Sell your house As Is & Leave the repairs to us

Sell Your House As Is in Louisiana or Mississippi – No Repairs, No Stress

Finding it overwhelming to fix up a house before selling? Whether your property is in Lafayette, Baton Rouge, New Orleans, Gulfport or anywhere in between, selling a home as is might be the solution you need. We understand letting go of a house that’s seen better days can be emotional and stressful. This guide will walk you through everything about selling a house as is – what it means, why it can be a lifesaver for distressed homeowners, and how to do it in Louisiana or Mississippi.

What Does Selling a House As Is Mean?

Selling a house as is means you’re selling the property in its current condition, without agreeing to make any repairs or improvements. The buyer will purchase the home with all its existing faults, and you won’t be on the hook for fixing things like leaky pipes, foundation cracks, or peeling paint. When you list or advertise a home as is, you’re basically telling buyers: what you see is what you get.

Importantly, as is does not mean you can hide known problems. As a seller, you are legally obligated to disclose known material issues with the property. If you know the roof leaks, there’s termite damage, or the electrical system is faulty, you are expected to inform the buyer. Selling as is simply means you’re not agreeing to fix those problems or offer credits for them.

Buyers can still do inspections for their own knowledge – and they often will. But after an inspection, you as the seller are not obligated to fix anything. In some cases, especially with experienced cash buyers, the buyer may even waive formal inspections to speed things up. But generally, expect at least a quick walkthrough.

Why Do Homeowners Sell As-Is?

Homeowners choose to sell as is for a variety of very personal reasons. Often, it comes down to not being able or willing to pour more money and time into the property. Here are some common situations where selling a house as is makes a lot of sense:

• The house needs big repairs: Maybe it’s an old home with the original roof, a bad foundation, or significant termite damage. Bringing it up to “move-in ready” condition would cost tens of thousands that you don’t have. Many owners decide to sell as is and let the buyer handle renovations. This is especially common if the home has multiple issues or is simply outdated across the board. It can be overwhelming if you’ve gotten a long list of needed fixes – selling as is lets you sidestep that burden.
• Inherited or unwanted property: If you’ve inherited a house that’s in poor shape or is full of belongings, an as-is sale can be the simplest way to handle the estate. You don’t need to fix it up or clean it out. If you’ve inherited a property that’s in rough shape, you might not have the emotional or financial capacity to renovate it. Maybe it was an elderly relative’s home stuffed with belongings, or it’s been sitting vacant for years. As-is sale is a quick way to deal with an estate property – you get to skip cleaning it out or fixing it up. We often help out-of-state heirs who simply want to liquidate an inherited house quickly instead of managing a renovation from afar
• Storm or flood damage: In Louisiana and Mississippi, unfortunately, this is a familiar story. Your house might have been hit by a hurricane or flood. Perhaps you got an insurance payout but you don’t want to undertake the massive repair project yourself. Many people in this situation choose to sell the property as is for cash, combine that with their insurance money, and move on to a new home elsewhere. The bottom line: if Mother Nature hit your house hard, an as-is sale can be an escape hatch.
• Code violations or title issues: Maybe the house has code enforcement liens, unpermitted work, or other legal entanglements (tax liens, etc.). Selling through normal channels can be tough, because any buyer’s title search will raise red flags. However, as-is investors specialize in these situations. We regularly buy houses with code violations or liens – our title attorney simply resolves those during closing (often paying off fines from the sale proceeds). If you have a property that the city has been fining you for (overgrown yard, unsafe structure, etc.), selling it as is to someone who isn’t scared of red tape can save you from further headaches and fines.
• Financial hardship or life change: Sometimes life throws curveballs – job loss, divorce, mounting debts, or medical bills. If you’re facing foreclosure or need money fast, selling the house as is could be your best move to prevent things like a foreclosure from ruining your credit. We’ve helped folks in foreclosure by buying their home as is in as little as a week, giving them cash to settle debts and avoid the bank taking the home. In other cases, people are going through a divorce or major life change and they just want a quick, clean break – they don’t want to spend months fixing and selling the family home. An as-is sale is fast, which provides certainty and relief in times of crisis.
• Distressed rental properties: If you’re a landlord and your rental property has seen better days (perhaps a long-term tenant left it in shambles, or you’re just done being a landlord), selling as is can be very appealing. We buy rental properties as is – even with tenants still in them, in some cases. Tired of the 2 a.m. maintenance calls or the costly evictions? Instead of investing in repairs to re-rent, many landlords choose to cash out.

