Thinking about listing your Brentwood home and wondering what you have to disclose? You want a smooth sale, strong offers, and zero surprises after closing. A clear, complete seller disclosure helps you get there by setting honest expectations with buyers and protecting you from avoidable disputes. In this guide, you will learn what Missouri requires, what Brentwood sellers should prepare, and how to complete your disclosure with confidence. Let’s dive in.
What a Missouri seller disclosure does
A seller disclosure tells buyers what you actually know about your property’s condition and history. It is not a guarantee or a warranty. It is a good faith record of material facts so buyers can make informed decisions and negotiate fairly.
Missouri residential sales commonly use a written disclosure form for single-family and 1 to 4 unit properties. Even if you sell as-is, you still must disclose known material defects. If a seller leaves out or misstates a material fact, buyers may have remedies that can include rescission or damages based on fraud or negligent misrepresentation under applicable law.
For homes built before 1978, federal law requires a separate lead-based paint disclosure and delivery of the EPA lead hazard pamphlet. This is in addition to any Missouri form you complete.
When to complete it in Brentwood
In everyday practice, you will complete the disclosure before listing or right after the listing is taken. This timing lets your agent share it with serious buyers during showings or when offers are drafted, depending on brokerage practice and contract forms.
Preparing early avoids last-minute delays and gives you time to track down permits, repair records, and association documents. Keep a dated copy of what you sign. Your agent will also keep a copy in the transaction file.
What the form typically covers
Missouri-style residential disclosure forms share common categories. The wording can vary, but you can expect questions in these areas.
Property and occupancy
- Property address and number of units.
- Whether you occupy the home or it is tenant occupied.
Structure and systems
- Roof age and condition, signs of leaks or repairs.
- Foundation, cracks, settling, and any structural movement.
- Heating, cooling, and ventilation ages and defects.
- Plumbing leaks, water shutoffs, sewer connection status.
- Electrical service, panel issues, and any outdated or unsafe wiring.
Environmental and health
- History of water intrusion or mold.
- Asbestos, radon test results or mitigation systems.
- Lead-based paint if the home is pre-1978, which triggers the federal disclosure.
- Underground storage tanks or contamination if known.
Water and drainage
- Basement or crawlspace moisture.
- Prior flooding or standing water.
- Sump pump presence and any failures.
- Drainage improvements you installed.
Pests and wood-destroying organisms
- Termite or pest treatment history.
- Known infestations or damage.
- Existing warranties or service contracts.
Permits and code compliance
- Additions, remodels, and whether permits were obtained.
- Final inspection approvals.
- Any known code violations.
Legal and title
- Easements and boundary questions.
- Any pending litigation that affects the property.
- Zoning violations if known.
Insurance and assessments
- Insurance claim history such as fire, wind, or water.
- Whether flood insurance is required or has been carried.
- Special assessments or municipal projects affecting the property.
HOA and community
- Whether there is an HOA or condo association.
- Fees, rules, and any pending assessments or violations.
Appliances and included items
- Which items convey with the sale.
- Known defects in included appliances or systems.
Brentwood-specific tips
Brentwood includes older single-family homes, newer infill, and condos or townhomes. That mix means good recordkeeping and careful disclosure can make a big difference during buyer due diligence.
Older housing checklists
Older homes may have past renovations, older plumbing and electrical, or materials common in prior eras. If you know the age of major systems or the roof, note it. If you completed updates, gather the permits and final approvals so you can answer accurately.
Basements and drainage
Localized basement water or drainage issues can occur in parts of St. Louis County, including Brentwood. If you have had water in the basement, installed a sump pump, or completed water mitigation, disclose the history and the work. Keep receipts and service records.
Radon facts
Radon is a regionally relevant consideration in Missouri. If you have radon test results, disclose them. If you installed a mitigation system, share installation details or service records. If you have no information, state that it is unknown rather than guessing.
Permits and records
Use Brentwood’s building permit records to verify whether additions or finished spaces were permitted and inspected. If you do not have documentation, note what you checked and when. Clarity here can prevent contract delays during buyer inspections.
