Are "As-Is" Home Sales Risky for Illinois Buyers?

 Posted on January 25, 2026 in Residential Real Estate

"As-is" home sales can be risky for Illinois buyers, especially when buyers do not fully understand what "as-is" really means. In 2025, Zillow reported that about 14 percent of homebuyers did not get a home inspection before purchasing a property, increasing the chance of discovering serious problems only after closing.

That risk is often higher in "as-is" sales, where sellers refuse to make repairs. If you are considering this type of purchase, a Chatham, IL real estate lawyer can help you understand where the real risks are and how Illinois law still protects buyers in certain situations. As of 2026, those protections matter more than ever when inspections or disclosures are overlooked.

What Does "As-Is" Mean in an Illinois Home Sale?

An "as-is" home sale means the seller is offering the property in its current condition and is not agreeing to make repairs. It does not mean the buyer gives up all legal rights. Many buyers believe "as-is" means the seller has no responsibilities at all. That is not true.

Are Sellers Still Required To Disclose Problems in Illinois?

Sellers in Illinois must still follow disclosure laws, even in an as-is sale. Under the Illinois Residential Real Property Disclosure Act (765 ILCS 77), sellers must disclose known material defects, such as foundation issues, water damage, roof leaks, or electrical problems. Selling a home "as-is" does not allow a seller to hide known defects.

If a seller knowingly fails to disclose a serious issue, they may still face legal responsibility after the sale.

What Risks Do Buyers Face With As-Is Home Sales in Illinois?

The biggest risk for buyers when purchasing an as-is property is discovering costly problems after closing. Once you close, you are responsible for repairs.

Common risks in as-is purchases include:

• Structural or foundation damage, which can require major repairs and affect the safety and value of the home

• Roof, plumbing, or electrical problems that may not be visible during a walkthrough but can fail soon after closing

• Mold or water intrusion, often hidden behind walls or under flooring and expensive to remediate

• Old or outdated systems, such as furnaces, air conditioners, or water heaters, that may stop working shortly after move-in

Without inspections and careful review, these issues can quickly become expensive.

Can Buyers Still Get Inspections in an As-Is Sale in Illinois?

"As-is" does not mean inspections are not allowed. Buyers can still request inspections and review the results before closing.

The difference is that the seller may refuse to fix any issues the inspection uncovers. However, inspections still help buyers decide whether to move forward, renegotiate the price, or walk away if the contract allows it. Skipping inspections entirely is one of the most common mistakes buyers make in as-is deals.

How Do Contracts Affect As-Is Real Estate Purchases?

Real estate contracts control much of the risk in an as-is sale. The exact language matters. Contracts may limit inspection rights, repair requests, or cancellation options. Once signed, buyers are often bound by those terms.

Illinois law also addresses deceptive practices, which can apply if a seller or agent misrepresents the condition of a property. Reviewing the contract carefully before signing is critical.

How Can Buyers Reduce Risk in an As-Is Purchase?

While as-is sales carry risk, buyers can still protect themselves with the right steps.

Important ways to reduce risk include:

• Getting a professional home inspection

• Carefully reviewing seller disclosures

• Understanding contract deadlines and exit options

• Getting legal review before closing

These steps help buyers make informed decisions before it is too late.

When Should You Talk to a Chatham Real Estate Lawyer?

You should consider legal representation before agreeing to an as-is purchase, not after issues come to light. Getting advice early can help you spot warning signs, understand your obligations, and avoid mistakes that are difficult or expensive to fix later.

An experienced lawyer can review seller disclosures and walk you through contract terms in plain language. They can also help you decide which risks may be acceptable and which should give you pause before moving forward.

Schedule a Free Consultation With Our Hyde Park, IL Real Estate Transaction Lawyer

If you are thinking about buying an as-is home, having clear guidance can make the process much less stressful. At The Sherrod Law Firm, Ltd., we walk through the home-buying process step by step, with careful explanations at every stage. Many clients return for future transactions because they value clarity and trust. Call 312-321-6910 today to schedule your free consultation with our Chatham, IL real estate lawyer and protect your buying power.