Do any of these scenarios sound like you? If so, know that selling as is is a valid, widely-used solution. You shouldn’t feel guilty or ashamed about not fixing the house. In our experience, buyers exist for virtually every house, no matter the condition. The key is finding the right buyer and being realistic about price. Selling as is allows you to move on with your life, and let someone else give the home the TLC it needs.

Selling a home as is can actually be a relief. One of our recent clients described the feeling as a huge weight off their shoulders when they handed over their beat-up property and walked away with cash. If you’re overwhelmed by a house – emotionally or financially – an as-is sale offers a fresh start.

Pros and Cons of Selling a House As-Is

Pros:

• No repair costs
• Faster sale timeline
• Fewer negotiations
• No need to clean out the house fully
• You can walk away from a burdensome property

Cons:

• Likely a lower sale price
• Smaller buyer pool
• Some buyers may still request inspections

How to Sell a House As-Is – Step by Step

Step 1: Decide how you want to sell

• Decide whether it’s worth updating the house or if you want to sell as is

Step 2: Price your home realistically

• Consider its current condition and the cost of needed repairs plus some discount to incentivize the buyer to buy it and fix it

Step 3: Minimal prep (if possible)

• Minor cleaning or small repairs (only if easy and inexpensive and don’t bother at all if you end us selling to Home Buyer Louisiana)
• Remove trash or personal items if you can (not necessary if you sell as is to Home Buyer Louisiana)

Step 4: Market to the right buyers

• Use language that attracts investors or fixer-upper buyers
• Be upfront about selling as is

Step 5: Navigate offers and closing

• Cash offers are ideal because there are no loan requirements
• Understand that most buyers will still want a quick walkthrough or inspection
• Make sure the person making the offer is a legitimate buyer

Selling As-Is in Louisiana vs. Mississippi

In both Louisiana and Mississippi, sellers are legally obligated to disclose known problems with the property. As is doesn’t give you a free pass to hide defects, but it does mean you’re not agreeing to fix them.

In Louisiana:

• Many homes are older and commonly sold as is
• Closings often involve a title attorney
• No state-level transfer tax

In Mississippi:

• Coastal homes may have storm history
• Closings are usually through title companies

In either state, Home Buyer Louisiana has experience buying homes as-is. Whether your home has damage, is inherited, has liens, or is simply too much to handle, we can help.

Frequently Asked Questions about Selling a House As Is

We get a lot of questions from homeowners considering an as-is sale. Here are answers to some of the most common FAQs  about selling a house As Is – feel free to reach out if you have others, because every situation is unique!

Q: Can I really sell my house in any condition?

A: Yes – you can sell a house in pretty much any condition imaginable. There’s virtually no situation we haven’t seen. We have bought houses that were fire-damaged, properties with foundation issues so severe you could see daylight through the floor, homes with black mold infesting the walls, and ones that had been sitting vacant since Hurricane Katrina. In many cases, even if a house is beyond repair for a typical buyer, it still has value as a lot or a shell for an investor. Worst-case scenario, if the structure is truly unsalvageable, an investor will factor in demolition and the value of the land. But that still means you can get cash for it. As a seller, you are never “stuck” with a house just because it’s in bad shape. There is always a price at which it will sell. We often say: “If it’s a house (or even just a piece of land with a slab where a house was), we’ll make an offer.” So don’t hesitate to seek an as-is sale just because you think your house is too rough – it isn’t. Literally, from houses with collapsing roofs to ones full of termites, we’ve seen it all and bought them all. (It doesn’t have to be this bad though, we also buy houses that are in OK condition but just dated)

Q: If I sell as is, can I leave behind unwanted furniture or junk in the house?

A: Yes. One big perk of selling to us is that you don’t have to clean the house out completely. We often tell sellers: “Take what you want, leave the rest.” We’ve had sellers leave piles of old furniture, clothes, trash in the garage, even vehicles on the property. We then handle the clean-out after closing. We try to donate items to charity if possible, and we dumpster the rest as part of our renovation process. If you sell on the open market to an average buyer, they will expect the house to be broom-clean and empty at closing (and that you remove all personal property). But investor sales are more flexible. This is a huge relief for people overwhelmed by years of accumulated stuff.

