Pennsylvania Seller Disclosure, Simplified

Thinking about selling or buying a home in Ambler and staring at that Seller’s Property Disclosure Statement? You are not alone. The form can feel intimidating, especially with older homes common in Montgomery County. In this guide, you will learn what the disclosure actually covers, how to complete it with confidence, how to read it as a buyer, and the Ambler-specific issues worth a closer look. Let’s dive in.

What the Pennsylvania disclosure is

Pennsylvania does not require a single, state-issued disclosure form for every sale. In practice, most agents and sellers use the Pennsylvania Association of Realtors Seller’s Property Disclosure Statement, often called the SPDS. Even if you use a different format, you still must not hide or misrepresent known, material defects.

The SPDS reflects what you know as of the day you sign. It is not a warranty or a substitute for inspections. Buyers should still inspect, compare what they find with the disclosure, and ask questions when something is unclear.

When you complete and deliver it

Sellers usually complete the SPDS when the home is listed or before accepting an offer. Your agent will make it available to prospective buyers. If you are a buyer, plan to review the SPDS as soon as you receive it so you can shape your inspection plan quickly.

The SPDS sets the baseline for your negotiations. If the disclosure and the inspection do not match, it is common to clarify, ask for documentation, or negotiate repairs or credits.

How sellers can complete the SPDS clearly

Gather the right facts first

• Installation dates for roof, HVAC, hot water, and electrical panel.
• Service and repair receipts for major systems and past issues.
• Permit records and approvals for additions, kitchen or bath remodels, basement finishes, and any structural changes.
• Any past inspection reports, remediation documents, or warranties.

Answer what you know, in plain language

Use clear yes or no answers where possible, then explain briefly. If you truly do not know, say “unknown” rather than guessing. Keep your comments factual and avoid opinions.

Attach documents buyers expect

If you disclose a past issue, attach receipts, permits, or reports that show who did the work and when. This helps buyers trust the information and can reduce back-and-forth later.

Note work that lacked permits

If you know work was done without permits, disclose that. Buyers can then confirm requirements with Ambler Borough or Montgomery County. Transparency here prevents problems during appraisal and underwriting.

Follow federal lead paint rules for pre-1978 homes

If your home was built before 1978, you must provide buyers with the federal lead-based paint disclosure and the EPA information pamphlet. Buyers also get an opportunity period to test for lead-based paint unless they waive it in writing.

How buyers should read and use the SPDS

Scan key systems first

Start with roof, foundation, moisture history, HVAC, plumbing, and electrical. Also review sections on environmental items, additions and permits, and any legal or boundary disclosures.

Watch for common red flags

• “Unknown” or blank answers on roof, electrical, or plumbing.
• Any history of water in the basement, foundation movement, or mold.
• Renovations without permits or missing approvals.
• Past termite or pest issues without repair receipts or warranties.
• Missing lead-based paint disclosure for a pre-1978 home.

Use your inspection contingency well

Order the right inspections for the home’s age and structure. Ask for receipts or permits tied to disclosure items. If an inspection conflicts with the SPDS, request clarification, documentation, repairs, or credits during negotiations.

Understand “as-is” sales

“As-is” means the seller is not agreeing to make repairs, subject to contract terms. It does not protect a seller who knowingly conceals or misrepresents defects. Your best protection is careful review of the SPDS plus targeted inspections.

Ambler issues to look for on disclosures

Ambler has a large share of early-20th-century and pre-1950 homes, along with later renovations. That older housing mix can bring unique maintenance and documentation questions.

