Seller Property Condition Disclosure Statement — Ohio Edition Template

Most states statutorily require sellers of residential real property to deliver a written property condition disclosure to buyers — and even in "caveat emptor" states, failure to disclose known material defects can support fraud and misrepresentation claims. This comprehensive Seller Property Condition Disclosure Statement gives sellers a structured, defensible way to disclose what they actually know, and gives agents a paper trail showing the disclosure obligation was taken seriously.

The 8-page template walks the seller through every major system and condition category: structural components (foundation, roof, walls), water intrusion and drainage history, plumbing, electrical, HVAC, well and septic systems, environmental conditions (asbestos, radon, mold, underground storage tanks), pest and wood-destroying-insect history, boundary and easement issues, HOA and assessment obligations, insurance claims history, and known material defects not otherwise covered. Each item uses the Yes / No / Unknown / Not Applicable convention used in most statutory disclosure regimes, with space for narrative explanation.

State disclosure laws vary enormously — New York's Property Condition Disclosure Act (RPL Art. 14, § 462) was amended in 2024 to eliminate the old $500 credit escape hatch and now requires actual delivery of the disclosure; California's Transfer Disclosure Statement (Cal. Civ. Code § 1102 et seq.) is mandatory and has its own prescribed format; other states have their own statutory forms. The included 50-state variation notes flag where a state-prescribed form is mandatory (in which case this template serves as a supplemental disclosure or preparation worksheet) versus where a general disclosure like this one satisfies the obligation. Template only — always confirm your state's current statutory form requirements.

About this Ohio Edition: the template and its drafting notes are adapted for Ohio practice under Ohio Revised Code Chapter 4735, Ohio's real estate license law, which requires brokerages to deliver a Consumer Guide to Agency Relationships and the Ohio Real Estate Commission's prescribed Agency Disclosure Statement before an offer is presented (ORC 4735.56–4735.58). Ohio permits dual agency with informed written consent and also recognizes "split agency," in which two licensees of one brokerage each represent one party while the brokerage and its management-level licensees act as dual agents (ORC 4735.70–4735.74) — so this edition's agency document remains a Dual Agency Disclosure & Informed Consent drafted as a supplement to the statutory statement, with Ohio's split-agency alternative built in. Seller disclosure follows the mandatory Ohio Residential Property Disclosure Form under ORC 5302.30, including the purchaser's three-business-day rescission right for late delivery; electronic execution relies on the Ohio Uniform Electronic Transactions Act, ORC Chapter 1306; and compensation provisions reflect ORC 4735.21 (payment only through the brokerage) and Ohio's commercial-only broker lien law. The regulator is the Ohio Division of Real Estate and Professional Licensing. Ohio-specific drafting notes accompany the template for review before use.