Selling your Suwanee home should feel predictable, not stressful. One of the best ways to keep your sale on track is by handling seller disclosures clearly and early. If you are unsure what Georgia requires or what local buyers expect, you are not alone. This guide breaks it down so you can avoid surprises, protect yourself, and build trust with buyers. Let’s dive in.
What Georgia law requires
In Georgia, you typically complete the Georgia Association of REALTORS standard Seller’s Property Disclosure Statement. The law expects you to disclose known material defects that could affect value or safety. You can market a home “as is,” but as is does not excuse concealment of known problems or misrepresentation. You, not your agent, answer the form to the best of your knowledge.
Timing matters. The best practice is to prepare your disclosure before you list or provide it as soon as you receive an offer. Early, complete disclosure speeds negotiations and reduces the chance of last‑minute issues.
Federal rules apply to certain items. If your home was built before 1978, you must provide the lead‑based paint disclosure and any known records. Some buyer programs, like HUD, VA, or USDA, may have additional condition requirements.
What goes on the form
Structural and exterior
Buyers want a clear picture of the home’s structure. Disclose any foundation movement, cracks, prior structural repairs, or wall and floor issues. Include roof age, leaks, repairs, and any transferable warranties. Note drainage or grading problems, and issues with decks, patios, driveways, or retaining walls.
- Foundation settlement or structural repairs
- Roof age, leaks, patches, warranties
- Yard drainage, water pooling, erosion fixes
- Deck or patio safety and any permitting concerns
Mechanical systems
Share the age and condition of major systems. This includes HVAC, electrical, and plumbing. Mention panel upgrades, known faults, pipe materials, and water heater age. List appliances that stay and any defects.
- HVAC age, service history, recent replacements
- Electrical capacity, known issues, older wiring types
- Plumbing leaks, low pressure, sewer backups
- Water heater age and maintenance
Water, sewage, and wells
State whether you have municipal water and sewer or well and septic. If septic, note location, last pumping, inspections, and any repairs. Disclose any flooding or water intrusion, including past insurance claims or mitigation steps.
- Municipal vs. well/septic details
- Septic pumping dates and inspection reports
- Basement or crawlspace moisture history
- Past flood claims or corrective work
Environmental hazards
Disclose known issues or testing for items like lead-based paint in pre‑1978 homes, asbestos, mold, radon, or underground tanks. Share pest or termite history, treatments, and repairs. If you completed remediation, include documentation.
- Lead-based paint disclosure for pre‑1978 homes
- Mold, asbestos, radon, or soil concerns if known
- Termite letters, treatments, and damage repairs
Renovations and permits
Buyers in the Atlanta area expect clarity on renovations. Note additions, finished basements, decks, pools, or garage conversions and whether they were permitted and inspected. If work was not permitted, disclose that and be ready to discuss solutions.
- Permit numbers and final inspections where applicable
- Unpermitted work and any corrective steps
- Location of surveys and prior engineering reports
Legal, title, and financial items
Share known easements, boundary disputes, liens, or pending litigation that affects the property. Disclose special assessments or municipal projects that could impact the home. If your home is in an HOA, list fees, rules, and any pending assessments.
- Easements or boundary concerns
- Liens or legal disputes tied to the property
- HOA fees, rules, and assessments
Neighborhood and nuisance issues
Disclose material facts that could affect value. This can include recurring noise, odors, nearby construction, or street flooding you are aware of. Stay factual and avoid opinions.
- Recurring nuisances or nearby projects
- Known street flooding or drainage work
Other seller representations
Be clear about what stays with the home. List included or excluded personal property, any rental agreements, and occupancy timing. Share claim history you know about, such as roof or water damage.
- Items included or excluded from the sale
- Tenant or lease details, if any
- Past insurance claims you know of
Suwanee and Gwinnett factors
Suwanee sellers should pay special attention to local items that commonly arise in offers and inspections. Address these early to build buyer confidence and reduce renegotiations.
