Thinking about listing your Franklin Village home this spring? One of the most important steps you can take right now is getting your Michigan Seller’s Disclosure ready. It can feel like a lot of paperwork, especially if you have years of projects and repairs to summarize. With a clear checklist and a simple timeline, you can complete your disclosure with confidence and set the stage for a smoother sale. Let’s dive in.
What the Seller’s Disclosure is
The Michigan Seller’s Disclosure is a written statement where you share your actual knowledge about your home’s condition and key facts. Buyers use it to understand known defects, systems, environmental issues, and legal matters so they can make informed decisions and plan inspections.
You typically answer based on what you know. You are not generally required to order invasive testing or full inspections before filling out the form. You should be honest and avoid guessing. If you do not know an answer, it is better to state “unknown” than to estimate.
Who must provide it
Most residential sales of single-family homes and 1–4 unit properties in Michigan involve a Seller’s Disclosure. Some transfers may be excluded, such as certain court-ordered sales, foreclosures, or sales by fiduciaries who did not live in the home. Because forms and statutes can change, confirm the current requirements and exclusions with your agent or attorney before you list.
What to gather before you fill it out
Get organized early. The documents below will help you complete the disclosure accurately and respond to buyer questions without delays.
Property basics and ownership
- Deed and legal description
- Title report or title insurance policy, if you have one
- Information on current mortgages, liens, or judgments
- Recent survey, easements, or encroachments, if known
Structural and exterior
- Roof age, condition, and repair or replacement receipts
- Any foundation repairs or structural evaluations
- Notes on exterior walls, siding, gutters, and drainage
- Known water intrusion or grading issues, including basement history
Major systems: HVAC, electrical, plumbing
- Service and repair records for furnace, AC, water heater
- Installation dates and warranties for major equipment
- Any known electrical upgrades or issues, such as aluminum or knob-and-tube wiring
- Locations of shutoffs and any system notes you have
Utilities, wells, septic, and sewer
- Confirmation of public water and sewer, or details about a private well and septic
- Septic pumping or inspection records
- Well yield, testing, or repair records, if applicable
- Recent utility bills if a buyer asks for them
Environmental and hazards
- Any known presence of lead-based paint in pre-1978 homes
- Documentation on asbestos, radon, mold, underground tanks, or contaminated soil, if known
- Reports or paperwork from any past environmental remediation
Improvements, permits, and contractor work
- Permits and final approvals for additions, decks, porches, or structural changes
- Contractor invoices, receipts, warranties, and lien releases
- A note on any work you believe was not permitted
Pests and wood-destroying insects
- Termite or pest inspection reports and treatment records
- Active warranties or retreatment agreements
Insurance and claims history
- Insurance claims related to water, wind, fire, or other damage
- Any open issues with insurance related to the property
Zoning, restrictions, HOA, and historic status
- HOA declarations, bylaws, fee schedule, and any pending assessments
- Notices of zoning violations or code enforcement, if any
- Any historic district status or preservation approvals
Legal and other material facts
- Pending litigation, boundary disputes, or title questions
- Any fact you know that could affect value, safety, habitability, or a buyer’s intended use
Franklin Village considerations
Franklin Village and nearby Oakland County communities often include historic homes, larger lots, and a mix of municipal and private utility setups. A little local prep goes a long way.
Historic district and permits
If your property sits in or near a historic district, gather approvals for exterior changes you have made. Buyers in Franklin frequently ask for proof of permits and final sign-offs, especially for additions, window replacements, roofing, and exterior alterations. Include any related correspondence or certificates.
Water, sewer, septic, and well
Confirm whether your home is connected to municipal water and sewer or uses a private well and septic system. If you have a septic system, locate pumping and inspection records. If you have a well, collect any testing or service history. These records often move a buyer from uncertainty to confidence.
Flooding and drainage
Even if your home is not in a mapped floodplain, disclose any known past flooding, seepage, or drainage issues. Note improvements like grading, sump pumps, downspout extensions, or interior drain systems, and attach receipts if you have them.
HOA and community rules
If your property is part of an association, include the governing documents, fee schedules, and any pending assessments or covenant matters. Buyers want a clear picture of monthly costs and any upcoming projects.
