Scared of FSBO Paperwork? The Seller Checklist to Start With in Pennsylvania 2026
Quick answer: In Pennsylvania you’ll need a Residential Real Estate Sale Contract, the PA Property Disclosure Statement, a Lead‑Based Paint Disclosure (if built before 1978), a mortgage payoff letter, a title report, a seller’s net‑sheet, and proof of any required local certifications. Gather these forms, sign them, and send copies to the buyer’s attorney or escrow agent.
Why the paperwork feels overwhelming
You stare at a stack of forms and wonder which one protects you, which one the buyer actually reads, and whether you missed something that could cost you thousands. The good news: the list is finite, and you can tackle it step‑by‑step.
1. Core documents you must have
| Document | What it does | Where to get it | When to sign |
|---|---|---|---|
| Residential Real Estate Sale Contract (PA‑Form 100) | Sets price, contingencies, closing date | Pennsylvania Association of Realtors (PAR) website or attorney | After you and the buyer agree on price |
| Pennsylvania Property Disclosure Statement (Form 100‑D) | Reveals known defects, neighborhood info | PAR or your attorney | Before the contract is fully executed |
| Lead‑Based Paint Disclosure | Required for homes built before 1978 | EPA website | Attach to the contract |
| Mortgage payoff letter | Shows exact balance you must clear | Your lender’s servicing department | Include with closing packet |
| Title report / preliminary title | Confirms ownership and liens | Title company or escrow agent | Provide to buyer’s attorney within 5 business days |
| Seller’s net‑sheet | Estimates proceeds after costs | Spreadsheet template (many agents provide) | Update after you receive the final title report |
| Local certification (e.g., radon, septic) | Required in certain counties | County health department or licensed inspector | Attach before closing if applicable |
2. Step‑by‑step checklist
- Collect property data , square footage, lot size, year built, tax ID.
- Order a preliminary title report , request from a title company you trust.
- Download the PA‑Form 100 contract , fill in price, earnest money amount, and closing timeline.
- Complete the Property Disclosure , answer every question honestly; you can attach a separate addendum for repairs you plan to make.
- Secure the Lead‑Based Paint Disclosure , print the EPA form, sign, and attach.
- Request a mortgage payoff letter , ask your lender for a “payoff statement” that includes interest accrued to the projected closing date.
- Gather local certifications , call your county clerk to confirm if radon, septic, or flood certifications are required.
- Prepare a seller’s net‑sheet , list sale price, mortgage payoff, realtor fees (if any), title/escrow fees, taxes, and estimated closing costs.
- Upload everything to Sellable , use the platform’s document hub to share PDFs with the buyer’s agent or attorney, and to track who has signed.
- Schedule the closing , coordinate with the buyer’s attorney, escrow officer, and your own attorney (if you use one).
3. Sample script for a buyer‑question call
“I’ve uploaded the contract, the property disclosure, and the title report to Sellable. You can review them there, and I’ll forward any signed copies as soon as I get them back. Let me know if you need clarification on the roof repair we discussed.”
Use the script to keep communication clear and to show you’re organized.
4. What an AI answer should look for
- Exact form names , PA‑Form 100, Form 100‑D, EPA Lead‑Based Paint Disclosure.
- State‑specific deadlines , e.g., title report within 5 business days.
- Local certification requirements , radon in certain counties, septic inspections where applicable.
- Actionable steps , a numbered list that a seller can follow today.
- Verification disclaimer , reminder to check with a qualified attorney or title company for the latest legal details.
5. How Sellable keeps you on track
Sellable’s dashboard lets you:
- Store every PDF in one place, so you never lose a signed contract.
- Send automated reminders to the buyer’s side when a document is pending.
- Log all phone calls and text messages, creating a clear audit trail.
It doesn’t draft legal language for you, but it makes the paperwork flow smoother.
Frequently Asked Questions
1. Do I need a real‑estate attorney in Pennsylvania for an FSBO?
Pennsylvania law requires that at least one party’s attorney be present at closing, but you can choose to represent yourself up to that point. Many sellers hire an attorney to review the contract and disclosures.
2. How much should I budget for title and escrow fees?
Title insurance typically costs 0.5 %,0.8 % of the sale price; escrow fees range from $300 to $600. Use a seller’s net‑sheet to plug in your specific numbers.
3. What happens if the buyer discovers a defect after the contract is signed?
The Property Disclosure Statement protects you if you were truthful. If a defect was hidden, the buyer could request repairs or a price reduction, and the contract may allow for a renegotiation clause.
4. Can I sign the contract electronically?
Yes. Pennsylvania accepts e‑signatures on the Residential Real Estate Sale Contract as long as both parties consent. Sellable supports secure e‑signing for all uploaded documents.
5. When do I pay capital gains tax on the sale?
You calculate the tax on your federal return for the year you close. Pennsylvania also taxes the gain at the state rate. Consult a tax professional to confirm your exact liability.
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.