HOA and condo documents
If your property is in an association, disclose fees, rules, budgets if available, reserve studies if available, and any known pending assessments or rule violations. Buyers and lenders often ask for these early.
Documents to gather before listing
Collecting documents early helps you complete the form quickly and accurately.
- Deed and any recent survey you have.
- Home inspection reports, repair invoices, appliance warranties.
- HVAC service records and roof or foundation repair receipts.
- Building permits and final inspection certificates for additions or remodels.
- Insurance claim history and documents for major claims.
- Radon test results and mitigation system documents if any.
- Termite or pest treatment reports and warranties.
- HOA bylaws, rules, financial statements, and assessments.
- Utility records if they show unusual usage or improvements.
How to complete it accurately
Answer based on your actual knowledge. If you do not know an answer, select or write “unknown.” Avoid guessing. Be specific where you can, such as “roof replaced in 2016, invoice attached.” Adding documents strengthens your disclosure.
When you are unsure whether something is material, ask your listing agent and consider consulting a real estate attorney. Precision reduces the chance of disputes after closing. Keep your own dated copy of everything you disclose.
Proactive steps that reduce surprises
- Order a pre-listing home inspection if you want a clearer picture before pricing and marketing.
- Consider targeted tests such as radon or a sewer scope if those results will guide your decisions.
- Settle permit questions in advance where possible so buyers are not waiting on city records during escrow.
As-is and legal risk basics
Selling as-is does not excuse you from disclosing known material defects. Buyers often still complete inspections and negotiate repairs or credits. If defects are known and not disclosed, a buyer could pursue remedies that may include rescission or damages under applicable law.
Common dispute triggers include undisclosed water intrusion or mold, unpermitted work, hidden termite damage, prior insurance claims, and boundary questions. Good disclosures, with documents attached or available, help avoid these outcomes.
Smooth process and timing
Plan to complete your disclosure before the home goes live so interested buyers can review it promptly. Your agent will advise how it is shared through the MLS or directly with buyer agents based on brokerage practice.
Deliver the form as part of your pre-contract information packet when requested. Keep communication clear and prompt. If something changes while the home is on the market, update your disclosure and date the change so the record is complete.
Next steps for Brentwood sellers
- Ask your listing agent for the current Missouri residential seller disclosure form and timing guidance.
- Gather permits, service records, HOA documents, and any environmental test results.
- Consider a pre-listing inspection or targeted tests if you want fewer surprises.
- Keep a dated copy of your completed disclosure and all supporting records.
A thorough seller disclosure sets the tone for a smooth Brentwood sale. It builds buyer confidence, reduces renegotiation risk, and helps you move from offer to closing with fewer surprises. If you want a strategic, design-forward listing plan paired with attentive guidance on your disclosure and documentation, connect with the team at Boutique Realty. We will help you prepare, present, and sell with confidence.
FAQs
Does an as-is sale in Missouri remove my duty to disclose?
- No. As-is usually addresses repairs and remedies, not your duty to disclose known material defects. You still must disclose what you know.
What must I disclose if my Brentwood home is pre-1978?
- You must provide the federal lead-based paint disclosure and give buyers the EPA lead hazard pamphlet, in addition to the Missouri seller disclosure form.
How do I answer if I do not know a detail, like permit status?
- Mark the item as unknown rather than guessing and, if possible, note what you checked, for example that your records do not show a permit and the city was contacted on a certain date.
Should I order a pre-listing inspection before I disclose?
- It is optional but helpful. A pre-listing inspection can surface issues you already suspect so you can repair or disclose them and price accordingly.
What Brentwood-specific items do buyers often ask about?
- Basement water history, sump pumps, radon tests or mitigation, permit and final inspection documentation for finished spaces, and HOA or condo assessments and rules.
Will the disclosure replace the buyer’s inspections?
- No. The disclosure is one source of information. Buyers typically still perform their own inspections and due diligence during the contract period.
