How To Sell A House “As-Is” In Orlando: The 2026 Guide

So, you want to skip the pre-sale renovations? Perhaps you just want to give it a little time before disposing of the old roof, having the whole house painted, and then moving in?  

Selling a house as-is in Florida opens up this option, but do not get the impression that it is a free pass.  

The “get out of jail” card is not the case; the ‘Sheriff’ is still around, and there are laws that you have to follow.  

In Florida, an “As-Is” sale means neither the seller nor the buyer will make any repairs, nor will the buyer request repairs by giving credits.  

Still, the buyer has a legal right to examine the house. The majority of these transactions are conducted under the standard FAR/BAR As-Is Contract, which defines the inspection timelines very strictly.  

You are not allowed to keep silent about major issues, even if you have this contract. For example, you can inform the buyer of any hidden defects that have a significant impact on the house’s price.  

This guide explains the legal requirements and the best advertising techniques to help you sell your property quickly and hassle-free. 

The Legal Framework: The FAR/BAR “As-Is” Contract 

When selling a house as is in Florida, the most probable approach is the Florida as-is residential contract with the right to inspect.  

To say that this is the gold standard for these deals is an understatement; it does protect the seller, but at the same time, it gives the buyer certain rights.  

The right to inspect (lines 249-262)  

There is a prevalent misconception that “as-is” implies that the buyer shall not get their inspection done.  

This is incorrect! The reality is that the buyer is given a “free look” period. As a rule, he has 15 days to examine every little part, and he may cancel the deal without giving any reason during this period.  

It is not even necessary for them to have a repair issue; just bad vibes would be enough to cancel the deal.  

Pro strategy 

To protect yourself, negotiate a shorter inspection period. 7 days should be your target. This would also prevent your home from being off the market for too long in case the buyer decides to back out.  

“As-Is” vs. “Standard” Contract: Why Choose The As-Is Version?  

In the case of a “standard” contract, the seller might be obliged to pay for repairs. Most of the time, that contract requires the seller to spend 1.5% of the property price on hidden fixes, which could be quite deceptive.  

But with Florida as a residential contract with the right to inspect, the repair liability is $0. Nothing is owed by you.  

For a more thorough understanding of these differences in law, the Florida Bar’s Consumer Pamphlet is an excellent source in giving you a clear breakdown of your rights. 

The Disclosurex Trap: Does “As-Is” Hide Defects? 

A lot of sellers are curious about the question: does the as-is condition prevail over the disclosure in Florida? The brief answer is no.  

You may be transferring the property as it is, but major issues cannot be hidden from the buyers.  

The Johnson v. Davis Rule  

In Florida, one prominent judicial proceeding is Johnson v. Davis, which made the case law strict on this matter.  

You are obliged to inform the buyer about any defects that “materially affect the value” of the real estate.  

Among these are issues that are not easily visible by the buyer, for instance, a leaky roof or a sinkhole claim from 2010.  

The risk is here: “As-Is” allows you not to do the repairs, but it does not give you the privilege to lie about the condition of the house.  

If you conceal mold behind new drywall, the buyer may sue you even years after the transaction. Honesty at the beginning is your greatest protection in the law.  

Code Violations & Open Permits  

Are you offering a house in Orlando with code violations? You have to be very careful. A garage conversion without a permit or open code liens will be attached to the property.  

Hence, the buyer takes over your legal troubles while selling a house as is in Florida.  

In Central Florida, the Orange County Code Enforcement is quite vigilant. Even if you owe an open fine, it will be disclosed during the title search.  

Pro Tip: Do not allow the buyer to unearth issues before you do. Look for liens on the Orange County Comptroller’s website before listing your property.  

It is truly better to find out about a $5,000 permit issue now than two days before the closing! 

Who Buys “Ugly” Houses In Orlando? 

When you are selling a house as is in Florida in poor condition, you typically come across two types of buyers.  

Each of them has a different aim. You will have to decide who is best suited to your time frame and budget.  

The Cash Investor (Wholesaler)  

Most likely, you have noticed the “we buy houses” signs. These are cash home buyers in Orlando as-is.  

• Pros: They are exceptionally fast. Closing can often occur within 7 to 14 days. They seldom request inspections. You receive your money and leave.  

• Cons: You are charged for that convenience. Normally, their offers are 60% to 70% of the home’s After Repair Value (ARV). They require some margin to cover their profit.  

The “Retail” Fixer-Upper Buyer  

This is a common individual who desires to acquire your property and renovate it to occupy it.  