- Flood risk and stormwater. Parts of Gwinnett and Suwanee are in regulated floodplains or have localized flooding. Review FEMA maps for your parcel and disclose any history of flooding or water intrusion. Note municipal stormwater or drainage projects that affected your property.
- Gwinnett permits and inspections. Confirm building permits and final inspections for renovations, decks, pools, or conversions through county records. Suwanee may also have municipal permits or code records.
- HOA documentation. Many Suwanee neighborhoods are in HOAs. Disclose membership, dues, rules, and pending assessments. Buyers often expect a resale package with covenants, bylaws, budgets, and recent meeting minutes.
- Utilities and services. Clarify providers for electric, gas, water, sewer, and trash, plus any special systems like private pump stations.
- Local environmental considerations. Suwanee is not broadly known for radon or sinkhole issues, but mold after heavy storms, sloped-lot drainage, and pest history do come up. Disclose what you know and show your mitigation steps.
Prep timeline for sellers
2 to 6 weeks before listing
- Gather documents: deed, survey, tax and utility bills, permits and final inspections, warranties for systems, termite letters, septic records, HOA docs, prior inspection or engineering reports, and insurance claim history.
- Complete the disclosure form your broker provides. Answer carefully and keep documentation to support each answer.
- Consider a pre‑listing inspection. Fix safety items and cost‑effective issues or disclose them up front. Target quick wins like gutter cleaning and dehumidification.
- Build a property records folder for buyer review. Organized records shorten due diligence and boost confidence.
During marketing and under contract
- Provide the completed disclosure promptly to buyers. Keep copies for your files.
- Be responsive to inspection findings. Share service records, repair quotes, or solutions. If conditions change in a material way, amend your disclosure in writing.
After contract through closing
- Keep repair receipts, invoices, and permits handy. Provide proof of work as required by the contract.
- Maintain copies of all disclosures and communications in a dated file.
Best practices to avoid risk
- Disclose rather than debate. If you know about a material condition, disclose it and provide context or documentation.
- Keep a paper trail. Save emails, reports, invoices, and receipts in one place.
- Use licensed pros for major work. Permit repairs when required and keep final inspection sign‑offs.
- Consider termite and septic checks before listing if applicable. These reduce surprise costs and support pricing.
- Partner with a local expert. A Suwanee‑savvy listing agent can align your disclosure strategy with buyer expectations and contract terms.
Common questions buyers ask
- Is there a history of flooding or water intrusion? Provide details, photos, mitigation steps, and any claims or repairs.
- Were renovations permitted and inspected? Share permit numbers and final approvals or disclose if work was unpermitted.
- How old are the roof, HVAC, plumbing, and electrical systems? Provide ages, service records, and warranties.
- Are there pests or termite repairs? Offer treatment letters and repair documentation.
- Is the property in an HOA? Provide dues, rules, and any known assessments.
Set up a smooth Suwanee sale
Clear, early disclosures protect you and make buyers feel confident. In the Atlanta metro, organized records and even a pre‑listing inspection often reduce renegotiation and help you keep momentum to closing. If you want help preparing your disclosure, organizing documents, and presenting your home for top dollar, connect with Rhonda Shell for hands‑on, local guidance.
FAQs
What disclosure form do Georgia home sellers use?
- Most sellers use the Georgia Association of REALTORS Seller’s Property Disclosure Statement, which covers known material defects and key property details.
Does selling a Suwanee home “as is” remove disclosure duties?
- No. “As is” does not allow concealment or misrepresentation; you must still disclose known material defects.
Do Suwanee homeowners need to disclose past flooding?
- Yes. You should disclose any known flooding, water intrusion, or related insurance claims and share mitigation steps you took.
How do I verify permits for my Gwinnett County home?
- Check Gwinnett County building and permit records and, when applicable, City of Suwanee code or permitting files for additions, decks, pools, or conversions.
What should I provide if my Suwanee home is in an HOA?
- Disclose membership, dues, rules, and any pending assessments; buyers often expect covenants, bylaws, budgets, and recent meeting minutes.
