{"id":17714,"date":"2026-09-15T05:44:33","date_gmt":"2026-09-15T09:44:33","guid":{"rendered":"https:\/\/ibuyer.com\/blog\/?p=17714"},"modified":"2026-09-15T05:51:47","modified_gmt":"2026-09-15T09:51:47","slug":"selling-a-house-as-is-in-washington-dc","status":"publish","type":"post","link":"https:\/\/ibuyer.com\/blog\/selling-a-house-as-is-in-washington-dc\/","title":{"rendered":"Selling a House As Is in Washington DC"},"content":{"rendered":"\n<p class=\"wp-block-paragraph\">Selling a house as is in Washington DC means the buyer purchases the property in its current condition, with no repairs required from the seller before closing. DC law still requires you to complete the Seller&#8217;s Disclosure Statement covering all known material defects, &#8220;as is&#8221; changes your repair obligations, not your disclosure obligations.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For DC sellers dealing with lead paint, aging rowhome foundations, condo assessments, or TOPA-active tenants, an as-is sale eliminates the repair negotiation cycle and lets you close in as little as 7 to 30 days. According to <a href=\"https:\/\/www.redfin.com\/city\/12839\/DC\/Washington-DC\/housing-market\" target=\"_blank\" rel=\"noopener noreferrer\">DC median home price and days on market<\/a> data from Redfin, the DC market has shifted toward buyer-favorable conditions, with inventory and days on market both elevated compared to recent years, making cash buyers more valuable to sellers who need certainty.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">This guide covers DC&#8217;s disclosure requirements, TOPA and lead-paint obligations, pros and cons, current market conditions, the step-by-step sale process, and DC-specific issues that derail traditional sales.<\/p>\n\n\n\n<div class=\"wp-block-yoast-seo-table-of-contents yoast-table-of-contents\"><h2>As-Is Washington DC<\/h2><ul><li><a href=\"#h-what-does-selling-as-is-mean-in-washington-dc\" data-level=\"2\">What Does Selling As Is Mean in Washington DC?<\/a><\/li><li><a href=\"#h-dc-seller-disclosure-requirements-for-as-is-sales\" data-level=\"2\">DC Seller Disclosure Requirements for As-Is Sales<\/a><\/li><li><a href=\"#h-pros-and-cons-of-selling-as-is-in-washington-dc\" data-level=\"2\">Pros and Cons of Selling As Is in Washington DC<\/a><\/li><li><a href=\"#h-is-it-a-good-time-to-sell-as-is-in-dc\" data-level=\"2\">Is It a Good Time to Sell As Is in DC?<\/a><\/li><li><a href=\"#h-how-to-sell-a-house-as-is-in-washington-dc\" data-level=\"2\">How to Sell a House As Is in Washington DC<\/a><\/li><li><a href=\"#h-dc-specific-issues-that-make-as-is-sales-complicated\" data-level=\"2\">DC-Specific Issues That Make As-Is Sales Complicated<\/a><\/li><li><a href=\"#h-is-a-house-sold-as-is-a-red-flag\" data-level=\"2\">Is a House Sold As Is a Red Flag?<\/a><\/li><li><a href=\"#h-sell-your-dc-home-as-is-without-the-red-tape\" data-level=\"2\">Sell Your DC Home As Is Without the Red Tape<\/a><\/li><li><a href=\"#h-frequently-asked-questions\" data-level=\"2\">Frequently Asked Questions<\/a><\/li><\/ul><\/div>\n\n\n\n\n\n<div class=\"card my-5 shadow-lg\">\n  <div class=\"card-body py-md-4\">\n    <div class=\"row align-items-center justify-content-center py-md-3 py-lg-2 py-xl-3\">\n      <div class=\"col-12\">\n        <p class=\"mb-4 h3 text-center\">\n          <span class=\"h4 text-primary font-weight-bold\">Sell Your DC Home As Is, No Repairs<\/span>\n          <span class=\"mt-2 d-block font-weight-normal text-muted\">Get competing cash offers without lead abatement, TOPA delays, or agent commissions.<\/span>\n        <\/p>\n      <\/div>\n\n      <div class=\"col-12\">\n        <div class=\"ui-v2 search-address-form bg-white py-0\">\n          <div class=\"row justify-content-md-center\">\n            <div class=\"col-12 col-md-7 pr-md-2\">\n              <div class=\"input-group mb-0 shadow-sm\">\n                <div class=\"input-group-prepend\">\n                  <div class=\"input-group-text bg-white border-right-0\">\n                    <div class=\"icon\">\n                      <svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"16\" height=\"16\" fill=\"currentColor\" class=\"bi bi-geo-alt-fill\" viewBox=\"0 0 16 16\">\n                        <path d=\"M8 16s6-5.686 6-10A6 6 0 0 0 2 6c0 4.314 6 10 6 10zm0-7a3 3 0 1 1 0-6 3 3 0 0 1 0 6z\"><\/path>\n                      <\/svg>\n                    <\/div>\n                  <\/div>\n                <\/div>\n\n                <input type=\"text\" id=\"autocomplete4\" class=\"form-control form-control-lg px-0\" placeholder=\"Enter your home address\" autocomplete=\"off\" v-on:change=\"onAddressChange($event)\" v-on:keydown.enter=\"searchMyAddress($event)\" onfocus=\"this.autocomplete='smartystreets'\">\n\n                <div class=\"input-group-append\">\n                  <div class=\"input-group-text bg-white border-left-0 p-0\">\n                    <button type=\"reset\" id=\"clear-address-btn4\" class=\"btn px-2 h-100\" name=\"clear\">\n                      <svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"16\" height=\"16\" fill=\"currentColor\" class=\"bi bi-x\" viewBox=\"0 0 16 16\">\n                        <path d=\"M4.646 4.646a.5.5 0 0 1 .708 0L8 7.293l2.646-2.647a.5.5 0 0 1 .708.708L8.707 8l2.647 2.646a.5.5 0 0 1-.708.708L8 8.707l-2.646 2.647a.5.5 0 0 1-.708-.708L7.293 8 4.646 5.354a.5.5 0 0 1 0-.708z\"><\/path>\n                      <\/svg>\n                    <\/button>\n                  <\/div>\n                <\/div>\n              <\/div>\n\n              <ul class=\"us-autocomplete-pro-menu4 autocomplete-menu\" style=\"display:none;\"><\/ul>\n            <\/div>\n\n            <div class=\"col-12 col-md-auto pl-md-2\">\n              <button type=\"button\" id=\"disabledHomeValue4\" class=\"btn btn-primary btn-lg btn-block mt-3 mt-md-0\" v-on:click=\"searchMyAddress($event)\" disabled=\"\">\n                Get My Home Value\n              <\/button>\n            <\/div>\n          <\/div>\n        <\/div>\n\n        <p class=\"h5 mt-4 mb-0 text-center font-weight-bold text-info\">\n          No repairs, no commissions, no surprises.