• Pros: Generally, they pay near the full market price. They become charmed and captivated by the house’s future.  

• Cons: They depend almost invariably on bank financing (e.g., FHA or Conventional loans).  

This leads to a considerable “Insurability” problem in 2026. If the house has significant problems, the bank might turn down the loan. This could cost you the deal at the last minute. 

The “Insurability” Barrier: Can You List on the MLS? 

The process of selling a house as is in Florida in 2026 is not only about finding a buyer but also about obtaining the insurer’s approval.  

Insurance companies play a major role in the transaction’s success, since most retail buyers depend on financing, and banks won’t release funds unless the house is insured.  

1. The 4-Point Inspection Hurdle  

Florida insurers are very strict about roof, electrical, plumbing, and HVAC systems. If the roof of your home has less than three years of life left, it is likely that you will be denied insurance. 

This scenario is quite common in many Florida homes. Citizens Property Insurance says that if an older home wants to get coverage, it must pass a 4-point inspection first.  

If you don’t make it, the buyer’s loan will not be approved.  

In that situation, your marketing efforts should be directed towards “Cash Only” buyers or those with specialized “Renovation Loans.”  

2. Marketing Strategy for Distressed Homes  

Don’t be shy about the damage! Be truthful with your photos. It is best to show the cracks or the old kitchen.  

The marketing should be along the lines of “Renovation Potential” or “Blank Canvas.” This will bring the right people to your property who are ready to work.  

Next, consider the price you are asking for. Don’t set the price of your house at the same level as the neighboring house that’s been fixing up.  

It is better to set the price slightly lower than the recent “as-is” comparables. This strategy usually causes a bidding war among the investors, which can, in fact, raise your final price above what you expected! 

Selling A House As-Is In Florida: Expert Tips to Maximize Profit Without Repairs 

The process of selling a house as is in Florida can be complex and challenging. To make it easier and to save your money, apply these ten tips from the pros. 

1. The “Zero-Day” Inspection 

For a skilled investor, ask them to skip the inspection period entirely. They should be able to estimate the cost of renovation just by looking at the house. If they refuse to do that, at least let the window be very short. 

2. Disclose The “Ghost” 

Did you fix a pipe leak five years ago? Inform the buyer. Over-disclosure is the most reliable way to protect yourself against future lawsuits. Under-disclosing invites a judge’s intervention later. 

3. The “Renovation Loan” Pivot 

If your roof is in bad shape and you can’t find a cash buyer, then pitch the house to the people who can use an FHA 203(k) loan. 

This type of loan allows the buyer to cover the repairs and get the property in one go. So, your buyer pool includes not only “cash sharks” but also others. 

4. Clean It Out 

Renovation isn’t your only option; however, decluttering is a must. A “dirty” house usually goes for 10% less than an “empty” house. Make sure the kitchen, even if falling apart, is empty and swept. 

5. Soft Wash The Roof 

Invest $300 in a professional soft wash. Sometimes, removing black streaks can let a roof pass a visual 4-Point inspection if the shingles are still in good shape. 

6. “Open Permits”  

Close that water heater permit from 2005? If it’s open, it may delay your closing for a couple of weeks. Use the Orange County Code Enforcement portal to search and shut down these first.  

7. The “Assignment” Check  

On any cash offer, look for the expression “and/or assigns”. It indicates that the person is not purchasing your house but rather is selling it to another party.  

Demand a large, non-refundable deposit of at least $5,000 from the buyer as your protection.  

8. Negotiate “Holdback” For Liens 

If you have a lien code, you can usually talk the city into lowering the fine. Or, get the title company to “hold back” a portion of your sale proceeds until you get the lien paid off at the closing table.  

9. Utility Activation  

Keep water and power supplies activated! The inspector will not be able to check the plumbing or A/C without them. It may take a long time and incur additional costs if they need to be turned on later.  

10. Proof Of Funds  

Always require a bank statement when accepting an “As-Is” offer. Verify that it’s no more than 30 days old, and it shows the buyer really has the cash ready to go. 

Conclusion: Don’t Leave Money on the Table! 

Selling a house as is in Florida is a smart move for many people. However, you don’t have to accept a lowball cash offer just because your house needs some love.  

Being smart about the process and understanding the legal rules can help you sell your home quickly and for a fair price.  

The process of selling As-Is is just about giving up. It is more about the strategy. Your next step should be this: before you even think about calling the number on a “We Buy Houses” sign, spend $150 private pre-listing inspection.  

This tells you exactly what your defects are, so you can price the home accurately and further negotiate from a position of strength.