Florida seller disclosures: prepare the property file before the offer

The practical answer

A seller should complete the disclosure documents required by the transaction and disclose known facts honestly and on time. Florida statutes also require specific notices in certain situations. The contract, property type, age, location, association, and known history determine what belongs in the file.

Flood disclosure: before or at contract signing

Florida Statutes §689.302 requires the seller of residential real property to give the purchaser a flood disclosure at or before the sales contract is executed. The statutory form asks whether the seller knows of flood damage during the seller's ownership, has filed a flood-insurance claim, or has received federal flood assistance for the property.

The statute defines flooding broadly enough to include overflow of inland or tidal waters, rapid accumulation of runoff or surface water, sustained periods of standing water from rainfall, and related mudflow or erosion. Gather claim records, repair documents, photographs, elevation information, and prior notices that help answer the form accurately.

Property-tax notice: the buyer's bill may change

Florida Statutes §689.261 requires a property-tax disclosure summary at or before execution of a contract for sale of residential property. It warns buyers not to rely on the seller's current tax bill because a transfer can cause reassessment and because exemptions may not carry over.

A seller or agent can point a buyer to the county property appraiser's estimator, but should not promise a future tax amount. For a deeper explanation of exemptions and reassessment, see the Florida homestead exemption guide.

Radon and pre-1978 lead notices

Build a property-specific disclosure file

The right records depend on the home and contract. Start with documents already in your possession and do not guess when a fact is unknown.

• Completed current seller-disclosure form and any updates.
• Flood events, flood-insurance claims, federal assistance, elevation certificates, and drainage work.
• Roof age, permits, warranties, repairs, leaks, and insurance claims.
• Electrical, plumbing, HVAC, water-heater, septic, well, pool, seawall, and structural records.
• Known water intrusion, mold, sinkhole activity, termites, environmental conditions, or code issues.
• Additions, conversions, open or closed permits, surveys, boundaries, easements, and shared access.
• Solar leases or loans, leases, liens, assessments, service contracts, and equipment that will not convey.
• Condominium or homeowners-association contacts, required documents, approvals, pending assessments, and fees.

Some documents have separate delivery periods or buyer cancellation rights. Condominium, homeowners-association, coastal, septic, well, lease, and financing issues can add requirements beyond this general list.

A low-friction disclosure timeline

1. Before listing: collect records, permits, warranties, claim information, and association contacts.
2. Before accepting an offer: complete the current forms and identify property-specific notices the contract requires.
3. At or before contract execution: deliver notices whose statutes set that timing, including the applicable flood and property-tax disclosures.
4. During due diligence: answer document requests accurately and preserve what was delivered.
5. Before closing: update the parties if a new material condition, damage, repair, or other relevant fact arises.

Disclosure and inspection are different. A disclosure records what the seller knows; the buyer should still perform independent inspections and research.

Connect the file to the seller's net

Repairs, credits, association charges, liens, and unresolved permits can affect proceeds or timing. Use the Florida seller closing-cost calculator to organize an estimate, then review how brokerage compensation is negotiated.