\n        <\/p>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n\n\n<h2 id=\"h-what-does-selling-as-is-mean-in-washington-dc\" class=\"wp-block-heading\">What Does Selling As Is Mean in Washington DC?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Selling as is in Washington DC means the buyer accepts the property in its current physical state. You are not required to fix anything before closing. What you cannot skip is disclosure.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">DC&#8217;s <a href=\"https:\/\/law.justia.com\/codes\/district-of-columbia\/title-42\/chapter-13\/\" target=\"_blank\" rel=\"noopener noreferrer\">DC Residential Real Property Seller Disclosure Act<\/a> (D.C. Code Title 42, Chapter 13) applies to 1 to 4 unit residential properties and requires sellers to provide a completed Seller&#8217;s Disclosure Statement. That disclosure must be delivered before or at the time the buyer signs the purchase contract, not after. Failing to disclose a known material defect, even in a sale explicitly marketed as is, can expose you to fraud or misrepresentation claims.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For the broader national context on what as-is means and where DC fits, see the <a href=\"https:\/\/ibuyer.com\/blog\/selling-a-house-as-is\/\">full breakdown of selling a house as is<\/a>.<\/p>\n\n\n\n<h3 id=\"h-dc-s-seller-s-disclosure-statement-what-you-must-provide\" class=\"wp-block-heading\">DC&#8217;s Seller&#8217;s Disclosure Statement: What You Must Provide<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The Seller&#8217;s Disclosure Statement covers every known material condition of the property. Required disclosures include:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Lead-based paint presence and history (pre-1978 homes, mandatory federal and DC notice)<\/li>\n\n\n\n<li>Foundation cracks or rowhome structural settling<\/li>\n\n\n\n<li>Flooding or basement seepage<\/li>\n\n\n\n<li>Radon gas levels<\/li>\n\n\n\n<li>HOA or condo special assessments pending or levied<\/li>\n\n\n\n<li>Unpermitted structural work or additions<\/li>\n\n\n\n<li>Tenant rights and TOPA status in multi-family units<\/li>\n\n\n\n<li>Known pest infestations<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Buyers receive a default inspection contingency period under DC contract norms (verify current duration with your settlement attorney before signing) during which they can cancel and recover earnest money. After that window closes, cancellation terms depend on the specific contract language.<\/p>\n\n\n\n<h3 id=\"h-lead-based-paint-rules-for-pre-1978-homes\" class=\"wp-block-heading\">Lead-Based Paint Rules for Pre-1978 Homes<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Federal law requires sellers of homes built before 1978 to provide the EPA\/HUD lead-paint disclosure form and the &#8220;Protect Your Family&#8221; pamphlet to buyers before contract signing, per <a href=\"https:\/\/www.epa.gov\/lead\/lead-based-paint-disclosure-rule-section-1018-title-x\" target=\"_blank\" rel=\"noopener noreferrer\">federal lead-paint disclosure requirements for home sellers<\/a>. This obligation applies regardless of whether the sale is as is.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">DC adds a second layer: the Department of Energy and Environment (DOEE) maintains jurisdiction over lead clearance reports and enforcement. Homes with active DOEE violations or clearance orders may require additional documentation. You must disclose known violations even in an as-is sale.<\/p>\n\n\n\n<h3 id=\"h-what-as-is-does-and-does-not-waive-legally\" class=\"wp-block-heading\">What &#8220;As Is&#8221; Does and Does Not Waive Legally<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">An as-is designation waives your obligation to make repairs. It does not waive your obligation to disclose known defects, comply with TOPA if the property is a rental, provide lead-paint documentation for pre-1978 homes, or pay DC recordation taxes at closing. Buyers retain their inspection rights unless those contingencies are explicitly waived in the contract.<\/p>\n\n\n\n<h2 id=\"h-dc-seller-disclosure-requirements-for-as-is-sales\" class=\"wp-block-heading\">DC Seller Disclosure Requirements for As-Is Sales<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">DC&#8217;s disclosure requirements are more layered than most states because of the intersection of federal lead law, DC DOEE rules, and TOPA. All three apply independently.<\/p>\n\n\n\n<h3 id=\"h-what-the-dc-seller-s-disclosure-statement-covers\" class=\"wp-block-heading\">What the DC Seller&#8217;s Disclosure Statement Covers<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The Statement requires you to document known conditions across major property systems: structure, roof, foundation, mechanical systems, plumbing, electrical, environmental hazards (lead, radon, mold), flooding history, zoning violations, unpermitted work, and HOA or condo financial obligations. &#8220;Known&#8221; is the operative word, you are not required to investigate, but you are required to disclose what you already know. Concealing a known defect to complete a sale is actionable even with an as-is addendum attached.<\/p>\n\n\n\n<h3 id=\"h-topa-tenant-opportunity-to-purchase-act-obligations\" class=\"wp-block-heading\">TOPA: Tenant Opportunity to Purchase Act Obligations<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If your DC property is a rental with tenants, the <a href=\"https:\/\/dhcd.dc.gov\/page\/weekly-report-tenant-opportunity-purchase-act-topa-filings\" data-type=\"link\" data-id=\"https:\/\/dhcd.dc.gov\/page\/weekly-report-tenant-opportunity-purchase-act-topa-filings\" target=\"_blank\" rel=\"noreferrer noopener\">DC Tenant Opportunity to Purchase Act<\/a> applies before you can sell to an outside buyer. TOPA gives tenants the right of first refusal to purchase the property or assign that right to a third party. The right-of-first-refusal period ranges from 30 to 120 days depending on property type and tenant response, verify current thresholds and timelines via the DC Department of Housing and Community Development before listing, as TOPA provisions have been amended and the specific window depends on your unit count and tenant configuration.