Thinking about selling your Murrysville home this year? One form can make or break a smooth sale: Pennsylvania’s Seller’s Property Disclosure. Buyers expect clear, complete answers about your home’s condition, and you want to avoid last‑minute surprises. In this guide, you’ll learn what the disclosure covers, how to prepare in Murrysville, and the simple steps that protect you during and after the sale. Let’s dive in.
What the PA disclosure is
The Seller’s Property Disclosure is your written statement about known material defects and the condition of your home’s systems and features. You answer based on your actual knowledge. You are not guaranteeing perfection, but you are required to disclose what you know about issues that could affect value or safety.
If your home was built before 1978, federal law also requires a lead‑based paint disclosure and the EPA/HUD pamphlet for buyers. You can review the EPA’s guidance in the pamphlet Protect Your Family From Lead in Your Home for what must be shared and when.
Your listing agent will provide the current version of the disclosure form and help you complete it. If you are unsure about a question, you can mark “unknown,” then attach any records you have.
What you will be asked
Most Pennsylvania forms cover similar topics. Expect questions in these areas:
- Ownership and occupancy: who lives there now, leases or tenant info if applicable.
- Structure: roof age and leaks, foundation cracks or water intrusion, exterior walls, windows and doors.
- Mechanical systems: HVAC age and service, plumbing leaks or low pressure, electrical panel type and capacity, known hazards, included appliances.
- Water and wastewater: public water or sewer vs. private well or septic, permits, pump or inspection records, recent tests.
- Environmental items: lead‑based paint for pre‑1978 homes, radon, asbestos, mold, underground tanks, petroleum odors, prior remediation.
- Flooding and drainage: past water events, location in a FEMA floodplain, sump pump issues, flood insurance claims.
- Boundaries and easements: shared driveways, recorded easements, known encroachments or disputes.
- Improvements and permits: additions, decks, basement finishes, electrical or plumbing work, and whether permits and inspections were completed.
- Insurance and claims: prior claims such as fire, wind, or flood, and current coverage status.
- Legal or financial items: special assessments, municipal liens, unpaid taxes, or litigation that affects the property.
Answer precisely and attach documents when possible. Avoid broad phrases like “no problems” if there are small, known issues.
Murrysville factors to consider
Murrysville and greater Westmoreland County have local conditions buyers commonly ask about. Plan for these items as you complete the disclosure:
- Water and sewer: Some homes are on municipal systems and others on private well or septic. Confirm your status and locate any permits, inspection reports, or pumping receipts. Check with Murrysville Borough or Westmoreland County records if you are missing paperwork.
- Radon: Many parts of Pennsylvania have higher radon potential. If you have prior radon test results, you should disclose them. If you have never tested, a short‑term pre‑listing test can prevent surprises. The PA DEP radon program explains testing and mitigation basics.
- Flooding and stormwater: Review the FEMA Flood Map Service Center and note any past drainage issues, even if your home is not in a mapped floodplain.
- Historic mining or subsidence: Parts of southwestern Pennsylvania have mining history. Disclose any settlement or mine‑related claims if you know of them.
- Permits and approvals: Renovations, decks, and basement finishes often require permits. If you completed work, gather the permits and final inspection records. If you are not sure, check with Murrysville Borough.
- HOAs and covenants: If your home is in an HOA, disclose membership, dues, rules, and any pending assessments.
Documents to gather now
Pulling records together early makes the disclosure faster and gives buyers confidence.
- Deed and legal description, recent property tax bills.
- Any survey or plot plan; title policy if available.
- Permits and certificates of occupancy for additions or major work.
- Receipts and warranties for roof, HVAC, furnace, water heater, and other major systems.
- Appliance manuals and receipts for items included in the sale.
- Septic permits, pumping receipts, and inspections; well logs and recent water tests if applicable.
- Environmental reports or records for underground storage tanks.
- Insurance claim history for the property.
- HOA declarations, bylaws, dues statements, and recent meeting notes.
- Prior inspection reports, such as home, pest, radon, chimney, or moisture.
