Selling your home in Symmes Township and unsure what you must tell buyers? You are not alone. Ohio’s Residential Property Disclosure can feel simple at first glance, yet small mistakes often cause delays, renegotiations, or worse. In this guide, you will learn exactly what the form covers, the best timing for delivery, local records to check in Lawrence County, and the pitfalls to avoid so you can move forward with confidence. Let’s dive in.
What the Ohio disclosure covers
Ohio uses a standardized Residential Property Disclosure form for most home sales. It is the seller’s written statement about material facts actually known to the seller. It is not a home warranty or inspection report.
Structure and exterior
- Foundation, roof, and walls.
- Additions or structural repairs, and whether you know of any defects.
- Any work completed without required permits to your knowledge.
Systems and utilities
- Heating and air conditioning, electrical, plumbing, and water heater.
- Septic system or sewer connection, well status, and any known failures or service history.
- Any recurring issues such as low water pressure, breaker trips, or leaks you know about.
Environmental and health conditions
- Flooding or water intrusion history and any known mold or fungal growth.
- Radon information to your knowledge.
- Underground storage tanks, asbestos, hazardous waste, or other contamination known to you.
Pest and wood-destroying organisms
- Termite or pest infestations to your knowledge and any treatment history.
Legal, title, and neighborhood matters
- Easements, boundary disputes, encroachments, or zoning violations known to you.
- Notices of code issues or pending litigation involving the property.
- Any homeowners’ association and dues, if applicable and known.
Insurance and claims
- Past insurance claims for fire, flood, wind, or other damage that you know about.
- Any cancellations or denials you are aware of.
Fixtures, appliances, and personal property
- What conveys with the sale and whether items are in working order to your knowledge.
The knowledge standard
- You disclose what you actually know. You are not required to test or inspect.
- “As-is” does not remove your duty to disclose known material defects.
- If you later learn new, material information, you should update the disclosure.
Timing and delivery in practice
Providing the disclosure early prevents surprises and keeps your transaction on track.
When to complete it
- Best practice is at listing or before accepting an offer. Early delivery lets buyers factor material facts into their decision and reduces disputes.
How to deliver and store it
- Complete, sign, and date the form. Your listing agent should collect it, keep a copy in the file, and provide it to buyer agents and the closing team. Keep a copy for your records.
If things change after signing
- If a new material issue arises, update the disclosure and circulate the revised version promptly to all parties.
Special note on pre-1978 homes
- Federal law requires a lead-based paint disclosure and an EPA information pamphlet for homes built before 1978. Provide these before the sales contract is signed or include them with a contractual right for the buyer to review.
Symmes Township and Lawrence County specifics
Every property is unique, but local context matters when you complete your form.
Flooding and river proximity
- Parts of Lawrence County near the Ohio River have flood risk. Share any known flooding or water intrusion history, sump pump use, or drainage improvements you know about.
Septic systems and private wells
- Many rural properties use septic systems and private wells. Disclose system type, known failures, ages if known, and maintenance records such as pumping or inspection dates.
Mine subsidence and soil conditions
- Some areas of southeast Ohio have a history of mining. If you know about subsidence concerns or soil movement affecting your parcel, disclose that history and any related assessments.
Older housing stock
- If your home was built before 1978, the federal lead-based paint disclosure is required. Note any known lead-based paint or hazards to your knowledge.
Documents and records to gather
You are not expected to be a walking file cabinet, but organized records make disclosure accurate and straightforward. These local resources can help you confirm facts:
- Lawrence County Auditor for parcel and tax data.
- Lawrence County Recorder for deeds, easements, and plats.
- Lawrence County Health Department for septic and well records.
- Lawrence County Building or Planning Department for permit and code information.
- Symmes Township office or trustees for zoning or local notices.
- Lawrence County Soil & Water Conservation District and Ohio Department of Natural Resources for erosion or subsidence context.
- FEMA flood maps to understand mapped flood zones.
- Ohio Department of Health Radon Program for regional testing guidance.
- Ohio Division of Real Estate & Professional Licensing and REALTOR associations for official forms and timing guidance.
Keep a simple packet that includes:
- Completed and signed Ohio Residential Property Disclosure form.
- Lead-based paint pamphlet and disclosure, if your home was built before 1978.
- Permit records and final inspection certificates, if available.
- Receipts for major repairs such as roof, foundation, HVAC, or septic.
- Recent septic pumping or inspection records, and any well water tests.
- Insurance claim summaries related to the property.
- Survey or plat, if available.
- HOA documents and dues statements, if applicable.
- Photos or notes documenting recurring issues like water stains or pest damage.
Common mistakes to avoid
A little care now can prevent big headaches later.
- Omitting known defects. Disclose past water intrusion, structural repairs, or recurring system failures you know about.
- Checking “unknown” when you do know. If you are unsure, review invoices or records rather than guessing.
- Misreporting permit status. Do not assume work was permitted unless you verified it.
- Ignoring updates. If something material changes after you sign, update the form.
- Overreliance on “as-is.” You still must disclose known material defects.
- Skipping federal lead disclosures for pre-1978 homes.
- Poor documentation. Keep dated copies of everything you sign and deliver.
- Vague or inconsistent answers. Ensure your disclosure, photos, and marketing remarks do not contradict each other.
Your agent’s role
Your listing agent should coordinate the process and keep you organized. Here is what you can expect from a professional approach:
- Provide the state disclosure form and explain how to answer based on your knowledge.
- Help you gather records such as permits, septic reports, and insurance documents.
- Recommend inspections or assessments when issues are suspected, such as septic, structural, mold, or radon.
- Collect, date, and distribute the form to buyer agents and the closing team, and keep copies in the file.
- Suggest updates if new facts arise and document delivery.
- Avoid legal advice. If you have questions about easements, title disputes, or potential litigation, consult an attorney.
The Parchman Group offers principal-led guidance, vendor coordination, and end-to-end transaction management so you can focus on your move while we keep your disclosure and documentation on track.
A simple step-by-step for sellers
Follow these steps to disclose with confidence and avoid last-minute surprises:
- Start early
- Complete the disclosure at listing or before you accept an offer.
- Gather records
- Pull permits, repair invoices, septic and well records, insurance claims, and any HOA documents.
- Answer based on what you know
- Be factual and specific. If you are unsure, check your files or ask your agent where to look.
- Deliver and retain
- Provide the signed, dated form to your agent. Keep a copy for yourself.
- Update if needed
- If a material change occurs, revise the disclosure and redistribute it promptly.
- Add required federal items
- If pre-1978, include the lead-based paint disclosure and EPA pamphlet before contract signing.
Ready to sell with clear, complete disclosures and fewer surprises? Reach out to The Parchman Group for principal-led guidance, vendor coordination, and a free pricing opinion so you can plan your next move with confidence.
FAQs
What is the Ohio Residential Property Disclosure form?
- It is a written statement of material facts actually known to the seller about the property’s condition and history; it is not a warranty or inspection report.
When should I give the disclosure to a buyer in Symmes Township?
- Complete it at listing or before accepting an offer so buyers have material information upfront and negotiations stay on track.
Do “as-is” sales in Ohio remove my duty to disclose?
- No, you must still disclose known material defects even if the sale is described as as-is.
What should I do if I learn new information after I sign the form?
- Update the disclosure and provide the revised version to all parties as soon as possible.
Do I need special disclosures for older homes near the Ohio River?
- If your home was built before 1978, provide the required federal lead-based paint disclosure and EPA pamphlet, and disclose any known flooding or water intrusion history.