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">An as-is sale structure does not bypass TOPA. The obligation runs with the property&#8217;s rental status, not with how the sale is structured. Sellers who skip the TOPA notice process face potential sale voidance.<\/p>\n\n\n\n<h3 id=\"h-radon-flooding-and-unpermitted-work-disclosures\" class=\"wp-block-heading\">Radon, Flooding, and Unpermitted Work Disclosures<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Radon levels above the EPA action level (4 pCi\/L) must be disclosed. Basement seepage or flooding history, common in DC&#8217;s older rowhome stock, must be disclosed even if the issue appears resolved. Any structural modification made without a permit (finished basements, added bathrooms, roof deck additions) must be disclosed, and DC&#8217;s DCRA may require retroactive permitting depending on the scope of work. <a href=\"https:\/\/doee.dc.gov\/service\/lead-clearance-checklist\" target=\"_blank\" rel=\"noopener noreferrer\">DC DOEE lead paint map and clearance requirements<\/a> can help you identify whether your property carries any outstanding environmental flags before you list.<\/p>\n\n\n\n<h2 id=\"h-pros-and-cons-of-selling-as-is-in-washington-dc\" class=\"wp-block-heading\">Pros and Cons of Selling As Is in Washington DC<\/h2>\n\n\n\n<figure class=\"wp-block-table\"><table class=\"ibu-compare\">\n<thead>\n<tr>\n<th>Aspect<\/th>\n<th>Pros<\/th>\n<th>Cons<\/th>\n<\/tr>\n<\/thead>\n<tbody>\n<tr>\n<td>Speed<\/td>\n<td>Close in 7 to 30 days with a cash buyer<\/td>\n<td>Cash offers below retail; price gap varies by defect type<\/td>\n<\/tr>\n<tr>\n<td>Cost savings<\/td>\n<td>Avoid repair costs that can run $30,000 to $120,000+ for lead, foundation, or condo issues<\/td>\n<td>Buyer may cancel during inspection contingency<\/td>\n<\/tr>\n<tr>\n<td>Convenience<\/td>\n<td>No staging, no open houses, no condo questionnaire delays<\/td>\n<td>Must still deliver full Disclosure Statement and lead packet<\/td>\n<\/tr>\n<tr>\n<td>Certainty<\/td>\n<td>Cash buyers skip appraisal contingencies and lender-required repairs<\/td>\n<td>Disclosure omissions carry legal liability regardless of as-is language<\/td>\n<\/tr>\n<tr>\n<td>TOPA<\/td>\n<td>Cash buyers experienced in DC can navigate TOPA directly<\/td>\n<td>TOPA still triggers 30 to 120 day notice period on rental properties<\/td>\n<\/tr>\n<\/tbody>\n<\/table><\/figure>\n\n\n\n<p class=\"wp-block-paragraph\"><em>Based on DC contract norms and approved source data. Verify specific figures with a DC real estate attorney before transacting.<\/em><\/p>\n\n\n\n<h3 id=\"h-when-selling-as-is-makes-financial-sense-in-dc\" class=\"wp-block-heading\">When Selling As Is Makes Financial Sense in DC<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Selling as is makes financial sense when your repair costs approach or exceed what a price reduction would cost you. According to <a href=\"https:\/\/www.pennymac.com\/blog\/how-much-do-you-lose-selling-a-house-as-is\" target=\"_blank\" rel=\"noopener noreferrer\">how much sellers typically lose on as-is sales<\/a> from Pennymac, as-is sellers typically accept a price below market value, with the discount tied directly to the severity of the defects. For moderate condition issues, that discount is generally in a range of roughly 5% to 20% below comparable listed homes. For severely distressed properties, cash buyers may offer considerably less.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In DC, the specific defect categories that drive the largest discounts include lead-paint abatement (costs often cited in the range of $25,000 to $95,000 for full remediation, though your property&#8217;s scope will vary, verify current abatement cost estimates via a licensed DC DOEE-certified contractor), foundation repair on aging rowhomes ($35,000 to $110,000 in Georgetown and Columbia Heights based on reported contractor ranges), and condo special assessments in Capitol Hill, Logan Circle, and Navy Yard ($15,000 to $75,000 depending on the building&#8217;s capital plan). These figures are illustrative ranges, not guaranteed costs; get contractor-specific estimates for your property.<\/p>\n\n\n\n<h3 id=\"h-the-price-discount-what-dc-sellers-actually-lose\" class=\"wp-block-heading\">The Price Discount: What DC Sellers Actually Lose<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">The discount you accept depends on what a buyer would otherwise spend fixing the property. A seller who avoids a $60,000 lead abatement by accepting a $40,000 price reduction comes out ahead. A seller who accepts a $80,000 discount on a property that only needed $20,000 in cosmetic work does not.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">On a $685,000 DC home, a traditional agent commission at 5.5% to 6% runs approximately $37,675 to $41,100. Skipping that alone closes part of the gap between an as-is price and a retail MLS price.<\/p>\n\n\n\n<h3 id=\"h-situations-where-listing-with-repairs-beats-as-is\" class=\"wp-block-heading\">Situations Where Listing with Repairs Beats As Is<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If your property is in generally sound condition with cosmetic issues only (dated kitchen, worn flooring, deferred landscaping), a traditional listing after targeted updates will typically net more than an as-is cash sale. As is is a stronger choice when the defects are structural, environmental, or legally complex, situations where financed buyers cannot close because their lenders require clearance or repair completion before funding.<\/p>\n\n\n\n<h2 id=\"h-is-it-a-good-time-to-sell-as-is-in-dc\" class=\"wp-block-heading\">Is It a Good Time to Sell As Is in DC?