Selling in Grapevine or greater Tarrant County? One form can shape your timeline, negotiations, and peace of mind: the Texas Seller’s Disclosure Notice. If you’ve heard mixed advice on what to include or when to deliver it, you are not alone. The good news is that a clear process and accurate info can keep your deal on track. This guide explains what you must provide, when to update it, and Grapevine-specific tips to prepare with confidence. Let’s dive in.
Texas disclosure basics
The Seller’s Disclosure Notice is a standardized consumer form from the Texas Real Estate Commission. Its job is to share what you know about your property’s condition so buyers can make informed decisions. You can find official forms and guidance on the Texas Real Estate Commission website.
Federal lead-based paint rules sit alongside the Texas disclosure. If your home was built before 1978, you must follow federal lead requirements and provide the required pamphlet. Details are available through the HUD lead-based paint program.
What you must disclose
The TREC form asks what you actually know about your home, not what an inspector might find. You will address items like:
- Property details and occupancy history
- Structure and foundation condition, including cracks or repairs
- Roof age, leaks, repairs, and warranties
- Drainage or grading issues such as standing water or erosion
- Water supply and sewer or septic info and repairs
- Plumbing materials, leaks, and water heater condition
- HVAC system age and known defects
- Electrical system type and known issues
- Built-in appliances and equipment condition
- Termite treatment or pest damage you know about
- Environmental conditions such as mold or asbestos to your knowledge
- Floodplain status and any flooding history
- Additions or modifications and whether permits were obtained
- Zoning, easements, assessments, and HOA membership
- Insurance claims or premium increases known to you
- Other material defects or facts you know about
If your home was built before 1978, be ready to provide the federal lead disclosure and pamphlet noted above. Buyers may also ask for flood information and FEMA zone details, which you can verify using the FEMA Map Service Center.
Grapevine factors to watch
Grapevine has a mix of historic homes, mid-century properties, 1970s–1990s subdivisions, and newer infill near Grapevine Lake. Keep a close eye on:
- Foundation movement. North Texas clay soils can cause settlement. Disclose known repairs, contractor invoices, engineer reports, and any warranties.
- Water and flooding. If you are near the lake or have had water intrusion, disclose the history, flood insurance claims, and any elevation certificates. Confirm flood zones on the FEMA Map Service Center.
- Pools and spas. Note known leaks, equipment repairs, safety features, and permits.
- HOAs and restrictions. Share membership details, assessments, and deed restrictions so buyers can plan ahead.
- Airport noise. Proximity to DFW can matter to buyers. If you know of consistent aircraft noise, disclose that context as a material fact.
- Historic areas. If your property sits in a historic district, disclose known preservation rules or unpermitted alterations. You can check local permit history with the City of Grapevine.
When to deliver disclosures
Local best practice is to complete your disclosure before you go live on the MLS so buyers can review it early. A typical North Texas workflow looks like this:
- Pre-listing. Finish the Seller’s Disclosure and collect documentation 1 to 2 weeks before listing. Many sellers also schedule a pre-listing inspection.
- At listing. Your agent uploads the disclosure to the MLS documents so buyers and cooperating brokers can access it. The local MLS, NTREIS, encourages having disclosures available.
- Before offers. Buyers often review your disclosure within 24 to 72 hours after the listing activates. Early clarity reduces renegotiations later.
- Under contract. If inspections reveal new material information, update the disclosure promptly.
- Prior to closing. If anything changes, this is your last chance to supplement the file.
Duty to update and knowledge
You are responsible for disclosing what you know. If you learn new material information after you first deliver the disclosure, update it or provide an amendment as soon as possible. In practice, agents aim to update within a few business days of learning new facts.
Remember, the standard is your knowledge. You are not required to guess. If you truly do not know an answer, it is appropriate to mark “unknown.” Many sellers reduce unknowns by ordering a pre-listing inspection.
