Selling your Greensboro home and wondering what you must disclose to buyers? You are not alone. Clear, timely disclosure is one of the easiest ways to build trust, reduce renegotiation, and keep your sale on track. In this guide, you will learn what North Carolina expects you to share, how and when to provide it, the HOA details buyers look for, and the local resources that make the process smoother. Let’s dive in.
NC seller disclosure basics
North Carolina uses a standardized form that most sellers complete before listing: the Residential Property and Owners’ Association Disclosure Statement. The form and instructions are provided by the North Carolina Real Estate Commission. You answer questions based on your actual knowledge and sign the form.
Some transfers can be exempt under state law, such as certain court-ordered sales or foreclosures. Exemptions and rules are defined by statute and can change. You can review state statutes by searching the North Carolina General Assembly website. If you are unsure about a specific situation, speak with a local real estate attorney.
The most important best practice is simple. Complete the disclosure honestly and early, and update it if anything material changes before closing.
What you must disclose in Greensboro
The disclosure form covers common categories buyers care about. Share what you actually know. If you do not know an answer, mark it unknown rather than guessing.
Property condition and systems
Buyers expect clarity on major components:
- Roof age, leaks, or recent repairs
- Foundation or structural concerns like settling or cracks
- Plumbing pipe types, leaks, or backups
- Electrical conditions, including older wiring or upgrades
- Heating and cooling age, service history, and repairs
- Appliances that convey and their condition
Water, septic, and wells
If your home uses municipal services or a well or septic, disclose what you know:
- Municipal water versus private well, well condition or pump issues
- Septic type, last inspection or pumping, known failures or repairs
- Any history of yard or basement flooding
For flood zones and maps, you can check the FEMA Map Service Center.
Environmental and hazards
Share any known hazards or materials on the property:
- Lead-based paint information for homes built before 1978. Federal rules require a lead disclosure and pamphlet. Review guidance from the EPA on lead-based paint.
- Known asbestos, mold, or underground storage tanks
Pest and wood-destroying insects
Note prior termite treatments, warranties, and any inspection findings you know about.
Legal, title, and boundary items
Disclose known matters that could affect ownership or use:
- Easements, encroachments, or boundary disputes
- Unpermitted additions or code violations
- Pending or threatened litigation involving the property
To verify recorded documents like deeds, easements, or plats, you can search the Guilford County Register of Deeds.
Insurance and loss history
If you know of prior property damage claims, note them. If you are unsure, contact your insurance company or agent to confirm your claim history.
Leases and use restrictions
If the property is leased or has deed restrictions, disclose those facts. Include rental agreements that will remain after closing or any planned leaseback arrangements.
HOA information buyers expect
If your home is part of an owners’ association, buyers will expect details early in the process. Assemble an HOA packet that includes:
- Association or management company name and contact
- Current assessment amount, frequency, and due date
- Any pending or recent special assessments
- Rules that affect occupancy, rentals, parking, or exterior changes
- Budget, insurance coverage, and reserve information
- Any known litigation involving the association
Request documents from the HOA or management company in writing as soon as you plan to list. Timely delivery helps buyers evaluate costs and reduces delays.
Timing and delivery best practices
- Complete the disclosure before listing or at the time of listing. Listing agents typically ask for it upfront to share with buyers.
- Deliver HOA documents as early as possible. Many associations provide a standard packet upon request.
- If facts change after you sign the disclosure, amend it promptly. For example, disclose a new roof leak, a new special assessment, or a newly discovered permit issue.
Late or inaccurate disclosures can trigger buyer repair requests, price changes, contract cancellations, or post-closing claims in some situations. Full and timely disclosure is usually the fastest path to a clean closing.
How early, accurate disclosure helps you
- Faster offers. Buyers make stronger offers when they have key information upfront.
- Fewer contingencies. Clear disclosures reduce the need for broad inspection contingencies.
- Better confidence. Transparency lowers the risk of disputes over material defects.
- Smoother closing. Buyers can coordinate financing and insurance sooner when HOA fees, assessments, and permit history are known.
Local Greensboro resources
Use these trusted sources to find forms, verify records, and gather documents:
- Forms and guidance for the disclosure statement: North Carolina Real Estate Commission
- Local practice guidance: North Carolina REALTORS
- State statutes and definitions: North Carolina General Assembly
- Property tax and county departments: Guilford County
- Recorded deeds, easements, and plats: Guilford County Register of Deeds
- Permits and inspections: City of Greensboro Inspections
- Flood zone mapping: FEMA Map Service Center
- Federal lead-based paint rules: EPA lead information
Pre-listing disclosure checklist
Use this simple checklist to get market-ready in Guilford County:
- Complete and sign the Residential Property and Owners’ Association Disclosure Statement from the NCREC.
- Gather HVAC, roof, and major-system records, including installation dates, service receipts, and warranties.
- Compile permits and improvement documentation, such as building permits and final inspection approvals. To verify, search City of Greensboro Inspections.
- If applicable, collect well and septic information, including the last inspection or pumping and any repair notes.
- Request your insurance claim history from your insurer and note any known coverage challenges.
- Locate a recent survey or recorded plat if you have one. For recorded documents, check the Register of Deeds.
- Assemble HOA documents, including CCRs, budget, assessment history, management contacts, and any notices of pending special assessments or litigation.
- Review environmental or hazard matters, including any known flooding. Use the FEMA Map Service Center to check for floodplains.
- Pull pest and termite treatment history and any warranties.
- Gather any leases or tenant agreements that affect the sale.
- Note any pending legal issues or code violations.
- If your home was built before 1978, prepare federal lead-based paint disclosures using the EPA lead resources.
- Plan to update the disclosure if anything material changes before closing.
Avoid common mistakes
- Guessing when you are unsure. Mark unknown rather than estimating.
- Omitting “small” past issues. Disclose prior defects and whether repairs were completed. Keep receipts.
- Forgetting HOA details. Buyers want accurate assessments, rules, and any special assessments.
- Skipping permit checks. Confirm that additions and renovations were permitted and signed off.
- Failing to update changes. Amend the disclosure promptly if new facts emerge.
Ready to sell with confidence?
You deserve a smooth sale with fewer surprises. If you would like expert guidance on disclosures, document gathering, and timing in Greensboro and Guilford County, connect with Lori Teppara for a thoughtful plan and local market insight. Get a Free Home Valuation & Consultation.
FAQs
When should a Greensboro seller complete North Carolina’s disclosure form?
- Fill it out before listing or immediately at listing so buyers can review it early and write stronger offers with fewer contingencies.
What if I do not know the answer to a disclosure question?
- Answer based on your actual knowledge and select unknown if you are not sure, then verify records where practical or consult an attorney.
How do I handle HOA documents if the association is slow to respond?
- Request the packet in writing and document the request, since delayed delivery can delay closing or trigger buyer remedies under the contract.
Do I need to disclose prior issues that were repaired?
- Yes, disclose known prior defects and note that repairs were completed, and keep receipts or warranties to support the work.
Can an accurate disclosure protect me from post-closing claims?
- Accurate, timely disclosure reduces risk and disputes, but it does not eliminate all liability for concealment or misrepresentation.
Where can I find permit and record information in Greensboro and Guilford County?
- Use City of Greensboro Inspections for permits and the Guilford County Register of Deeds for recorded documents like deeds and easements.