- Any notices of code violations or municipal liens.
Pre‑listing inspections to consider
You are not required to fix everything, but the right checks can reduce risk and help you price with confidence.
- General pre‑listing home inspection to flag safety or high‑impact issues.
- Roof inspection if it is near end of life.
- Septic inspection or pumping and a well water test if you have private systems.
- Short‑term radon test, since radon is a common concern in Pennsylvania.
- Mold or moisture inspection if you have a history of leaks or musty odors.
- Chimney or wood‑burning appliance inspection if present.
- Electrical panel evaluation for older systems.
If you choose not to repair, you can still disclose your findings and provide estimates to set clear expectations.
A simple 3–6 month prep timeline
Use this timeline to stay on track.
3–6 months before listing
- Gather the documents above and order a pre‑listing inspection and any needed tests.
- Review a draft disclosure with your listing agent.
- Address the big items first, like roof leaks, safety hazards, code issues, or septic failures.
1–2 months before listing
- Finalize answers on the disclosure based on your reports and records.
- Assemble attachments, like inspection results, permits, and warranties.
- If you made repairs, keep copies of receipts and warranties.
At listing and through contract
- Provide the current disclosure form to buyers. Your agent will handle delivery.
- Update the disclosure if any material fact changes before closing.
Avoid costly mistakes
Common pitfalls
- Omitting known defects or guessing on answers.
- Saying “I did not know” when records or recent claims are available.
- Failing to disclose well or septic status and maintenance.
- Skipping required lead‑based paint disclosures for pre‑1978 homes.
- Using blanket statements that are not precise.
Safer practices
- Answer honestly based on your actual knowledge and mark “unknown” when appropriate.
- Attach support documents, such as inspections, permits, and test results.
- Order key pre‑listing checks to uncover issues early.
- Consult your agent and consider a real estate attorney for complex items like liens, boundary disputes, or unpermitted work.
- Update the disclosure if something changes before closing.
If a buyer raises a concern
If a buyer claims you missed a material issue, typical outcomes include negotiation, repairs, or compensation. In rare cases, buyers may pursue contract remedies. Results depend on the facts and intent. Contact your listing agent promptly and consider a local real estate attorney if the situation is complex.
Helpful resources
- Review the EPA’s lead‑based paint disclosure rules and the Protect Your Family From Lead in Your Home pamphlet on the EPA website.
- Learn about testing and mitigation at the PA DEP radon program.
- Check your property’s flood risk at the FEMA Flood Map Service Center.
- Explore licensing and consumer guidance from the Pennsylvania Real Estate Commission.
- For municipal permits and records, visit Murrysville Borough online.
- For form updates and practice guidance, see the Pennsylvania Association of Realtors.
When you prepare early, disclose clearly, and keep good records, you reduce stress and build buyer trust. If you want a local plan tailored to your Murrysville home, reach out to the Adam Slivka and Team for listing guidance, timelines, and a smooth path to market.
FAQs
What is the Pennsylvania Seller’s Property Disclosure and who must complete it?
- It is a written statement of a seller’s actual knowledge of material defects and property conditions, and most residential sellers in Pennsylvania complete it as part of the sale.
Do Murrysville sellers need to test for radon before listing?
- Testing is not required statewide, but radon is a common concern; sharing past results and considering a short‑term pre‑listing test can help avoid negotiations later.
What should I disclose about wells or septic in Murrysville?
- State whether you are on public or private systems and disclose permits, inspection or pumping records, and any known issues with wells, treatment, tanks, or drain fields.
What are the rules for lead‑based paint in older Murrysville homes?
- For homes built before 1978, federal law requires a lead‑based paint disclosure and the EPA/HUD pamphlet to be provided to buyers during the sale process.
Do I need to update my disclosure if something changes before closing?
- Yes. If a material fact changes after you list, work with your agent to update and provide the revised disclosure to the buyer.
What happens if a buyer alleges I failed to disclose an issue?
- Your agent may negotiate a repair or credit; outcomes vary by situation, and you may wish to consult a local real estate attorney for advice.
