Selling your Goose Creek home? The seller disclosure can make or break your deal. Buyers want confidence, and you want a smooth closing with no surprises. When you complete South Carolina’s disclosure the right way, you set clear expectations and lower your risk. This guide walks you through what the law requires, local records to gather in Berkeley County, and a practical checklist so you feel prepared. Let’s dive in.
What SC disclosures require
South Carolina law requires most home sellers to give buyers a written Residential Property Condition Disclosure Statement that covers what you actually know about the property. The goal is simple: prevent surprises and reduce disputes later. You will answer questions about the home’s structure, systems, water and sewage, flooding, pest history, and any known legal or environmental issues.
This disclosure reflects your knowledge. It is not a substitute for a professional inspection. If you are unsure about a condition, say so honestly and consider getting a qualified contractor or inspector to evaluate it before listing.
Pre-1978 homes and lead paint
If your home was built before 1978, federal law requires you to give buyers a lead-based paint information pamphlet and disclose any known lead hazards. You can review the requirements in EPA’s lead-based paint disclosure rules.
Who must disclose
Most residential properties designed for one to four families require the disclosure in South Carolina. Common exemptions may include transfers ordered by a court, sales by certain fiduciaries acting in their duties, some intrafamily transfers, foreclosure or trustee sales, and transfers involving government entities. Exemptions can be technical and fact-specific.
If you think your sale might be exempt, confirm with your listing agent or a South Carolina real estate attorney. For the legal framework, see the South Carolina Residential Property Condition Disclosure Act.
What the form covers
Expect to answer questions in these areas:
- Ownership and occupancy history
- Roof, foundation, and structural issues or repairs
- Plumbing, electrical, heating and air conditioning condition and age
- Water supply and sewage: public, well, or septic, with permits and repairs
- Environmental hazards known to you, including lead-based paint for pre-1978 homes
- Termites and wood-destroying organisms: past reports, treatments, and bonds
- Flooding, drainage, water intrusion, and related insurance claims
- Zoning, easements, encroachments, or pending legal matters affecting the property
- Additions and alterations, including whether permits were pulled
- Built-in appliances and equipment, plus any warranties
Answer honestly to the best of your knowledge. If you learn new information after providing the disclosure, update it and deliver the revised version promptly.
When to deliver
Best practice is to complete the disclosure before you go live on the market. In practice, buyers expect to review it before signing a binding agreement. Timing rules and buyer remedies get technical under state law, so coordinate with your agent and attorney for your specific contract.
A smooth process looks like this:
- Complete the form at the listing stage and include it in your MLS documents
- Provide supporting records, like permits, inspection reports, and warranties
- Update the disclosure if conditions change during the listing period
- Keep dated proof of delivery, such as email receipts or signed acknowledgments
Goose Creek factors to document
Flooding and flood zones
Parts of Goose Creek and Berkeley County are low-lying. Disclose any history of flooding, water intrusion, or flood-related claims. Buyers often verify the flood zone and request elevation certificates. You or your agent can confirm the property’s zone at the FEMA Flood Map Service Center. Your flood insurance provider can also share claim history related to your policy.
Septic systems and wells
If your property has a septic system or private well, gather permits, location information, repair history, pump and inspection records, and any water testing results. Buyers typically ask for age, service history, and the last pump date. If records are incomplete, consider scheduling a current inspection before listing.
Permits and unpermitted work
Collect building permit records, final inspections, and any certificates of occupancy for additions or major repairs. If work was completed without a permit, disclose it. You can work with your agent to request records from the City of Goose Creek Building and Codes office.
Termites and wood-destroying organisms
South Carolina’s climate supports active termite pressure. Keep any termite letters, inspection reports, treatment receipts, and bond documents. Disclose any known past infestation or treatments and provide copies when possible.
HOAs and deed restrictions
If your home is in an HOA, share the community name and management contact. Have governing documents available, including covenants, bylaws, rules, recent budgets, meeting minutes, and any pending assessments. Buyers will request official HOA packets during due diligence.
Insurance history and storm repairs
If your property had wind, hurricane, or flood damage, disclose the event, repairs, permits, and any related insurance claims. Keep receipts and contractor warranties together so buyers can review them easily.
Your preparation checklist
Set yourself up for a clean contract by pulling these items before you list:
- Completed South Carolina Residential Property Condition Disclosure Statement
- Lead-based paint disclosure and EPA pamphlet for pre-1978 homes
- Recent survey or plat, if available
- Title and ownership documentation; any related legal paperwork
- Building permits, final inspections, and certificates of occupancy for additions or repairs
- Septic permits and pump/inspection records; well permits or water test results
- Any recent inspection reports; termite letters, treatment receipts, and bond paperwork
- Roof, HVAC, plumbing, and electrical service receipts; active manufacturer warranties
- Insurance claim history and repair invoices, including flood or wind events
- HOA contact details and governing documents, or instructions for obtaining them
- Environmental reports or remediation documentation, if any
- A simple log of material repairs or replacements with dates
- Proof of disclosure delivery to the buyer
Risk management basics
Full and timely disclosure is the best way to reduce post-closing issues. If you are unsure about a condition, get it inspected before you hit the market and keep the report with your records. Document repairs with receipts and, when applicable, permits. Work with a local agent and, for complex situations, a South Carolina real estate attorney.
How we help you get it right
You do not have to navigate this alone. A strong listing partner will help you complete the disclosure, collect records, and present a clean, confidence-inspiring file to buyers. Our team can help you:
- Build your seller document packet before listing
- Coordinate permit pulls, flood zone confirmations, and termite documentation
- Organize service records, warranties, and insurance claim summaries
- Advise on practical pre-listing repairs for smoother negotiations
If you want a confident, compliant sale in Goose Creek, let’s talk. Schedule a Consultation with Lowcountry Charmed Realty and we will help you prepare a complete, buyer-ready disclosure package.
FAQs
What is South Carolina’s seller disclosure form?
- It is a written statement of what you know about your home’s condition, required by state law for most one to four unit residential sales.
When should I give the disclosure to buyers?
- Complete it before you list and provide it to buyers before they sign a binding contract, then keep proof of delivery.
Do I have to disclose past flooding in Goose Creek?
- Yes, disclose any known flooding, water intrusion, and related insurance claims, and share flood zone details if you have them.
What if my home has a septic system?
- Provide permits, location, age, inspection and pump history, and any repair records; consider a current inspection if records are thin.
How do lead-based paint rules affect my sale?
- For homes built before 1978, give buyers the EPA pamphlet and disclose known lead hazards following federal rules.
What happens if I learn new information after disclosure?
- Update the disclosure promptly and deliver the corrected version to the buyer with a date-stamped record.
Are there situations where the disclosure is not required?
- Some transfers, like certain court-ordered or fiduciary sales, may be exempt; confirm your status with your agent or attorney.
