Thinking about listing your East Austin or Mueller home this spring? One document can shape your sale more than you might expect: the Texas Seller’s Disclosure Notice. You may wonder what exactly you must reveal, how to prepare, and how to avoid deal-killing surprises. This guide walks you through what the disclosure is, what Austin sellers typically report, local watchouts, a simple prep timeline, and where to find official resources. Let’s dive in.
Texas disclosure basics
The core form in Texas is the TREC Seller’s Disclosure Notice. Its job is to capture what you know about your home’s condition and history for potential buyers. You complete it truthfully to the best of your knowledge, which means what you actually know today, not what an inspector might discover tomorrow. For forms and consumer guidance, start with the Texas Real Estate Commission.
Timing matters. In practice, you complete the disclosure early in the listing process and make it available to buyers or their agents before a contract is effective. Many standard contract forms reference disclosure delivery and set deadlines, so coordinate with your listing agent on timing and distribution.
If your home was built before 1978, federal law also requires a separate lead-based paint disclosure and giving buyers the EPA pamphlet on lead hazards. You can find the official information and pamphlet at the EPA’s lead resource.
What you’ll typically report
The Seller’s Disclosure covers broad categories. You’ll check boxes, add notes, and attach documents when you have them.
Structural and site items
- Foundation, soil, or settlement issues, including prior repairs or piering. Central Austin’s expansive clay soils make foundation movement a common topic, so disclose known engineer reports or contractor work.
- Drainage, grading, and any standing water or flooding events on the property.
- Retaining walls, fences, and exterior steps, including known repairs.
- Pools, hot tubs, and outbuildings, with condition and known fixes.
Systems and components
- Roof age, leaks, repairs, and related items like gutters or skylights.
- Electrical system details, known problems, older wiring types, or unpermitted work.
- Plumbing and sewer history, including leaks, backups, or whether you are on city sewer. If you have documentation of sewer lateral repairs, include it.
- HVAC age, service history, and whether the systems function as intended.
- Appliances that convey and their condition to your knowledge.
Environmental and health hazards
- Any known water intrusion, mold, or remediation you completed.
- Wood-destroying insects, treatments, or damage you know about.
- Lead-based paint disclosure if pre-1978, plus any testing results you have.
- Asbestos, underground storage tanks, or contaminated soils if known; you are not required to test, but you should disclose known results.
- Radon, if you have test results or have been informed of an issue.
Legal, permits, and ownership
- Unpermitted work such as additions, decks, accessory structures, or mechanical/electrical/plumbing changes. This is a frequent friction point in East Austin.
- Open code violations, pending municipal citations, or unresolved permits.
- Easements, boundary disputes, or known survey issues.
- HOA or property owners association details, including fees and pending assessments. Portions of Mueller include association governance and community covenants.
- Pending litigation involving the property.
Neighborhood and other disclosures
- Known nuisances such as odors or noise, and any nearby developments you know that materially affect the property.
- Any deaths or crimes on the property if known. Requirements vary, but many sellers choose to disclose material facts.
East Austin and Mueller watchouts
East Austin and Mueller have specific patterns that often show up in disclosures. Being proactive here can smooth your sale.
- Foundation and soil. Expansive clay soils contribute to movement. If you have structural engineer reports or foundation invoices, include them. Clear documentation builds buyer confidence.
- Flooding and drainage. Some pockets sit in flood-prone areas or mapped floodplains. You can check flood status using the FEMA Flood Map Service Center and review local information via the City of Austin site.
- Unpermitted remodels and ADUs. East Austin has seen rapid renovation and infill. If you or a prior owner completed work without permits, disclose it and gather any available plans or invoices. You can search permit history through the City’s Development Services on the City of Austin site.
- HOA and Mueller documentation. Some Mueller properties are governed by association covenants. You can reference community information at Mueller Austin and request official resale documents from the association when you prepare to list.
- Utilities and access. Older blocks can have unique easements, shared drives, or legacy service setups. If you know about them, disclose and share any related surveys or records.
Common seller oversights
Avoid these frequent mistakes that create buyer friction or legal risk.
- Not disclosing unpermitted work such as kitchen overhauls, decks, additions, or detached units.
- Failing to report prior foundation repairs or “temporary” fixes.
- Omitting water intrusion or mold remediation because it was addressed. Disclose the history and include remediation documents if you have them.
- Assuming no insurance claim means no flood history. Disclose known flooding events even if you never filed a claim.
- Providing incomplete HOA or resale documents or inaccurate fee information.
- Skipping permits, warranties, and invoices. Buyers often ask, and missing paperwork can raise concern.