Q: Can I sell a house as is that has tenants or must I evict them first?

A: You can sell it as is with tenants – it happens frequently. If you have good tenants and an investor is buying, sometimes the investor is happy to inherit the tenants (instant rental income). We’ve bought rental properties where we just continue the lease. If the tenants are problematic or not paying, we’ve also bought houses and dealt with the eviction after closing (we might adjust the offer depending on the situation). If you’re selling to a regular homebuyer, they’d likely want the tenants gone (since they want to live in it). But when selling to a cash investor, leaving the tenants in place is an option. Be sure to disclose the lease terms, deposit amounts, etc., to the buyer. Keep in mind, in Louisiana, leases survive the sale – meaning if you have a written lease, the new owner has to honor it (unless the lease itself says otherwise). In Mississippi, it’s similar. So if you have long-term tenants on lease, an investor will factor that (they can’t flip until the lease is up, unless they negotiate a buyout with the tenant). If tenants are month-to-month or the lease is almost up, that’s easier. Bottom line: you do not necessarily have to evict or remove tenants before selling as is – talk to your buyer. We handle these on a case by case basis.

Q: Can I sell “as is” without any inspections or contingency period at all?

A: It’s possible, but it might result in a lower price or fewer takers. Here’s the deal: when you say “no inspection contingency” – you’re basically indicating the buyer must buy sight unseen or with no right to back out after inspection. Some cash buyers  do this, but they usually price in a worst-case scenario to cover their risk. If you truly want to sell with zero inspections, you may have to accept a very conservative offer. In practice, what most as-is sellers do (and what we recommend) is allow an inspection or walkthrough for information only. That means the buyer can inspect, but the contract either doesn’t allow them to request repairs (which it shouldn’t anyway if clearly as is) or you limit the contingency to like 5 days just so they can verify condition. Many investor buyers will take only a very short contingency or none at all if they feel they already know the house well. For instance, we often make offers where we only reserve the right to a quick walkthrough to ensure no major surprise (like we couldn’t see the foundation or something initially). Selling truly as is, in terms of contract, typically still involves at least one walkthrough.

Q: Should I fix anything?

A: If small fixes can improve your offer significantly and you’re able to do them, consider it. But many sellers choose to skip repairs entirely and sell as is. Since we do this for a living we can probably do the repairs for cheaper then you can and if you do it we are not always sure of the quality. This is why most people just sell as is without doing repairs.

Q: Are there any extra legal issues or risks selling as is?

A: If done correctly, selling as is is very common and safe. The main legal consideration is disclosure (just don’t hide defects you know about). Also, ensure the contract language clearly states the buyer is purchasing as is, with no warranties from you. Standard Louisiana realtor contracts have a section you check for as is and “waiver of redhibition.” In Mississippi, it’s usually written in by hand or addendum (“property sold in as-is condition, seller to make no repairs”). If you’re selling FSBO, using a basic template or having an attorney help draft the agreement is worth it to include those magic words. We always include as-is language in our offers by default. As far as risk: after closing, an as-is sale greatly limits liability. Buyers can’t later sue you because, say, the HVAC died or the floor was more rotten than they thought – they agreed to take that risk. The only exception is if you intentionally deceived them (fraud). So don’t do that, and you’re fine.

How Home Buyer Louisiana Can Help

At this point, you might be thinking: “This sounds good in theory, but how do I actually do it? Who will buy my house as is?” This is where Home Buyer Louisiana comes in. We are a local cash home-buying company that specializes in purchasing houses in any condition across Louisiana and the Mississippi Gulf Coast. If you want a fast, as-is sale with a trustworthy buyer, we’re ready to help. Here’s how our process works, step by step:

1. Contact us: Call 504 332 7676 or fill out our online form
2. Phone Interview: We will ask you questions about the condition of the house and when things were last updated
3. Cash offer: You get a fair, no-obligation offer based on the updates needed and what we predict the value to be with those repairs
4. Close on your timeline: As fast as 8 days or whenever works for you. We will walk the house during this period to confirm what you told us on the phone and to get our rehab plans together.

We pay cash. We cover closing costs. We make it easy.

Why Sell to Home Buyer Louisiana?

