How Do I Read a Seller's Disclosure?

Pennsylvania's seller disclosure covers the major systems and conditions of the home, and the fastest way to read it is by section first. You will typically find sections on the roof, basement, electrical, plumbing, heating and cooling, appliances, water and sewer, and environmental issues like mold or radon. Skim each section to find the items marked as problems, then go back and read those lines closely.

Pay special attention to the lines the seller answered yes to, since those are the disclosed defects. Also look for follow-up boxes where the seller explains the issue; the explanation is where the real story lives.

As you read, mark anything that could cost money or affect safety, and write down your questions. An older roof, evidence of past water intrusion, a sump pump, knob-and-tube wiring, or a shared sewer line are all worth flagging regardless of how the seller frames them.

Do not skim past the small print. Issues that sound minor in a disclosure, like a slow drain or a cracked basement floor, can point to larger problems the inspection will confirm or rule out. The disclosure tells you where to look.

Disclosures sometimes contain vague or evasive answers, and those deserve follow-up. An answer like "not to my knowledge" after a yes elsewhere, or a repair description without dates or details, is a signal to ask more. Your agent can request clarification or additional documentation from the seller.

Remember that a disclosure is a snapshot of what the seller knew at signing. The inspection is your independent check of the home's actual condition, and the two documents should be read together.

Everything disclosed is material you can use when you negotiate. A disclosed defect becomes a basis for asking for a repair credit or a price adjustment once you get repair estimates. The disclosure also shapes which specialty inspections you order.

If a material defect is later discovered that the seller knew about but did not disclose, that can have legal consequences in Pennsylvania. Document the disclosure, keep your inspection findings, and talk to your agent if anything looks hidden.