What 'As-Is' Really Means In East Hills

Seeing “as‑is” on an East Hills listing can raise your heart rate fast. Are you walking into a project house or just a seller who wants a clean deal? You deserve clarity before you tour, write, or negotiate. In this guide, you’ll learn what “as‑is” really means in Michigan, which disclosures still apply, how inspections and financing work, and what typical outcomes look like in East Hills. Let’s dive in.

What “as‑is” means in Michigan

At its core, “as‑is” tells you the seller intends to sell the home in its current condition and does not plan to complete repairs after your inspection. It is a contract posture, not a free pass to hide problems or block your due diligence. The exact effect depends on the purchase agreement you sign and which contingencies you include or waive.

Two legal guardrails always apply:

• Michigan sellers generally must complete a written Seller’s Disclosure Statement that identifies known material defects, unless a narrow statutory exemption applies.
• For homes built before 1978, federal law still requires a lead‑based paint disclosure and delivery of the EPA/HUD lead safety pamphlet.

Disclosures that still apply

“As‑is” does not erase disclosure duties. In Michigan, a seller who knows about a material defect is expected to disclose it on the Seller’s Disclosure Statement. Failing to disclose known issues can create legal exposure for the seller.

Federal lead rules remain in force for pre‑1978 properties. You should receive the required lead disclosure and pamphlet before you are bound by a contract.

If you are using FHA or VA financing, lender minimum property standards can require certain safety or habitability repairs. Even with an “as‑is” seller, those items may need to be addressed for the loan to close.

Locally, known unpermitted work or code violations should be disclosed when required. Many East Hills homes are older, so it is wise to check City of Grand Rapids building permits and Kent County records for past work.

Michigan has variable radon potential. Sellers are not always required to test, but known issues and mitigation systems should be disclosed. Buyers often add a radon test to the inspection package.

Inspection rights in East Hills

“As‑is” does not mean “no inspections.” It usually means the seller may resist repair requests. You can still negotiate for the right to inspect and the ability to cancel or seek concessions if significant defects are found.

Common inspections in East Hills include:

• General home inspection covering structure, roof, plumbing, electrical, and mechanicals
• Radon testing, which is commonly requested in Michigan
• Sewer lateral scope, especially in older blocks that may have clay lines
• Pest or wood‑destroying insect inspection
• Specialist checks for HVAC, chimney, or electrical systems as needed

How inspection contingencies are structured

• Full inspection contingency: You can request repairs, credits, or cancel if material issues arise. An “as‑is” seller may prefer credits rather than repairs.
• Right to inspect with no repair requests: You may inspect, then accept the condition or cancel within the deadline. This must be clearly written into the contract.
• Limited or narrowed contingencies: You can tailor scope to strengthen your offer, but this reduces protections and can affect lending or insurance.

Local practice often uses a 7 to 14 day inspection window, but timing is negotiable. Book specialized tests like radon and sewer scopes early so you can act before deadlines.

Financing and appraisal interactions

Appraisers and lenders can require repairs for health, safety, or habitability. This comes up most often with FHA and VA loans. If repairs are called out, you and the seller must decide whether to complete them, negotiate credits or other solutions, or change financing. Some buyers opt for price adjustments or escrow holdbacks to satisfy lender needs.

How “as‑is” affects price and negotiation

Market conditions shape outcomes. In a strong seller’s market, “as‑is” deals often include minimal concessions. In a balanced or buyer’s market, you may see price reductions, repair credits, or limited seller repairs, especially for safety items or lender requirements.

Common East Hills outcomes include:

• Price reductions or buyer credits at closing so you can handle work after you move in
• Escrow holdbacks where funds are set aside at closing for agreed repairs to be completed soon after
• Seller refusal to perform repairs, with you deciding to accept the condition, seek a concession, or cancel if your contract allows
• Seller agreement to repair specific items tied to safety or loan conditions

Useful negotiation levers include contractor estimates, inspection reports, and appraisal findings. In multiple‑offer situations, buyers sometimes narrow inspection requests to improve terms. If an appraisal comes in low due to condition, you and the seller can renegotiate, or you can bring additional funds to close.

Special seller types that often use “as‑is” include banks or investors, estates, and owners with known costly issues. These sellers may favor cleaner terms and faster timelines while pricing condition into the list price.

Buyer checklist for East Hills “as‑is” homes

1. Ask for the Seller’s Disclosure Statement and any available repair history or permits before touring.
2. Confirm whether the seller is a bank, estate, or investor so you can set expectations for responsiveness.
3. Order a full home inspection quickly, plus radon and a sewer scope if the home is older.
4. Review findings and gather contractor estimates before your inspection deadline.
5. Check lender requirements early. FHA and VA buyers should clarify repair expectations during pre‑approval.
6. Decide whether to pursue credits, an escrow holdback, or an adjusted price as part of your offer strategy.
7. Consider specialists for common older‑home issues like foundation moisture, electrical updates, and plumbing.

Seller checklist for “as‑is” listings

1. Complete the Michigan Seller’s Disclosure Statement accurately and provide required federal lead disclosures if the home was built before 1978.
2. Consider a pre‑listing inspection to set realistic pricing and reduce surprises later.
3. Decide in advance what concessions you will consider: price adjustments, escrow holdbacks, or specific safety repairs.
4. If selling quickly through an estate or similar situation, document the home’s condition thoroughly.
5. Price relative to repaired comparable homes so buyers can see the value.

Local records and resources to know

• Greater Grand Rapids Association of REALTORS for market forms and guidance
• Kent County Register of Deeds and Assessor for year built, ownership, and some history
• City of Grand Rapids Building Department for permits and code records
• Michigan Department of Environment, Great Lakes, and Energy for radon guidance
• FHA and VA program standards for property condition and repairs
• Michigan REALTORS resources on disclosures and contract forms
• Licensed home inspectors and radon or sewer scope specialists familiar with older Grand Rapids housing
• Michigan Department of Licensing and Regulatory Affairs for contractor license checks

How we guide you from offer to closing

An “as‑is” deal is all about clarity, timing, and leverage. You need a plan for inspections, a path for financing, and a calm strategy for negotiation. Our Buyer Advantage Program helps you structure contingencies, schedule the right tests quickly, and present compelling requests with contractor estimates. For sellers, our Concierge Listing Technique pairs precise pricing with transparent disclosure so you attract confident buyers and minimize last‑minute friction.

If you are eyeing an East Hills home or preparing to list, let’s tailor a plan to your goals. Start a conversation with Matt Goldman today.

FAQs

Can I inspect an “as‑is” home in East Hills?

• Yes. “As‑is” usually does not block inspections. Protect your inspection rights in the contract and complete all testing within the agreed timeline.

Do sellers still have to disclose defects on “as‑is” sales?

• Generally yes. Michigan sellers must disclose known material defects unless exempt, and federal lead rules still apply for pre‑1978 homes.

How do FHA or VA loans handle “as‑is” properties?

• Lenders may require certain safety or habitability repairs. You and the seller must address them to close, or adjust financing or terms.

Are “as‑is” homes always cheaper in East Hills?

• They are often priced to reflect condition, but market balance and location influence value. Compare against nearby repaired comps to gauge pricing.

What happens if the appraiser calls out repairs on an “as‑is” deal?

• You can negotiate seller repairs, request a credit or escrow holdback, or adjust price or financing. If unresolved, you may cancel if your contract allows.

What inspections are smartest for older East Hills homes?

• A full home inspection, radon test, and sewer lateral scope are common, with specialist checks for HVAC, chimney, electrical, or foundation as needed.