Thinking about listing your Matthews home in the next few months? Getting your seller disclosures right can save you time, stress, and money at the closing table. You want a clean, low‑risk launch and clear communication with buyers from day one. In this guide, you’ll learn exactly which North Carolina forms you need, who completes them, when to deliver them, and how to avoid common mistakes in Matthews. Let’s dive in.
What NC seller disclosures cover
North Carolina uses two main disclosure forms when you sell a home:
- Residential Property and Owners’ Association Disclosure Statement (RPOADS). This form asks you to share what you know about the property’s condition, systems, repairs, environmental items, and whether the property is part of an owners’ association.
- Mineral, Oil and Gas (MOG) Rights Disclosure. This form tells buyers if any mineral, oil, or gas rights have been reserved, conveyed, leased, or are unknown.
Both forms exist to give buyers a clear picture of what they are purchasing. When completed early and honestly, they also protect you by setting accurate expectations.
Who completes and delivers the forms
- You, the property owner, complete and sign both the RPOADS and MOG forms. The facts must come from you.
- If there are multiple owners, follow the signature instructions on the forms so all required owners sign.
- Your listing agent typically collects the signed forms and makes them available to buyers and buyer agents. Keep dated copies and confirmation of delivery.
Best timing for a smooth listing
- Complete both forms before your home goes live. This helps you spot repair needs or title issues early and avoids last‑minute surprises.
- Share the completed disclosures as soon as a buyer shows serious interest and always before a purchase contract is signed.
- Update your disclosures if anything material changes after you sign, such as a new leak, storm damage, or a major repair.
Completing these steps early builds trust and reduces renegotiations.
Common mistakes Matthews sellers should avoid
- Leaving sections blank or answering “unknown” without checking. Some answers are available with simple record checks, so avoid non‑answers where you can confirm details.
- Forgetting owners’ association details or not providing HOA documents. Buyers expect association rules, fees, and budgets up front. Missing items can delay or derail a deal.
- Conflicting answers. Make sure your RPOADS lines up with the MLS listing, permits, invoices, and any inspection reports you have.
- Not updating after a new event. If a storm reveals a roof issue after you sign, update the form and notify buyers.
- Skipping a mineral rights review. If prior deeds reserved minerals, buyers need to know. Missing this can cause major title problems.
- Overstating what you cannot verify. If you are unsure, give context for your answer rather than making promises you cannot support.
- Marking “no” when a system has known issues. Incorrect answers can trigger repair demands or worse.
- Missing signatures or proof of delivery. Dated copies protect you and keep the process orderly.
A little diligence up front reduces risk and keeps momentum on your side.
Matthews specifics: what to check
Selling in Matthews means paying attention to a few local factors:
- Many neighborhoods have HOAs. Confirm whether your property is in an association and gather the documents early.
- Stormwater and drainage matter. Check for any history of flooding, drainage improvements, or surface water concerns that buyers might ask about.
- Deed and history searches are straightforward. A quick review of recorded documents can help you answer the MOG form accurately and identify easements or reservations.
Providing clear, local information helps buyers feel confident and keeps your timeline on track.
Your pre‑listing checklist
Use this list to prepare a clean, low‑risk launch:
- Gather key documents
- Current deed and the deed you received title under. These help spot mineral reservations or easements.
- Any mortgage, lease, or easement documents that affect the property.
- HOA package: declaration or covenants, bylaws, rules, current budget, any reserve study, and a resale certificate or statement from management.
- Repair invoices, inspection reports, and warranties for items like roof, HVAC, foundation, or termite treatments.
- Insurance claim history if available.
- Permits and certificates of occupancy for major additions or renovations.
- Complete the RPOADS
- Answer every question truthfully. Add short notes that provide clarity, such as dates and contractor names.
- If helpful, mark “see attached” and include supporting invoices or reports.
- Sign and date the form. Confirm all owners sign if required.
- Complete the MOG disclosure
- Review your deed history for any mineral, oil, or gas reservations, severances, or leases.
- If you find a reservation or lease in the chain of title, cite the deed reference and attach a copy if you can.
- If you suspect a third‑party claim and cannot confirm it in records, note that and consult a title professional or attorney.
