A seller’s disclosure, also called a property disclosure, is a document that sellers are legally required to provide to potential buyers. It outlines any known issues or defects with the home that could affect its value or safety. Whether you’re buying a home in Phoenix, AZ or preparing to list your property in Minneapolis, MN, understanding how seller disclosures work is essential for both parties in a real estate transaction.
This Redfin article explains what’s typically included in a seller’s disclosure form, when it’s required, what a “no seller disclosure” sale means, and how this paperwork protects everyone involved.
What is a seller’s disclosure form and why does it matter?
A seller’s disclosure form is a legal document designed to protect both buyers and sellers in a home sale. For buyers, it provides transparency about the property’s condition so they can make informed decisions. For sellers, it helps avoid future legal disputes if issues arise after the sale.
Disclosures often include defects the seller is aware of, such as past water damage, roof problems, or foundation cracks. By signing the form, the seller affirms that they’ve disclosed everything required by state or local laws.
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When is a seller disclosure required in real estate?
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In most states, the seller’s disclosure form is provided shortly after both parties sign a purchase agreement. Some agents may provide it earlier during home tours to speed up the process. The disclosure must be accurate and thorough, and the buyer is usually given a few days to review it and back out without penalty if serious issues are discovered.
Each state has different laws around seller disclosures, and some allow sellers to provide the information more casually. However, most states use a standardized form.
What’s included in a typical home disclosure report
While requirements vary, here are common items typically listed on a seller’s disclosure form:
| Disclosure Type | What It Means |
| Structural Issues | Cracks in foundation, roof leaks, or wall damage |
| Water Damage | Flooding history, mold presence, or past leaks |
| Hazardous Materials | Asbestos, radon, lead paint, or soil contamination |
| Repairs | Significant plumbing, HVAC, or electrical work |
| Neighborhood Nuisances | Noise, unpleasant odors, or environmental issues nearby |
| Missing Fixtures | Appliances or items not included in the sale |
| Legal Problems | Zoning disputes, liens, or unresolved permits |
| Death or Crime | Deaths related to the home’s condition or known violent crimes |
Federal law also mandates disclosures for lead-based paint in homes built before 1978.
What is a “no seller disclosure” sale?
Sometimes, a home is sold without a formal disclosure form. This is known as a “no seller disclosure” sale and can happen in specific situations, such as:
- Foreclosures or bank-owned properties
- Inherited or estate sales
- Transfers between spouses or family members
- As-is sales where buyers agree to waive disclosure
In these cases, buyers typically have a due diligence period (usually around 14 days) to conduct inspections and cancel the contract if major problems are found.
Can a seller be held liable for not disclosing?
Yes. If a seller knowingly conceals or fails to disclose a material issue, they could be sued for fraud or breach of contract. Buyers may recover damages if they can prove the seller knew about the issue.
That’s why it’s often said: when in doubt, disclose. It’s better to be overly transparent than risk legal trouble later.
When sellers aren’t liable
While sellers are responsible for disclosing known defects, they can’t be held liable for issues they genuinely didn’t know about. For example, if a hidden termite infestation is discovered after the sale and the seller had no knowledge of it, they likely aren’t responsible. The law generally protects sellers from liability for undisclosed problems that were not apparent or brought to their attention.
However, this also means that buyers must do their own due diligence. If something seems off or hasn’t been clearly explained, it’s up to the buyer to investigate further.
Even with a seller’s disclosure, always get a home inspection
A seller’s disclosure is a useful document, but it doesn’t replace a professional home inspection. Buyers should always hire a licensed inspector to evaluate the property thoroughly. An inspection can reveal hidden issues that even the seller might not be aware of.
Final takeaways about seller disclosures
- A seller’s disclosure informs buyers of known issues and protects sellers from liability.
- Requirements vary by state, so check your local laws or talk to a real estate agent.
- Some sales, like foreclosures or estate transfers, may not require a disclosure.
- Always get a home inspection, even if a detailed seller’s disclosure is provided.
Understanding what a seller’s disclosure is and how it works helps you buy or sell with more confidence.
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