You know your home best, but putting that knowledge on paper can feel overwhelming. When buyers ask for the Texas Seller’s Disclosure Notice, they expect clear, honest answers that match the realities of living in Willis and Montgomery County. If you want fewer surprises and a smoother closing, a little prep goes a long way. This guide gives you a local checklist, what to disclose, which records to gather, and how to handle tricky items with confidence. Let’s dive in.
What the disclosure is
The Seller’s Disclosure Notice is a standard form commonly used in Texas to share what you actually know about your property’s condition and history. It is not a warranty. You report your knowledge of defects, past repairs, environmental concerns, insurance claims, and other material facts buyers want to understand.
You should answer every question truthfully and to the best of your knowledge. If you genuinely do not know an answer, it is appropriate to say so. Providing copies of records, receipts, and reports helps buyers verify details and reduces disputes later.
When to complete it
Best practice is to complete your disclosure early, ideally at or before listing. Buyers often review it before writing an offer, and your purchase contract may include timing requirements. For questions about specific deadlines or legal exemptions, talk with your agent or consult an attorney.
How to answer accurately
Getting the disclosure right means being clear and complete without guessing. Use these tips to keep it accurate:
- Answer based on your actual knowledge. If you are not sure, mark it as unknown rather than assuming.
- Disclose prior repairs even if the issue is resolved. Include invoices, warranties, and engineering or contractor reports when available.
- If work was done without permits and you know it, disclose that fact. Buyers can then evaluate and negotiate solutions.
- Keep a simple document folder for receipts, permits, inspections, and service records you can share.
What to disclose: key categories
Ownership and occupancy
- How long you have owned and occupied the home.
- Any tenants, leases, or other occupants, including deposits or lease details.
Title, easements, and boundaries
- Known easements, encroachments, or boundary disputes.
- Shared driveways or rights-of-way.
- Any pending special assessments, Municipal Utility District obligations, or actions that may affect title.
Structure and major systems
- Foundation condition, signs of movement or cracks, and any prior foundation repairs or piers. Include engineering reports if you have them.
- Roof age, past or current leaks, repairs or replacements, and any transferable warranties.
- Exterior walls, chimneys, or structural repairs and whether there is related documentation.
- History of water intrusion, drainage issues, or grading concerns.
Mechanical systems and utilities
- HVAC age, service history, known issues, and recent repairs.
- Electrical system updates, known deficiencies, or older wiring types.
- Plumbing leaks or repairs, sewer line issues, water heater age, and location of shutoffs.
- Water source: public or private well. If a well is present, disclose well location, depth if known, pump type, water quality testing, and any service records.
- Sewer service: public or on-site sewage system. For septic systems, include permit status, last pumping or service, and any known performance problems.
Wood-destroying organisms and pests
- Termite or other pest history, past treatments, structural damage, inspection reports, and any active warranties.
Environmental and safety items
- Flooding history, whether the property is in a FEMA-designated floodplain, storm damage, and flood insurance claims.
- Any known presence of lead-based paint in homes built before 1978, mold, asbestos, underground tanks, or contaminated soil or groundwater if you have actual knowledge.
Improvements and permits
- Renovations, additions, or conversions and whether permits were obtained and closed out.
- Any known code violations or open permits.
Homeowner associations and community matters
- HOA or POA existence, current assessments, pending special assessments, and known community restrictions.
- Management contact information if available.
Insurance and claims history
- Prior homeowners insurance claims related to water, storm, fire, or wind.
- Any known issues that affected insurance availability or premiums.
Other material facts
- Neighborhood nuisances or odors you are aware of.
- Solar panels, leased equipment, security systems under contract, shared wells or septic systems, and shared driveways or private road agreements.
- Any nearby uses or infrastructure that materially affect the property’s use or value, such as repeated flooding history or proximity to major projects, if known.
Willis and Montgomery County focus areas
Flooding and FEMA floodplains
Willis sits in the greater Houston region, where significant storm events have impacted many neighborhoods. Disclose any known flooding of the home, yard, or street, prior flood insurance claims, and whether your property is in a Special Flood Hazard Area. If you have an elevation certificate, mitigation documentation, or floodproofing improvements, share those with the disclosure.
Soils and foundation movement
Expansive clay soils in parts of Montgomery County can contribute to foundation movement. If you have installed piers, completed structural stabilization, or obtained engineering evaluations, disclose the history and attach documentation. Buyers respond well to transparent records.
