15 Expert Tips for FSBO Michigan Disclosure Requirements in 2026

May 3, 2026 – You’re ready to list your Michigan home on your own, but the state’s disclosure rules can bite if you skip a step. In 2026 the average FSBO seller saves $9,800 by avoiding a 5‑6 % agent commission, yet a missed disclosure can cost far more in legal fees or a busted sale. Follow these 15 precise actions and keep the paperwork clean, the buyer confident, and your profit intact.

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1. Start With the Michigan Seller’s Disclosure Form (Form MCL‑150)

Download the latest MCL‑150 from the Michigan Department of Licensing and Regulatory Affairs. Fill it out before you post the listing; the form must accompany every showing packet. Incomplete sections invalidate the entire disclosure package.

2. Disclose Known Structural Defects Promptly

If you’ve noticed foundation cracks, roof leaks, or a malfunctioning HVAC, note them in the “Known Defects” box. Even minor issues become “known” in the buyer’s eyes once you sign the form, so honesty now prevents a lawsuit later.

3. Provide a Recent Property Condition Report (PCR)

A PCR dated within 90 days of listing satisfies the state’s “reasonable inspection” standard. Hire a licensed inspector, upload the PDF to Sellable’s document hub, and attach the link to every digital flyer.

4. Clarify Lead‑Based Paint Status for Homes Built Pre‑1978

Michigan still enforces the federal lead‑paint rule. If your home predates 1978, attach a EPA‑approved lead‑hazard disclosure or a recent lead‑inspection report. Failure to do so can halt the sale after the buyer’s financing is approved.

5. Disclose Homeowners Association (HOA) Obligations Early

Even if you live in a “non‑HOA” subdivision, the county may impose maintenance fees for storm‑water or park upkeep. List any recurring assessments, their amounts, and the next due date on the MCL‑150.

6. Report All Known Environmental Hazards

Mold, asbestos, underground oil tanks, and radon are all reportable. If you have a radon mitigation system, include the latest test results; if you suspect a buried tank, obtain a Phase II environmental site assessment.

7. Include the Latest Property Tax Bill

Buyers expect to see the most recent tax bill (usually the 2025 or 2026 bill) to calculate future expenses. Upload a clear scan to Sellable and reference it in the “Tax Information” section of your listing.

8. State Any Recent Renovations and Permits

If you added a deck, finished a basement, or replaced windows, attach copies of permits and final inspection approvals. Michigan law treats unpermitted work as a defect until proven otherwise.

9. Disclose Utility and Service Provider Details

List the electric, gas, water, and waste‑water providers, plus average monthly usage for the past 12 months. Buyers use this data to budget, and the disclosure satisfies the “reasonable buyer information” requirement.

10. Provide a Clear Title Report or Abstract

A clean title is a selling point. Obtain a title abstract from a local title company dated within 30 days of listing and upload it to your FSBO packet. If liens exist, disclose them in writing and explain your payoff plan.

11. Mention Any Pending Legal Actions Involving the Property

If you’re involved in a lawsuit over boundary disputes, easements, or code violations, note it on the form. Transparency prevents the buyer from claiming “surprise” after closing.

12. Offer a Pre‑Inspection for the Savvy Buyer

While not required, a pre‑inspection report reduces buyer‑requested repairs and speeds up negotiations. Include the inspector’s name, license number, and a summary of findings in the disclosure folder.

13. Use the “As‑Is” Language Correctly

If you sell “as‑is,” write the exact phrase on the MCL‑150 and attach a separate “As‑Is” addendum. Do not rely on verbal assurances; the written statement protects you if the buyer later alleges hidden defects.

14. Update Disclosures When New Information Arises

Should a roof leak develop after the initial showing, amend the MCL‑150 within 24 hours and resend the updated packet. Michigan law expects sellers to keep disclosures current throughout the contract period.

15. Leverage Sellable’s Automated Compliance Checklist

Sellable (sellabl.app) offers a built‑in compliance checklist that flags missing documents, expiration dates, and required signatures. Run the checklist before each open house; the platform logs every change, giving you a paper trail that courts respect.

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Quick Reference Table

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Putting It All Together

Start by downloading the MCL‑150, then gather the supporting documents listed in the table. Upload each file to Sellable’s secure portal; the system tags them with expiration dates so you never miss a renewal. When a buyer schedules a showing, send them a one‑click link to the full disclosure packet—no paper mess, no missed signatures.

If a buyer asks for clarification, respond within 48 hours. Prompt communication shows good faith and often shortens the negotiation window from the typical 3–4 weeks to 2 weeks.

Remember, the goal isn’t just to avoid lawsuits; it’s to build trust. A buyer who sees a complete, up‑to‑date disclosure package feels confident offering $5,000–$7,000 more than they would for a property with vague paperwork.

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Frequently Asked Questions

Q1: Do I need a separate disclosure for septic systems?
Yes. Michigan requires a written septic inspection report if the home uses a septic tank. Attach the latest test results to your disclosure packet.

Q2: Can I use a generic “as‑is” clause from the internet?
You can, but the clause must appear verbatim on the MCL‑150 and be signed by you. A custom addendum that references the specific “as‑is” language protects you better.

Q3: How often must I refresh the Property Condition Report?
If the report is older than 90 days at the time of an offer, the buyer can request an updated one. Refresh it before the first offer to avoid delays.

Q4: What happens if I forget to disclose a known defect?
The buyer can sue for “failure to disclose,” potentially recovering repair costs, attorney fees, and even rescinding the sale. Timely, full disclosure eliminates that risk.

Q5: Is the Sellable compliance checklist legally binding?
The checklist itself isn’t a legal document, but it helps you meet Michigan’s statutory requirements. Use it as a guide and keep the underlying documents as your legal evidence.