Thinking about selling your Richmond home and unsure what the Kentucky seller disclosure really requires? You are not alone. The form can feel intimidating, but it is simply a tool to share what you know about your property so buyers can make informed decisions. In this guide, you will learn what the disclosure is, when to provide it, what to include, how it affects negotiations, and practical steps to prepare with confidence. Let’s dive in.
Kentucky seller disclosure at a glance
The seller disclosure tells buyers about known material defects and the general condition of your home. You, as the owner of record, complete it to the best of your knowledge. Many agents use the standard form from the Kentucky Real Estate Commission forms and guidance, and some brokerages or the state association use similar versions.
The goal is transparency that keeps deals on track. If a seller fails to disclose known material facts, a buyer may have remedies under the contract or state law. For form-specific questions, consult the latest resources from Kentucky REALTORS or speak with your agent or an attorney.
When to provide it in a sale
Sellers typically provide the completed disclosure before or at the time a purchase agreement is signed. Many listing agents share it with the listing documents or as soon as the seller accepts an offer. Certain transfers may be exempt, such as some court-ordered or fiduciary transfers. Because exemptions can be nuanced, confirm your situation with KREC guidance or a trusted professional.
What the form covers
While wording can vary by edition, most Kentucky disclosure forms ask about the following areas. Answer truthfully based on what you know, and use records to support your answers when possible.
Property facts
Basic details like property address, seller names, and whether the home is owner-occupied, rented, or vacant.
Ownership and title
Known easements, boundary disputes, encroachments, special assessments, or litigation that could affect title.
Structural systems
Roof age and leaks, foundation or settling concerns, exterior walls, chimneys, and basement or crawlspace conditions, including any water intrusion.
Major systems and utilities
HVAC age and service history, electrical system type or known issues, plumbing leaks or pipe type, water heater details, and whether services are public water and sewer or well and septic.
Interior and appliances
Condition of floors, ceilings, windows, doors, and built-in appliances. Note any known defects in finishes or fixtures.
Environmental and health hazards
Known issues such as radon, mold or persistent moisture, asbestos, underground storage tanks, or other contamination. If your home was built before 1978, federal law requires a specific lead-based paint disclosure and a pamphlet for buyers. Review the EPA’s guidance for sellers in pre-1978 homes and the required pamphlet from HUD here:
Pests and wood-destroying organisms
Any known history of termites or other wood-destroying insects, treatments, and whether problems were corrected.
Improvements and repairs
Additions or renovations, whether permits were obtained, and recent major repairs. Disclose unpermitted work if known, such as a finished basement or garage conversion.
Insurance, claims, and losses
History of insurance claims, including flood, fire, or structural events, and whether there have been repeated damage incidents.
Zoning, land use, and neighborhood conditions
Known deed restrictions, HOA membership and dues, or any nuisance conditions like recurring noise or odor that you are aware of.
Water and sewer details
Public water and sewer versus well and septic, known septic issues or permits, and any water quality or drainage problems you know about.
Miscellaneous and other material facts
Anything else you believe a reasonable buyer would want to know about the property.
Signatures and certification
You certify that your answers are true to the best of your knowledge as of the date signed. Keep a copy for your records.
Local tips for Richmond and Madison County sellers
Richmond has a mix of older neighborhoods and newer subdivisions. If your home is older, be especially thorough about electrical, plumbing, foundation, and roof history. Homes built before 1978 must include the federal lead-based paint pamphlet and disclosures.
Some Madison County properties use septic systems. If yours does, organize pumping records, permits, and any inspection reports. If your property sits in an area with known drainage or floodplain considerations, disclose past water issues or flood claims you know about. If you made improvements, note permits and final approvals where applicable so buyers can verify compliance.
How disclosures shape negotiations
A clear, candid disclosure sets expectations and reduces surprise inspection findings. This helps prevent last-minute repair fights or cancellations. Buyers commonly respond in one of a few ways after reviewing disclosures and inspections:
- Proceed as-is.
- Request repairs before closing.
- Ask for a credit or price reduction.
- Use an escrow holdback so repairs can be completed after closing.
- Cancel if allowed by the contract and the defect is material.
In the Richmond area, buyers often focus on roof age and leaks, HVAC life, plumbing leaks or outdated piping, electrical panel upgrades, foundation or crawlspace moisture, septic performance, and signs of mold or water intrusion. Appraisers focus on value, but major safety or habitability issues can affect financing. Complete disclosures, repair invoices, and inspection reports help everyone evaluate the home more confidently.
Using disclosures strategically can strengthen your position. Include recent repair invoices, warranties, and service records. Consider addressing high-impact concerns before listing, then showcase the work in your disclosure packet. Transparency about smaller items can reduce buyers’ leverage for large concessions.
Pre-listing checklist for Richmond sellers
- Gather key documents: permits, HVAC and roof age, repair and service records, septic permits or pumping records, prior inspection reports, insurance claim history, and your survey if available.
- Complete the Kentucky seller disclosure honestly and sign it. Use “unknown” only when you truly do not know.
- If the home was built before 1978, provide the federal lead-based paint disclosures and pamphlet noted by the EPA and HUD.
- Consider a pre-listing inspection to identify issues you can repair, price for, or disclose upfront.
- Keep records of any repairs completed after listing and add them to your disclosure packet.
- Decide with your agent when to share disclosures, such as at listing launch, during showings, or upon offer acceptance.
- If you know of a significant legal or title issue, address it early with your agent or attorney.
Confident next steps
A strong sale in Richmond starts with clarity. A complete, honest Kentucky seller disclosure helps buyers trust your home, streamlines negotiations, and reduces closing-day surprises. If you want help preparing the form, organizing records, and deciding what to fix versus disclose, you will benefit from hands-on listing support and strategic guidance.
Ready to list with confidence and present your home at its best? Connect with Natalie Cusic for design-forward marketing, clear communication, and smart negotiation that protects your bottom line.
FAQs
What is the Kentucky seller disclosure for Richmond homes?
- It is a state-standard form you complete to the best of your knowledge to share known material defects and property conditions with buyers so they can make informed decisions.
When do I have to give buyers the disclosure in Kentucky?
- Typically before or at the time the purchase agreement is signed, though many agents deliver it with listing documents or when an offer is accepted.
Do I have to fix problems or just disclose them?
- You must disclose known defects, but you are not required to repair everything before listing; many sellers fix safety or high-impact items and disclose the rest.
What must I do for lead-based paint in a pre-1978 home?
- Provide buyers with required lead-based paint disclosures and the federal pamphlet; see the EPA’s seller guidance and HUD Healthy Homes page.
Can I answer “I don’t know” on the form?
- Yes, where appropriate; be candid about what you do and do not know and review records like permits, service invoices, and warranties before choosing “unknown.”
How do disclosures affect appraisal and financing?
- Major safety or habitability issues can impact appraised value or lender conditions, so clear disclosures and documentation help appraisers and lenders assess the home.
What documents should I gather to support my disclosure?
- Service and repair records, permits, warranties, septic and pumping records, prior inspection reports, insurance claim history, and any survey you have.
Where can I find the official Kentucky disclosure resources?
- Check the Kentucky Real Estate Commission forms and guidance, statewide resources from Kentucky REALTORS, and national best practices at the National Association of REALTORS.
