FSBO Vermont Disclosure Requirements for Sellers
You must deliver a written property condition statement, a lead‑based paint notice (if built before 1978), a radon disclosure if the home was tested, and a Vermont Residential Property Disclosure Form (VRPDF) before you accept an offer. Missing any of these items can delay closing or expose you to lawsuits. Verify the exact forms with the Vermont Real Estate Commission, your county clerk, or a real‑estate attorney.
What You Must Hand Over Before an Offer Becomes Binding
Vermont law requires sellers to provide buyers with specific written disclosures. You cannot rely on verbal explanations; the buyer must receive a signed copy before the contract is signed. The core package includes:
| Disclosure | When Required | Where to Get It |
|---|---|---|
| Vermont Residential Property Disclosure Form (VRPDF) | Any sale, FSBO or agent‑listed | Vermont Real Estate Commission website or county clerk |
| Lead‑Based Paint Hazard Statement | Homes built ≤ 1978 | EPA “Lead Safe Housing” brochure (downloadable) |
| Radon Gas Disclosure | If a radon test was performed within the last 5 years | Your radon test report; otherwise provide a “no known radon” statement |
| Property Condition Statement (seller’s own) | All sales | Write yourself, sign, and attach to the offer packet |
| Homeowners Association (HOA) Docs | If property is in an HOA | HOA board or management company |
If any of these items are missing, buyers can back out or demand a price reduction.
Step‑by‑Step Checklist to Stay Compliant
- Download the VRPDF , Visit the Vermont Real Estate Commission (VREC) site, print the latest form, and fill out every section truthfully.
- Prepare a Lead‑Based Paint Notice , For homes built in or before 1978, attach the EPA’s lead pamphlet and sign the acknowledgment box.
- Gather Radon Information , Locate the most recent radon test report. If none exists, write a statement that you have not had a test performed and that you are not aware of radon issues.
- Write Your Property Condition Statement , List known defects, recent repairs, and any ongoing warranties. Use plain language; avoid “as‑is” jargon that could be interpreted as hiding facts.
- Collect HOA Materials , Include bylaws, financial statements, and any pending assessments.
- Package and Deliver , Provide the entire disclosure packet to the buyer before the purchase agreement is signed. Email a PDF copy and hand over a printed set at the showing.
How to Verify Requirements Quickly
- VREC website , Search “Vermont Residential Property Disclosure Form 2026.”
- County clerk’s office , Call the town hall where the property is located; they keep a copy of the VRPDF and can confirm any local add‑ons.
- Real‑estate attorney , A 30‑minute consultation (often $150‑$300) will confirm you have covered every statutory box.
- Title company , When you order a title search, ask the escrow officer to review your disclosure packet for completeness.
Why These Disclosures Matter for FSBO Sellers
Skipping a required disclosure can give the buyer a legal foothold to demand rescission, repair credits, or even sue for fraud. For a fast sale, you need a clean, complete packet so the buyer’s attorney or lender won’t stall the process.
If you prefer a streamlined workflow, Sellable (sellabl.app) lets you upload each document, tracks buyer inquiries, and sends automated reminders to keep the disclosure timeline on track. It does not replace legal advice, but it removes the paperwork bottleneck.
Quick Reference Table
| Document | Required? | Where to Find | Typical Cost |
|---|---|---|---|
| VRPDF | Yes | VREC website | Free |
| Lead‑Paint Notice | Yes if ≤ 1978 | EPA website | Free |
| Radon Disclosure | Yes if test exists | Your test report | $0‑$150 for test |
| HOA Docs | Yes if HOA | HOA board | Free or $50 for copies |
| Seller Condition Statement | Yes | Write yourself | Free |
Frequently Asked Questions
1. Do I need a radon disclosure if I never tested for radon?
Yes. Vermont law requires you to state whether a radon test has been performed. If you have no test, write “No radon test performed; I am not aware of radon issues.”
2. Can I use a generic “as‑is” clause instead of a detailed condition statement?
No. An “as‑is” clause does not satisfy the VRPDF or the seller‑condition requirement. You must list known defects in the VRPDF and your own statement.
3. How far in advance must I give the buyer the disclosures?
All required documents must be delivered before the buyer signs the purchase agreement. Providing them at the signing meeting meets the legal threshold.
4. What if my home was built in 1980 but I suspect lead paint?
Lead‑based paint disclosure is only mandatory for homes built in or before 1978. If you suspect lead after 1978, you can voluntarily provide the EPA notice, but it is not a statutory requirement.
5. Will the buyer’s lender request additional disclosures?
Lenders often request the VRPDF, lead notice, and any radon test results. Some may ask for a termite or mold inspection report, but those are not state‑mandated. Confirm with the buyer’s loan officer early to avoid surprises.
Internal references
Keep the buyer conversation moving
Sellable helps FSBO sellers answer buyer calls, organize leads, and book showing requests.
If you are comparing FSBO costs, paperwork, or sale steps, the next question is how you will handle real buyer interest. Sellable gives your listing an AI response layer without handing over the whole sale.