Do I really have to disclose that?" This is one of the most common questions I hear from sellers in both Xenia and Yellow Springs. The short answer is: when in doubt, disclose. But let me explain exactly what Ohio law requires and how proper disclosures actually protect you.

After 41 years of homeownership between Xenia and Yellow Springs, plus managing a rental property in Xenia, I've been on both sides of disclosure conversations. I've learned that honesty upfront prevents headaches later and it's your best legal protection. Even after reviewing disclosure forms with sellers multiple times, many still struggle with what to include. Here's your complete guide to seller disclosures and why transparency builds trust while protecting you legally.

What Are Seller Disclosures?

A seller disclosure is a legal document where you inform potential buyers about known defects, issues, or conditions affecting your property. In Ohio, this isn't optional, it's required by law for most residential sales. The disclosure covers:

• Structural issues (roof, foundation, walls)
• Mechanical systems (HVAC, plumbing, electrical)
• Environmental concerns (lead paint, asbestos, mold)
• Water damage or flooding history
• Property boundaries and easements
• Neighborhood factors that affect property value

In our Greene County communities, this often includes lead paint considerations in older Xenia homes and well/septic systems common in Yellow Springs properties.

Why Ohio Law Requires Disclosures

Ohio Revised Code Section 5302.30 requires sellers to provide a Residential Property Disclosure Form for most home sales. This law exists to:

• Protect buyers from purchasing homes with hidden defects
• Protect sellers from future lawsuits claiming fraud or misrepresentation
• Create transparency in real estate transactions
• Establish clear legal records of what was known at the time of sale

Local Disclosure Considerations for Xenia and Yellow Springs Sellers

Older Xenia homes: Many properties built before 1978 require lead paint disclosures. I've seen this with numerous Xenia listings, it's routine, not something to worry about.

Yellow Springs unique properties: Many have wells, septic systems, or unusual layouts that require special attention on disclosure forms. These aren't problems, they're just part of what makes Yellow Springs special.

Both communities: Basement moisture issues are common due to Ohio clay soil. I've dealt with this in my own properties, honesty about past moisture or waterproofing work protects you.

Historic properties: May have asbestos, older electrical systems, or foundation settling. Again, these are characteristics of our charming older homes, not dealbreakers when properly disclosed.

How to Complete Disclosures Properly

1. Review Every Section Carefully

Don't skip questions or leave blanks. If you don't know something, write "unknown" rather than leaving it empty.

2. Be Honest About Known Issues

If you've had repairs done, had problems in the past, or are aware of any defects,disclose them. In my experience owning properties in both communities, honesty protects you legally and often leads to smoother negotiations.

3. Keep Documentation

Save receipts, invoices, and reports for any repairs, treatments, or upgrades. This shows you addressed issues responsibly. I keep files on all work done to both my Yellow Springs home and Xenia rental property.

4. Don't Guess or Speculate

Only disclose what you actually know. Don't guess about the age of systems or speculate about potential problems.

5. Ask Your Realtor for Guidance

Your agent can help clarify confusing questions and ensure you're meeting Ohio's requirements. I review every disclosure with my clients, twice if needed.

Common Disclosure Mistakes to Avoid

Your Realtor's Role in Disclosures

Your agent should:

• Provide the required forms and explain Ohio's disclosure laws
• Review your completed disclosure for completeness and clarity
• Advise on complex situations or unusual property conditions
• Submit disclosures to buyers within required timeframes
• Keep copies for your records

However, your agent cannot complete disclosures for you—only you know your property's history. That's why I spend time with every seller, reviewing their disclosure form together to make sure nothing important is missed.