Seller Guide
What Sellers Must Provide in New York
New York sellers have paperwork to deliver, and some of it is due before the buyer signs. Here is what to have ready and when.
- Property Condition Disclosure Statement (PCDS). Since March 20, 2024, it’s mandatory before the buyer signs the contract. The old $500 credit to skip it is gone, and the form now includes flood-zone, flood-insurance and FEMA questions. Answer from actual knowledge, and update it if something changes before closing. NYSBA
- Lead-based paint disclosure for homes built before 1978 (federal requirement).
- Abstract of title, updated. In WNY the seller provides it. An update typically runs $300–$500, a new full search $750–$1,000, and ordering one takes 4–6+ weeks. Find yours early. UB Law CLE
- Survey. The seller typically provides it. A standard lot under half an acre runs about $400–$600. NYSBA
- Transfer tax (the seller pays, see the closing-costs page).
- Municipal inspections at sale. Some towns require a sump pump or storm-to-sanitary sewer inspection before transfer. Amherst, the Town of Tonawanda and the Village of Kenmore have had these rules. Septic or well testing may be required on rural lots, and if winter blocks testing, an escrow of $10,000+ may be held. Confirm with your town early.
- Working smoke and CO alarms. Required in NY homes. Some municipalities check them at sale.
- Water and final bills. Water follows the property, so an escrow is held at closing until the final reading is paid.
- Possession. Deliver the home broom-clean on closing day. Any post-closing occupancy must be negotiated during attorney approval.