Pre-1978 homes and lead-based paint
If your Franklin Village home was built before 1978, federal rules require that you provide buyers with lead-based paint information and disclose any known lead-based paint hazards. If you have past lead inspections, abatement records, or repair notes, gather them now. Your agent will help ensure the correct federal pamphlet and disclosures are delivered to buyers.
Timeline to get market-ready for spring
Use this simple schedule to stay ahead of buyer questions and avoid last-minute scrambling.
6–8 weeks before listing
- Order or locate your deed, legal description, and any prior survey
- Gather permits, final approvals, contractor invoices, and warranties
- Collect septic pumping or inspection records and well documentation, if applicable
- Pull recent utility bills if you plan to share them
- If the home is pre-1978, locate any lead-related reports and be ready to provide the federal pamphlet
- Walk the property with your agent to identify obvious items to disclose
2–4 weeks before listing
- Complete the Seller’s Disclosure Statement with your agent’s guidance
- Be candid and stick to what you actually know, using “unknown” when you do not have facts
- Ask your agent whether a quick pre-listing check, such as a septic inspection or a roof estimate, could reduce buyer friction
- Consult an attorney if you have complex title questions, unpermitted work, or potential litigation
At listing and offer stage
- Make the completed disclosure available to buyers at the start of showings
- Respond to buyer questions with documentation to support your answers
- If repairs or credits are requested based on disclosed items, review the documentation and negotiate with clarity
Before closing
- Update your disclosure if a material fact changes before closing
- Keep copies of everything you provide to buyers
Why accurate disclosure protects your sale
Strong disclosures build buyer trust, reduce surprises, and lead to smoother negotiations. When buyers have clear facts, they can focus inspections on specific items rather than making broad, last-minute demands. Accurate disclosure also helps you price the home appropriately if a known condition could affect value.
Risks of incomplete or late disclosure
- Buyers may claim fraud or misrepresentation after closing
- Deals can stall, fall apart, or be renegotiated at the eleventh hour
- Late delivery of the disclosure can create timing problems and buyer remedies
Being timely and thorough reduces these risks. Provide your disclosure early and update it if something changes.
How your agent can streamline the process
A good listing agent will help you get organized and keep the process stress-free.
- Assemble a single packet that includes title and survey documents, permits, warranties, HOA materials, utility info, and past inspection reports
- Walk the property with you to identify items to disclose and missing documentation
- Coordinate quick checks if you are unsure about critical items, such as a septic inspection, well test, or a roof estimate
- Advise on plain-language responses and when to involve an attorney
- Provide and track required federal disclosures for pre-1978 homes
- Keep a dated record of what was disclosed and when
Ready-to-use disclosure checklist
Use this list to jump-start your prep:
- Deed, legal description, and any available title report
- Survey or boundary information
- Permits and final approvals for additions or major work
- Contractor receipts, warranties, and lien releases
- Service records and install dates for roof, HVAC, plumbing, and electrical
- Septic inspection or pumping records, or municipal sewer confirmation
- Well test records, if applicable
- Past inspection reports, including termite, radon, and mold
- Insurance claim history for the property
- HOA governing documents, fee schedule, and pending assessments
- Environmental records or remediation documents, if any
- Any disputes, litigation, or code enforcement records
- Historic-district status or related approvals
- For pre-1978 homes, lead-based paint reports and the required pamphlet for buyers
Selling is a life transition, and clear disclosure helps protect the story you are telling about your home. If you want a calm, well-orchestrated preparation process and a confident market debut this spring, reach out to schedule a planning walk-through with Kathy Remski.
FAQs
What does the Michigan Seller’s Disclosure require from a Franklin Village home seller?
- You provide a written summary of your actual knowledge about the home’s condition, systems, environmental issues, and material facts so buyers can make informed decisions.
Do Franklin Village sellers need inspections to complete the disclosure?
- You typically answer based on what you know and are not generally required to order inspections, though targeted checks can help if you are unsure about critical items.
How should a seller handle unknown ages or past repairs on the disclosure form?
- If you do not know, state “unknown” rather than guessing, and attach any receipts or permits you do have to give buyers clarity.
What must a Franklin Village seller of a pre-1978 home provide about lead-based paint?
- You must give buyers the federal lead-based paint information and disclose any known lead-related hazards, plus share any past test or abatement records you have.
When should buyers receive the Michigan Seller’s Disclosure in a Franklin Village sale?
- Best practice is to provide the disclosure early, such as when showings begin, and to update it if any material facts change before closing.
