By David Yerokhin · Published August 31, 2026
Define what as-is means in the written agreement
The purchase agreement should state the property's condition terms, inspection rights, access, included personal property, cleanup responsibilities, closing date, financing conditions, and remedies. An as-is label does not answer every contract question and does not itself guarantee that a buyer will waive inspection or proceed after learning new information.
Do not treat as-is as no-disclosure
Washington's seller-disclosure statutes can require a completed disclosure statement for residential real-property transfers unless an exemption applies. The statutes also describe delivery, amendment, buyer rescission, and liability rules. Use the current statutory form and qualified advice for your transaction; an as-is term does not automatically erase applicable disclosure obligations.
Build a repair-and-holding worksheet
Estimate only work that is actually being considered: safety items, water intrusion, roof, structure, systems, cleanup, hauling, permits, landscaping, and buyer-requested credits. Add mortgage payments, taxes, insurance, utilities, maintenance, vacancy risk, and travel for the likely preparation and marketing period. Use ranges where bids or timing remain uncertain.
Compare every selling cost on the same basis
For a listing scenario, include negotiated broker compensation, seller concessions, preparation, possible inspection credits, closing costs, REET, and carrying time. For a direct offer, include any seller-paid closing items, contract contingencies, assignment rights, price adjustments, and REET. Washington generally imposes REET on the seller unless an exemption applies, with local REET added to the state amount.
Evaluate execution risk as well as price
Verify the buyer's identity and signing authority, proof of funds or financing, earnest-money terms, inspection and cancellation rights, closing agent, and proposed schedule. An agent listing and a direct sale can each fail for different reasons. Compare written net estimates and contract terms, and use independent professionals for legal, tax, title, brokerage, and inspection advice.
Washington sources used for this guide
RCW 64.06 — Real property transfers and seller disclosures
Washington residential seller-disclosure requirements, exemptions, forms, delivery, amendment, and remedies.
Washington Department of Revenue — Real estate excise tax
Current state and local REET framework, filing information, and rate resources.
RCW 18.86 — Real estate brokerage relationships
Washington brokerage duties and written services-agreement provisions relevant to a listing comparison.
This page provides general information, not legal, tax, or financial advice. Confirm disclosure duties, contract terms, and transaction-specific costs with the appropriate independent professionals.
Continue your research
Cash offer vs. agent listing
Compare the as-is scenario with a full listing net sheet.
Request an as-is property review
Get written direct-purchase terms without committing to sell.