Selling a House As-Is in San Francisco: Options, Disclosures and Costs

Selling a house “as is” in San Francisco means offering it in its current condition, without making repairs for the buyer. It does not mean selling without disclosures: under California law, the seller’s Transfer Disclosure Statement can’t be waived in an as-is sale. For owners of homes that need work, inherited houses and tired rental buildings, the real decision is how to sell as-is: to a cash buyer, on the open market, or after a few targeted fixes. Each route nets a different amount.

This guide explains what as-is means in California, how code violations and unpermitted work affect a San Francisco sale, what it costs, and how to choose.

What “as is” means in California

• You don’t agree to make repairs. The buyer accepts the property’s condition, usually after their own inspections.
• You still disclose what you know. California Civil Code §1102.1 states that delivery of the Transfer Disclosure Statement may not be waived in an “as is” sale. Known defects, unpermitted work and notices of violation belong in your disclosures.
• Some sellers are exempt from that form. Civil Code §1102.2 exempts certain transfers, including sales ordered by a probate court and sales by a fiduciary administering a trust or estate. That exemption doesn’t apply to a trustee of a revocable trust who lived in or owned the home in the past year. Other disclosures, such as natural hazard disclosures, can still apply, so confirm with your agent or attorney.
• Buyers can still inspect and negotiate. An as-is sale doesn’t stop a buyer asking for a price reduction after inspections. Pre-sale inspections reduce that risk.

Your three options, compared

A practical rule: get at least one cash offer and one market valuation before you decide. The gap between them is the price of convenience, and you can only judge it once you see both numbers.

Code violations and unpermitted work

This is where many San Francisco as-is sales get complicated.

Notices of violation

If the Department of Building Inspection (DBI) has issued a notice of violation on the property, disclose it. Open violations can make some lenders unwilling to finance the purchase, which shrinks your buyer pool toward cash and renovation buyers. Before listing, pull the property’s permit and complaint history so there are no surprises in escrow, and decide with your agent whether resolving a violation first would raise the price by more than it costs.

Unpermitted units and additions

An unpermitted in-law unit, garage conversion or added bathroom is common in San Francisco and isn’t necessarily fatal to a sale. But it must be disclosed, buyers will discount it, and some won’t be able to finance it. For units built before 2013, the City runs a unit legalization program that involves a licensed professional, permits and fees. Legalizing before a sale is sometimes worthwhile and sometimes not; it depends on the cost, the timeline and what buyers in that neighborhood will pay for a legal second unit.

Tenant-occupied homes

If the home has tenants, rent control and eviction rules may apply and will shape who can buy it. A building delivered with tenants in place usually sells to investors. Get advice from the Rent Board or an attorney before you make any plans that involve the tenancy.

San Francisco requirements that still apply

• Disclosures under California law, as above.
• Point-of-sale requirements. San Francisco’s Residential Energy Conservation Ordinance (RECO) requires certain energy- and water-saving measures and a certificate of compliance when a home is sold. Confirm the requirements for your property early.
• Transfer tax on the sale price (see below).

What selling as-is costs

San Francisco transfer tax

San Francisco charges a real property transfer tax on the full sale price, at a rate set by the price bracket. Who pays it is negotiable in the contract.

Higher brackets apply above $10 million. Rates are from the City’s transfer tax page; check the current table before you sign.

Other costs

• Agent commission, if you list (negotiable).
• Escrow and title fees.
• Pre-sale inspections, if you order them (recommended).
• Any RECO compliance work.
• Payoff of your loan and any liens.

Taxes on the gain depend on your situation. If the home was inherited, the tax picture can be very different; talk to a tax advisor before you choose a sale strategy.

When light preparation pays off

You don’t need to remodel to avoid an as-is discount. In San Francisco, the work that most often pays for itself before listing is modest:

• clearing out, deep cleaning and fresh paint;
• simple fixes to anything that looks neglected: doors, lighting, gutters, broken fixtures;
• pre-sale inspections included in the disclosure package, so buyers bid with confidence;
• resolving small, cheap violations that would otherwise scare off financed buyers.

Major remodels just before a sale rarely make sense. For the full selling process, see Selling a home in San Francisco.

How to decide

1. Get a market valuation of the home as it stands, and a second figure for after light preparation.
2. Get one or two cash offers for comparison.
3. Pull the permit and violation history from DBI.
4. Order pre-sale inspections if you are leaning toward listing.
5. Compare the net from each route, after costs, time and risk.

Frequently asked questions

Can I sell my house as-is in San Francisco?

Yes. You can sell without making repairs, but you still have to make the disclosures California law requires, and buyers can still inspect and negotiate.

Do I have to disclose problems if I sell as-is?

Yes. California Civil Code §1102.1 says the Transfer Disclosure Statement can’t be waived in an as-is sale. Some transfers, such as certain probate and trust sales, are exempt from that form, but other disclosures may still apply.

Can I sell a house with code violations in San Francisco?

Yes, but disclose them. Open violations can make lenders reluctant to finance the purchase, so they often reduce the pool of buyers and the price. Compare the cost of fixing them with the price difference.

Is it better to sell to a cash buyer or list as-is?

A cash buyer is usually faster and more certain, and listing on the open market usually brings a higher price. Get both numbers before you decide.

Who pays the transfer tax in San Francisco?

It is set by the purchase contract. The tax is charged on the full sale price at the rate for its price bracket, for example $3.75 per $500 between $1 million and $5 million.

What would your home sell for as-is?

Lance has sold homes across San Francisco for more than three decades, including older homes and multi-unit buildings that needed work. See his past sales, or ask Lance for a valuation. Neighborhood valuation pages show his sales in each area, for example Noe Valley, the Castro and Bayview. He’ll give you a number for the home as it stands and tell you whether any work is worth doing first.

General information only, not legal or tax advice. Disclosure duties, city requirements and tax rates change; confirm them for your property with your agent, attorney and tax advisor. Last reviewed November 2026.

Sources: California Civil Code §1102.1; California Civil Code §1102.2; City and County of San Francisco, Transfer tax; City and County of San Francisco, Legalize a unit in your home; SF Environment, Requirements before selling (RECO); City and County of San Francisco, Learn about San Francisco rental laws. Accessed 1 November 2026.