Selling a House As-Is in Oklahoma: Disclosures and What Buyers Look For
As-is does not mean you can hide problems. It means you are not paying to fix them before the sale.
What "as-is" really means
Selling a house as-is means you are telling the buyer that you will not make repairs or give credits for the condition of the property. The buyer agrees to take it the way it stands. It is a commercial arrangement about who pays for fixes, not a way around your legal obligations to be truthful about what you know.
Oklahoma's disclosure requirement
Oklahoma has a Residential Property Condition Disclosure Act (Title 60 of the Oklahoma Statutes, beginning at section 831). In general, sellers of covered residential property give the buyer either a property condition disclosure statement or a disclaimer statement before the buyer is bound to the contract. The disclosure form asks about the condition of items such as the roof, plumbing, electrical, foundation, and known defects. Exemptions exist, and the details matter, so confirm how the Act applies to your sale with a real estate attorney or your agent.
Whatever form you use, answer honestly. A known problem you leave off a form can become a legal problem after closing.
Houses built before 1978
Federal law requires sellers of homes built before 1978 to disclose any known lead-based paint or lead-based paint hazards, give the buyer an EPA pamphlet, and allow an opportunity for a lead inspection. This applies regardless of whether the sale is as-is.
Your main routes to sell
- Sell directly to an investor. An investor evaluates the house in its current condition and makes an offer. This can be faster and spares you repairs, showings, and the uncertainty of a buyer's lender. The price usually reflects the cost and risk of the work the investor will take on.
- List it with an agent, as-is. You market the house to the general public, priced for its condition. This often reaches the most buyers, but it can take longer and the buyer's financing and inspection can complicate the sale.
- Repair, then list. If the repairs are modest and you have the time and money, fixing the key problems before listing can raise the price. It also means paying up front and managing contractors.
What investors and other buyers look at
- Roof, sewer line, foundation, electrical, and HVAC condition.
- Comparable renovated sales nearby, to estimate what the house could be worth afterward.
- How much work the house needs and how long it will take.
- Clear title and an organized, honest disclosure.
How to get a fair offer
Gather what you know about the roof age, past repairs, and any warranties. Be honest about the problems. Compare more than one route if you can: an investor offer, and what an agent thinks the house would list for. Rose Rock Capital Partners can make an offer on a property, and our sister company Rose Rock Realty can tell you what it would likely list for on the open market, so you can compare both. You can start on our sell your property page.
This is general information, not legal advice. Consult an Oklahoma real estate attorney about your specific sale.
Frequently asked questions
Do I have to disclose problems if I sell as-is in Oklahoma?
Is lead paint disclosure required for an as-is sale?
Will I get less for my house selling as-is?
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