Exemptions overview
Some transfers are exempt from the Seller’s Disclosure Notice under Texas law, including certain court-ordered sales, transfers by a fiduciary, and some foreclosure or REO scenarios. To understand whether an exemption applies, review the Texas Real Estate Commission guidance and the Texas statutes, which you can search at the Texas statutes portal. Even when exempt, you should still disclose material facts you know.
Pre-listing checklist
Use this practical prep to save time and avoid surprises:
- Complete the TREC Seller’s Disclosure Notice early. Do not leave sections blank.
- Consider a pre-listing inspection and, in Grapevine, a foundation evaluation if you have cracking or settlement.
- Gather documentation:
- Warranties for appliances, roof, HVAC, and foundation
- Receipts and invoices for recent repairs
- Permits for additions or remodels from the City of Grapevine
- Termite treatment reports
- Past insurance claim letters
- HOA declarations, bylaws, and assessment notices
- Survey and any flood elevation certificates
- Verify the home’s year built, lot size, and ownership history with the Tarrant Appraisal District. This helps you confirm details before you disclose.
- If the home is pre-1978, prepare the federal lead-based paint disclosure and pamphlet using the HUD resource.
- If you think your sale might be exempt, verify using TREC guidance or an attorney. Do not assume.
For consumer-friendly articles and forms that often accompany Texas transactions, visit Texas REALTORS.
Fill the form right
- Be truthful and specific. If a foundation repair occurred, list the year and whether a warranty exists.
- Do not guess. If you do not know, select “unknown” and consider getting documentation.
- Include attachments that support key answers, such as invoices or warranties.
- Keep a dated log. Note when you delivered the disclosure and any amendments to buyers or to the MLS.
- If you learn something new before closing, update promptly and circulate the revised disclosure.
Small vs. material defects
Not everything is material. Scuffed paint or minor wear is usually cosmetic. Items that affect value or function are material. Disclose structural issues, water intrusion, recurring termite damage, unpermitted work, ongoing drainage problems, and system failures. If a repair addressed a symptom but not the cause, disclose both the repair and what you know about the underlying issue.
Grapevine scenarios
- Near Grapevine Lake with prior garage flooding. Disclose the flooding history, mitigation steps, any flood insurance claims, and whether the property sits in a mapped floodplain. Provide any elevation certificates and invite buyers to confirm zones on the FEMA Map Service.
- Downtown bungalow built before 1978. Provide the federal lead disclosure and pamphlet. If older wiring was replaced in 1998, note it and attach permits or invoices if you have them. If some original wiring remains, disclose that clearly.
- Mid-1980s subdivision home with foundation work. Disclose the year of repairs, contractor reports, engineer letters, and whether the warranty is transferable. If you have routine monitoring reports, include them.
Ready to sell in Grapevine?
A complete, accurate disclosure builds trust and reduces renegotiations. By preparing early, documenting repairs, and updating quickly, you put yourself in a stronger position from first showing to closing. If you want a step-by-step plan tailored to your property and neighborhood, connect with Maribel Ramos for clear guidance, polished listing prep, and results-focused representation.
FAQs
What is the Texas Seller’s Disclosure Notice?
- It is a standardized TREC form where you share what you know about your property’s condition so buyers can make informed decisions.
Do Grapevine sellers need federal lead disclosures?
- Yes, if your home was built before 1978 you must provide the federal lead-based paint disclosure and pamphlet in addition to the Texas form.
When should I deliver the disclosure in North Texas?
- Complete it before going live on the MLS and make it available at listing, since buyers often review within 24 to 72 hours.
Do I have to update the disclosure after inspections?
- Yes, if you learn new material information before closing, you should amend the disclosure and deliver it promptly.
Are any Texas sales exempt from the disclosure?
- Some are, such as certain court-ordered or fiduciary sales, but you should confirm using TREC guidance or the Texas statutes and still disclose material facts you know.
