Selling a House As-Is in Illinois: What You Still Have to Disclose

Yes, you can sell a house as-is in Illinois. As-is means you won't make repairs. It doesn't erase the disclosure rules. Most sellers still fill out the state disclosure form, with some exceptions such as estates. Radon and lead paint have their own rules. Your attorney can confirm what applies to you.

Last reviewed: October 2026, by Brad Esposito

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Who's writing this guide?

I'm Brad Esposito with Family Property Buyers in St. Charles. Almost every house I buy is sold as-is, so sellers ask me about disclosures all the time.

Here's the general picture. Your attorney fills in the details for your sale.

Which question brought you here?

Can I sell my house as-is in Illinois?
Do I have to fill out a disclosure form if I sell as-is?
Does an executor have to fill out the Illinois disclosure form?
Do I have to test for radon before selling in Illinois?
My house was built before 1978. What do I owe the buyer?
Will a cash buyer still want the disclosures?

What does as-is mean in Illinois?

It means you sell the house in its current condition. You don’t fix anything, and the buyer accepts what they see and what you disclose.

We buy as-is: no showings, no repairs needed. No agent commissions when you sell directly to us.

We can often cover closing costs. Your written offer shows your number before you sign.

What is the Illinois disclosure form?

The Residential Real Property Disclosure Act asks most sellers of homes with one to four units to fill out a state form. It covers things you actually know about, like a leaky basement, roof problems or flooding.

You answer based on what you know. The form isn’t a warranty, and you don’t have to inspect the house to fill it out.

Who is exempt from the disclosure form?

Section 15 of the act lists exempt sales. Some that come up often:

Sales by an executor, administrator, guardian or trustee while handling an estate or trust.
Sales ordered by a court, including some probate and divorce cases.
Sales from one co-owner to another.
Sales to a spouse, child or other direct relative.
Sales tied to a foreclosure, like a deed in lieu.

Your attorney confirms whether your sale fits one of these.

What about radon?

Illinois has its own radon rule. Before the buyer is bound by a contract, the seller gives the state’s radon pamphlet and a radon disclosure form, per the IEMA-OHS real estate page.

You share test results you already have. You don’t have to test or fix radon to sell.

What about lead paint?

For most homes built before 1978, a federal lead paint rule applies. The seller shares any known lead paint facts and reports, and gives the buyer the EPA lead pamphlet.

The buyer also gets a chance to test for lead before signing, unless they waive it in writing.

What if you know about a big problem?

Say so. Hiding a known problem is the fastest way to turn a sale into a dispute. Tell me about it up front, and I’ll factor it in.

How do you check out any cash buyer before you sign?

Get the offer in writing. It should show the price and who pays which costs.
Read the whole contract. Ask about any line you don’t understand before you sign.
Have your own attorney. An Illinois real estate attorney can review the contract for you.
Check that the business is registered. You can look it up on the Illinois Secretary of State business search.
Don’t pay upfront fees. You shouldn’t have to pay anyone just to sell your house.
Ask about your right to cancel. Illinois law gives owners behind on a mortgage or taxes extra protections in some sales. An attorney can tell you what applies to you.

This is general information, not legal advice. Talk to an Illinois attorney about your situation.

What happens if you reach out to us?

Tell me about the house. Use the form, call or text (331) 422-3828, or email [email protected].
We look at the house together, in person or by phone.
You get a written cash offer within 24 hours of our first visit or meeting. Show it to your attorney or family before you decide.
If you say yes, we close on your timeline, often in a few weeks.

What do sellers ask me about selling as-is in Illinois?

Can I sell my house as-is in Illinois?

Yes. As-is means you won't make repairs. It doesn't erase the disclosure rules that apply to your sale.

Do I have to fill out a disclosure form if I sell as-is?

Usually, yes. The Illinois Residential Real Property Disclosure Act covers most sales of homes with one to four units. Some sales are exempt, such as many estate and trust sales.

Does an executor have to fill out the Illinois disclosure form?

Often not. The act exempts sales by a fiduciary while handling an estate, guardianship, conservatorship or trust. Your attorney confirms it for your sale.

Do I have to test for radon before selling in Illinois?

No. You give the buyer the state radon pamphlet and disclosure form, and share any results you already have. You don't have to test or fix it.

My house was built before 1978. What do I owe the buyer?

Under the federal lead paint rule, you share what you know about lead paint, give the EPA pamphlet, and give the buyer a chance to test unless they waive it.

Will a cash buyer still want the disclosures?

Yes, if your sale is covered. A cash sale changes the price and the repairs, not the law.