There are plenty of companies and investors you could sell your house as is to. So what makes us different? We pride ourselves on being transparent, reliable, and absolutely focused on win-win solutions. Here are a few reasons homeowners across Louisiana (and now Mississippi) have trusted us with their as-is sales:

• Proven Trustworthiness: We’re local investors, our office in New Orleans and we all live around the region. his isn’t a faceless national company. Home Buyer Louisiana was founded in 2019 and we’ve successfully closed 200+ deals with Louisiana and Mississippi homeowners. We’re BBB Accredited (A+ rated), we have a 5-star Google rating from our clients and have lots of video reviews of Home Buyer Louisiana. We operate with integrity and treat everyone with respect. If we say we’ll do something, we do it. We know selling your home is a big decision, and we take our role seriously. No bait-and-switch, no last-minute hidden fees.
• We Pay Cash (No Financing Contingencies): Our offers are backed by cash funds. This means no risk of bank loan delays or denials. When we agree to buy, you can consider it sold. We don’t depend on appraisals or approvals. This also allows us to close on your schedule. Need to close in a week? Done. Need to wait a month? That’s fine too – we have the flexibility. Cash = certainty. Especially for distressed properties that might not qualify for a mortgage, our cash is often the only practical route to a sale.
• No Repairs or Cleanup Required: As we’ve emphasized, we truly buy as is – you don’t have to fix a thing or even sweep the floor. Many clients are amazed that we stick to this promise; some expect, “Oh, they’ll surely want me to at least haul away that old car or trash pile.” But if we said as is, we mean it. We’ve bought houses filled with junk, with structural issues, with pests – you name it.
• Fast and Convenient: Our whole process is designed to be fast, efficient, and convenient for you. We do the heavy lifting (literally and figuratively). You don’t have to deal with listings, multiple showings, waiting for offers, negotiation drama, or buyers backing out. With us, you get a fair offer quickly and you decide if it works. If yes, we move straight to a smooth closing. We handle all the paperwork, and our title team is very experienced with complex titles – so even if probate or other issues are involved, we expedite them. We want this to be the easiest real estate transaction you’ve ever done. Many of our clients literally say, “Is that it? That was so easy!” at the closing table – that’s our goal.
• No Fees, No Commissions: When you work with Home Buyer Louisiana, you won’t pay a dime in commissions or closing costs. There are no agent fees since we’re direct buyers. There are no closing fees for you because we cover the title company’s charges for things like title insurance, closing facilitation, etc.
• Genuine Helping Attitude: We consider ourselves more than just home buyers – we’re problem solvers. Our approach is consultative. If we come out to your house and, for instance, realize you might actually be better off listing it, we’ll tell you that honestly. We’ve advised some sellers that they could likely get more on the open market and even connected them with good agents – even though there was no direct benefit to us. Why? Because we truly want what’s best for you, the homeowner. In most distressed scenarios, our service is the best (fast cash, no hassle), but if yours is an exception, we’ll say so.

To sum it up, our company is here to make your life easier. Home Buyer Louisiana exists to give homeowners in tough situations a reliable, fast, and fair way to sell. We’ve helped people avoid foreclosure, deal with inherited “problem” houses, relocate quickly for jobs, you name it. And we’ve done it while maintaining an excellent track record of integrity. When you come to us, you can expect straight talk, a fair price, and a smooth process. No stress, no last-minute renegotiation, no gimmicks.

Ready to see what we can offer for your house?

Get Your No-Obligation Cash Offer Today

You don’t have to live with the stress and uncertainty of a problem house any longer. If you’re thinking of selling your house as is in Louisiana or Mississippi, let us make you a free, no-obligation cash offer. Then you can decide if it’s right for you.

Call (504) 332-7676 or fill out our form to get started.

Remember, when you work with Home Buyer Louisiana:

• You won’t pay any fees.

• You won’t have to fix or clean anything.

• You pick the closing date.

• You get cash in hand and a quick closing at a reputable local title company.

• You’ll be treated with respect and honesty every step of the way.

Why let that burdensome house cause you more sleepless nights? Find out how much we’ll pay and how fast we can help you be done with it. Even if you’re just curious, it can’t hurt to explore the option – the offer is free and there’s zero obligation to accept.

Imagine – a couple of weeks from now, you could have your house sold and be moving forward, without having to repair a thing. How relieving would that be?

Give us a call or send us your info, and let’s see if we can create a win-win solution for you. We’re here to answer any questions and guide you through the as-is selling process in a way that leaves you saying, “That was easier than I ever thought possible!”

See you at the closing table.