Lake Conroe, creeks, and woods
Proximity to Lake Conroe, creeks, drainage channels, and wooded land can influence flood risk, drainage, and insurance. If you are lakefront, also disclose shoreline condition and any related improvements you know about. Share any prior storm or erosion repairs and supporting invoices.
Wells, septic, and rural infrastructure
Many homes around Willis rely on private wells and on-site sewage systems. Disclose permits, as-built diagrams if you have them, service dates, well logs, pump specifications, and any known issues or required repairs. Clear records here help buyers plan for long-term maintenance.
MUDs and special districts
Montgomery County includes Municipal Utility Districts and similar special districts that may have separate assessments, tax rates, or bonds. Disclose the district status and share recent tax statements and any notices related to bonds or pending assessments.
City vs. county permits
Depending on whether your property sits inside City of Willis limits or unincorporated Montgomery County, permits and inspections may be handled by different offices. If you completed additions or major improvements, gather permit and final inspection records so you can disclose them accurately.
Step-by-step pre-list checklist
- Complete your Seller’s Disclosure Notice early and review it with your listing agent for gaps.
- Order or gather recent service and repair records for the roof, foundation, HVAC, plumbing, and electrical systems.
- If you have a well or septic, request or organize permits, service logs, and any test results.
- Consider a pre-listing inspection focused on major systems to document current condition and reduce surprises.
- If you believe your property may be in a floodplain, locate any elevation certificate and insurance records.
- Track down permits or final inspections for any additions, garage conversions, or significant renovations.
- Collect HOA or POA documents, current assessments, and contact information.
Documents to gather now
- Deed and recent title documents.
- Recent property tax statements and any special district notices.
- Mortgage payoff or encumbrance records if relevant.
- Survey, including any recent boundary or ALTA surveys.
- Elevation certificates and flood insurance declarations or claim summaries if applicable.
- Building permits and final inspection certificates for additions or renovations.
- Engineering or foundation reports, invoices, and warranties for structural work.
- Roof repair or replacement invoices and any warranties.
- HVAC, plumbing, and electrical service records and receipts for major replacements.
- Pest inspection reports and treatment invoices or warranties.
- Septic permits, as-built diagrams, and maintenance records, plus well logs and pump specs.
- HOA or POA documents, including assessments, CCRs, meeting summaries, management contact, and information on pending special assessments or litigation.
- Homeowners insurance declarations and claim history.
- Appliance manuals and transferable warranties.
Common buyer questions you can pre-answer
- Has the property ever flooded? Share the history, floodplain status if known, and any insurance claims.
- Are there termites or other pest issues? Provide treatment records, warranties, and inspection reports.
- Are there open permits or code issues? Include permit documents and note any open items you are aware of.
- How is the septic system performing? Provide permits, service dates, and any recent repairs.
- What are the HOA rules and fees? Share assessment statements and contacts so buyers can verify.
- Were there structural or foundation repairs? Provide engineering reports, contracts, and warranties.
Avoid costly mistakes
- Do not guess. Use unknown when appropriate and explain what records you are trying to locate.
- Do not hide prior repairs. Well-documented repairs usually build confidence rather than harm it.
- Do not skip permits you know were required. Disclose unpermitted work so buyers can evaluate remedies.
- Do not wait until the last minute. Early disclosure reduces renegotiations and delays.
Work with a local team
A clear, well-documented Seller’s Disclosure Notice helps you protect your value and keep your closing on track. In Willis and across Montgomery County, local context matters, from flood history and soils to wells, septic, and MUDs. If you want hands-on help gathering records, organizing your checklist, and addressing condition questions before buyers ask, our small, hyper-local team is ready to help. Connect with Abbott Homes for guidance that blends negotiation know-how with construction-aware insight.
Ready to prepare your disclosure with confidence? Reach out to Abbott Homes for a quick plan and a smooth, stress-reduced sale.
FAQs
What is the Texas Seller’s Disclosure Notice?
- It is a standard form where you report your actual knowledge of your property’s condition, history, repairs, and material facts; it is not a warranty.
When should Willis sellers deliver the disclosure?
- Complete it early, ideally before listing or prior to contract acceptance; your purchase contract may set deadlines, so review it with your agent.
Do you have to test for mold or other hazards?
- You generally disclose conditions you actually know about and are not required to perform invasive testing unless you choose to or your contract requires it.
How should you disclose flood risk in Montgomery County?
- Share any known flood events, whether the home is in a FEMA flood zone if known, and provide elevation certificates and flood insurance records when available.
What septic and well records should you provide in Willis?
- Include permits, service logs, as-built diagrams, well logs, pump details, and any water-quality testing or repair documentation you have.