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">DC&#8217;s housing market has shifted from the tight seller&#8217;s market of 2021 to 2022 toward more balanced or buyer-favorable conditions. <a href=\"https:\/\/www.redfin.com\/city\/12839\/DC\/Washington-DC\/housing-market\" target=\"_blank\" rel=\"noopener noreferrer\">DC median home price and days on market<\/a> data from Redfin and <a href=\"https:\/\/www.gcaar.com\" target=\"_blank\" rel=\"noopener noreferrer\">Greater Capital Area Association of Realtors market statistics<\/a> from GCAAR should be checked for current figures before pricing, the brief&#8217;s research captures show conflicting data points (32 days vs. 59 days on market from different sources), and those figures require direct verification before relying on them for pricing decisions.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">What multiple 2026 sources agree on: inventory in DC has risen meaningfully compared to the prior two years, the sale-to-list ratio has softened, and a growing share of active listings are selling at or below list price. That context matters for as-is sellers because it means your competition is not just other as-is homes, it is well-presented listed homes that buyers can choose instead.<\/p>\n\n\n\n<h3 id=\"h-why-softening-conditions-favor-as-is-cash-sales\" class=\"wp-block-heading\">Why Softening Conditions Favor As-Is Cash Sales<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Paradoxically, a buyer-friendly market can make as-is cash sales more valuable to sellers who have complex properties. In a hot seller&#8217;s market, financed buyers sometimes waive contingencies to compete. In a softer market, financed buyers reinstate inspection and financing contingencies, which means a DC home with lead violations or a foundation issue faces higher cancel risk on the MLS. A vetted cash buyer who has already priced in the defect offers certainty that a financed buyer at a higher price does not.<\/p>\n\n\n\n<h3 id=\"h-ward-by-ward-snapshot-where-cash-buyers-are-most-active\" class=\"wp-block-heading\">Ward-by-Ward Snapshot: Where Cash Buyers Are Most Active<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Ward 3 (Georgetown, Cleveland Park, Foxhall, Palisades):<\/strong> Higher median prices (reported in the range above $1 million by ward-level data) mean lead and foundation costs represent a smaller percentage of value, but historic preservation board approval timelines for structural work can add months to a traditional sale.<\/li>\n\n\n\n<li><strong>Wards 1 and 4 (Columbia Heights, Petworth, Adams Morgan):<\/strong> Dense with pre-1978 rowhomes and multi-family buildings carrying both lead obligations and active TOPA tenant populations. Cash buyers active here for both fix-and-flip and rental portfolio acquisitions.<\/li>\n\n\n\n<li><strong>Wards 5 and 6 (Capitol Hill, Navy Yard, H Street, Southwest Waterfront):<\/strong> Condo concentration means special assessment exposure is the primary complication. As-is offers in condo-heavy buildings typically discount for pending assessments the seller discloses.<\/li>\n\n\n\n<li><strong>Wards 7 and 8 (Anacostia, Congress Heights, Deanwood, Bellevue):<\/strong> Lower price points and a higher share of properties with open DOEE orders or deferred maintenance. Cash buyers targeting these wards often specialize in clearing liens and assessments at closing.<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\"><em>Ward-level medians should be verified against current Redfin and GCAAR data before using for pricing decisions. The figures above reflect directional patterns from multiple sources and the existing article; confirm current medians before relying on them.<\/em><\/p>\n\n\n\n<h2 id=\"h-how-to-sell-a-house-as-is-in-washington-dc\" class=\"wp-block-heading\">How to Sell a House As Is in Washington DC<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The steps below apply to DC as-is sales regardless of whether you use a cash buyer marketplace, a traditional agent, or a direct FSBO approach.<\/p>\n\n\n\n<h3 id=\"h-step-1-complete-the-seller-s-disclosure-statement\" class=\"wp-block-heading\">Step 1: Complete the Seller&#8217;s Disclosure Statement<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">List all known material defects in writing before accepting any offer. DC requires this disclosure before or at contract signing. Work through each section of the Statement carefully, foundation, roof, mechanical systems, environmental hazards, TOPA status, HOA obligations, and unpermitted work. If you are uncertain whether something requires disclosure, disclose it. Omissions are more legally dangerous than over-disclosure.<\/p>\n\n\n\n<h3 id=\"h-step-2-check-for-topa-obligations\" class=\"wp-block-heading\">Step 2: Check for TOPA Obligations<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">If your property has been occupied by tenants at any point and qualifies as a rental under DC law, confirm whether TOPA applies before you accept an outside offer. Notify tenants of your intent to sell and observe the required right-of-first-refusal period (30 to 120 days depending on property type, verify current thresholds at <a href=\"https:\/\/dhcd.dc.gov\/page\/tenant-opportunity-purchase-act-topa\" target=\"_blank\" rel=\"noopener noreferrer\">DC Tenant Opportunity to Purchase Act<\/a>). Skipping this step can void the sale.<\/p>\n\n\n\n<h3 id=\"h-step-3-price-for-the-as-is-condition-and-dc-market\" class=\"wp-block-heading\">Step 3: Price for the As-Is Condition and DC Market<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Pull comparable cash sales in your ward and condition tier. Do not price at full retail value without accounting for what buyers will spend on repairs after closing. Get at least two competing offers from cash buyers to establish the real market range for your property&#8217;s specific condition. The gap between your as-is price and a repaired comparable sale is your implied repair discount, compare that to your actual repair cost before deciding whether to sell as is or invest in targeted improvements first.