Selling a home in Bristol comes with an important step that protects you and builds buyer confidence: Tennessee’s Residential Property Condition Disclosure. It can feel like a lot of detail, especially if you have years of maintenance records or an older home with a few projects. The good news is that a thoughtful, accurate disclosure helps you avoid surprises and keeps your sale moving smoothly. In this guide, you’ll learn what the form covers, when to provide it, how to prepare in Sullivan County, and the common mistakes to avoid. Let’s dive in.
What the disclosure is
Tennessee uses a standardized written statement where you, the seller, share your actual knowledge of your property’s condition and any materially relevant facts. Real estate licensees provide the form and help deliver it, but you complete it yourself. The goal is transparency, fewer post‑closing disputes, and a smoother path to closing.
If your knowledge changes after you sign the form, you should update the disclosure and notify the buyer. This includes new damage, completed repairs, or any material fact that comes to light while you are under contract.
When to give the form
Timing can vary by deal, but many sellers make the disclosure available with the listing or provide it to buyers before or at the time of offer. Talk with your agent about local custom and your timeline. If your buyer’s offer includes inspection or financing contingencies, coordinate the disclosure delivery with those dates so everyone has the information they need.
What the form covers
The Tennessee Residential Property Condition Disclosure asks you to address a wide range of items based on your actual knowledge. You are not expected to speculate, but you should make a reasonable inquiry when something is unclear.
Property basics
- Ownership and occupancy history
- Additions or alterations, including whether permits were obtained
Structure and roof
- Foundation, walls, floors, ceilings, and any known cracks, settling, or water intrusion
- Roof age, leaks, and repairs
Systems and utilities
- HVAC age and function
- Plumbing leaks, water pressure, and sewer or septic issues
- Electrical updates and any known wiring or safety concerns
Water and waste systems
- Public water or private well and any known well issues
- Public sewer or septic, pumping history, and any failures or repairs
Appliances and fixtures
- Built‑in appliances that convey and whether they are in working order to your knowledge
Environmental and health hazards
- Known lead‑based paint in homes built before 1978, asbestos, radon, mold, underground storage tanks, or soil contamination
- Flooding history and flood zone designation
Pests and wood damage
- Known termite or other infestations, treatments, and related structural repairs
Legal and title items
- Zoning violations, boundary disputes, easements, liens, code notices, pending litigation, and insurance claims history if asked
Associations and assessments
- HOA membership, fees, and special assessments if applicable
How detailed to be
You should answer based on your actual knowledge and available documentation. If you genuinely do not know an answer after reasonable inquiry, you can mark “unknown” or “not applicable.” It is wise to review past records, permits, invoices, and any prior inspection reports before checking “unknown.” Provide concise notes where helpful, and avoid guesses.
Bristol seller prep checklist
Use this local checklist to prepare a complete, accurate disclosure and keep your sale on track.
Gather records
- Building permits and inspection records from the City of Bristol or Sullivan County
- Past inspection reports, warranties for roof or HVAC, repair invoices, and insurance claim documents
- Septic maintenance and pumping records if applicable
- Parcel and tax information from the Sullivan County Property Assessor
- HOA governing documents and recent statements
Walk your home
- Check for stains, cracks, uneven floors, or active leaks
- Inspect roof condition, gutters, and signs of water intrusion in the basement or crawlspace
- Test major systems and appliances for basic operation
- Look for signs of pests or wood‑destroying organisms
Consider inspections
- General home inspection to identify issues you may not know about
- Septic inspection or pumping records for homes on septic
- Mold, radon, or lead assessments when there is reason to suspect a problem, and follow federal lead disclosure rules for homes built before 1978
- Specialty evaluations by structural or roofing contractors when there are signs of problems
Check local offices
- Sullivan County Register of Deeds for deed records, easements, and encumbrances
- City or county codes for open violations or unpermitted work
- Sullivan County Environmental Health for septic or well records
- FEMA flood maps for flood zone status and any prior flood history you know about
Complete and update
- Answer truthfully and attach or reference relevant documents
- Keep copies of the signed disclosure and supporting records
- Update the disclosure promptly if new material facts arise or repairs are completed
Special cases and exemptions
Some transfers may be exempt from the standard disclosure or handled differently. Common examples include court‑ordered sales, certain fiduciary sales by executors or trustees, transfers between co‑owners or family members, some new construction sold by licensed builders, and sales involving bankruptcy, receivership, or governmental entities. If you are unsure whether your situation qualifies, consult your agent and consider speaking with a local real estate attorney.
Local issues to flag in Bristol
Bristol and the surrounding Appalachian Highlands have a few recurring themes sellers should consider addressing upfront.
- Termites and wood rot. East Tennessee can see wood‑destroying organisms. Disclose any prior infestations, treatments, and related repairs.
- Flooding or water intrusion. Creek‑adjacent areas and certain low‑lying spots can see water issues. Check your flood zone and share any known flood or water damage history.
- Unpermitted additions. Older homes sometimes have additions completed without permits. Disclose known unpermitted work and any follow‑up corrections.
- Septic systems. Many properties rely on septic. Provide pumping history, service records, and known issues.
Avoid these common mistakes
- Minimizing or omitting known defects. An “as‑is” sale does not remove the duty to disclose known material issues.
- Guessing or over‑explaining. Stick to facts you know. If unsure after a reasonable inquiry, select “unknown.”
- Forgetting to update. If damage occurs or you complete repairs after signing, update the form and notify the buyer.
- Skipping documents. Back up your answers with records. Organized paperwork builds trust and reduces back‑and‑forth.
How your agent helps
Your listing agent will provide the official Tennessee Residential Property Condition Disclosure form and manage delivery to buyers. While your agent cannot fill out your answers, they can help you gather documents, coordinate inspections, and time delivery with offer contingencies. For boundary disputes, title defects, or complex exemptions, consider consulting an attorney alongside your agent to protect your interests.
Ready to sell with confidence?
A clear, well‑supported disclosure positions your Bristol home to sell smoothly and with fewer surprises. If you want hands‑on coordination, organized documentation, and responsive guidance from prep to closing, connect with Mary Glenn Lively for boutique, local representation.
FAQs
What is Tennessee’s seller disclosure form?
- It is a standardized written statement where you disclose your actual knowledge of your property’s condition and any material facts that could affect a buyer’s decision.
When should Bristol sellers provide the disclosure?
- Many sellers share it with listing materials or before an offer, and at the latest by the time of contract offer, coordinated with contingencies and local custom.
Do “as‑is” sales remove my duty to disclose?
- No. Selling as‑is does not eliminate your obligation to disclose known material defects or facts you are aware of.
What if I do not know an answer on the form?
- Make a reasonable inquiry by reviewing records and permits. If you still do not know, select “unknown” and keep notes on what you checked.
Are any sales exempt from the standard disclosure?
- Some are, such as certain court‑ordered sales, fiduciary sales, intra‑family transfers, some new construction by licensed builders, and sales in bankruptcy or by government entities. Confirm your situation with your agent and consider legal counsel.
What local issues should Bristol sellers expect to disclose?
- Common items include termite history, water intrusion or flooding, unpermitted additions, and septic system details such as pumping history and repairs.
