The short version
- As-is means you're not making repairs. It does not mean you can hide problems you know about.
- Many St. Louis County cities, and parts of the City of St. Louis, require an occupancy inspection before a new owner moves in. The rules change from city to city.
- We buy houses as-is, with no inspections or appraisals from us, and we pay all the closing costs.
What "as-is" really means
Selling as-is means you won't fix anything before closing, and the buyer accepts the house in its current condition. It's common for older St. Louis houses, inherited houses, rentals, and houses that have had a fire, a leak or years of deferred maintenance.
It doesn't let you hide problems. If you know about a major defect, like a cracked foundation, a roof leak or a sewer backup, tell the buyer. Being upfront protects you after closing.
How occupancy inspections work around St. Louis
This is the part that catches a lot of sellers off guard. In much of St. Louis County, each city has its own rules for inspecting a house when it changes hands. A few examples:
| Where | How it works |
|---|---|
| Florissant | The city says a house can be sold as-is without an inspection, but then the buyer has to get and pay for the inspection and occupancy permit before anyone moves in. |
| Hazelwood | Has had a Residential Occupancy Permit Program since 2002. City code enforcement officers inspect the inside and outside of homes against the property maintenance code. |
| City of St. Louis | In Housing Conservation Districts, a Certificate of Inspection is required before a new owner or tenant can occupy the home. |
| Other cities | Some inspect on every sale, some only rentals, and some not at all. Fees, timelines and conditional permits vary. |
Before you list or sign anything, call your city hall and ask three things: Is an inspection required when the house sells? Can the buyer take responsibility for it? Is there a conditional permit if repairs are still needed?
Your options for a house that needs work
| Option | Good when | Watch out for |
|---|---|---|
| Fix it up, then list | The repairs are cosmetic and you have the cash and time | Contractor delays, cost overruns, holding costs |
| List it as-is | The house is livable and will pass a lender's appraisal | FHA and VA appraisals flag peeling paint, roofs and safety issues, and buyers ask for credits after inspection |
| Sell to a local cash buyer | Bigger repairs, a deadline, or you just want it done | Get an offer that shows how the number was figured |
Not sure which nets more? Use the calculator in our cash offer vs. listing guide.
What we buy as-is
- Foundation, roof, plumbing or electrical problems
- Fire, water or mold damage (see our fire-damaged house guide)
- Code violations and failed occupancy inspections
- Houses full of belongings, including hoarder houses
- Rentals with tenants in place
We've been buying and fixing up St. Louis houses since 2014. We make an offer within 24 hours, pay all the closing costs, and you pick the closing date.
Common questions
Do I have to disclose problems if I sell as-is?
Yes, tell the buyer about major problems you know of. Selling as-is means you're not fixing them, not that you're hiding them. If you're unsure what to disclose, ask a Missouri real estate attorney.
Can I sell a house that failed its occupancy inspection?
In many cities, yes. Some let the buyer take on the repairs under a conditional permit. Check with your city hall. We buy houses that have failed inspections.
Will you buy a house full of stuff?
Yes. Take what you want and leave the rest. There's no cost to you for the clean-out.
Do you do an inspection or appraisal?
No. We walk through the house once, and that's it. No home inspection and no appraisal from us.
This guide is general information for Missouri homeowners, not legal, tax or financial advice. Laws and local procedures change. Talk to a Missouri attorney, CPA or HUD-approved housing counselor about your situation. HJ House Buyers is a real estate investment company, not a law firm or real estate brokerage.