<\/p>\n\n\n\n<h3 id=\"h-step-4-choose-your-sale-method\" class=\"wp-block-heading\">Step 4: Choose Your Sale Method<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Three main paths for cash home buyers in Washington DC and as-is sellers:<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li><strong>Cash buyer marketplace<\/strong> (iBuyer.com): Multiple competing offers from vetted buyers, 24-hour turnaround, no agent commission, closes in 7 to 30 days.<\/li>\n\n\n\n<li><strong>Traditional agent listing with as-is language<\/strong>: Broader buyer pool but higher cancel risk on complex properties; agent commission of 5% to 6%.<\/li>\n\n\n\n<li><strong>Direct FSBO to a cash buyer<\/strong>: Lower cost but requires you to manage contract, disclosure, and title coordination.<\/li>\n<\/ul>\n\n\n\n<h3 id=\"h-step-5-review-the-as-is-contract-and-inspection-period\" class=\"wp-block-heading\">Step 5: Review the As-Is Contract and Inspection Period<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Confirm the contract includes an explicit as-is addendum with no repair obligation from the seller. Review the inspection contingency terms, duration, what triggers a cancellation right, and what happens to earnest money. A buyer who cancels during the contingency window should receive their earnest money back under standard DC contract terms; a buyer who cancels after contingency expiration faces different consequences. Verify the specific contract language with your settlement attorney.<\/p>\n\n\n\n<h3 id=\"h-step-6-close-and-handle-dc-transfer-and-recordation-taxes\" class=\"wp-block-heading\">Step 6: Close and Handle DC Transfer and Recordation Taxes<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">At closing, DC sellers pay recordation tax at <strong>1.45%<\/strong> of the sale price on amounts up to $1.5 million, rising to <strong>2.9%<\/strong> on amounts above $1.5 million. The buyer transfer tax is also 1.45%, and how that is split between buyer and seller is negotiable. Verify current rates via <a href=\"https:\/\/otr.cfo.dc.gov\/page\/real-property-tax-rates\" target=\"_blank\" rel=\"noopener noreferrer\">DC recordation and transfer tax rates<\/a> before closing, tax rates are set by the DC Council and can change. Additional closing costs include prorated property taxes, settlement\/attorney fees, and any HOA or condo dues owed through the closing date.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Cash closings in DC typically complete in 7 to 30 days from accepted offer. MLS transactions average considerably longer when you add listing time and standard financing contingency periods.<\/p>\n\n\n\n<h2 id=\"h-dc-specific-issues-that-make-as-is-sales-complicated\" class=\"wp-block-heading\">DC-Specific Issues That Make As-Is Sales Complicated<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Generic as-is guides skip what actually derails DC transactions. These five issues are DC-specific and account for the majority of as-is sale complications in the District.<\/p>\n\n\n\n<h3 id=\"h-lead-paint-and-doee-compliance-the-real-cost\" class=\"wp-block-heading\">Lead Paint and DOEE Compliance: The Real Cost<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">More than 90% of DC housing stock predates 1978, making lead paint the single most common complication in DC as-is sales. If your property has a DOEE violation or an open clearance order, most financed buyers cannot close until abatement is complete and a clearance report is issued. Full lead abatement under EPA RRP rules and DC DOEE requirements can be substantial, illustrative cost ranges cited in DC contractor markets run from roughly $25,000 to $95,000 depending on unit size and lead presence, though your specific cost will depend on a licensed contractor&#8217;s assessment. Cash buyers typically purchase lead-affected properties without requiring abatement first.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Check the <a href=\"https:\/\/doee.dc.gov\/service\/lead-clearance-checklist\" target=\"_blank\" rel=\"noopener noreferrer\">DC DOEE lead paint map and clearance requirements<\/a> before listing to identify any active orders or flagged conditions on your property record.<\/p>\n\n\n\n<h3 id=\"h-topa-delays-in-rental-properties\" class=\"wp-block-heading\">TOPA Delays in Rental Properties<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">TOPA is the issue most DC sellers underestimate. The 30 to 120 day notice and right-of-first-refusal window applies even if you intend to sell to a cash buyer. The clock does not start until proper TOPA notice is served. Errors in notice, wrong format, wrong tenant, incomplete documentation, restart the clock. In Wards 7 and 8, tenant advocacy organizations are active and TOPA assignments to third parties are common, which can extend the timeline further. Factor TOPA into your closing timeline from day one, not as an afterthought.<\/p>\n\n\n\n<h3 id=\"h-condo-and-hoa-special-assessments\" class=\"wp-block-heading\">Condo and HOA Special Assessments<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Condo buildings in Capitol Hill, Logan Circle, Navy Yard, and Southwest Waterfront have faced significant special assessments for deferred capital work, roof replacement, elevator modernization, HVAC overhaul, and seismic or structural upgrades required by DC building code enforcement. Reported assessment ranges in these neighborhoods have run from $15,000 to $75,000 per unit, though your building&#8217;s specific financial situation governs what you owe. You must disclose any pending or levied assessment on the Seller&#8217;s Disclosure Statement. Most lenders will not close on a condo with an undisclosed or unresolved special assessment.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The condo resale package, financial statements, meeting minutes, reserve study, rules and regulations, can take 6 to 12 weeks to assemble from some DC condo associations. The 6(d) payoff certificate (confirming no outstanding condo fees) typically costs $600 to $1,500 depending on the management company. Cash buyers do not have lender requirements, but you still must provide disclosure of assessments.