• Lead-based paint in pre-1978 homes. Expect the federal disclosure and consider testing, especially if you plan renovations.
• Old plumbing. Some older homes may have galvanized or even lead service lines. Look for disclosures about line material and water quality tests.
• Electrical systems. Knob-and-tube wiring or older fuse boxes may still be present. Confirm amperage, panel condition, and whether upgrades were permitted.
• Heating and chimneys. Older boilers, radiators, and masonry chimneys are common. Ask about liner condition, past repairs, and service history.
• Foundations and moisture. Stone or brick foundations can show moisture or settling. Look for sump pumps, prior waterproofing, and repair invoices.
• Roofing and flashing. Complex rooflines in historic homes can age unevenly. Verify roof age and warranty details if noted.
• Insulation and windows. Older homes may have limited insulation or single-pane windows. Plan improvements if energy efficiency is a priority.
• Asbestos and plaster. Older materials can be present. These are often managed in place unless disturbed.
• Unpermitted conversions or finishes. Finished attics, basements, or multi-family conversions should have permits and approvals. Ask for documentation if disclosed.
• Sewer laterals. Ambler is largely on municipal sewer, but older clay laterals can crack or collapse. Many buyers order a sewer-scope inspection.
• Historic or exterior restrictions. Exterior changes may require approvals. Check with Ambler Borough before planning exterior work.

Permits, historic review, and municipal checks

Before listing or closing, confirm whether past or planned work needed permits and approvals. The safest route is to verify with Ambler Borough for building permits, zoning and historic-district rules, and with Montgomery County for property records. Having permit packets and final approvals ready can speed up underwriting and appraisal.

What to request and keep in your file

• Signed SPDS and any attachments.
• Receipts and permits for roof, HVAC, electrical, plumbing, additions, and structural work.
• Any inspection reports provided by the seller, plus remediation or repair invoices.
• Lead-based paint disclosure package and any testing or remediation records for pre-1978 homes.
• Municipal approvals and certificates for recent renovations.
• Records of insurance claims related to property condition if available.

Smart questions you can ask

• Who completed the SPDS, and when was it last updated?
• Has there been water in the basement or prior flooding, and what was done to address it?
• Were there termite or pest treatments, and are there warranties or inspection reports?
• Were renovations done with permits, and can you share permit numbers and final sign-offs?
• How old are the roof, HVAC, water heater, and electrical panel, and do you have service records?
• Are there known environmental items like radon, asbestos, or lead, and do you have test results or remediation documents?
• Is the property in a historic area, and do exterior changes require special approvals?
• Has the sewer lateral been scoped or replaced, and can you share the report?

Radon testing in Pennsylvania

There is no federal requirement for sellers to test for radon, but testing is recommended across Pennsylvania due to elevated risk in many areas. In Ambler, buyers often add a radon test during the inspection period. If a test shows elevated levels, a mitigation system is a common solution that can be addressed in negotiations.

Make your sale smoother with preparation

In Ambler’s older housing stock, buyers pay close attention to documentation. As a seller, you can build trust by organizing permits, receipts, and service records before listing. As a buyer, you can streamline your process by tailoring inspections to the home’s age and the SPDS disclosures you receive.

If you want guidance on what to disclose, how to organize your documents, and how to plan inspections tied to Ambler-specific issues, reach out. You will get hands-on preparation and data-informed strategy from a neighborhood-focused advisor who helps you move with clarity and confidence. Connect with Holly Reynolds to take your next step.

FAQs

What is the Pennsylvania Seller’s Property Disclosure Statement?

• It is a widely used form in Pennsylvania that reports what the seller knows about a home’s condition, systems, and history as of the day it is signed, and it is a starting point for buyer due diligence.

Do Ambler sellers have to use a specific state form?

• No, Pennsylvania does not mandate a single statewide form, but the Pennsylvania Association of Realtors SPDS is commonly used by agents and sellers in practice.

How does lead-based paint disclosure work for pre-1978 homes?

• Sellers must provide a federal lead-based paint disclosure and an information pamphlet, and buyers are given an opportunity period to conduct lead testing unless they waive it in writing.

What does “as-is” mean in a Pennsylvania home sale?

• It means the seller is not agreeing to repairs by default, but it does not excuse a seller from concealing or misrepresenting known defects, and buyers should still inspect thoroughly.

What inspections do Ambler buyers often add beyond a general inspection?

• Sewer-scope, radon testing, chimney evaluation, electrical assessment, and a close look at roof and moisture conditions are common for older homes in Ambler.

How can I confirm permits or historic rules for an Ambler property?

• Contact Ambler Borough for building permits, zoning and historic-district rules, and Montgomery County for property records, then match those records to the seller’s disclosures and receipts.