Part of our guide to selling your house for cash, fast.
In England and Wales you’re free to sell a home exactly as it is — no repairs, no redecorating, even full of belongings. What you can’t do is mislead a buyer about its condition. Selling “as-is” is really about two things: being honest about what’s wrong, and pricing it for the buyers who are willing to take it on.
What you have to tell a buyer
Sellers complete the Law Society’s Property Information Form (TA6). The 6th edition became mandatory for solicitors in the Law Society’s Conveyancing Quality Scheme on 30 March 2026. It asks about boundaries, disputes, alterations, guarantees, flooding, and the services connected to the property.
- Answer every question honestly and to the best of your knowledge. “Not known” is acceptable if it’s true.
- Don’t guess. A confident wrong answer is worse than “not known”.
- False or misleading answers can give the buyer a claim against you under the Misrepresentation Act 1967, even after completion.
If a business sells or markets the property — an estate agent or a property company — it must also not mislead buyers by action or omission under the Digital Markets, Competition and Consumers Act 2024, which replaced the old consumer protection rules from 6 April 2025.
How buyers price in problems
A buyer of a home that needs work is working backwards from what it would be worth once fixed, minus the cost of the work, minus an allowance for the risk and hassle. That’s why homes needing major work usually sell nearer the lower end of local prices. Across the areas we cover, a quarter of homes sold for less than these figures over the last year:
| Area | Lower quartile | Homes rated E–G |
|---|---|---|
| Liverpool | £140,000 | 11% |
| Halton | £140,000 | 9% |
| St Helens | £142,500 | 11% |
| Knowsley | £145,000 | 8% |
| Wirral | £160,000 | 16% |
| Sefton | £167,000 | 16% |
| Chester (CH1–CH4) | £205,000 | 12% |
When “as-is” limits your buyers
Most buyers need a mortgage, and lenders won’t lend on some properties until work is done — for example no working kitchen or bathroom, serious structural movement, or significant damp. If that applies to your home, your buyers are limited to cash buyers, renovators and investors.
Your options
- Do the essential repairs only, if they cost clearly less than they add and you have the time.
- Sell on the open market as a renovation project, priced accordingly — be upfront in the listing.
- Sell at auction, where renovation projects are common.
- Sell directly to a buyer who will take it as it is — the quickest, but usually the lowest price.
Our guide to selling a house that needs major repairs goes into the work itself, and each area has a local page on selling a house that needs work.
Common problems and what they mean for a sale
| Problem | What it usually means |
|---|---|
| Damp or condensation | Buyers will ask for a specialist report; costs vary widely depending on the cause |
| Roof in poor repair | Often picked up by surveys; buyers price in a full replacement |
| Subsidence or movement | Must be disclosed; may need a structural engineer’s report; some lenders won’t lend |
| Japanese knotweed | The TA6 asks about it; lenders usually want a treatment plan |
| Old wiring or no gas safety record | Buyers may budget for rewiring or replacement |
| Missing building regulations sign-off | Sometimes covered by indemnity insurance; ask your solicitor |
| Non-standard construction | Limits mortgage options; cash buyers and investors more likely |
Indemnity insurance
Where paperwork is missing — for example building regulations approval for an old extension — a one-off indemnity policy can sometimes protect the buyer against the council taking action. It doesn’t fix the work itself, and it isn’t always suitable, but it can stop a sale stalling over a missing certificate. Your solicitor can advise.
Clearing the house
Selling as-is can also mean selling with belongings still inside. On the open market, most buyers expect vacant possession of an empty house. Some direct buyers will agree in writing what can be left behind, which can save weeks — particularly for inherited or long-term family homes.
Being upfront pays
It’s tempting to hope a problem won’t be noticed. But a surveyor usually finds it, and a buyer who discovers something late often feels misled — they either walk away or ask for a bigger reduction than the problem justifies. Mentioning a known issue in the listing, with a quote for the repair if you have one, lets buyers price it in from the start and makes a sale that sticks more likely.
Selling a house that needs work in your area:
Common questions
Can I sell my house as-is in the UK?
Yes. There’s no legal requirement to repair a property before selling it, but you must answer the property forms honestly.
Do I have to tell buyers about problems with my house?
You must answer the TA6 property information form truthfully. Misleading answers can lead to a claim against you, even after the sale.
Will I get less if I sell my house as-is?
Usually yes — buyers deduct the cost of the work and an allowance for risk. The question is whether doing the work yourself would add more than it costs.
Who buys houses as-is?
Renovators, landlords and investors, cash buyers, and property buying companies. Homes that can still be mortgaged may also suit ordinary buyers looking for a project at the right price.
Sources
- Today’s Conveyancer — TA6 6th edition mandatory from 30 March 2026 (opens in a new tab)
- legislation.gov.uk — Misrepresentation Act 1967 (opens in a new tab)
- legislation.gov.uk — Digital Markets, Competition and Consumers Act 2024, section 227 (opens in a new tab)
- HM Land Registry Price Paid Data and UK House Price Index (Open Government Licence v3.0) (opens in a new tab)