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For comparison, <a href=\"https:\/\/ibuyer.com\/blog\/sell-house-as-is-orlando\/\">how sellers handle as-is transactions in Orlando<\/a> illustrates how states without TOPA and without DC&#8217;s lead-law overlay handle the same as-is process with far less regulatory complexity.<\/p>\n\n\n\n<h3 id=\"h-rowhome-foundation-issues-in-historic-wards\" class=\"wp-block-heading\">Rowhome Foundation Issues in Historic Wards<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">Georgetown, Columbia Heights, Petworth, and Bloomingdale feature aging brick rowhomes on clay soil. Clay expands when wet and contracts when dry, creating cyclical stress on foundations and party walls. Bowing walls, stair-step cracks in brick mortar, and basement floor heaving are common findings in pre-1940 DC stock. Structural repairs in these cases can run $35,000 to $110,000 depending on severity, and if the property is in a historic district, additional Historic Preservation Review Board approval can add 3 to 6 months to any permitted repair timeline. As-is sales eliminate the need for engineer reports and HPRB approvals because the buyer accepts the condition.<\/p>\n\n\n\n<h3 id=\"h-foreclosure-how-as-is-cash-sales-stop-the-clock\" class=\"wp-block-heading\">Foreclosure: How As-Is Cash Sales Stop the Clock<\/h3>\n\n\n\n<p class=\"wp-block-paragraph\">DC operates a judicial foreclosure process. Once a lender files in DC Superior Court, a sale at foreclosure auction typically produces far less than a negotiated cash sale, and leaves little room to protect equity or credit standing. An as-is cash sale completed before the foreclosure sale date stops the process, allows you to pay off the lender from proceeds, and preserves any remaining equity. If you are facing foreclosure in DC, the cash close timeline of 7 to 30 days is the key variable, confirm that timeline with your buyer before signing anything, and involve a DC foreclosure attorney to confirm the judicial calendar.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">The ATTOM foreclosure figure cited in the prior version of this article (&#8220;1,112 foreclosure starts in July 2026&#8221;) could not be independently verified against a primary ATTOM source at the time of this refresh. If you need current DC foreclosure data, access it directly via ATTOM Data Solutions or DC Superior Court records.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">More as-is guides by state: <a href=\"https:\/\/ibuyer.com\/blog\/selling-a-house-as-is-in-indiana\/\">selling as is in Indiana<\/a>, <a href=\"https:\/\/ibuyer.com\/blog\/selling-a-house-as-is-in-hawaii\/\">selling as is in Hawaii<\/a>, <a href=\"https:\/\/ibuyer.com\/blog\/sell-your-home-as-is-port-saint-lucie\/\">as-is sales in Port St. Lucie<\/a>.<\/p>\n\n\n\n<h2 id=\"h-is-a-house-sold-as-is-a-red-flag\" class=\"wp-block-heading\">Is a House Sold As Is a Red Flag?<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">A DC listing marked as is is not automatically a red flag. In DC specifically, the mandatory Seller&#8217;s Disclosure Statement means that &#8220;as is&#8221; cannot legally mean &#8220;undisclosed defects.&#8221; Every known material defect must still appear in writing before the buyer signs. That requirement actually reduces the buyer-risk concern that makes as-is listings suspicious in states with weaker disclosure laws.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">&#8220;As is&#8221; in DC most often signals one of three things: the seller does not want to negotiate repairs (common in inherited properties and estate sales), the seller cannot afford to make repairs before closing, or the property has a known condition (lead paint, foundation, assessment) that the seller has priced in rather than remediated.<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For buyers, the appropriate response to an as-is listing in DC is always to conduct a thorough inspection during the contingency period and to review the Seller&#8217;s Disclosure Statement carefully. For sellers, the appropriate response to a buyer&#8217;s concern about as-is status is to point to the disclosure document, it demonstrates transparency, which is the opposite of a red flag.<\/p>\n\n\n\n<h2 id=\"h-sell-your-dc-home-as-is-without-the-red-tape\" class=\"wp-block-heading\">Sell Your DC Home As Is Without the Red Tape<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">If your DC property has lead paint issues, an active TOPA tenant, or a condo assessment the next buyer will flag in due diligence, a traditional listing puts you at constant risk of a deal collapsing after inspection. A vetted cash buyer accepts your property&#8217;s current condition and closes in 7 to 30 days, no abatement required, no renegotiations after the walkthrough, no lender-required repairs. Enter your address to see competing cash offers for your DC home, no repairs, no agent commissions, no surprises.<\/p>\n\n\n\n<div class=\"card my-5 shadow-lg\">\n  <div class=\"card-body py-md-4\">\n    <div class=\"row align-items-center justify-content-center py-md-3 py-lg-2 py-xl-3\">\n      <div class=\"col-12\">\n        <p class=\"mb-4 h3 text-center\">\n          <span class=\"h4 text-primary font-weight-bold\">Sell Your DC Home As Is, No Repairs<\/span>\n          <span class=\"mt-2 d-block font-weight-normal text-muted\">Get competing cash offers without lead abatement, TOPA delays, or agent commissions.