Selling as-is is not one fixed process. It can mean leaving cosmetic updates for the buyer, declining to repair major components, clearing only what is practical, or marketing a property whose condition is not fully known. The right approach depends on the home, your timing, available information and the buyers most likely to consider it.
By Zach Boulert, REALTOR® / Sales Representative · ·
Start by defining what as-is means for this property
An as-is listing usually signals that the seller does not plan to complete additional work before closing. That does not tell a buyer whether the concern is dated décor, deferred maintenance, a major known repair or simply the seller's need for a simpler move. Clear property information and accurate marketing are more useful than relying on the phrase alone.
List what you know, what you have documents for and what remains uncertain. Gather permits, invoices, warranties, rental or utility information, surveys and prior reports that may help qualified professionals and prospective buyers understand the home. For London permit history or property records, start with the City's property information request options rather than making assumptions.
Compare three preparation strategies before spending
Ask for a comparison of three realistic paths: list in the present condition; complete only safety, access, cleaning and presentation basics; or complete a defined group of repairs supported by written estimates. The comparison should consider likely buyer audience, financing or insurance obstacles, time, carrying costs and the uncertainty that comes with starting work.
A lower-cost task can still matter when it improves access, removes ambiguity or helps buyers see the property clearly. A large renovation is not automatically the best return. Read the related guide on renovating before a London home sale before committing to work, and request a property-specific home-value review for current comparable evidence.
Price the current condition instead of the finished-home idea
The relevant comparison is not simply the highest sale nearby. Review recent sales with similar location, size, property type and condition, then examine current competition. If the home needs work, estimate how buyers may account for cost, time, risk and the inconvenience of completing it. A contractor's estimate can inform the conversation but cannot guarantee how buyers will price the uncertainty.
Pricing should also reflect the likely search bracket and how the property will appear beside move-in-ready alternatives. The London seller guide explains the wider listing process. Owners in east London can also use the Hamilton Road seller guide and Old East Village seller guide.
Treat disclosure and documentation as separate from repairs
Choosing not to repair does not mean known issues should be hidden or described carelessly. RECO's bulletin about facts a seller may have a legal obligation to disclose explains that the law around property defects is fact-specific and advises seeking a legal opinion when there is uncertainty. Zach can organize the property and marketing questions; a lawyer should advise on legal obligations.
Do not cover damage to improve appearance, make unsupported claims about systems or advertise renovation dates without records. If work is considered, the City says most renovation, construction or demolition projects require a permit; review the City's current building-permit guidance and confirm the requirements for the exact project.
Market the opportunity without disguising the work
Useful marketing can show layout, lot, location, permitted uses where verified, recent improvements with documentation and the property's potential audience without promising what has not been confirmed. Photography should represent the condition accurately. Showing instructions should make inspection and contractor access manageable when appropriate.
For an older east-London property, local context may matter to the buyer, but the address and condition still lead the decision. Link buyers to the Hamilton Road guide or Old East Village guide only when the property is actually in that area. Current listings remain available through Zach's RE/MAX property search.
Official sources and address checks
Use RECO for consumer and registrant guidance, the City of London for current permit and property-record processes, and a real estate lawyer for advice about disclosure, title and agreement terms. Inspectors, contractors, engineers, insurers and lenders may be needed for conclusions within their fields. An article cannot determine what applies to one property.
Zach Boulert is a REALTOR® and Sales Representative with RE/MAX Icon Realty Brokerage serving London and Middlesex County. Call 647-877-3792 or use the form below to request an as-is selling opinion for your property. Learn more about working with Zach before choosing a listing plan.
Selling a London house as-is: common questions
Can I sell a house as-is in London, Ontario?+
A property can be marketed in its current condition, but the listing, agreement, known issues and legal obligations remain property-specific. Obtain advice from the appropriate real estate and legal professionals.
Does as-is mean I do not need to disclose anything?+
No. Do not treat the phrase as a substitute for legal advice or accurate property information. RECO advises sellers and agents to address disclosure questions carefully and obtain a legal opinion when uncertain.
Should I get an inspection before an as-is sale?+
A pre-listing inspection may clarify condition for some properties, but it is not automatically the right choice. Discuss the purpose, cost, resulting information and disclosure implications before ordering one.
How do I estimate an as-is listing price?+
Review relevant recent sales, current competition, condition, buyer audience and documented repair information. A comparative market assessment is an informed opinion, not a formal appraisal or guaranteed sale price.
Thinking about selling without major repairs?
Complete the short form to request a property-specific comparison of an as-is strategy and improvements that may be worth investigating.
Get an as-is selling opinionThis is general real estate information, not legal, inspection, engineering, insurance, tax or contracting advice. Confirm property-specific obligations and risks with qualified professionals.