Good disclosure preparation begins with an honest review of what you know about the property and a well-organized supporting file. The goal is not to diagnose every component yourself. It is to identify known facts, avoid speculation, and obtain professional guidance when a question is uncertain.
Review the home by topic
| Area | Records to gather | Questions to consider |
|---|---|---|
| Roof and structure | Permits, invoices, warranties, engineer or contractor reports | Any leaks, movement, damage, or repairs? |
| Water and moisture | Plumbing receipts, remediation records, insurance claims | Any intrusion, mold-related work, or recurring drainage issue? |
| Systems | HVAC, electrical, septic, well, pool, and appliance records | Any known malfunction or unpermitted change? |
| Title and use | Survey, permits, leases, notices, boundary correspondence | Any encroachment, dispute, restriction, or occupancy issue? |
| Association | Rules, assessments, violations, applications, financial records | Any amount due or known pending matter? |
Use a factual preparation process
- Walk through the property and review your ownership records.
- Create a dated list of known conditions, repairs, and claims.
- Match statements to invoices, permits, photos, warranties, or reports when available.
- Do not conceal, cosmetically cover, or minimize a known material issue.
- Ask a qualified attorney or real-estate professional about unclear disclosure obligations.
- Update the information if a new issue appears before closing.
Common mistakes to avoid
- Assuming a repaired issue never needs to be mentioned.
- Guessing at dates, causes, permit status, or remaining useful life.
- Using “as is” language as a substitute for honest disclosure.
- Forgetting association assessments, insurance claims, boundary concerns, or prior water events.
- Waiting until after an offer to locate important records.
Two listing options, with different levels of support
| Option | What is included | What the seller handles |
|---|---|---|
| 1% Full-Service | Seller representation, pricing guidance, MLS input, showing coordination, offer review and negotiation, and contract-to-close support. No upfront listing fee; the listing fee is paid only if the property sells. Cancellation is subject to the listing agreement. | Seller-provided photos are welcome; professional photography is optional from $199 where available. The seller stays involved in property-specific decisions. |
| $499 FSBO Plus | MLS input and exposure only; no representation. | Seller-provided photos are welcome; professional photography is optional from $199 where available. The seller handles calls, showings, offers, negotiations, contracts, disclosures, title, and closing. The $499 FSBO Plus fee is due when instructed under the signed agreement and becomes non-refundable once the listing is live. |
Buyer-agent compensation is separate from either listing option. It is optional and negotiable, and the seller chooses what, if anything, to offer. See our buyer-agent compensation guide for questions to consider.
Keep disclosure separate from marketing
Marketing should be accurate and supportable. Disclosure information should be delivered and updated according to the contract and professional guidance. Organized sellers can respond more consistently when buyers, inspectors, title companies, or lenders ask questions.
Use the Florida seller checklist for the full sale sequence and visit the Florida service page to compare listing support.
When you are ready to list, start your listing online or contact Stephen Eaton with questions.
Talk with a licensed broker
For questions about the two listing options, call Stephen Eaton at 409-996-9999 or email stephen@theeatonco.com. Stephen is a licensed Florida real estate broker (BK3560755) and Texas real estate broker (License #539000).
This article provides general information, not legal, tax, insurance, association, inspection, or lending advice. Requirements and results vary by property, contract, and transaction. Consult the appropriate professionals about your circumstances.