Reading the Seller's Disclosure — and Reading Between the Lines
The Seller's Real Property Disclosure Statement (SRPDS) is one of the most important documents you'll receive during the inspection period. It represents the seller's formal, written account of everything they know about the property — past repairs, known defects, insurance claims, alterations, and conditions that may affect value or habitability. Treating it as a routine form to scan and set aside is a mistake.
The SRPDS is only as complete as the seller's knowledge and candor. Your job — with your Realtor's guidance — is to read it critically, ask follow-up questions on anything ambiguous, and use it as a roadmap for where to focus your inspection and due diligence efforts.
Four Ways to Use the SRPDS Effectively
- 1Share it with your inspector before the inspection — When your inspector has the disclosure in hand, they can cross-reference what the seller reported against what they observe — and flag discrepancies that warrant closer investigation.
- 2Request documentation for disclosed repairs — If the seller discloses a past roof repair or electrical work, ask for the supporting documentation: when was it done, by whom, what was the scope, and were permits pulled? Your agent can submit these questions to the listing agent.
- 3Pay attention to blank sections — Sellers sometimes leave sections blank rather than explicitly writing "no." That omission isn't the same as a negative response. Your agent can request clarification on incomplete sections.
- 4Understand your review timeline — Buyers typically have about seven days from receipt to review the SRPDS. If something disclosed is a genuine dealbreaker and cannot be resolved, you may have the right to cancel during this period. Know your deadline before you start reading.