<\/span>\n        <\/p>\n      <\/div>\n\n      <div class=\"col-12\">\n        <div class=\"ui-v2 search-address-form bg-white py-0\">\n          <div class=\"row justify-content-md-center\">\n            <div class=\"col-12 col-md-7 pr-md-2\">\n              <div class=\"input-group mb-0 shadow-sm\">\n                <div class=\"input-group-prepend\">\n                  <div class=\"input-group-text bg-white border-right-0\">\n                    <div class=\"icon\">\n                      <svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"16\" height=\"16\" fill=\"currentColor\" class=\"bi bi-geo-alt-fill\" viewBox=\"0 0 16 16\"><path d=\"M8 16s6-5.686 6-10A6 6 0 0 0 2 6c0 4.314 6 10 6 10zm0-7a3 3 0 1 1 0-6 3 3 0 0 1 0 6z\"><\/path><\/svg>\n                    <\/div>\n                  <\/div>\n                <\/div>\n\n                <input type=\"text\" id=\"autocomplete5\" class=\"form-control form-control-lg px-0\" placeholder=\"Enter your home address\" autocomplete=\"off\" v-on:change=\"onAddressChange($event)\" v-on:keydown.enter=\"searchMyAddress($event)\" onfocus=\"this.autocomplete='smartystreets'\">\n\n                <div class=\"input-group-append\">\n                  <div class=\"input-group-text bg-white border-left-0 p-0\">\n                    <button type=\"reset\" id=\"clear-address-btn5\" class=\"btn px-2 h-100\" name=\"clear\">\n                      <svg xmlns=\"http:\/\/www.w3.org\/2000\/svg\" width=\"16\" height=\"16\" fill=\"currentColor\" class=\"bi bi-x\" viewBox=\"0 0 16 16\"><path d=\"M4.646 4.646a.5.5 0 0 1 .708 0L8 7.293l2.646-2.647a.5.5 0 0 1 .708.708L8.707 8l2.647 2.646a.5.5 0 0 1-.708.708L8 8.707l-2.646 2.647a.5.5 0 0 1-.708-.708L7.293 8 4.646 5.354a.5.5 0 0 1 0-.708z\"><\/path><\/svg>\n                    <\/button>\n                  <\/div>\n                <\/div>\n              <\/div>\n\n              <ul class=\"us-autocomplete-pro-menu5 autocomplete-menu\" style=\"display:none;\"><\/ul>\n            <\/div>\n\n            <div class=\"col-12 col-md-auto pl-md-2\">\n              <button type=\"button\" id=\"disabledHomeValue5\" class=\"btn btn-primary btn-lg btn-block mt-3 mt-md-0\" v-on:click=\"searchMyAddress($event)\" disabled=\"\">\n                Get My Home Value\n              <\/button>\n            <\/div>\n          <\/div>\n        <\/div>\n\n        <p class=\"h5 mt-4 mb-0 text-center font-weight-bold text-info\">\n          No repairs, no commissions, no surprises.\n        <\/p>\n      <\/div>\n    <\/div>\n  <\/div>\n<\/div>\n\n\n\n<h2 id=\"h-frequently-asked-questions\" class=\"wp-block-heading\">Frequently Asked Questions<\/h2>\n\n\n\n<div class=\"schema-faq tend-faq\"><div class=\"schema-faq-section\" id=\"faq-question-1789465462397\">\n<strong class=\"schema-faq-question\">What does &#8220;as is&#8221; mean when selling a house in Washington DC?<\/strong>\n<p class=\"schema-faq-answer\">Selling a house as is in Washington DC means the buyer purchases the property in its current condition and the seller is not required to make any repairs before closing. Despite the as-is designation, DC law requires sellers to complete the Seller&#8217;s Disclosure Statement covering all known material defects. Failing to disclose a known defect, even in an as-is sale, can expose the seller to fraud claims.<\/p>\n<\/div><div class=\"schema-faq-section\" id=\"faq-question-1789465462398\">\n<strong class=\"schema-faq-question\">Do I still have to disclose defects when selling as is in DC?<\/strong>\n<p class=\"schema-faq-answer\">Yes, DC&#8217;s Residential Real Property Seller Disclosure Act requires sellers of 1 to 4 unit residential properties to provide a completed Seller&#8217;s Disclosure Statement regardless of whether the sale is listed as is. The disclosure must be provided before or when the buyer signs the purchase contract. It covers structural issues, flooding history, radon, lead paint, HOA assessments, and unpermitted work. An as-is clause does not waive this obligation.<\/p>\n<\/div><div class=\"schema-faq-section\" id=\"faq-question-1789465462399\">\n<strong class=\"schema-faq-question\">How much less will I get selling my DC home as is?<\/strong>\n<p class=\"schema-faq-answer\">As-is homes in Washington DC typically sell below market value, with the discount driven by the type and cost of the defects involved. General as-is discounts across multiple sources range from roughly 5% to 20% below comparable listed homes for moderate condition issues. Severely distressed properties attract cash offers well below that range. The actual gap depends on what buyers calculate they will spend on lead abatement, foundation repair, or condo assessments after closing, verify DC-specific figures with a local appraiser or by collecting competing cash offers.<\/p>\n<\/div><div class=\"schema-faq-section\" id=\"faq-question-1789465462400\">\n<strong class=\"schema-faq-question\">Does TOPA apply when I sell my DC rental property as is?<\/strong>\n<p class=\"schema-faq-answer\">Yes, the Tenant Opportunity to Purchase Act applies to most DC rental properties regardless of whether the sale is listed as is, giving tenants the right of first refusal before you accept an outside offer. TOPA can trigger a 30 to 120 day delay depending on property type and tenant response. An as-is sale does not bypass TOPA; the obligation runs with the property&#8217;s rental status, not with the sale structure. Verify current thresholds and timelines at the DC Department of Housing and Community Development before listing.<\/p>\n<\/div><div class=\"schema-faq-section\" id=\"faq-question-1789465462401\">\n<strong class=\"schema-faq-question\">Can a buyer back out of an as-is contract in DC?<\/strong>\n<p class=\"schema-faq-answer\">Yes, buyers in DC retain the right to cancel during the inspection contingency period even in an as-is sale, though the seller is not obligated to make any repairs. During the contingency window, buyers can cancel and receive their earnest money back. After the contingency expires, cancellation terms depend on the specific contract. Verify the default contingency duration with your settlement attorney before signing.<\/p>\n<\/div><div class=\"schema-faq-section\" id=\"faq-question-1789465462402\">\n<strong class=\"schema-faq-question\">Is it a red flag if a house is listed as is in DC?