What’s on the Kentucky Seller Disclosure Form?

2 weeks ago 4

You know your Kentucky home better than anyone, be it a farmhouse, a classic colonial, or something more contemporary. This means you also know its flaws, for better or for worse. If you’re thinking about selling your home, you may be wondering how much you need to reveal on the Kentucky seller disclosure form, officially known as the Seller’s Disclosure of Property Condition.

This form provides potential buyers with a better picture of your property’s condition and history, enabling them to make a more informed decision. It will also protect you from any potential legal headaches that may arise from failing to disclose an issue with the property.

In this post, we’ll tell you what to expect, how much detail to provide, and what could go wrong if you leave something out. We’ll also provide a downloadable Disclosure Litmus Test to help you identify any red flags.

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What is the Kentucky seller disclosure form?

The Kentucky seller disclosure form, or Seller’s Disclosure of Property Condition, is a 5-page document developed by the Kentucky Real Estate Commission. It’s designed to help you disclose any known issues or facts about your home that could impact its value or a buyer’s decision to purchase the property.

Kentucky law requires sellers to disclose all material facts — in other words, anything that could impact the buyer’s use or enjoyment of the property. The Seller’s Disclosure of Property Condition form acts as a guide to help you do this thoroughly. It covers everything from structural issues and past repairs to neighborhood conditions and HOA rules.

What’s included in the Kentucky seller disclosure form?

Below is a section-by-section summary of what you’ll 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.

Basement condition
Disclosure of whether the home has a basement
Current condition of the basement
Whether the basement leaks

Roof condition
Age or general condition of the roof
Whether the roof leaks
Any known repairs or issues affecting the roof

Water supply
Source of water (public, private well, cistern, etc.)
Current operating condition of the water supply
Any known defects, interruptions, or history of issues

Sewage and waste system
Type of sewage service (public sewer, septic, lagoon, etc.)
Current condition of the system
Any known failures, backups, or repairs

Major home systems and components
(“Component systems” referenced in Kentucky law include all key operating systems in the home.)
Heating system condition
Cooling system condition
Electrical system condition
Plumbing system condition
Water heater condition
Any other major mechanical or structural components affecting habitability

Other known property conditions
(The statute allows the commission to include “other matters,” which appear on the form as additional yes/no condition questions.)
Any other defects or issues not covered above
Any conditions that could affect the property’s safety, value, or desirability
Any previous repairs related to leaks, water intrusion, or system failures

Other conditions and factors
This is an open-ended section where you can disclose any information not already covered that might affect the home’s value or a buyer’s decision, such as past insurance claims, neighbor disputes, or unusual property characteristics.

Additional explanations
This is a freeform space to clarify any earlier answers or provide details that didn’t fit elsewhere. If you marked “yes” to something earlier in the form, this is your opportunity to provide a detailed explanation.

Download and print our Disclosure Litmus Test

Use this link to download a printable checklist (62KB) to prepare for completing the Kentucky seller disclosure form. The questions on this Seller Disclosure Litmus Test reflect the types of details and issues you may need to reveal about your home — and what buyers expect to know.

Check off anything that applies to your Kentucky property. If you’re unsure about something, make a note to ask your real estate agent or investigate further. The goal is to help you think through what needs to be documented and disclosed during the sale process.

What is not required to be disclosed?

Kentucky law does not require you to disclose if someone died in the home or if the home is subject to supposed paranormal activity, unless a buyer asks directly about it. The other exception is if a previous occupant has passed away in the home, and their death has somehow impacted the condition of the property. Sellers are also not required to disclose if a previous occupant had HIV or AIDs or if a sex offender occupied the property.

Find a Top Agent to Help You Navigate Disclosures

HomeLight’s free Agent Match platform can connect you with a top-performing agent in your market who can help you navigate your entire home-selling journey — from disclosures to closing.

Common mistakes sellers make on the disclosure form

Here are some of the most common missteps sellers make when filling out the Kentucky Seller’s Disclosure of Property Condition:

Checking “yes” without providing an explanation: If you check a yes box that includes an “Explain” line, not providing 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 state that you don’t know or add an explanation.
Failing to attach supporting documents: Inspection reports, permits, repair invoices, and warranties help verify your disclosures.
Not disclosing repaired issues: Even if you’ve fixed a problem listed on the form, like a roof leak or plumbing issue, it still needs to be disclosed.
Minimizing or softening the truth: Downplaying a defect can open you up to legal risk if the buyer later discovers the issue was worse than described.

What if you fail to 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 can be considered fraud under Kentucky law, particularly if the omission appears intentional. Being upfront now helps prevent bigger headaches later.

When and how buyers review the disclosure

Under Kentucky’s standard purchase contract, you’re expected to provide a completed Seller’s Disclosure of Property Condition within 72 days of contract acceptance. The buyer then has a short amount of time, typically a week or so, to review the form and decide whether to proceed, request repairs, or cancel the deal.

Partner with a top Kentucky agent to protect your sale

Disclosing your home’s condition 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 Disclosure of Property Condition accurately and confidently.

Unsure where to start? HomeLight’s free Agent Match platform connects you with trusted real estate 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 selling 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 move once. Watch this short video to see how it works.

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