- Leaving blanks on the disclosure or answering “no” when you know there is an issue.
A simple pre-listing timeline
Preparing 4 to 6 weeks ahead reduces stress and improves results. Here is a practical timeline if you plan to hit the spring market.
4 to 6 weeks before listing
- Order a comprehensive pre-listing home inspection to understand material items.
- If you suspect termite history, order a Wood-Destroying Insect report.
- Search your permit history and certificate of occupancy through the City of Austin site.
- Pull your deed and prior survey from county records. Start at the Travis County Clerk and review parcel data via the Travis Central Appraisal District.
- Identify HOA contacts and request resale or association documents if applicable.
- Gather invoices, warranties, and records for roof, HVAC, foundation, sewer, appliances, and insurance loss history. If pre-1978, assemble lead-based paint documents.
2 to 3 weeks before listing
- Complete the TREC Seller’s Disclosure Notice with your listing agent’s guidance. Attach or reference reports and permits where helpful.
- Decide on repairs that improve safety, function, and showability. If there are structural questions, consider obtaining an engineer’s report.
- Plan your pricing and marketing strategy to account for known defects or buyer credits if needed.
Right before listing
- Provide your disclosure package to your listing broker for MLS and buyer packets.
- Make documents accessible online and have copies available for showings.
Professionals to consider
- Experienced local listing agent who knows East Austin and Mueller nuances.
- Licensed home inspector and, if needed, a structural engineer.
- Licensed foundation, HVAC, plumbing, and electrical contractors for estimates or repairs.
- Pest inspector for a WDI report.
- Real estate attorney for complex title or permit matters.
- HOA management or resale specialists for association documents.
Documents to gather
Use this quick checklist to stay organized.
- Completed TREC Seller’s Disclosure Notice.
- Pre-listing home inspection and any follow-up repair invoices.
- WDI inspection report and related treatments.
- Permits and final inspections for remodels or additions.
- Foundation or structural engineer reports and invoices.
- Roof warranty and HVAC service records.
- Appliance receipts and warranties for items that convey.
- HOA covenants, bylaws, minutes if required, resale certificates, and fee details.
- Survey or plot plan; any encroachment notes.
- Septic certificates or sewer lateral repair receipts, if applicable.
- Insurance claim history documents, if available.
- Lead-based paint disclosure and pamphlet for pre-1978 homes.
How to reduce risk and build buyer confidence
- Be transparent and attach documentation when possible. Buyers value clarity, and good records reduce post-closing disputes.
- If work was completed without permits, disclose it clearly. Explain any steps you have taken or whether the buyer will handle future permitting.
- For localized risks like flooding, drainage, or foundation movement, consider getting professional reports. Data helps buyers move forward with fewer concessions.
- Place your completed disclosure in the MLS and buyer packet early. Early access can speed offers and reduce renegotiation.
- Align pricing and strategy with the home’s true condition rather than hiding issues. This approach often preserves momentum and net proceeds.
Official resources
Ready to list with confidence?
Completing your disclosure early, with clear explanations and supporting documents, sets the tone for a smooth sale. It protects you, reduces renegotiation risk, and helps qualified buyers feel confident about your home. If you want tailored guidance on timing, documentation, and market strategy in East Austin or Mueller, connect with Roots Residential Group. Start the conversation. Get a complimentary home valuation or market consult.
FAQs
What is the Texas Seller’s Disclosure Notice and why do I need it?
- It is the TREC form where you disclose known property conditions to buyers, completed to the best of your knowledge and typically delivered early in the listing process.
When should East Austin sellers provide their disclosure?
- Complete it during pre-listing and make it available to buyers or their agents before a contract becomes effective to prevent delays or disputes.
Do I need to disclose prior foundation repairs in Austin?
- Yes, disclose known movement, piering, stabilization, and any engineer reports or invoices; expansive clay soils make foundation history a common buyer focus.
How can I check permits before selling in Austin?
- Search your permit history and any open items through the City’s Development Services on the City of Austin site, and gather closeout documents when available.
Must I disclose flood history even if I never filed a claim?
- Yes, disclose any flooding or drainage problems you know about; buyers weigh this information and may check the FEMA Flood Map Service Center for context.
What should I do if work was done without permits?
- Disclose the unpermitted work, share any plans or invoices, and discuss with your agent whether to pursue after-the-fact permits or price accordingly.
What if my home was built before 1978?
- Provide the federal lead-based paint disclosure and the EPA pamphlet found at the EPA’s lead resource, and disclose any known testing results.
