Should I Sell My House As-Is or Make Repairs First in NC or SC?

Last updated October 2026

I have worked in real estate since 1995. I started in the Poconos in Pennsylvania, and today I am licensed in both North and South Carolina. The rules in each state shape the repair question, so here is how they work.

Can I legally sell my house as-is in NC or SC?

Yes, but you still have disclosure duties in most sales. South Carolina law says a buyer and seller may agree to sell a home as-is. North Carolina lets a seller check “No Representation” on many items of the state form instead of describing the condition.

Neither choice lets you hide a problem. In South Carolina, an owner who knowingly gives false, incomplete or misleading information on the form can be held liable for actual damages and court costs. If you have a known issue, talk with your agent or a real estate attorney before you list.

What disclosure form do sellers fill out in each state?

Each state has its own form, and the timing is different.

• North Carolina. Sellers give buyers the Residential Property and Owners’ Association Disclosure Statement, a form created by the NC Real Estate Commission. State law says it must be delivered no later than the time the buyer makes an offer. It covers items such as the water supply, sewage system, structure, mechanical systems, wood-destroying insects and environmental hazards like radon. A separate section covers the owners’ association, if there is one.
• If an NC buyer does not get the form on time, the buyer may cancel the contract. That right ends three calendar days after the buyer receives the form or three days after the contract is made, whichever comes first. It also ends at closing or occupancy.
• South Carolina. Sellers give buyers the Residential Property Condition Disclosure Statement. The law says to deliver it before the buyer and owner sign the contract, unless the contract sets other timing. For each item, the owner states what they actually know or makes no representation.
• If something changes in SC before closing and the form becomes wrong, the owner must correct it or make reasonable repairs.

Both laws apply to homes with one to four dwelling units. Some sales are exempt, such as certain foreclosures and court-ordered transfers. Ask your agent whether yours qualifies.

How does due diligence in NC change the repair question?

In North Carolina, the buyer can walk away for any reason during the due diligence period, so repairs often get negotiated there. Here is how the standard NC contract works, per the NC Real Estate Commission:

• The buyer usually pays the seller a due diligence fee for the right to inspect and investigate.
• During that period, the buyer can end the contract for any reason, or no reason, with written notice.
• If the buyer ends it in time, they usually get the earnest money back but not the due diligence fee, unless the parties agreed otherwise.
• The buyer can ask for any repairs. The seller does not have to agree to any of them.
• If the seller does agree, the repairs must be done in a good and workmanlike manner before closing.

Fixing the obvious items before you list means fewer surprises in the inspection report. SC contracts handle inspections differently, so ask your agent to explain the form you will sign.

Which repairs usually matter to coastal buyers?

Fix what shows damage or neglect, and leave the remodeling to the next owner. Before real estate, I spent about 20 years in high-end restaurant and bar service. People will accept a plain room. They notice anything that looks neglected. Buyers are the same way.

I would look at these first:

• Active roof leaks or water stains on ceilings
• Plumbing leaks and soft spots in floors
• Heating and cooling that does not work
• Electrical issues like dead outlets or missing covers
• Wood rot on decks, stairs and trim, which salt air can speed up
• Signs of termites or other wood-destroying insects, which both state forms ask about

A new kitchen is a harder call, since a buyer may want to pick their own finishes. Fresh paint and a deep clean often do more for the money. Get a value on your home first so you can compare the cost of a repair to what it might add.

Should I get a pre-listing inspection?

It is often worth it if your home is older or you have not had it inspected in years. It shows you what a buyer’s inspector is likely to find, so you can fix it, price for it or disclose it.

Once an inspector tells you about a problem, you know about it. That can affect what you put on your disclosure form. Talk with your agent or attorney about this before you order the report.

Hire a licensed inspector. In North Carolina, home inspectors who work for pay must be licensed by the NC Home Inspector Licensure Board. In South Carolina, the SC Residential Builders Commission licenses home inspectors and offers an online license lookup.

Frequently Asked Questions

Do I still fill out a disclosure form if I sell my house as-is?

In most sales, yes. Both NC and SC require the state disclosure form for homes with one to four units, though some sales, like certain foreclosures, are exempt.

Is the due diligence fee refundable in NC?

Usually not. If the buyer ends the contract during due diligence, they typically get the earnest money back but not the due diligence fee, unless the contract says otherwise.

Does a seller have to make the repairs a buyer asks for?

No. A buyer can ask for any repairs, and the seller can say yes, no or offer something else. In NC, repairs the seller agrees to must be done in a good and workmanlike manner before closing.

Who licenses home inspectors in NC and SC?

In North Carolina, it is the NC Home Inspector Licensure Board. In South Carolina, it is the SC Residential Builders Commission, which has an online license lookup.

Related Reading

Free Home Valuation for NC and SC Sellers
Selling a Home in Brunswick County, NC
Selling a Home in Horry County, SC
Sell and Downsize on the Carolina Coast

This post is general information, not legal advice. Laws and contract forms change. Talk with a licensed real estate attorney about your specific sale.

DANIELLE KING, REALTOR®

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