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Disclosures · state by stateSeller disclosure laws by state

Most states require the seller of a one-to-four unit home to give a written disclosure before the contract is signed – and give the buyer a short window to back out if it arrives late: 3 days in North Carolina, 3 or 5 days in California and Virginia, 7 days in Texas, 5 days in Maryland, 5 business days in Oregon, 72 or 120 hours in Michigan, 3 business days in Ohio, 3 or 5 days in Iowa, 3 business days in Idaho and 2 business days in Wisconsin. Some states differ: Nevada counts from closing (10 days before), Minnesota, South Carolina and New York rely mainly on seller liability.

Texas, Oklahoma, the Southeast, the East Coast and New England

  1. Oklahoma (60 O.S. §§833–834)

    Disclaimer or disclosure, completed within 180 days, before acceptance. Late: the offer can be accepted only after the buyer acknowledges it and confirms the offer in writing.

  2. New York (Real Property Law §462)

    Before the buyer signs a binding contract; signed copy attached to the contract. Liability only for willful failure (§465).

  3. Delaware (6 Del. C. §§2572–2573)

    Written before listing; report to buyers before the offer, updated until final settlement; radon disclosure.

  4. Rhode Island (§5-20.8-2)

    Before any agreement is signed; the agent may not present the offer until the buyer signs a receipt. 10-day inspection right, excluding weekends and holidays.

  5. New Hampshire (RSA 477:4-a, 4-d)

    Radon, arsenic, lead, PFAS and flood notice before the contract; water, septic, insulation, flood zone and oil tank information before or during the offer.

  6. Texas (Property Code §5.008)

    On or before the effective date of the contract. Late: the buyer may terminate for any reason within 7 days after receiving it.

  7. Florida (statutes)

    Flood, property tax and radon disclosures at or before the contract. HOA summary late: cancel within 3 days or before closing. Condo documents: 7 days excluding weekends and holidays.

  8. North Carolina (G.S. 47E-5)

    By the time of the offer. Late: cancel until the end of the 3rd calendar day after receipt or after the contract, or settlement or occupancy.

  9. South Carolina (§27-50-50)

    Before the contract is signed, or as the contract provides. A missing form does not void the deal or delay closing; knowing misstatements bring liability.

  10. Virginia (§55.1-709)

    Buyer-beware statement before ratification. Late: terminate within 3 days (in person or electronic) or 5 days after the postmark.

  11. Maryland (Real Property §10-702)

    Disclosure or disclaimer on or before the contract. Late: rescind before receipt or within 5 days after.

California, Colorado, Nevada, Oregon and Idaho

  1. Idaho (Idaho Code §§55-2509, 55-2515)

    Within 10 days after acceptance – rentals included. Rescind within 3 business days after receipt, naming a specific objection.

  2. California (Civil Code §1102.3)

    As soon as practicable before transfer of title. Delivered after the offer: terminate within 3 days (in person) or 5 days (mail or electronic).

  3. Colorado (CBS1 §10.1–10.2)

    By the Seller's Property Disclosure Deadline in the contract. New adverse fact after contract: terminate by the earlier of closing or 5 days after receipt.

  4. Nevada (NRS 113.130–113.150)

    At least 10 days before conveyance. Never served: rescind any time before conveyance. Defect revealed: rescind in writing, notarized, within 4 working days.

  5. Oregon (ORS 105.475)

    To each buyer who makes a written offer. Revoke within 5 business days after delivery by a separate signed statement; refusal to provide → revoke until closing.

The Midwest and the Plains

  1. Nebraska (§76-2,120)

    Delivered and acknowledged on or before the binding contract. Claims for actual damages within one year after possession or conveyance.

  2. South Dakota (SDCL 43-4-38)

    Statutory form before the buyer's written offer; written amendments until closing or possession.

  3. Iowa (Code §558A.2)

    Before the offer is made or accepted. Late: withdraw within 3 days (personal delivery) or 5 days (mail or electronic).

  4. Ohio (R.C. §5302.30)

    As soon as practicable. Received after the agreement: rescind within 3 business days, no later than 30 days after acceptance or closing.

  5. Michigan (MCL 565.954)

    Before the binding purchase agreement. Late: terminate within 72 hours (in person) or 120 hours (registered mail).

  6. Wisconsin (§§709.02, 709.05)

    Within 10 days after acceptance. Late, incomplete or disclosing a defect: rescind within 2 business days.

  7. Minnesota (§§513.55, 513.57)

    Before signing. No fixed rescission window in the statute; a seller who knowingly fails to disclose is liable – suit within 2 years after closing.

What the TC tracks in any state

  • The delivery date – and method, where it changes the window (in person, mail, electronic).
  • Whether the clock counts calendar days, business days or hours.
  • What ends the right early: closing, occupancy, a loan application notice, a written waiver.
  • The federal lead-based paint disclosure for homes built before 1978 – in every state.

Questions about seller disclosure laws

Which states give buyers the longest time after a late seller disclosure?

After a late disclosure, Texas gives 7 days and Florida condo buyers 7 days excluding weekends and holidays; most others give 2 to 5 days. If the form is never given, Nevada and Oregon let the buyer back out any time before closing.

Do all states require a seller disclosure?

No. Rules vary – for example, Virginia uses a buyer-beware statement, and Minnesota relies on a duty to disclose known material facts with liability rather than a fixed rescission window.

Does a late disclosure always let the buyer cancel?

In most of these states yes, within a short window – but the right usually ends at closing or occupancy, and some states let it end with a written waiver or a lender's notice.

Is the lead-based paint disclosure separate from state disclosures?

Yes. It is a federal requirement for housing built before 1978, with a 10-day evaluation opportunity, in addition to any state form.

Where can I read the details for each state?

Each state above has its own ClosingCode guide with the statute, exemptions and what the TC tracks.

State guides

Whatever the state, add the disclosure delivery date and the buyer's window as dated tasks on the deal in ClosingCode – with reminders before each one.

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Sources: the statutes named above, as summarized in each ClosingCode state guide (read October 24, 2026).

General information, not legal advice. Laws change; check the statute and your contract. ClosingCode is software; it is not a law firm or brokerage.