Thinking about selling in North Hills around Scottdale? The right disclosures can keep your deal on track, protect you from surprises, and build buyer confidence. You want a smooth closing and clear expectations from day one. This quick guide shows you what Pennsylvania requires, when to deliver forms, and the local steps Scottdale sellers should plan for so you can move forward with confidence. Let’s dive in.
Pennsylvania disclosure basics
Pennsylvania’s Real Estate Seller Disclosure Law requires you to disclose any known material defects and to give a signed property disclosure statement to the buyer before you both sign the agreement of sale. The statute applies to most residential transfers statewide and sets the ground rules for timing and content. You can deliver the disclosure in person, by mail, or by other approved methods. You may use the state form or a more detailed version that still covers the required topics. Read the Seller Disclosure Law.
What counts as a material defect
A material defect is a problem that significantly affects the property’s value or creates an unreasonable safety risk. You must disclose known defects that are not readily observable. If you do not know an answer, you can respond based on the best information you have and update the disclosure in writing if facts change before closing. See the statutory standards and topics.
What the form covers
The state form spans 17 key areas. In plain terms, be prepared to address:
- Your ownership and occupancy, plus any relevant expertise.
- Roof, basements or crawlspaces, and any water intrusion.
- Termites or other pests and any damage or treatments.
- Structural items, additions, and remodeling history.
- Water supply, sewage or septic, and drainage.
- Plumbing, heating, cooling, and electrical systems.
- Included appliances and equipment.
- Soils, grading, boundaries, and any sinkholes.
- Hazardous substances or environmental conditions.
- Stormwater facilities and who maintains them.
- Condo or HOA matters and any legal or title issues that affect use.
Timing and delivery
You must deliver the signed disclosure before the agreement of sale is executed. Delivery can be to the buyer or the buyer’s agent and may be done in person or by approved mailing methods. If new information arises before settlement, send an amended disclosure in writing. Review delivery rules in the statute.
Agent responsibilities
Your listing agent must advise you of your disclosure duties, provide the property disclosure statement, and ensure the buyer receives it before contract signing. Buyer’s agents must confirm their clients received it prior to execution. An agent is only liable if they had actual knowledge of an undisclosed material defect. See Pennsylvania licensee duties.
Lead-based paint rules
If your home was built before 1978, federal law adds extra steps. You must provide the EPA/HUD lead safety pamphlet, disclose any known lead-based paint or hazards, include a Lead Warning Statement, and give buyers a 10-day window to conduct a lead inspection or risk assessment unless they waive it. Learn the federal lead disclosure rule.
Scottdale local steps
Scottdale Borough instructs sellers to contact the Borough Office when a property is sold or transferred so the borough can perform a downspout inspection. This inspection verifies stormwater is not draining into the sanitary sewer. Plan this early to avoid closing delays. Check Scottdale’s resident information.
Across southwestern Pennsylvania, many municipalities also require sewer dye tests or sanitary compliance certificates before closing. Requirements vary by borough, timeline, and who can perform the test. Review representative guidance from Pittsburgh Water on dye testing and an example municipal code in West Homestead to understand how these programs typically work, then confirm details with your local office.
Radon awareness in Pennsylvania
Radon is common in the state. The Pennsylvania DEP reports that roughly 40 percent of homes tested have radon levels above the EPA action level. If you have prior radon test results or mitigation records, disclose them, and consider pre-testing to prevent last-minute surprises. Explore DEP radon resources.
Liability and protection
Failure to comply does not automatically void a sale, but a seller who willfully or negligently violates the law can be liable for a buyer’s actual damages. Buyers generally have two years after final settlement to file an action. You are not liable for errors if you lacked knowledge, reasonably believed a defect was corrected, or relied in good faith on written information from a public agency or qualified expert. Review remedies and defenses.
Scottdale seller checklist
- Get the state disclosure form early and complete it accurately. See the state law’s requirements.
- Gather records: inspections, repair invoices, permits, roof and HVAC receipts, radon or lead reports, and sewer or septic documents.
- If pre-1978, follow the federal lead rule and provide the EPA/HUD pamphlet with the 10-day inspection right. Review the lead rule.
- Disclose any radon tests or mitigation and consider pre-testing. See DEP radon guidance.
- Call Scottdale Borough to schedule the required downspout inspection. Start here.
- Ask the local sewer authority if a dye test or sanitary certificate is required and how long results remain valid. Review a representative dye-testing program.
- If you have a septic system or private well, contact the municipal Sewage Enforcement Officer or county office to confirm any transfer inspection or certificate. (Local procedures vary under the DEP’s Act 537 framework.)
- Deliver the signed disclosure to the buyer before contract signing and keep delivery proof.
- Update the disclosure in writing if conditions change before settlement.
- Retain copies of all disclosures, reports, and municipal certificates.
Ready to sell in North Hills?
A clear, complete disclosure and early coordination with Scottdale Borough help you avoid delays and protect your sale price. If you want a step-by-step plan tailored to your property, reach out to Michele Leone for local guidance and a smooth listing experience.
FAQs
What is a Pennsylvania “material defect” in home sales?
- A material defect is an issue that significantly affects value or poses an unreasonable safety risk, and you must disclose known, non-obvious defects under state law.
When do I give the disclosure to a buyer in PA?
- You must deliver a signed property disclosure statement before you and the buyer sign the agreement of sale, or the deal risks delay and liability.
Are Scottdale downspout inspections required at sale?
- Yes, Scottdale instructs sellers to contact the Borough for a downspout inspection at sale or transfer to confirm stormwater is not tied into the sanitary sewer.
Do I need a sewer dye test to sell in Scottdale?
- Requirements vary by municipality; Scottdale posts a downspout inspection, and many nearby boroughs require dye tests or compliance certificates, so confirm with the Borough or sewer authority.
How do lead-based paint rules affect my sale?
- If your home was built before 1978, you must provide the EPA/HUD pamphlet, disclose known lead hazards, include a Lead Warning Statement, and give buyers a 10-day inspection window unless waived.
How long can a buyer sue over nondisclosure in PA?
- Buyers generally have two years after final settlement to bring an action for damages under the Seller Disclosure Law.
