter how big or small the issues they bring up are, you have to decide whether to hold them to their word and refuse any negotiations, or hear them out and decide if compromising makes sense.
Before You Take a Hard Stance, Consider These Key Factors
It’s tempting to take a firm stance when a buyer starts changing their tune after a home inspection. After all, they agreed to buy ‘as-is,’ right?
But before you draw a hard line, it’s wise to consider the potential ripple effects. Here are a few key things to keep in mind before making your next move:
- Not All Repair Requests Are Created Equal
If a buyer comes back with a nitpicky list—things like a loose doorknob, a dripping faucet, or an older but functional water heater—you’re well within reason to remind them of their ‘as-is’ promise.
But if they uncover major issues—foundation problems, mold, or roof leaks—you have to ask yourself: Will another buyer overlook these problems, or will they bring them up, too?
Even if this deal falls through, those issues won’t go away. And now, you’re required to disclose them to future buyers.
- Don’t Bank On the Back-Up Buyers
Let’s say you refuse to budge, and the buyer decides to back out. No big deal—you’ll just go to the next highest offer, right? Maybe. But will those backup buyers still be as interested now that the competition has cooled down? And will they be willing to pay the same price?
A deal falling apart due to inspection concerns can also raise red flags for future buyers. Even if the issues aren’t major, people tend to wonder: What scared the last buyer away?
The last thing you want is for a simple repair request to get turned into something bigger than it is in the mind of a back-up buyer, and then end up having to put your home back on the market.
- Relisting Raises Red Flags
If you have to relist, will you get the same level of interest and competition you had before? Maybe, but it’s not guaranteed.
A fresh new listing is exciting. A home that comes back on the market? Not so much. If your home was in a bidding war one week and suddenly reappears, buyers are certainly going to notice and wonder why.
This could easily lead to new buyers presuming there’s something wrong with your home and avoiding it, even if there really isn’t a significant issue with it. And even if they don’t avoid it, they may feel less compelled to offer you as much as the previous buyers did, simply because the house has been on the market for a while.
So, let’s say your buyer wants a $3,000 credit for repairs. Your gut reaction is to say no and move on. But if you reject them and the next buyer asks for the same thing, have you really gained anything? Worse, what if you have to lower your price to attract another buyer, or they come up with an even bigger inspection request?
Sometimes, letting the buyer slide on the “as-is” clause is a smarter financial move than sticking to your guns.
Every situation is different, and there’s no universal right answer. But if you stay flexible and strategic, you’ll put yourself in the best position to close the deal on your terms, without unnecessary setbacks.
So, if you’re selling this spring, get ready for strong offers and competitive buyers. Just don’t assume ‘as-is’ means you’re completely off the hook. A little negotiation can go a long way toward keeping your sale on track and maximizing your final price.
The Takeaway:
Receiving an ‘as-is’ offer may sound like an ironclad commitment from a buyer, but that doesn’t always mean they won’t ask for repairs or credits once the contracts are signed. Before you dig in your heels based upon the principle of the matter that they’re backing out of their promise, think about the big picture.
Sometimes it makes more financial sense to give a buyer a credit or agree to repairs, than to risk starting over with another buyer who ends up offering less, or even requesting the same (or more) in credits and repairs.
