What’s in the Kentucky Seller Release Form?
Below is a section-by-section summary of what you will be asked to disclose when selling a home in Kentucky. This quick overview can help you know what to expect so you can be prepared and ready.
Condition of the cellar
Indicate whether the house has a basement
Current state of the basement
Or the basement is leaking
Condition of the roof
Age or general condition of the roof
Or the roof is leaking
Any known repairs or problems with the roof
Water supply
Source of water (public, private well, cistern, etc.)
Current operating condition of the water supply
Any known defects, outages or history of problems
Sewerage and waste system
Type of sewerage (public sewer, septic, lagoon, etc.)
Current state of the system
Any known malfunctions, backups or repairs
Major home systems and components
(“Component systems” referred to in Kentucky law include all major operating systems in the home.)
Condition of the heating system
Condition of the cooling system
Electrical system condition
Condition of the plumbing system
Condition of the boiler
Any other major mechanical or structural components that affect habitability
Other known ownership conditions
(The statute allows the committee to include “other matters,” which appear on the form as additional yes/no condition questions.)
Any other defects or issues not addressed above
Any circumstances that may affect the safety, value or desirability of the property
Any previous repairs related to leaks, water intrusion or system failures
Other circumstances and factors
This is an open section where you can disclose any information not already covered that could affect the value of the home or a buyer’s decision, such as previous insurance claims, neighbor disputes, or unusual property features.
Additional explanation
This is a free space to clarify previous answers or provide details that did not fit elsewhere. If you marked ‘yes’ earlier in the form, this is your chance to provide a detailed explanation.
Download and print our litmus test for disclosure
Use this link to download a printable checklist (62 KB) in preparation for completing the Kentucky Seller Release Form. The questions in this litmus test reflect the types of details and issues you may need to disclose about your home – and what buyers expect to know.
Check all that apply to your Kentucky property. If you are unsure of anything, make a note to consult your broker or do further research. The goal is to help you think about what needs to be documented and disclosed during the sales process.
What does not need to be disclosed?
Kentucky law does not require you to disclose if anyone has died in the home or if there is any suspected paranormal activity in the home unless a buyer asks directly. The other exception is if a previous occupant of the home has died and their death has affected the condition of the property in some way. Sellers also do not have to disclose whether a previous resident had HIV or AIDS or whether a sex offender occupied the property.
Common mistakes sellers make on the disclosure form
Here are some of the most common mistakes sellers make when completing the Kentucky Seller’s Disclosure of Property Condition:
- Check “Yes” without explaining: If you check a yes box with the line ‘Explain’, failure to provide the details could lead to delays in the sales process.
- Guessing instead of explaining: If you’re not sure about something, don’t make assumptions; just say you don’t know or add an explanation.
- Cannot attach supporting documents: Inspection reports, permits, repair invoices, and warranties help verify your disclosures.
- Not disclosing repair issues: Even if you have resolved an issue on the form, such as a roof leak or a plumbing problem, it still needs to be reported.
- Minimizing or softening the truth: If you downplay a defect, you may be at legal risk if the buyer later discovers that the problem is worse than described.
What if you don’t disclose something important?
If you fail to disclose a known material fact about your Bluegrass State home, the buyer may have grounds to cancel the contract or sue you after the sale. In some cases, nondisclosure may be considered fraud under Kentucky law, especially if the omission appears intentional. Being honest now can prevent bigger headaches later.
When and how buyers assess disclosure
Under the Kentucky Standard Purchase Contract, you are expected to provide a completed Seller’s Declaration of Title within 72 days of contract acceptance. The buyer then has a short time, usually about a week, to review the form and decide whether to proceed, request repairs, or cancel the deal.
Work with a top Kentucky agent to protect your sale
Disclosing the condition of your home is one of the most important – and legally sensitive – parts of the selling process in Kentucky. A top local agent can help you understand what’s required, avoid common pitfalls, and provide expert guidance so you can complete the seller’s property condition disclosure accurately and with confidence.
Not sure where to start? HomeLight’s free Agent Match platform connects you with trusted agents in your Kentucky market. We analyze over 27 million transactions and thousands of reviews to determine which agent is best for you based on your goals and sales timeline.
See the top real estate agents in 10 Kentucky markets:
If you’re buying and selling at the same time, check out HomeLight’s Buy Before You Sell program, which can streamline the entire process so you only have to move once. Watch this short video to see how it works.
Header image source: (Lisa Anna/ Unsplash)
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