Thinking about listing your Brookhaven home this spring? One of the fastest ways to build buyer confidence and protect your sale is getting your seller’s property disclosure right. You want a smooth contract with no last-minute surprises and no legal headaches after closing. In this guide, you will learn what Georgia expects, what the standard disclosure covers, Brookhaven-specific issues to address, and a simple prep timeline so you can list with confidence. Let’s dive in.
Georgia does not mandate a single statewide disclosure form for all residential sales. In practice, most sellers complete the Georgia Association of REALTORS Residential Property Disclosure Statement. You are required to disclose known material defects and avoid misrepresentation. Completing the industry-standard form thoroughly is the norm across Brookhaven and helps prevent disputes.
If your home was built before 1978, you must provide buyers with a lead-based paint disclosure and the federal pamphlet, plus any records you have. This requirement applies regardless of local custom. Include these documents with your disclosure or early in the contract process.
Some transactions are treated differently. Examples include transfers by court order, foreclosure sales, sales by a builder of new construction, and transfers between co-owners or to a spouse. If your situation is unique, confirm with your agent or attorney whether a standard disclosure is expected or a modified approach is appropriate.
Most Georgia residential disclosure forms ask what you know about the home’s condition and history. Typical sections include:
The form typically ends with a signed affirmation that the information is accurate to the best of your knowledge. When in doubt, it is better to investigate than guess.
Brookhaven buyers pay close attention to local permitting, water management, HOAs, and the age of building systems. Be ready to cover the topics below.
Brookhaven maintains permit and inspection records for work that required city approval. Collect final inspection cards and permit numbers for additions, decks, pool work, HVAC replacements, structural repairs, and major renovations. Unpermitted work is a common sticking point in negotiations, so disclosing what you know and providing documentation builds trust.
Parts of Brookhaven sit near creeks and drainage areas. Buyers often ask about flood zone status, prior water intrusion, and whether flood insurance was ever carried. Disclose any history of flooding or water in the basement or crawlspace, plus related insurance claims and repairs.
Many Brookhaven neighborhoods have active HOAs with architectural review, amenity fees, and regular or special assessments. Have your HOA documents ready, including covenants, bylaws, and assessment history. Buyers will want clarity on community rules and any pending changes.
Most homes connect to municipal water and sewer. Still, confirm your connection status, past sewer line repairs, or backups. If you are on septic, gather maintenance and pump-out records and disclose the system’s location and age if known.
Brookhaven has a wide mix of mid-20th-century homes and newer builds. If your home is older, disclose what you know about items like lead paint, original insulation, galvanized plumbing, or knob-and-tube wiring. Buyers value transparency, especially when a home blends original features with updates.
Termites are common throughout Georgia. Share any prior treatments, bonds or warranties, and whether you have documentation of repairs due to wood-destroying insects. Many buyers will order a WDI inspection, so clear records help.
A little prep goes a long way. Use this simple schedule to get ahead of buyer questions and keep your deal on track.
Even a thorough disclosure will not replace the buyer’s own inspections. What it does is lower the risk of last-minute surprises. When buyers see complete answers and solid documentation, requests are usually more measured and easier to resolve with a targeted repair or credit.
If a material defect is concealed or misrepresented and there is evidence the seller knew, buyers may seek remedies that include rescission or damages. Clear, accurate disclosures reduce the chance of a dispute and protect you if a question arises later.
Boundary lines, encroachments, and unrecorded easements can derail a sale. If you know of a fence line disagreement, shared driveway, or other boundary matter, disclose it and provide any surveys. Early clarity keeps your timeline intact.
Georgia practice focuses on material physical defects. Non-physical, stigmatizing events are treated differently and may not require disclosure. If you are unsure, speak with your attorney and follow professional guidance on how to proceed.
You do not have to navigate this alone. A local real estate agent can walk you through the disclosure, MLS expectations, and what Brookhaven buyers ask most. Consider lining up a home inspector, a licensed pest inspector, and contractors for quotes or repairs. The City of Brookhaven permitting office and Fulton County records are useful for permit lookups, tax history, and parcel data. When legal questions come up, a real estate attorney can advise you on complex title issues, unpermitted work, or how to disclose a sensitive matter.
A complete, well-documented disclosure is one of the best tools you have to protect your sale and your peace of mind. By compiling permits, inspections, HOA details, and repair records before you list, you signal care and transparency. That leads to stronger offers and fewer roadblocks on the way to closing.
If you would like a streamlined plan for your Brookhaven sale, reach out to Margaret Sallee for step-by-step guidance, vendor introductions, and a polished listing strategy.
Whether buying or selling, Margaret represents each of her clients with a high degree of professionalism and personalized care that delivers optimal results.