Thinking about listing your Whitemarsh home in the next year? One document can shape your timeline, your negotiation leverage, and your peace of mind: the Pennsylvania seller disclosure. Buyers will ask for it. Lenders and insurers care about what it contains. And the way you prepare it can help your sale go faster with fewer surprises.

In this guide, you will learn what the disclosure covers, when to deliver it, how to prepare in Whitemarsh Township, and what records to pull from local offices. You will also get a simple checklist to keep you on track. Let’s dive in.

What the PA seller disclosure covers

Pennsylvania seller disclosure laws are designed to notify buyers about material defects and facts that could affect value or livability. You, the seller, complete the form based on your knowledge. Many transactions use a standardized Seller’s Property Disclosure published by the Pennsylvania Association of Realtors, and your listing agent typically provides and reviews it with you.

Sellers also follow federal rules for certain topics. For homes built before 1978, federal law requires a lead-based paint disclosure and delivery of the EPA pamphlet. You can review the EPA’s lead-based paint disclosure rules and resources to understand what buyers expect. Radon is not a federal requirement, but the EPA’s radon guidance explains why testing is common in Pennsylvania.

Remember, the disclosure shares your knowledge. It is not a guarantee that every system is perfect. Buyers will still do inspections. For questions about legal obligations or unique situations, consult an attorney. You can also review the Pennsylvania Real Estate Commission’s consumer information on professional conduct and duties on the PA Department of State Real Estate Commission page.

What to include: section by section

Property identity and title

• Your ownership and authority to sell.
• Known easements, encroachments, or boundary disputes.
• Any pending litigation affecting the property.

Structure and major components

• Roof: age, material, known leaks, and repairs.
• Foundation: cracks, settling, prior structural fixes.
• Additions or finished basements: who did the work, whether permits were issued, and whether certificates of occupancy exist.

Mechanical systems and utilities

• HVAC: age, service history, and known defects.
• Plumbing: past leaks, sewer backups, or septic issues.
• Electrical: service capacity, known deficiencies, or older wiring types if present.
• Water source: public or well, plus any known well or water quality problems.

Sewage and on-site systems

• Public sewer or septic: pumping and repair history, failures, and permits.
• If a septic system exists, note any inspections or local transfer requirements you are aware of.

Environmental items

• Lead-based paint for pre-1978 homes as required by federal law.
• Radon: any past tests and whether a mitigation system is installed.
• Asbestos, mold, underground tanks, or soil contamination if known.
• Water intrusion or flooding history and any flood insurance claims you know about.

Pest history

• Termites, carpenter ants, or other infestations and treatment history.

Insurance and claims

• Past homeowners insurance claims you are aware of that relate to the property’s condition.

Occupancy and HOA

• Existing tenants or leases, including any rights that affect timing.
• Homeowners association details: dues, pending assessments, or known covenant issues.

Permits and code compliance

• Unpermitted work you know about.
• Any code enforcement notices, zoning issues, or nonconforming uses to your knowledge.

Repairs and improvements

• Significant repairs or replacements.
• Warranties or service contracts that may transfer.
• Receipts and contractor information when available.

Most forms ask you to answer to the best of your knowledge. If you do not know an answer, select “unknown” instead of guessing. Intentionally concealing or misrepresenting known issues can lead to serious problems later.

Timing and delivery in Montgomery County

When to prepare

Best practice is to complete your disclosure well before you list. Starting months in advance gives you time to gather permits, warranties, receipts, and inspection reports, and to address safety items or pricing decisions.

When buyers receive it

In our market, buyers typically receive the disclosure early, either attached to the listing, shared upon request before an offer, or delivered with the buyer’s information packet. Bright MLS allows agents to indicate whether a disclosure is on file. Many buyers expect it upfront to write a strong offer.

If details change

Update your disclosure promptly if something material changes, such as a new roof leak or a failed system. Keep dated copies of any supplements.

Pre-listing inspections

Ordering inspections before listing can reduce surprises later. Sellers often consider a general home inspection, roof review, radon test, and sewer or septic inspection where applicable. If you test or inspect, plan to disclose the results or provide the reports to prospective buyers.

Local records and permit checks to run

Whitemarsh Township and Montgomery County keep helpful records. Pulling them now supports accurate disclosure and smoother buyer due diligence.

• Whitemarsh Township: Building permits, zoning, and code files. Start with the Whitemarsh Township website to find the permit office and request records.
• Montgomery County: Property records, assessment, and deed information. Begin at the Montgomery County portal and navigate to property and records services.

If you discover unpermitted work, discuss options with your agent and, if needed, an attorney. Sometimes you can resolve issues before listing or document them clearly and price accordingly.

Pre-listing checklist for Whitemarsh sellers

6–12 months before listing

• Gather permits, warranties, contractor receipts, insurance claim history, and HOA documents.
• Order pre-listing inspections as appropriate: general home, roof, radon, sewer or septic.
• Consult your agent and begin completing the Seller’s Property Disclosure.

2–4 months before listing

• Repair or remediate urgent safety defects.
• Request municipal files from Whitemarsh Township and confirm permit history.
• Pull county records for property data and prior transactions.
• Decide whether to share inspection reports proactively.

Listing time

• Finalize and sign the disclosure form accurately.
• Make it available through your agent’s MLS listing or on request.
• Keep copies ready for buyers’ agents.

After listing and during escrow

• Supplement the disclosure promptly if new facts arise.
• Keep proof of delivery and dated amendments in your file.

Local watch-outs in Whitemarsh

• Additions and finished basements: Confirm permits and approvals before you list, especially for bedrooms, egress, and decks.
• Flooding and drainage: Disclose any past water intrusion you know about. Buyers may review county maps and flood insurance details.
• Septic vs. public sewer: If on septic, document pumping and inspection history. If public sewer, note connection details and recent service work.

Avoid common mistakes

• Be thorough and truthful. If you do not know, mark “unknown.”
• Do not rely on memory alone. Pull records from township and county offices.
• Share documentation. Receipts, warranties, and inspection reports build buyer confidence.
• If defects exist, consider repairing or pricing with transparency. Document your approach.
• Keep every version of your disclosure and any updates.

This guide is informational and not legal advice. For complex title, permit, or litigation questions, consult a qualified attorney.

Ready to prepare your disclosure and position your Whitemarsh home for a confident sale? Reach out for a step-by-step plan, from document gathering to presentation and marketing that attracts serious buyers. Let’s talk through your timeline and strategy with Jamie Erfle.

FAQs

Is the Pennsylvania seller disclosure a warranty?

• No. It reflects your knowledge at the time of signing. Buyers should still inspect and may request repairs or credits.

Do I still have to disclose if I sell as-is?

• Yes. Selling “as-is” does not remove your duty to disclose known material defects or facts that could affect value or safety.

What if I do not know an answer on the form?

• Select “unknown” rather than guessing, and encourage buyer inspections. You can also research records or order tests if needed.

Do I need to disclose past insurance claims or flooding?

• If you know about prior claims or flooding, disclose them. Buyers and insurers often review this history during underwriting.

What if I find unpermitted work before listing?

• Disclose what you learn and consider resolving permits with Whitemarsh Township. If not feasible, document it clearly and adjust strategy with your agent.