<\/strong>\n<p class=\"schema-faq-answer\">Selling a house as is is not automatically a red flag in DC because DC law still requires sellers to disclose all known material defects through the Seller&#8217;s Disclosure Statement. &#8220;As is&#8221; most often signals the seller does not want to negotiate repairs, not that defects are hidden. Buyers should always conduct a home inspection. Common as-is situations include inherited properties, foreclosures, and homes with lead paint or foundation conditions the seller has priced in rather than repaired.<\/p>\n<\/div><div class=\"schema-faq-section\" id=\"faq-question-1789465462403\">\n<strong class=\"schema-faq-question\">Is DC currently a buyer&#8217;s or seller&#8217;s market?<\/strong>\n<p class=\"schema-faq-answer\">As of late 2026, Washington DC&#8217;s housing market is showing buyer-favorable or balanced conditions, with inventory and days on market both elevated compared to the 2021 to 2022 peak years. Current figures from Redfin&#8217;s DC housing market page and GCAAR should be checked before pricing your home, as specific metrics (days on market, sale-to-list ratio) vary by ward and property type. Softer conditions mean as-is sellers face more competition and should price to reflect their property&#8217;s condition accurately.<\/p>\n<\/div><div class=\"schema-faq-section\" id=\"faq-question-1789465462404\">\n<strong class=\"schema-faq-question\">Do I need a real estate agent to sell as is in DC?<\/strong>\n<p class=\"schema-faq-answer\">No, DC sellers can sell a home as is without a real estate agent by contracting directly with a cash buyer or using a marketplace that manages the contract, disclosure, and closing process. Skipping a traditional agent avoids commissions that typically run 5% to 6% of the sale price. Sellers must still provide the required DC Seller&#8217;s Disclosure Statement regardless of whether an agent is involved. Title and settlement services handle the legal closing steps.<\/p>\n<\/div><div class=\"schema-faq-section\" id=\"faq-question-1789465462405\">\n<strong class=\"schema-faq-question\">What taxes do I pay when selling as is in DC?<\/strong>\n<p class=\"schema-faq-answer\">DC sellers typically pay a recordation tax of <strong>1.45%<\/strong> of the sale price on amounts up to $1.5 million (rising to <strong>2.9%<\/strong> on amounts above $1.5 million), plus a share of the 1.45% buyer transfer tax, which is negotiable. Verify current rates via the <a href=\"https:\/\/otr.cfo.dc.gov\/page\/real-property-tax-rates\" target=\"_blank\" rel=\"noopener noreferrer\">DC recordation and transfer tax rates<\/a> page at the DC Office of Tax and Revenue before closing. Additional costs include prorated property taxes, attorney and settlement fees, and any HOA or condo fees owed through closing.<\/p>\n<\/div><div class=\"schema-faq-section\" id=\"faq-question-1789465462406\">\n<strong class=\"schema-faq-question\">Can I sell my DC house as is if it has lead paint?<\/strong>\n<p class=\"schema-faq-answer\">Yes, you can sell a DC home as is even if it has lead paint, but you must disclose all known lead paint conditions and provide the required federal lead-paint disclosure form and pamphlet for homes built before 1978. Cash buyers typically purchase lead-affected properties without requiring abatement, unlike most financed buyers whose lenders require clearance. Check whether your property has any active DOEE orders before closing, and verify current DOEE clearance mandate requirements at the DC DOEE lead services page.<\/p>\n<\/div><script type=\"application\/ld+json\">{\"@context\":\"https:\/\/schema.org\",\"@type\":\"FAQPage\",\"mainEntity\":[{\"@type\":\"Question\",\"name\":\"What does \\\"as is\\\" mean when selling a house in Washington DC?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"Selling a house as is in Washington DC means the buyer purchases the property in its current condition and the seller is not required to make any repairs before closing. Despite the as-is designation, DC law requires sellers to complete the Seller's Disclosure Statement covering all known material defects. 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General as-is discounts across multiple sources range from roughly 5% to 20% below comparable listed homes for moderate condition issues. Severely distressed properties attract cash offers well below that range. The actual gap depends on what buyers calculate they will spend on lead abatement, foundation repair, or condo assessments after closing, verify DC-specific figures with a local appraiser or by collecting competing cash offers.\"}},{\"@type\":\"Question\",\"name\":\"Does TOPA apply when I sell my DC rental property as is?\",\"acceptedAnswer\":{\"@type\":\"Answer\",\"text\":\"Yes, the Tenant Opportunity to Purchase Act applies to most DC rental properties regardless of whether the sale is listed as is, giving tenants the right of first refusal before you accept an outside offer. TOPA can trigger a 30 to 120 day delay depending on property type and tenant response. 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See what to disclose and what to expect.<\/p>\n","protected":false},"author":37,"featured_media":17715,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"footnotes":""},"categories":[232,225],"tags":[],"class_list":["post-17714","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-dc","category-selling-as-is"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v28.7 (Yoast SEO v28.7) - https:\/\/yoast.com\/product\/yoast-seo-premium-wordpress\/ -->\n<title>Sell a House As Is in Washington DC | iBuyer.com<\/title>\n<meta name=\"description\" content=\"Selling as is in Washington DC means no repairs, but DC law still requires a full Seller&#039;s Disclosure Statement. See what to disclose and what to expect.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/ibuyer.com\/blog\/selling-a-house-as-is-in-washington-dc\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Selling a House As Is in Washington DC\" \/>\n<meta property=\"og:description\" content=\"Selling as is in Washington DC means no repairs, but DC law still requires a full Seller&#039;s Disclosure Statement. 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