- Make disclosures available at launch
- Upload to your MLS if required and provide the forms promptly to any interested buyer or their agent.
- Keep proof of delivery such as email timestamps or portal confirmations.
- Address likely buyer concerns
- If you expect an inspection to flag an item, consider repairing it before listing or disclose it and provide estimates or warranties.
- For HOA properties, send the association package quickly to avoid delays.
- Bring in specialists when needed
- Complex mineral rights or title issues merit a real estate attorney or title examiner.
- Environmental or system concerns might need a specialist’s review.
How to complete RPOADS with confidence
- Read each section carefully. Questions cover roof, plumbing, electrical, HVAC, water intrusion, drainage, wells or septic, zoning, structural items, and more.
- Keep your answers concise and factual. If you made a repair, include the date and contractor, and attach invoices.
- Be consistent. Confirm that the details match your listing remarks, photos, invoices, permits, and any past inspection reports you intend to share.
- Avoid guessing. If you are uncertain, explain why and what records you checked.
- Review before signing. Make sure all owners sign and date according to the form’s instructions.
A well‑documented RPOADS gives buyers clarity and supports a smoother inspection period.
How to complete the MOG disclosure
- Start with your deed and the prior deed to you. You are looking for any language that reserves minerals, conveys them to another party, or references a mineral lease.
- Note what you find. If a reservation exists, write the book and page or instrument number on the form and attach copies when possible.
- Consider nearby context. If you suspect a claim but cannot find it in your chain of title, mention the concern and seek a professional review.
- Keep it factual. This is an ownership and rights disclosure, not a forecast about future activity.
Answering the MOG form precisely protects both you and the buyer from title surprises.
HOAs in Matthews: what buyers expect
If your property is in an owners’ association, buyers will want to know:
- The existence of the HOA and any management company.
- Current dues and any transfer or initiation fees.
- Key governing documents: declaration or covenants, bylaws, rules, and policies.
- Financials such as the current budget and any available reserve information.
Providing these items early reduces back‑and‑forth and limits the chance of last‑minute credits or delays.
Reduce risk before you list
- Complete both disclosures early. This prompts needed repairs and clarifies title questions.
- Document everything. Keep copies of invoices, reports, and emails that support your answers.
- Update quickly after any material change. Do not wait until closing to share new information.
- Align your story. Your forms, MLS remarks, and attachments should tell the same story about the property.
These habits help you avoid renegotiations and keep leverage through closing.
What to expect after sharing disclosures
- Buyers will review the forms and may ask for clarifications. Respond promptly and provide supporting documents when available.
- Inspections still happen. Clear disclosures set expectations, which can shorten repair negotiations.
- If new issues arise, update and circulate the forms again. Keeping your file clean protects you and keeps the deal moving.
If you want hands‑on help organizing documents, tracking delivery, and preparing a clean launch, our team can support you from prep through closing.
Ready to list with confidence in Matthews? Reach out to schedule a quick planning call with Sean Rush Jr. for a tailored disclosure checklist and a risk‑smart listing plan.
FAQs
Which NC seller disclosure forms do I need to sell a home in Matthews?
- You need the Residential Property and Owners’ Association Disclosure Statement and the Mineral, Oil and Gas Rights Disclosure, both completed and signed by the owner(s).
When should I deliver my disclosures to buyers in North Carolina?
- Complete them before your listing goes live and make them available as soon as a buyer shows serious interest, and always before a purchase contract is signed.
What if something changes after I sign my disclosure in Matthews?
- If a material condition changes, such as a new leak or repair, update the disclosure and provide the revised version to prospective buyers promptly.
How do I check mineral rights for my Matthews property?
- Review your deed and the prior deed in the property’s chain of title to identify any mineral reservations, severances, or leases, and note those details on the MOG form.
What HOA documents should I provide when selling in Matthews?
- Gather the declaration or covenants, bylaws, rules, current budget, any reserve information, and a resale certificate or statement from your HOA or its management company.
What are the biggest disclosure mistakes sellers make?
- Leaving sections blank, defaulting to “unknown,” missing HOA documents, giving inconsistent answers, failing to update after new events, and not verifying mineral rights are the most common issues.
